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HomeMy WebLinkAbout2015/06/03 - ADMIN - Agenda Packets - Planning Commission - RegularAGENDA PLANNING COMMISSION COUNCIL CHAMBERS 6:00 P.M. JUNE 3, 2015 1. Call to order – Roll Call 2. Approval of Minutes of May 20, 2015 3. Hearings A. West End Childcare Center – Conditional Use Permit Location: 2230 Edgewood Ave. S. Applicant: Khalid Gabeyre Case No.: 15-20-CUP B. Zoning Ordinance Amendment – Sign Code` Applicant: City of St. Louis Park Case No.: 15-22-ZA 4. Other Business 5. Communications 6. Adjournment STUDY SESSION 1. Form Based Code (60 min.) If you cannot attend the meeting, please call the Community Development Office, 952/924-2575. Auxiliary aids for individuals with disabilities are available upon request. To make arrangements, please call 952/924-2575 at least 96 hours in advance of meeting. UNOFFICIAL MINUTES PLANNING COMMISSION ST. LOUIS PARK, MINNESOTA May 20, 2015 – 6:20 p.m. COUNCIL CHAMBERS MEMBERS PRESENT: Robert Kramer, Lisa Peilen, Richard Person, Carl Robertson, Ethan Rickert (youth member) MEMBERS ABSENT: Lynne Carper, Claudia Johnston-Madison, Joe Tatalovich STAFF PRESENT: Alex Boyce, Ryan Kelley, Gary Morrison, Sean Walther, Nancy Sells 1. Call to Order – Roll Call 2. Approval of Minutes of May 6, 2015 Commissioner Robertson moved approval of the minutes of May 6, 2015. Commissioner Kramer seconded the motion, and the motion passed on a vote of 4-0. 3. Public Hearings A. Conditional Use Permit for Off-Site Parking Location: 7400 and 7500 Excelsior Boulevard Applicant: Japs-Olson Company Case No.: 15-08-CUP Gary Morrison, Assistant Zoning Administrator, presented the staff report. He explained that the Conditional Use Permit is requested to construct an off-site parking lot, reduce the amount of required parking, and export more than 400 cubic yards of soil. He discussed the proposed expansion of the building which would require the relocation of the parking lot. Mr. Morrison reviewed all conditions related to the Conditional Use Permit request. Commissioner Rickert asked about the duration of the proposed excavation. Bruce Quam, D.J. Crans Co., project general contractor, responded that the excavation process, including rough grading, will take about one month. Chair Person opened the public hearing. As no one was present wishing to speak he closed the public hearing. Unofficial Minutes Planning Commission May 20, 2015 Page 2 Commissioner Robertson stated it is a straightforward and exciting project. He asked that before the City Council review the accessible access parking aisles be drawn at 8 ft. wide (Minn. Code) rather than 5 ft., and final parking numbers be adjusted. Commissioner Peilen said she agreed that it is exciting to see Japs Olson expand. She noted they have been in St. Louis Park a long time and it is a good project. Commissioner Robertson made a motion to recommend approval of the Conditional Use Permit subject to conditions recommended by staff. Commissioner Kramer seconded the motion, and the motion passed on a vote of 4-0. B. Conditional Use Permit for Excavation and Fill Location: 5320 West 23rd Street Applicant: COB, LLC/Hillcrest Development Case No.: 15-16-CUP Alex Boyce, Community Development Intern, presented the staff report. He stated the property is part of the former Nestle site which is currently undergoing a major renovation. He explained that the excavation and fill is required for the expansion of the existing facility for Lyman Lumber. Stormwater ponds, a ring- road, and parking will also be created. Mr. Boyce noted that City Council has heard a request for a vacation of easements on the site. Second reading of the vacation request will be held on June 1. Mr. Boyce discussed erosion control, stormwater, floodplain and hauling details. He reviewed the conditions of approval. Commissioner Peilen asked for clarification about a 24th St. exit to 394 for hauling activities Sean Walther, Senior Planner, said it is essentially Hwy. 100 southbound collector distributor roadway alongside the freeway. Charlie Nestor, Hillcrest Development, said the renovation is going well. Great feedback has been received from many tenants. Chair Person opened the public hearing. As no one was present wishing to speak he closed the public hearing. Commissioners Kramer and Robertson commented they were pleased to see development at the site. Unofficial Minutes Planning Commission May 20, 2015 Page 3 Commissioner Peilen made a motion recommending approval of the request for conditional use permit. Commissioner Robertson seconded the motion, and the motion passed on a vote of 4-0. 4. Other Business Chair Person welcomed Ethan Rickert, Youth Member, to the Planning Commission. Commissioner Rickert stated he is a freshman at St. Louis Park High School. 5. Communications 6. Adjournment The meeting was adjourned at 6:45 p.m. A Study Session followed at 6:50 p.m. Study topics were the Bridgewater Development concept plan and a proposed sign code amendment. Respectfully submitted, Nancy Sells Administrative Secretary Planning Commission Meeting Date: June 3, 2015 Agenda Item 3A 3A. West End Childcare Center - Conditional Use Permit Case No.: 15-20-CUP Location: 2230 Edgewood Ave S Applicant: Khalid Gabeyre Recommended Action: Chair to close public hearing. Motion to recommend approval of the Conditional Use Permit (CUP) subject to conditions recommended by Staff. Description of Request: Requested is a Conditional Use Permit to operate a group daycare in the Industrial Park zoning district. Location: Agenda Item No. 3A. Conditional Use Permit – West End Childcare Center Page 2 Meeting Date: June 3, 2015 Zoning Analysis: Comprehensive Plan: Industrial Zoning: Industrial Park (IP) Neighborhood: Eliot View Proposal: The Applicant is proposing to operate a group daycare at 2230 Edgewood Ave S. The group daycare has a maximum capacity of 73 children, and will have up to 10 employees. Zoning Analysis: The property is zoned Industrial Park, and a group daycare is allowed by Conditional Use Permit (CUP), and with some conditions specific to this use. A summary of the conditions follows: a. A minimum of 40 square feet of outside play space per pupil shall be provided and such space shall be enclosed by a 42 inch minimum height fence. This provision is met. The applicant is providing 2,691 square feet of outside play area. The play area is divided up into two different areas on the property. The larger play area (2,086 square feet) is located behind the building. A smaller play area (605 square feet) is located in the front yard. The combined area meets the outside play area requirements for up to 67 children. The daycare is designed for a capacity of 67 toddler, pre-school, and school aged children. b. An off-street drop-off and loading area shall be designed in order to maintain vehicular and pedestrian safety. This provision is met. The parking lot located behind the building will be utilized for the pick-up/drop-off area. The reception area will be located at the main entrance behind the building to facilitate this area as the pick-up/drop-off area instead of the on-street parking area located in front of the building. c. Outdoor play areas shall be located a minimum of 15 feet from any property lines. This condition is met. d. No outdoor play area shall be located within 200 feet of any principal arterial as defined on the comprehensive plan. This provision is met. The closest principal arterial is Highway 394, which is located 3,500 feet away, as the crow flies. e. The daycare facility, including the outdoor play area, shall be no closer than 350 feet to any property containing a sexually oriented business. This provision is met. The closest sexually oriented business is located approximately 11,000 feet away. f. The neighboring industrial uses shall not have an adverse impact on the operations and health, safety and welfare of the proposed group daycare/nursery school. The characteristics of such impacts shall be analyzed by the planning, fire and health officials, and shall include, but not be limited to, dust, truck traffic, odors and hazardous materials. The majority of the play area is located behind the building. This play area is bound on the north and west sides by the walls of buildings located on adjacent properties, the parking lot servicing the daycare is along the south side, and the daycare building is along the east Agenda Item No. 3A. Conditional Use Permit – West End Childcare Center Page 3 Meeting Date: June 3, 2015 side. The building to the west is an indoor hockey rink, and the building to the north is used for storage. A smaller play area would be located in front of the building. This play area is located approximately 28 feet from the edge of Edgewood Ave. As indicated in the aerial photo below, Edgewood Ave is the only access to the industrial properties located within this industrial park. Therefore, all truck traffic servicing the industrial properties pass in front of this play area. The only exception to this is the bus yard and two other industrial properties that are located to the north of the daycare. Trucks and buses from these properties do not pass in front of the daycare while traveling to/from Cedar Lake Road. Agenda Item No. 3A. Conditional Use Permit – West End Childcare Center Page 4 Meeting Date: June 3, 2015 Building Occupancy: The childcare would occupy approximately one-third of the building. The space to be occupied by the daycare was previously occupied by an office/warehouse use. The remaining space in the building is divided between four tenants. The tenants include an office use (which is located next to the proposed daycare), a designer/showroom, a printing company and a warehouse. Parking: The proposed and existing uses require a minimum of 38 parking spaces. Use Parking Spaces Daycare (73 kids) 12 parking spaces Office 11 parking spaces Designer Showroom 4 parking spaces Printing Company 9 parking spaces Warehouse 2 parking spaces TOTAL REQUIRED: 38 parking spaces PARKING PROVIDED: 40 parking spaces The parking lot has access to Edgewood Ave S. There is an existing loading dock on the south side of the building that services the remaining four uses. The dock is configured in a way that a truck parked at the dock will block the drive aisle leading to/from the parking lot (see below). As a condition of this approval, staff is recommending that the existing dock be altered so the truck parked at the dock will not block the drive aisle. The revised dock configuration is reflected in the proposed site plan (see attached). Concrete curb will be added between the parking lot and the play area. Agenda Item No. 3A. Conditional Use Permit – West End Childcare Center Page 5 Meeting Date: June 3, 2015 Setbacks: The outside play area is required to be located at least 15 feet from property lines. As shown on the plans, this condition is met. The large play area in the back yard is 15 feet from the rear and side property lines. The play area in the front is also 15 feet from the front and side property lines. Access: The daycare has direct access to Edgewood Ave S. Customers and employees can drive to and from the daycare by using Edgewood Ave S and Cedar Lake Rd. Landscaping: Three ornamental trees are proposed to be planted in the front yard between the play area and the front lot line. The play area in the back yard will be improved with additional three trees and shrubs. The existing pavement will be removed for the play area and a landscaped area along the north and west property line will be added. Trees and shrubs will be planted in these areas to bring the property closer to compliance with the landscaping ordinance. The ordinance requires 17 over story trees, and there is currently one. Recommendation: Staff recommends approval of the Conditional Use Permit to operate a Group Daycare at 2300 Edgewood Ave S, subject to the following conditions: 1. The site shall be developed, used and maintained in conformance with the Official Exhibits. a. Exhibit A: Site Plan b. Exhibit B: Floor Plan c. Exhibit C: Building Elevations 2. The existing truck dock shall be altered as shown on the official exhibits so that trucks docked do not block the drive aisle. 3. Concrete curbing shall be installed as shown on the approved exhibit. 4. Landscaping shall be installed as shown on the approved exhibit. 5. The parking lot shall be used for customer and employee parking only; it cannot be used to store vehicles, materials, or other goods. 6. A financial guarantee shall be submitted to ensure the completion of the landscaping, sidewalk, and stormwater improvements. 7. The site shall meet all fire lane requirements. Attachments: Aerial Photo Site Plan Building Plan Prepared by: Gary Morrison, Assistant Zoning Administrator Reviewed by: Sean Walther, Sr. Planner Agenda Item No. 3A. Conditional Use Permit – West End Childcare Center Page 6 Meeting Date: June 3, 2015 AERIAL PHOTO Planning Commission Meeting Date: June 3, 2015 Agenda Item 3B 3B. Zoning Ordinance Amendment – Sign Code Case No.: 15-22-ZA Recommended Action: Chair to close public hearing. Motion to recommend approval of the Zoning Ordinance Amendment pertaining to Signs as recommended by staff. REQUEST: Staff is requesting an amendment to Section 36-362 of the Zoning Ordinance. This section regulates signs, and the purpose of the amendment is to: 1. Increase the maximum sign area allowed for properties over 100,000 square feet in the Industrial and Business Park zoning districts. 2. Apply the same sign regulations as allowed in the C-2 General Commercial district to the M- X district. 3. Clarify and simplify the regulations pertaining to the multi-tenant exemption. ANALYSIS: Industrial Signage: The property formerly occupied by the Novartis and Nestle companies is in the process of being redeveloped into a multi-tenant industrial property. The existing building currently has three large industrial uses, and several smaller office uses. Each of the industrial uses has a private entrance for customers and employees. The office uses share a common entrance and facilities. Through the course of the redevelopment of this property, it has become apparent that the signage allowed for such a large property is insufficient, especially when utilized as a multi- tenant building. The property is 24.84 acres (1,081,891 square feet) in area. The sign regulations determine the maximum sign area a property receives based upon the zoning district and lot size. In the Industrial district, the largest property size category covers properties over 100,000 square feet, and allows up to 350 square feet of sign area. The proposed amendment will create another size category for properties over 200,000 square feet, and allow up to 400 square feet of sign area. It will also allow 300 square feet of sign area for properties between 100,000 and 200,000 square feet. Mixed-Use (M-X) district signage: The current code does not specify sign area regulations for properties in the M-X district. Sign rules are determined by the Planned Unit Development (PUD) approval. To date, PUDs approved in the M-X district have been held to the sign code standards applied to the General Commercial (C-2) district. Therefore, staff is recommending the M-X standards be changed to incorporate the same standards applied to the C-2 district. Requiring all developments to comply with the sign code, as opposed to creating standards for each development, results in consistent Agenda Item No 3B. – Zoning Ordinance Amendment – Sign Code Page 2 Meeting Date: June 3, 2015 application of the sign standards. It also improves the application of the sign code moving forward as tenants and uses change over time by eliminating the potential for each development having unique sign standards that don’t apply anywhere else in the city. Multi-Tenant Exemption: This exemption is meant to provide signage for tenants occupying a strip mall like Miracle Mile or Texa-Tonka. It exempts the sign installed on the wall of the tenant space as long as it does not exceed 7% of their wall space and does not exceed 150 square feet per sign. The amendment proposes to simplify the existing exemption for multi-tenant signs by: 1. Eliminating the short list of uses the exemption applies to. The exemption currently applies to retail, private entertainment (indoors), restaurants with liquor, restaurants without liquor, services, food services, printing process, banks, studios and showrooms. It does not include office, medical office, or other uses that may be found in a mall. As a result of this list, uses that are not on the list cannot take advantage of the exception and may not be able to install a wall sign. 2. Clarifying that the exemption applies only to uses located on the ground floor with direct and primary access to the outside of the building. This clarification prohibits a multi-tenant building with shared entrances, such as a multi-story office building, from having a wall sign for every tenant located in the building. If approved, the revised multi-tenant exemption will read as follows: (4) In the C-1, C-2, O, B-P, M-X, PUD, I-G and I-P districts, the total area of all wall signs on a building which meets the following outlined conditions shall not be included in calculating the aggregate sign area on a lot: a. The building shall be a shopping center, a building containing multiple tenants, or a single- tenant building located on a single lot with other principal buildings and is part of an approved CUP or planned unit development. b. The tenants are located on the ground floor of the building and have a direct and primary access to the outside of the building. c. The sign area of all wall, blade, canopy, or awning signs permitted by this section shall not exceed seven percent of the exterior wall area of the space occupied by the tenant. d. The sign is located on the exterior wall of the space occupied by the tenant from which the seven percent sign area was derived. e. No individual wall sign shall exceed 150 square feet in area, except in the C-1 district where the maximum area of any individual sign shall not exceed 100 square feet. RECOMMENDATION: Staff recommends approval of the attached amendment to the Zoning Ordinance pertaining to signs. Attachments: Draft Zoning Amendment Prepared by: Gary Morrison, Assistant Zoning Administrator Reviewed by: Sean Walther, Senior Planner Agenda Item No 3B. – Zoning Ordinance Amendment – Sign Code Page 3 Meeting Date: June 3, 2015 ORDINANCE NO.______ CITY OF ST. LOUIS PARK HENNEPIN COUNTY, MINNESOTA AN ORDINANCE AMENDING CHAPTER 36 OF THE ST. LOUIS PARK CITY CODE PERTAINING TO SIGNAGE THE CITY OF ST. LOUIS PARK DOES ORDAIN: SECTION 1. Chapter 36 is amended to add the following: ARTICLE V. SPECIAL PROVISIONS Section 36-362 *** TABLE 36-362A SIGN AREA AND HEIGHT Use District &Lot Size (Sq. ft.) Maximum Sign Height (feet) PERMANENT SIGNAGE TEMPORARY SIGNAGE REAL ESTATE SIGNAGE Maximum Total Area (sq ft) Maximum Size of Sign Face (sq ft) Maximum Total Area (sq ft) Maximum Total Area (sq ft) R-4 6 40 40 25 80 R-C 0 - 20,000 15 40 40 25 80 Over 20,000 15 80 60 25 80 C-1 0 -10,000 25 100 75 80 80 10,000 - 20,000 25 150 100 80 80 Over 20,000 25 200 150 80 80 C-2 / M-X 0 -10,000 25 100 75 80 80 10,000 - 20,000 25 200 100 80 80 20,000 - 50,000 25 250 150 80 80 50,000 - 200,000 25 300 150 80 80 Over 200,000 25 400 300 80 80 O Agenda Item No 3B. – Zoning Ordinance Amendment – Sign Code Page 4 Meeting Date: June 3, 2015 Use District &Lot Size (Sq. ft.) Maximum Sign Height (feet) PERMANENT SIGNAGE TEMPORARY SIGNAGE REAL ESTATE SIGNAGE Maximum Total Area (sq ft) Maximum Size of Sign Face (sq ft) Maximum Total Area (sq ft) Maximum Total Area (sq ft) 0 - 20,000 25 100 100 80 80 20,000 - 50,000 25 200 100 80 80 50,000 - 100,000 25 300 150 80 80 Over 100,000 25 500 300 80 80 I-P / I-G / BP 0 - 20,000 25 100 75 80 80 20,000 - 50,000 25 200 100 80 80 50,000 – 100,000 25 250 150 80 80 Over 100,000-200,000 25 350 300 300 80 80 Over 200,000 25 400 300 80 80 I-G 0 - 20,000 25 100 75 80 80 20,000 - 50,000 25 200 100 80 80 Over 50,000 25 250 150 80 80 M-X 15 per approval 150 50 80 POS 0 – 30 acres 15 80 60 80 0 Over 30 acres 25 450 150 80 0 *** (g) Adjustments to table 36-362A. Signs which qualify for any adjustment permitted under this section shall conform to all other sections of this chapter. *** (4) In the C-1, C-2, O, BP, M-X, PUD, I-G and I-P districts, the total area of all wall signs on a building which meets the following outlined conditions shall not be included in calculating the aggregate sign area on a lot: a. The building shall be a shopping center, or a building containing multiple tenants, including and limited to retail, private entertainment (indoors), restaurants with liquor, restaurants without liquor, services, food services, printing process, banks, studios and showrooms or a single-tenant building housing one of the land uses named in this subsection (g)(4)a. if such single-tenant building is located on a single lot with other principal buildings and is part of an approved CUP or planned unit development under the provisions of this chapter. Agenda Item No 3B. – Zoning Ordinance Amendment – Sign Code Page 5 Meeting Date: June 3, 2015 b. The tenants are located on the ground floor of the building and have a direct and primary access to the outside of the building. c.b. The sign area of all wall, blade, canopy, or awning signs permitted by this section shall not exceed seven percent of the exterior wall area of the space occupied by the tenant. building. If a shopping center or multitenant building contains land uses other than those listed in subsection (g)(4)a. of this section, the amount of wall area which may be used to calculate allowable signage shall be determined by multiplying the total wall area of the building by a percentage equal to the percentage of the gross floor area of the building occupied by the land uses listed in subsection (g)(4)a. of this section. d. The sign is located on the exterior wall of the space occupied by the tenant from which the seven percent sign area was derived. e.c. No individual wall sign shall exceed 150 square feet in area, except in the C-1 district where the maximum area of any individual sign shall not exceed 100 square feet. SECTION 2. This Ordinance shall take effect fifteen days after its passage and publication. Public Hearing June 3, 2015 First Reading Second Reading Date of Publication Date Ordinance takes effect ADOPTED this ______ day of _______________, 2015, by the City Council of the City of St. Louis Park. Adopted by the City Council Reviewed for Administration City Manager Mayor Attest: Approved as to Form and Execution: City Clerk City Attorney Planning Commission Meeting Date: June 3, 2015 Study Session Agenda Item 1 Draft Form-Based Code Discussion Background: The purpose of this item is to present the draft form-based code (FBC) to the Planning Commission for discussion. The City’s consultant, Leslie Oberholtzer, will be at the meeting to provide an overview of FBC principles, the development and organization of the St. Louis Park FBC, highlight some specific sections, and respond to Commissioner questions. Staff have been meeting internally and with the Work Group to determine the specific requirements and standards within the form-based district. The foundation for determining the standards of the form-based district are the results of the image preference surveys held at two community workshops and online, and previous station area plans including the: Beltline Design Guidelines, Elmwood Study, Louisiana Station Area Plan and the Southwest Investment Framework. The Planning Commission has previously discussed the Architectural Materials, Parking and Sustainability sections of the FBC, and Staff would now like to provide the entire Code to the Commission. In addition to a brief review of form-based code principles and how an FBC can facilitate transit- oriented development (TOD), Staff would particularly like to cover the following sections of the Code at tonight’s meeting: 1. 12.1 Overview 2. 12.2 Administration 3. 12.3 Frontage Types a. Staff would like to talk through the general requirements of frontage types, and then walk through how the frontage type sections are organized. It may be helpful to think of the Frontage Types as Zoning Districts, as each frontage type corresponds to a specific building form and relationship to the public realm, so each has its own specific requirements. 4. 12.6 Streets & Blocks a. Staff would particularly like to discuss the idea of potential new streets within the form-based district. Form-based codes are a tool to facilitate development that focuses on the relationship between the private realm and public realm and creating an environment that emphasizes the pedestrian and bicyclists. As such, FBCs will often indicate general locations for potential new streets that could provide a greater degree of connectivity and smaller block sizes which are important characteristics for pedestrians, and in transit-oriented developments. Staff are interested in the Commissioners thoughts on including such suggestions in the Zoning Code. The Council will discuss this same draft at their June 8th Study Session. Staff will consider Commission and Council comments in another revision to the draft FBC. Property owner meetings and a public open house are also being scheduled, with a tentative date for the Open House set for June 23rd. Attachments: Draft Form-Based Code Prepared by: Ryan Kelley, Associate Planner Reviewed by: Sean Walther, Senior Planner City of St. Louis Park DRAFT May 27, 2015 Article IV: Zoning Districts Division 10: Form-Based District City of St. Louis Park 5005 Minnetonka Blvd. St. Louis Park, MN 55416 City Mayor Jeff Jacobs City Council Tim Brausen Steve Hallfin Greg Lindberg Anne Mavity Susan Sanger Jake Spano City Staff Tom Harmening, City Manager Kevin Locke, Director of Community Development Meg McMonigal, Planning/Zoning Supervisor Sean Walther, Senior Planner Gary Morrison, Assistant Zoning Administrator Phil Elkin, Senior Engineering Project Manager Ryan Kelley, Associate Planner & Project Manager Work Group Carl Robertson, Planning Commission Bob Cunningham Bette Danielson Renee McGarvey, Environment & Sustainability Commission Joel Libor John McCain Bob Risselman Brent Rogers Tom Whitlock iii Article IV: Zoning Districts Division 12: Form-Based DistrictDRAFT Division 10: FORM-BASED DISTRICT CONTENTS 10.1 OVERVIEW 1 10.1.1 INTENT, PURPOSE & APPLICABILITY ....................1 10.1.2  ORGANIZATION OF FORM-BASED DISTRICT REGULATIONS ....................................................1 10.1.3 REGULATING MAPS ..................................................2 10.2 ADMINISTRATION 7 10.2.1 DEVELOPMENT APPROVAL PROCESS ..................7 10.2.2 DEVIATIONS ................................................................8 10.2.3 NONCONFORMITIES ................................................9 10.2.4 DEFINITIONS ...........................................................10 10.3 FRONTAGE TYPES 13 10.3.1 INTRODUCTION TO FRONTAGE TYPES .............13 10.3.2  GENERAL FRONTAGE TYPE REQUIREMENTS ..14 10.3.3 GENERAL DESIGN REQUIREMENTS ...................17 10.3.4 SHOP FRONTAGE ...................................................21 10.3.5 GENERAL FRONTAGE ............................................25 10.3.6 GENERAL ROW FRONTAGE ................................29 10.3.7 YARDHOUSE FRONTAGE .....................................33 10.3.8 WORKSHOP/WAREHOUSE FRONTAGE ...........37 10.3.9 CIVIC FRONTAGE ...................................................41 10.3.10 PARKING RAMP FRONTAGE .............................45 10.3.11  EXPLANATION OF SPECIFIC FRONTAGE TYPE FORM REQUIREMENTS ...............................46 10.4 USES 55 10.4.1 GENERAL PROVISIONS .........................................55 10.4.2 RESIDENTIAL & LODGING USES .........................55 10.4.3 CIVIC & INSTITUTIONAL USES .............................56 10.4.4 COMMERCIAL USES ...............................................56 10.4.5 INDUSTRIAL USES ..................................................58 10.4.6  TRANSPORTATION & INFRASTRUCTURE USES 59 10.4.7 ACCESSORY USES .................................................59 10.5 PARKING & LOADING 63 10.5.1 PARKING ...................................................................63 10.5.2  VEHICULAR ACCESS & PARKING DESIGN ........65 10.6 STREETS & BLOCKS 67 10.6.1 GENERAL ..................................................................67 10.6.2 BLOCK & STREET LAYOUT. .................................67 10.6.3 STREETS. ..................................................................68 10.6.4 STORMWATER MANAGEMENT. ........................74 10.6.5 INTERSECTION DESIGN. ......................................74 10.6.6 STREETSCAPE REQUIREMENTS. ........................75 10.7 LANDSCAPE 77 10.7.1 GENERAL REQUIREMENTS ..................................77 10.7.2 BOULEVARD TREES ..............................................77 iv City of St. Louis Park May 27, 2015 10.7.3 STREET & PARKING YARD LANDSCAPE REQUIREMENTS ............................................................78 10.7.4 VEHICULAR AREA BUFFER ...................................79 10.7.5 SIDE & REAR BUFFER ............................................80 10.8 SIGNS 81 10.8.1 SIGNS ........................................................................81 10.9 SUSTAINABILITY MEASURES 91 10.9.1 APPLICABILITY & CALCULATION ........................91 10.9.2 MEASURES & REQUIREMENTS ...........................92 10.10 OPEN SPACE 95 10.10.1 INTENT. .................................................................95 10.10.2 APPLICABILITY. ....................................................95 10.10.3 GENERAL REQUIREMENTS. ..............................95 10.10.4 STORMWATER IN OPEN SPACE TYPES. .........96 10.10.5 PLAZA. ...................................................................97 10.10.6 GREEN. ..................................................................97 10.10.7 COMMONS. ..........................................................98 10.10.8 PARK. .....................................................................98 DRAFT Article IV: Zoning Districts Division 12: Form-Based District v How To Use The Form-Based District Locate parcel onRegulating Maps Figures 10.1-1, 10.1-2, & 10.1-3 to determine which frontage type is designated 1 10.1.C Regulating Maps Review Streets & Blocks for street location and design, streetscape improvements, and block requirements 5 10.6 Streets & Blocks Division 12, Section 31 Streets & Blocks 72 City of St. Louis Park April 15, 2015 CONNECTOR STREET TYPE Permitted Adjacent to Frontage Types all Typical ROW Width 50’ to 70’ VEHICULAR REALM Travel Lanes 2 lanes, 2 way Lane Width 10’ to 12’ Allowable Turn Lanes Right turn lane in place of on-street parking at corner Parking Lanes Parallel, diagonal, perpendicular; maximum 8.5’ wide Pavement Width 29’ to 38’ Bicycle Facilities Shared, designated shared, dedicated lane, cycle track PEDESTRIAN REALM Pedestrian Facilities Minimum 5’ wide clear sidewalk on both sides Street Buffer Minimum 6’, ideally 9’ landscape or furnishing zone 50'-0" Right-of-Way WalkTravel LaneWalk Parkway ParkwayParkingTravel Lane Typical Connector (50' ROW) 6'-0" 5'-0" 7'-0"11'-0" 11'-0"5'-0" 5'-0" 29'-0" 58'-0" to 70'-0" Right-of-Way WalkTravel LaneWalkParkway ParkwayParkingParkingTravel Lane 34' to 40' Typical Connector (58' to 70' ROW) Notes: 1) Ideal boulevard width is 9' with trees planted 30' on center for adequate permeable surface area 5' to 6'6' to 9'5' to 6'6' to 9'7' to 8'7' to 8'10' to 12'10' to 12' 66' to 86' Right-of-Way WalkTravel LaneWalkParkway ParkwayParkingParking10' to 12'10' to 12'Travel Lane 44'-0" to 52'-0" Typical Connector - Alternative with bike lanes (66' to 86' ROW) 5' to 8'6' to 9'5' to 6' BikeBike 5' to 6'7' to 8'5' to 8'6' to 9'7' to 8' Travel Lane Travel LaneHead-in Parking/Tree Islands WalkWalk Typical Connector - Alternative with head-in/diagonal parking (63' to 66' ROW) Parking/TreeIslands 63'-0" to 66'-0" Right-of-Way 51'-0" 7'-6"20'-0"2'-0"11'-0" 11'-0"7'-0" 7'-6" 6'-0" to 6'-0" to Variation for Narrow Right-of-Way (parking one side only) Variation with bike lanes or cycle track Variation with head-in or diagonal parking on one side Typical Connector Figure 12.36-476-6 Connector Street Type and Variations DRAFT Review Landscape for boulevard tree planting, site landscape, & screen/buffer requirements 6 10.7 Landscape Divison 12, Sections 32 through 33 Landscape Article IV: Zoning Districts Division 12: Form-Based District 81 Shade Tree. Boulevard Tree. Hedge. Fence. Shade Tree Hedge Boulevard Tree Fence 7’ Buffer.Parking AreaSidewalkCurbBuilding align with building face Lot LinePlanting Location Frontage Buffer Plan. Frontage Buffer Section. <NOTE THE FOLLOWING MAY BE INCLUDED INSTEAD OF THE SCREENING REQUIREMENTS OF THE EXISTING CODE.> 3. Front Buffera. Intent. To lessen the visual impact of vehicular areas visible from the street.b. General Applicability. Applies to lots where a vehicular area is visible from the street.(i) This buffer requirement does not prohibit the installation of or provision for openings necessary for allowable access drives and walkways connecting to the public sidewalk.c. Exceptions. Vehicular areas along alleys, except when residential is located across the alley, and all single and two-family lots. Figure 12.33-1 Frontage Buffer Plan and Section A B C C D D E E d. Buffer Depth & Location A Depth 7’ B Location on the site Between street facing lot line and parking area (refer to note a) e. Buffer Landscape Requirements Uses & Materials Uses and materials other than those indicated are prohibited in the buffer C Shade Trees Medium or large shade tree required at least every 40’; Locate on the street side of the fence; Spacing should alternate with boulevard trees D Hedge Required continuous hedge on street side of fence, between shade trees & in front of vehicular areas Hedge Composition Individual shrubs with a minimum width of 24”, spaced no more than 36” on center, height maintained no more than 48”. Existing Vegetation May be credited toward buffer area f. Fence E Location 2’ from back of curb of vehicular area Materials Steel or colored PVC; Masonry columns (maximum width 2’6”) and base (maximum 18” height) permitted Minimum Height 3’ Maximum Height 4’ Colors Black, gray, or dark green Opacity Minimum 30 percent; Maximum 60 percent Gate/Opening One gate permitted per street frontage; Opening width maximum 6’ Notes:a. In front, corner, and rear yards (on a through lot), when the parking area is located adjacent to any building on the lot, the buffer must be located so that it aligns with or is behind the face of the adjacent building back to the vehicular area. The area between the buffer and the lot line must be landscaped. DRAFT If the development is for a site that is3 acres or greater in size go to Open Space 10.10 Open Space are shown, go to Streets & Blocks New Streets If the development is for a site where 10.6 Streets & Blocks Review Uses3 to understand use categories and find any applicable conditions 10.4 Uses Review Parking & Loading4 to determine the minimum and maximum vehicle parking spaces and required bike parking 10.5 Parking & Loading Review General & Specific Frontage Type Requirements to determine building envelope, site, facade design, and use requirements 2 10.3 Frontage Types 12.3 Frontage Types Article IV: Zoning Districts Division 12: Form-Based District 27 F. APARTMENT/ROWHOUSE FRONTAGE The following outlines the requirements for the Apartment/Rowhouse Frontage Type. 1. Intent. The Apartment/Rowhouse Frontage is a residential building form with multiple units that may share an entrance or be configured to each have their own entrance. The building is set back slightly from the sidewalk and entrances are typically raised on a porch or stoop, providing privacy to residents. 2. Applicability. The following defines the requirements specific to this Frontage Type, as designated on the Regulating Maps (refer to 12.1.C Regulating Maps). 3. General Requirements for all Frontage Types. Refer to 12.3.B General Frontage Type Requirements and 12.3.M Explanation of Specific Frontage Type Form Requirements. DRAFT Figure 12.3-20 Apartment/Rowhouse Frontage Conceptual Illustration Review Signs to determine sign quantity, location, and design requirements 7 10.8 Signs Division 12, Section 34 Signs 86 City of St. Louis Park April 15, 2015 I. Projecting Sign 1. Description. A projecting sign is attached to and projects from a building face or hangs from a support structure attached to the building face. Sign faces are typically perpendicular to the building face, but may be at an angle greater than 45 degrees from the facade. The sign may be vertically or horizontally oriented. Refer to Figure 36-479-7. 2. General Requirements. Projecting signs shall be developed according to the standards in Figure 36-479-6. 3. Computation. The area of a projecting sign is equal to the area of one of the sign’s faces, as illustrated in Figure 36-479-8. PROJECTING S I G N Sign area is within the dashed line PROJECTING SIGN minimum clearance maximum projection FIGURE 12.34-7 Example of Projecting Sign FIGURE 12.34-8 Area Calculation for Projecting Sign PROJECTING SIGN REQUIREMENTS Permitted Frontage Types Shopfront, General, Workshop/Warehouse Sign Area 40 sq ft maximum per face; refer to Figure 36-479-2 for maximum per frontage Height 12 ft maximum sign length, 8 ft minimum clearance to walk required Location on the Building or Site Permitted on all facades; sign and structural supports shall not extend above the eave or parapet Placement on the Building or Site Shall not project closer than 6 ft from back of curb Quantity 1 per building per street frontage; 1 per building per parking lot frontage; 1 additional projecting sign permitted per tenant maximum 4 sq ft. Internal Illumination Permitted for individual letters and logos Materials Solid wood, metal, masonry & neon glass; Plastic & synthetics permitted only as separate alphanumeric characters or logos FIGURE 12.34-6 Projecting Sign Requirements maximum height DRAFT Review Sustainability Measures to determine how the development will incorporate required sustainability measures 8 10.9 Sustainability Measures Determine the applicable Development Approval Process9to prepare all required application materials 10.2 Administration Division 12, Section 31 Streets & Blocks 72 City of St. Louis Park April 15, 2015 CONNECTOR STREET TYPE Permitted Adjacent to Frontage Types all Typical ROW Width 50’ to 70’ VEHICULAR REALM Travel Lanes 2 lanes, 2 way Lane Width 10’ to 12’ Allowable Turn Lanes Right turn lane in place of on-street parking at corner Parking Lanes Parallel, diagonal, perpendicular; maximum 8.5’ wide Pavement Width 29’ to 38’ Bicycle Facilities Shared, designated shared, dedicated lane, cycle track PEDESTRIAN REALM Pedestrian Facilities Minimum 5’ wide clear sidewalk on both sides Street Buffer Minimum 6’, ideally 9’ landscape or furnishing zone 50'-0" Right-of-Way WalkTravel LaneWalk Parkway ParkwayParkingTravel Lane Typical Connector (50' ROW) 6'-0" 5'-0" 7'-0"11'-0" 11'-0"5'-0" 5'-0" 29'-0" 58'-0" to 70'-0" Right-of-Way WalkTravel LaneWalkParkway ParkwayParkingParkingTravel Lane 34' to 40' Typical Connector (58' to 70' ROW) Notes: 1) Ideal boulevard width is 9' with trees planted 30' on center for adequate permeable surface area 5' to 6'6' to 9'5' to 6'6' to 9'7' to 8'7' to 8'10' to 12'10' to 12' 66' to 86' Right-of-Way WalkTravel LaneWalkParkway ParkwayParkingParking10' to 12'10' to 12'Travel Lane 44'-0" to 52'-0" Typical Connector - Alternative with bike lanes (66' to 86' ROW) 5' to 8'6' to 9'5' to 6'BikeBike5' to 6'7' to 8'5' to 8'6' to 9'7' to 8' Travel Lane Travel LaneHead-in Parking/Tree Islands WalkWalk Typical Connector - Alternative with head-in/diagonal parking (63' to 66' ROW) Parking/TreeIslands 63'-0" to 66'-0" Right-of-Way 51'-0" 7'-6"20'-0"2'-0"11'-0" 11'-0"7'-0" 7'-6" 6'-0" to 6'-0" to Variation for Narrow Right-of-Way (parking one side only) Variation with bike lanes or cycle track Variation with head-in or diagonal parking on one side Typical Connector Figure 12.36-476-6 Connector Street Type and Variations DRAFT DRAFT vi City of St. Louis Park May 27, 2015 This page intentionally left blank. DRAFT 1 Article IV: Zoning Districts Division 12: Form-Based DistrictDRAFT 10.1.1 INTENT, PURPOSE & APPLICABILITY A. Intent. The regulations of the Form-Based District zoning district are intended to promote transit- oriented development in areas surrounding St. Louis Park’s Southwest Light Rail Transit line station areas. B. Purpose. The Form-Based District has been created to further the following public purposes. 1. Plan Compatibility. To guide new development and redevelopment as stated by the following studies: a. Beltline Area Framework & Design Guidelines (accepted June 2012) b. Louisiana Station Area Framework & Design Guidelines (accepted November 2013) c. Wooddale LRT Station Site Development Guidelines (accepted November 2013) d. Elmwood Area Land Use, Transit and Transportation Study (accepted February 2003) e. Southwest Corridor Investment Framework. 2. Livable Community Principles. To support the city’s 10 Livable Community Principles as stated in the Comprehensive Plan (adopted 2009). C. Applicability. These regulations apply to all new construction and redevelopment on lots zoned as the Form-Based District on the city’s zoning map. Refer to 10.2.3 Nonconformities for triggers requiring conformance when redeveloping existing buildings. D. Graphics. Graphics typically represent one example of a regulation that could be developed utilizing the requirements. Graphics are provided to illustrate general intent. In case of a conflict, text shall control over tables and graphics, and tables shall control over graphics. 10.1.2  ORGANIZATION OF FORM-BASED DISTRICT REGULATIONS The following sections are included in this Division specific to the Form-Based District. Refer to the City’s Code of Ordinances for all required information. The 10.1 OVERVIEW requirements in this Division supersede any similar requirements in other sections of the City’s code. A. Overview. This section provides an overview of the Form-Based District and includes the Regulating Maps (refer to 10.1.3) and explanations of the components of the maps. B. Administration. This section includes an overview of the development review process and definitions specific to this Division. C. Frontage Types. Frontage types are the organizing structure of the Form-Based District. Frontage types are delineated along street frontages on the Regulating Maps (refer to 10.1.3), with different building design and use requirements associated with each type. General requirements for all Frontage Types are included in 10.3.2 General Frontage Type Requirements and 10.3.3 General Design Requirements. Additionally, six Frontage Types outline specific requirements and include form requirements such as building and parking siting, building height, facade & cap articulation, and use requirements. Refer to 10.3.4 through 10.3.10 for Frontage Types. D. Uses. Use tables defining allowable uses by each Frontage Type are located in Frontage Types (10.3.4 through 10.3.10) . Definitions of the uses and use categories in the tables are located in 10.4 Uses. Conditions specific to the Form-Based District are included in 10.4 Uses. E. Parking. Refer to 10.5 for parking and loading requirements for all uses specific to the Form- Based District. Refer to 36-364(f) Off street parking areas for landscape requirements for parking lots for all Frontage Types. F. Streets & Blocks. Refer to 10.6 Streets & Blocks for street design and block requirements specific to the Form-Based District. Proposed new street locations are shown on the Regulating Maps (refer to 10.1.3). 2 City of St. Louis Park May 27, 2015 Overview Regulating Maps G. Landscape. Refer to 10.7 Landscape for landscape requirements specific to the Form-Based District. H. Signage. Refer to 10.8 Signs for sign requirements specific to the Form-Based District. I. Sustainabilty Measures. Refer to 10.9 Sustainability Measures for sustainability measures required specific to the Form-Based District. J. Open Space. Refer to 10.10 Open Space for design of open spaces. 10.1.3 REGULATING MAPS The areas designated by the Form-Based District are further defined by Frontage Type on the Regulating Maps on Figure 10.1-1 Beltline Station Regulating Map, Figure 10.1-2 Wooddale Station Regulating Map, and Figure 10.1-3 Louisiana Station Regulating Map. The Regulating Maps illustrate the required locations of the following: A. Frontage Types. Frontage Types are located along streets to define different building requirements along different streets. Refer to 10.3 Frontage Types for general and specific requirements of the Frontage Types. B. Primary and Secondary Street Frontages. The Regulating Maps designate Primary and Secondary Street Frontages for each Frontage Type. These designations prioritize the street frontages for required treatments as follows: 1. Primary Street Frontages. Frontage Types along primary streets define a higher priority for pedestrian activity by limiting driveway locations and site access, locating front doors, and requiring streetwall or a high level of building coverage along the lot line. Refer to 10.3.4 through 10.3.10 for Frontage Type requirements. 2. Secondary Frontages. The secondary frontages are permitted to have lower building coverage and less transparency, and permits interruptions by driveways per the Frontage Type requirements (refer to 10.3.4 through 10.3.10). 3. Two Primary Frontages. When two primary frontages and/or no secondary frontage exists on the lot, the zoning administrator shall determine which frontage is most appropriate to serve as the secondary frontage. Orientation of other parcels along the street and status of the street shall be considered. C. Open Space Frontage. Refer to 10.10 Open Space for general requirements of permitted types of Open Space along this frontage. D. New Streets. The Regulating Maps designate approximate locations for new streets. 1. Streets. Refer to 10.6 Streets & Blocks street and block requirements, including variability of location and appropriate street design. All street and block requirements to be coordinated with the Public Works Department. 2. Alleys. Alleys provide the preferred access for parking, loading, service, and refuse/ recycling. New alley locations are illustrated on the Regulating Map to provide guidance for appropriate locations of new alleys. Refer to Figure 10.6-10 Alley Street Type for an acceptable alley section. Coordinate alleys with the Public Works Department. E. Regional Trail Frontage. The Regulating Maps designate lot edges abutting the rail right-of-way adjacent to the regional trail. These lots shall provide the following: 1. Trail Connection. Minimum 6 foot wide concrete sidewalks or trails shall connect the public sidewalk along street frontages to the regional trail through the lot. One fully accessible connection is required for every 400 feet of rail frontage. 2. Vehicular Area Buffer. Frontage buffer per 10.7 Landscape, Subsection 10.7.4, shall be included along all vehicular area edges adjacent to the rail right-of-way line, unless otherwise required by the zoning administrator. F. Increased Maximum Height. The Regulating Maps designate lots at key locations that may increase the allowable maximum height of buildings (refer to Frontage Types, subsections 10.3.4 through 10.3.10) on the lot by 2 additional stories. G. Increased Required Minimum Height. The Regulating Maps designate lots at key locations that require an increase in the minimum height of the buildings (refer to Frontage Types, subsections 10.3.4 through 10.3.10) on the lot of 1 additional story. DRAFT Overview Regulating Maps Article IV: Zoning Districts Division 12: Form-Based District 3 Figure 10.1-1 Beltline Station Regulating Map KEY For each Frontage Type, Primary and Secondary Street designations are shown with the following line type: Primary Street per Frontage Type Secondary Street per Frontage Type FRONTAGE TYPES 1.1 Shopfront: Beltline 1.3 Shopfront: Minnetonka 2.1 General: Beltline 3.1 General Row: Beltline 3.2 General Row: Minnetonka 4.1 Yardhouse: Minnetonka INFRASTRUCTURE O: Open Space Frontage R: Regional trail Frontage Potential New Street Potential New Alley SPECIFIC LOT REQUIREMENTS Increased Maximum Height Increased Minimum Height & Increased Maximum Height DRAFT 4 City of St. Louis Park May 27, 2015 Overview Regulating Maps Figure 10.1-2 Wooddale Station Regulating Map KEY For each Frontage Type, Primary and Secondary Street designations are shown with the following line type: Primary Street per Frontage Type Secondary Street per Frontage Type FRONTAGE TYPES 1.2 Shopfront: Wooddale 1.4 Shopfront: Lake 2.2 General: Wooddale 2.3 General: Neighborhood 3.3 General Row: Wooddale 4.2 Yardhouse: Wooddale INFRASTRUCTURE O: Open Space R: Regional trail Frontage Potential New Street Potential New Alley REFER TO FIGURE 10.1-3 LOUISIANA STATION REGULATING MAP FOR THIS AREA DRAFT Overview Regulating Maps Article IV: Zoning Districts Division 12: Form-Based District 5 Figure 10.1-3 Louisiana Station Regulating Map KEY For each Frontage Type, Primary and Secondary Street designations are shown with the following line type: Primary Street per Frontage Type Secondary Street per Frontage Type FRONTAGE TYPES 1.4 Shopfront: Lake 1.5 Shopfront: Oxford 2.1 General: Beltline 2.4 General: Louisiana 5.1 Workshop Warehouse: Cambridge 5.2 Workshop Warehouse: Gorham/Republic INFRASTRUCTURE O: Open Space R: Regional trail Frontage Potential New Street Potential New Alley REFER TO FIGURE 10.1-2 WOODDALE STATION REGULATING MAP FOR THIS AREA DRAFT 6 City of St. Louis Park May 27, 2015 Overview Regulating Maps This page intentionally left blank. DRAFT 7 Article IV: Zoning Districts Division 12: Form-Based DistrictDRAFT 10.2.1 DEVELOPMENT APPROVAL PROCESS A. Zoning Permits & Processes. All provisions of Article II Administration and Enforcement apply to all development within the Form-Based District. The following processes are listed for reference. 1. Registration of Land Use. An approved Registration of Land Use (RLU) is required per 36-32 for occupation of any land or building within the city. 2. Conditional Use Permit. A Conditional Use Permit is required only as required by the Use Tables per Frontage Type (refer to 10.3.4 through 10.3.10), and shall be granted according to the requirements and procedures in 36-33. 3. Sign Permit. Refer to Section 36-362(f)(1). 4. Variance. Refer to Section 36-34. 5. Right of Appeal. Refer to Section 36-31. 6. Amendments. Refer to Section 36-35. B. Planned Unit Developments. Planned Unit Developments (PUDs), as provided in 36-32 Planned Unit Development (PUD) process, are not permitted within the Form-Based District. C. Subdivisions. Subdivisions and platting within the Form-Based District are subject to the procedures and application requirements as stated in Chapter 26 Subdivisions of the St. Louis Park City Code, with the following provisions and exceptions. 1. Sketch Plan. A sketch plan of the subdivision, in accordance with 26-81 and 26-121 Sketch Plan, shall be submitted to the community development director for approval prior to the Site Plan Review application. 2. Exception to Design Standards. The requirements of 26-152 Blocks and Lots and 26-153 Streets and Alleys shall be superseded by 10.6 Streets and Blocks within Division 10. 10.2 ADMINISTRATION D. Site Plan Review. The Site Plan Review process outlined in this section applies only to development within the Form-Based District, and supersedes permit requirements for building materials, building design, and awnings and canopies as stated in 36-366 Architectural Design. 1. Applicability. Site Plan Review is required for all development or redevelopment activity within the Form-Based District. a. Maintenance. Unless otherwise noted in Article VI. Nonconformities, 36-405(2) Special Requirements or deemed differently by the zoning administrator, routine maintenance and repair that does not require a building permit shall not trigger site plan review. 2. Decision. The zoning administrator shall be responsible for approving or denying all Site Plan Review applications based on the provisions of Division 10: Form-Based District regulations. 3. Appeals. Following the zoning administrator’s decision, an applicant may make an appeal per the provisions of 36-31. 4. Application Submittal Requirements. The following documents are required for all applications requiring Site Plan Review. All maps and plans shall include the date of preparation, north arrow, and scale. a. Application & Fee. An application and payment of required application fee. A fee table is available at City Hall or on the City’s website. b. Site Location Map. Location of site within a half mile context of streets, rail lines, stations, and notable sites. c. Survey Plat. Legal description of site, dimensions of property lines, easements, rights-of-way. d. Boundaries. Development boundaries and proposed phasing (as applicable). e. Existing Conditions Plan. Existing on-site and adjacent off-site structures, streets, 8 City of St. Louis Park May 27, 2015 Administration Deviations utilities, easements, pavement noted either on an aerial photograph or site survey. f. Existing Natural Conditions Plan. Existing topography, vegetation, drainageways, floodplain/way, or other unique features either on an aerial photograph or site survey. g. Site Plan. A site plan delineating all proposed structures and surfaces, including parking, pavement, decks, patios, landscape, and retaining walls. h. Building Plan(s). Floor plans for all buildings illustrating compliance with the requirements of the Frontage Type requirements found in 10.3.4 through 10.3.10. i. Use Requirements. A table of uses is required on the Building Plan delineating locations and gross square footages of categories of uses, and illustrating compliance with the Use Table for the applicable Frontage Type, per 10.4 Uses. j. Building Elevations. Building elevations of all facades, rendered to illustrate compliance with the Frontage Type requirements of 10.3.4 through 10.3.10, including but not limited to such items as color, materials, depth of details on facades, glass locations, and specifications of glass. k. Landscape Plan, Tree Survey, Tree Protection Plans. Plans illustrating compliance with the requirements of 10.7 Landscape. All ground plane vegetation shall be illustrated. For sites with less than 10 percent landscape area, the Landscape Plan may be combined with the Site Plan. l. Parking Plan. Parking layout plan with table of spaces keyed to plan, illustrating compliance with 10.5 Parking & Loading. Driveways, shared parking and driveway arrangements shall be included and noted for compliance with the Form-Based District regulations. m. Sign Plan. (As applicable), sign plan and elevation illustrating compliance with the requirements of 10.8 Signs. n. Other Requested Documents. Any materials required by the city. 10.2.2 DEVIATIONS The Applicant shall submit requested deviations to the zoning administrator with the Site Plan Review application. A. Administrative Deviations. The zoning administrator may approve minor deviations to any dimension or percentage as follows: 1. The location of the building within up to one foot from any minimum setback requirement or build-to zone width/location. 2. Up to 10 percent increase in total impervious coverage, not to exceed the total amount of permitted impervious plus semi-pervious coverage. 3. Up to 10 percent decrease in Primary Lot Line Coverage requirements. 4. Additional height of any story up to 2 feet, as long as the overall building height does not exceed the allowable height of all floors at maximum permitted height. B. Minor Deviations. The Planning Commission shall review and make a recommendation for the following deviations. 1. Alternative Building Materials. Alternative building materials from the requirements of 10.3.3.A through D, with the exception of the prohibited materials. a. Application Requirements. The applicant shall submit samples and local examples of the material. 2. Facade Variety Alternative. A reprieve from the facade variety requirements defined in 10.3.11.N Facade Variety Requirements, and as required per Frontage Type. a. Application Requirements. The Applicant shall submit fully rendered elevations and three-dimensional drawings of all street facades with materials samples for all surfaces to prove a higher quality building design with variation and relief from monotony. 3. Multiple Principal Buildings. A minor deviation may be sought for multiple buildings on a single lot, provided all buildings fulfill the requirements of all regulations. DRAFT Administration Nonconformities Article IV: Zoning Districts Division 12: Form-Based District 9 4. Existing Buildings. The following deviations apply to the renovation of an existing building(s). a. Primary Lot Line Coverage. The maximum primary property line coverage may be waived with an existing coverage of 60 percent; however, any expansion on the ground story shall contribute to the extension of the front property line coverage. b. Build-To Zones/Setbacks. The requirements for building placement may be waived if the existing building is within 5 feet of any minimum yard requirement or build-to zone width or location. i. Minimum Heights. The minimum height of the ground story and upper story may be increased or decreased by up to 2 feet for existing stories. 5. Other Deviations. Other dimensional requirements may be modified up to 5 feet or 10 percent, whichever is less, unless otherwise modified by this section. C. Major Deviations. Major deviations from any Frontage Type requirement may be submitted with the site plan application and will be reviewed and approved, denied, or approved with conditions by the City Council. 10.2.3 NONCONFORMITIES The provisions of Article VI Nonconformities and 36- 362(i) Nonconforming Signs of the Zoning Code shall be fully applicable to all structures and uses within the Form-Based District, with the following exceptions and additions: A. Exception to Section 36-404(3) Expansion prohibited. The following categories of nonconformities are established for the Form- Based District. 1. Nonconforming Uses. Nonconforming uses shall not expand in any manner, as defined per Section 36-404(3). 2. Nonconforming Site. Nonconforming site characteristics shall not expand in any manner, unless otherwise allowed in Article VI. Nonconformities. Site characteristics include requirements related to landscaping, signs, and/or parking. 3. Nonconforming Building. Nonconforming buildings are permitted to expand up to 60 percent of the existing gross floor area. Refer to 10.2.3.C, below, for required compliance with portions of or all of the requirements of the Form-Based District. B. Exception to Section 36-405(2)(b) Permitted Construction. Additions and alterations to buildings containing nonconforming dwelling units shall require conformance with all Form-Based District regulations. C. Requirements for Expansions and Renovations. The following regulations apply to expansions and renovations to nonconforming buildings within the Form-Based District. 1. Expansions. Any expansion greater than 60 percent in gross building square footage, including multiple expansions over a 5 year period, shall meet all requirements of Division 10: Form-Based District. 2. General Design Requirements. The requirements of 10.3.3 General Design Requirements shall be met under the following: a. New exterior facades as a result of expansion of additional floor area shall meet all requirements of 10.3.3. b. Renovation resulting in the replacement of 30 percent or more of the exterior DRAFT 10 City of St. Louis Park May 27, 2015 Administration Definitions facade material shall meet the material requirements of 10.3.3. c. Renovation or addition of 30 percent or more of the windows on any exterior facade shall meet the window and materials requirements of 10.3.3. d. Renovation or addition to any door or balcony on any exterior facade shall meet the door and balcony requirements of 10.3.3. 3. Facade Articulation Requirements. If the facade exists or will be constructed within the required build-to zone of these regulations, the Facade Requirements, not including the Cap Types, of the applicable Frontage Type shall be met if any one of the following is included in the renovation or expansion: a. New exterior facades as a result of expansion of additional floor area. b. Installation of two or more additional doors or a change in location of two or more doors. c. Expansion or change in location of 30 percent of windows. d. Replacement of 30 percent or more of facade materials with a different facade material. 4. Roof Renovation. The Cap Type Requirements of the applicable Frontage Type shall be met if the renovation of the shape or style of more than 60 percent of the roof occurs and 30 percent of the façade exists within the build-to zone of the applicable Frontage Type, . 10.2.4 DEFINITIONS For the purposes of Division 10: Form-Based District regulations, the following terms shall have the following meanings. Refer to Article I, Section 36-4 for additional definitions. A. Build-to Zone. An area in which the primary or secondary facade of a building shall be placed; it may or may not be located directly adjacent to a lot line. The zone dictates the minimum and maximum distance a structure may be placed from a lot line. Refer to Figure 10.2.1 Build-to Zone vs. Setback Line. BUILD-TO ZONES ALONG FRONTAGE LINE A build-to zone indicates a zone or area in which the facade of a building must be located. The use of a build-to zone allows control over building placement, while the range provides some flexibility. This method provides more predictability in building placement. SETBACK LINES ALONG FRONTAGE LINE A setback line indicates the closest a building may be placed to a property line, but is silent on where behind that line a building may be placed. Secondary StreetStreetPrimary Street Street Primary Build-to Zone Secondary Build-to Zone Side Setback Lines Rear Setback Line Rear Setback Line Front Setback Line Figure 10.2-1. Build-to Zone vs Setback Line DRAFT Administration Definitions Article IV: Zoning Districts Division 12: Form-Based District 11 B. Courtyard. An outdoor area enclosed by a building facade on at least 3 sides and open to the sky. C. Expression Line. An architectural feature consisting of a decorative, three-dimensional, linear element, horizontal or vertical, protruding or indented at least 1.25 inches from the exterior facade of a building. It is typically utilized to delineate the top or bottom of floors or stories of a building. D. Frontage. The building and lot area facing and directly adjacent to a street right-of-way line. E. Frontage, Primary. A frontage that receives priority over other frontages, defining a higher level of pedestrian orientation, for lots that have more than one adjacent street right-of-way (not including alleys). Refer to 10.1.3 Regulating Maps. F. Frontage, Secondary. A frontage that is secondary to the Primary Frontage, requiring less streetwall coverage and lower transparency levels, and permitting more interruptions by driveways, for lots that have more than one adjacent street right-of-way (not including alleys). Refer to 10.1.3 Regulating Maps. G. Frontage Type. Requirements for building form, design, and use as designated on the Regulating Maps (refer to 10.1.3 Regulating Maps). H. Impervious Site Coverage. The percentage of a lot developed with principal or accessory structures and impervious surfaces, such as driveways, sidewalks, and patios. Refer to 36.4 for definition of impervious surface. I. Landscape Area. Area on a lot not dedicated to a structure, sidewalk or pedestrian pathway, parking or loading facility, frontage buffer, side and rear buffer, or interior parking lot landscaping. Landscape areas shall be fully landscaped per 36- 364(d). J. Occupied Space. Interior building space regularly occupied by the building users. It does not include storage areas, utility space, or parking. K. Pedestrianway. A pathway designed for use by pedestrians; it can be located mid-block allowing pedestrian movement from one street to another without traveling along the block’s perimeter. L. Semi-pervious Surface. Also referred to as semi- pervious material. A material that allows for at least 40 percent absorption of water into the ground or plant material, such as pervious pavers, permeable asphalt and concrete, or gravel. M. Story, Ground. Also referred to as ground floor. The first floor of a building that is level to or elevated above the finished grade on the front and corner facades, excluding basements or cellars. N. Story, Half. A story either in the base of the building, partially below grade and partially above grade, or a story fully within the roof structure with transparency facing the street. O. Story, Upper. Also referred to as upper floor. The floors located above the ground story of a building. P. Street Face. The facade of a building that faces a street right-of-way. Q. Transparency. For the purposes of Division 10 and in addition to the standard definition of the word, the measurement of the percentage of a facade that has highly transparent, low reflectance windows. Mirrored glass is not permitted. Refer to 10.3.11.H Minimum Required Transparency for explanation of measurement. R. Yard, Street. The space on a lot between the principal structure and the primary or secondary street frontage line or street side lot line for the lot and extending to any minimum side or rear setback line. S. Visible Basement. A half story partially below grade and partially exposed above with required transparency on the street facade. T. Zoning Administrator. The zoning administrator or her/his designee. DRAFT 12 City of St. Louis Park May 27, 2015 Administration Definitions This page intentionally left blank. DRAFT 13 Article IV: Zoning Districts Division 12: Form-Based DistrictDRAFT 10.3 FRONTAGE TYPES Figure 10.3-1 Application of Frontage Types to Example Sites 10.3.1 INTRODUCTION TO FRONTAGE TYPES The requirements detailed in this section outline the building forms and uses permitted by Frontage Types located on the Regulating Maps (refer to 10.1.3). A. Intent of Frontage Types. Frontage Types define how each building occupies a lot and engages with the surrounding street to help define the public space of the street, lot by lot. B. Applicability of Frontage Types to a Lot. Figure 10.3-1 Application of Frontage Type to Example Site illustrates the following: 1. Corner Treatment. The primary frontage may extend around a corner up to 100 feet along a side street. 2. Only Secondary Street Frontage. When a parcel only has secondary street frontage, that street shall be treated as its primary frontage. 3. Rear of the Lot. Refer to 10.3.2.G Location of Uses on Site and 10.3.11.F Minimum & Maximum Heights for information about how use and height requirements apply to the rear of the lot at the intersection of two Frontage Types. 4. Driveways. Refer to 10.3.2.E Driveways for the hierarchy of permitted locations of driveways along the Frontage Types. C. Organization of Regulations. Regulations for Frontage Types are organized in the following sections: 1. General Frontage Type Requirements. These provisions apply to all Frontage Types. Refer to 10.3.2 General Frontage Type Requirements and 10.3.3 General Design Requirements. 2. Specific Frontage Type Requirements. Building Siting, Height, Facade & Cap Articulation, and Use requirements specific to each Frontage Type are established in 10.3.4 through 10.3.10 by Frontage Type. Explanation and definition of these requirements is provided in 10.3.11 Explanation of Specific Frontage Type Form Requirements. Frontage Type A designated per 10.1.3 Regulating Maps. Frontage Type B designated per 10.1.3 Regulating Maps as a Secondary Street Frontage.Frontage Type for Corner Site Primary Frontage Type may extend around the corner up to 100 feet Refer to 10.3.2.G and 10.3.11.F for use and height information in the rear of parcels with two Frontage Types. Rear Setback required per Frontage Type, 10.3.3 through 10.3.J Side Setback required per Frontage Type, 10.3.D through 10.3.J Parking Location Per Frontage Type, refer to 10.3.D through 10.3.J Primary Build-to Zone for Frontage Type A Secondary Build-to Zone for Frontage Type A Primary Build-to Zone for Frontage Type B 100 feet SECOND A R Y S T R E E T F R O N T A G E PRIMARY STREET FRONTAGE 14 City of St. Louis Park May 27, 2015 Frontage Types General Frontage Type Requirements 10.3.2  GENERAL FRONTAGE TYPE REQUIREMENTS A. Applicability. The requirements of this division apply to all Frontage Types, as provided in 10.3.4 through 10.3.10. B. Permanent Structures. All buildings shall be permanent construction without a chassis, hitch, or wheels, or other features that would make the structure mobile. C. Multiple Principal Buildings on One Lot. Multiple principal buildings are not permitted on a single lot. The lot may be subdivided or a minor deviation may be requested per 10.2.2.B. D. Treatment of Street Yards & Setbacks. Refer to Figure 10.3-2 for an Illustration of Street & Parking Yards. All yards are defined by the location of the building on the lot. 1. Street Yards. All street yards shall consist only of landscape areas, patio space, and/or sidewalk space, unless otherwise specifically stated. Parking is not permitted in any street yard. a. Primary Street Yard. The primary street yard is located between the primary facade(s) of the building and the primary frontage lot line, and extends to side lot lines and/or intersecting rights-of-way lines. b. Secondary Street Yard. The secondary street yard is located between the secondary facade(s) of the building and the secondary frontage lot line, and extends to side or rear lot lines and/or primary street yard. 2. Parking Yards. Parking yards may contain parking lots or ramps, as permitted by Frontage Type. All parking yards that do not contain parking lots or ramps shall consist only of landscape areas, patio space, and/or sidewalk space, unless otherwise specifically stated. a. Parking Yard - Rear. The rear parking yard is located between the rear facade(s) of the building and the minimum rear setback line, and extends to street yards and/or side parking yards. If the building extends to the minimum rear setback line, no rear parking yard will exist. b. Parking Yard - Side. The side parking yard is located between the side facade(s) of the building and the minimum side setback line, and extends to street yards and/ or minimum side or rear setback lines. If the building extends to the minimum side setback line, no side parking yard will exist. 3. Driveways. Driveways may cross perpendicularly through any yard, when permitted per 10.3.2.E, below, or to connect to a parking lot on an abutting lot. 4. Minimum Side & Rear Setbacks. The minimum side & rear setback area shall only contain landscape unless otherwise noted. Sidewalks may cross perpendicularly through any minimum setback area. Figure 10.3-2. Illustration of Street & Parking Yards Primary StreetSecondary StreetREAR PARKING YARD SECONDARY STREET YARDPRIMARY STREET YARD PARKING YARD-SIDE Minimum Side Setback Line Rear Lot Line Building Footprint Primary Frontage Lot Line Side Lot LineSecondary Frontage Lot LineMinimum Rear Setback Line DRAFT Frontage Types General Frontage Type Requirements Article IV: Zoning Districts Division 12: Form-Based District 15 E. Driveways. Driveways shall be minimized to the extent practicable, located to have the least impact on pedestrian accessibility, safety, and comfort. 1. Driveway Location. Location of vehicular driveway access is based on the primary and secondary frontage designation on the Regulating Maps (refer to 10.1.3). A hierarchy of permitted access points is defined as follows. a. Access from an adjacent alley is unlimited. Construction of new alleys through blocks is encouraged. Refer to Figure 10.6-10 Alley Street Type. b. If no alley exists and the lot is on a corner, one driveway is permitted off the Secondary Frontage. c. If no alley exists and the lot is not on a corner, one driveway is permitted off a Primary Frontage. d. If the lot has no Secondary Frontage, the zoning administrator shall determine which frontage is most appropriate for driveways per 10.1.3 Regulating Maps. e. One additional driveway off a Secondary Frontage is permitted on frontages longer than 150 feet. f. When side yard parking is utilized as permitted by the Frontage Type, one driveway is permitted off the Primary Frontage. 2. Shared Driveways. Shared driveways are encouraged. Figure 10.3-3 Driveway Location Rear Setback Line Primary Build-to Zone Secondary Build-to Zone Side Setback Line Semi-Pervious Coverage Impervious Coverage (dashed outline) Figure 10.3-4 Measurement of Impervious and Additional Semi- Pervious Coverage PRIMARY STREETSECONDARY STREET3. Inter-Lot Drives. When two or more parking lots are located adjacently in the rear and each lot contains the same Frontage Type, the parking lots shall be connected with a drive perpendicularly crossing the minimum setback. 4. Pedestrian facilities. Designated pedestrian routes, including sidewalks and crossings, shall be supplied connecting each parking space to either the front sidewalk (and front entrance) or a rear public entrance. a. Crossings shall include pavers or colored concrete pavement across driveways. b. Driveways shall not be utilized as designated pedestrian routes. 5. Driveway Width. Driveways shall be no greater than 22 feet in width at the right-of-way line. Refer to 10.5.2 VEhicular Access & Parking Design. F. Maximum Impervious and Semi-Pervious Coverage. Refer to 10.2.4 Definitions for Impervious and Semi-Pervious Coverage. 1. All Lots. All lots shall meet the following with the exception of lots designated with the Rowhouse/Yard Frontage Type. a. Maximum Impervious Coverage. The maximum imperviousness of any lot shall be 75 percent. b. Additional Semi-Pervious Coverage. An additional area of semi-pervious coverage, DRAFT Primary Frontage Type Designation Secondary Frontage Type Designation Primary frontage with permitted Limited Parking Yard-Side Primary frontage with no other access point Preferred driveway location Driveway Permitted 16 City of St. Louis Park May 27, 2015 Frontage Types General Frontage Type Requirements 30 feet deep Occupied Space above the maximum permitted impervious coverage, is permitted up to 85 percent. 2. Rowhouse/Yard Frontage Type. The Rowhouse/ Yard Frontage Type shall have a maximum imperviousness of 65 percent with an additional area of semi-perviousness up to 75 percent. G. Location of Uses on Site. Permitted Uses are defined per Frontage Type (refer to 10.3.4 through 10.3.10 for each Frontage Type). 1. Occupied Space. The first 30 feet behind the facade on each frontage into the building shall contain active permitted uses, not including parking, storage areas, and utility closets/ rooms. Refer to Figure 10.3-5 Location of Uses on Site. 2. Any Use Permitted. Beyond the first 30 feet of the building, any use permitted on the lot (according to designated Frontage Types) is permitted within the building on any floor, including accessory parking. Refer to Figure 10.3-5 Location of Uses on Site. 3. Parking within the Building. Parking is permitted fully in any basement and in the rear of any building, located behind the required occupied space (refer to 10.3.2.G.1, above). Entrance to the parking within the building is permitted off the rear or side facades only, unless otherwise noted per the Frontage Type.PRIMARY STREETParking permitted within the building fully in basement Parking permitted behind occupied space required along all street frontages DRAFT 30 feet 30 feet Any use permitted by any Frontage Type on the lot is permitted on any floor in the rear of the lot, including accessory parking Uses permitted per Frontage Type Figure 10.3-5 Location of Uses on Site SECOND A R Y S T R E E T PRIMARY STREETOccupied space required along Primary Street Frontage Types General Design Requirements Article IV: Zoning Districts Division 12: Form-Based District 17 10.3.3 GENERAL DESIGN REQUIREMENTS The following requirements supersede the requirements in Article V, Section 36-366 Architectural Design and apply to all Principal and Accessory Buildings. A. Dominant Facade Materials. A minimum of 60 80% percent of each facade shall be constructed of dominant facade materials. 1. Permitted Materials. Dominant facade materials shall be high quality, durable, finish materials. The following are acceptable dominant facade materials. Refer to Figure 10.3- 6 Example of Permitted Dominant Materials. a. Stone b. Brick c. Glass d. Cement-based stucco e. Wood lap siding and shingles f. Architectural metal panels 2. Other Materials with Approval. Other high quality synthetic materials may be approved during the site plan process with an approved sample and examples of successful, high quality local installations. 3. Prohibited Dominant Materials. The following materials are not permitted for use as dominant facade materials: a. Exposed concrete b. Synthetic stucco c. Unfinished wood d. Concrete masonry units (CMU) e. Glass block f. Vinyl siding Primary Materials: Brick Figure 10.3-6 Example of Permitted Dominant Materials 4. Limited Use Dominant Facade Materials. The following materials are permitted only on specific Frontage Types. a. Brick types larger than 3 inches in height, such as economy bricks, are permitted only on the Warehouse/Workshop Frontage. b. Fiber cement lap siding or shingles (such as HardiePlank or HardieShingle or similar) are permitted on the General Row Frontage and the Yardhouse Frontage. B. Facade Accent Materials. Facade Accent materials are limited to trim, details, and other accent areas that combine to less than 20 percent of the total facade surface. 1. Dominant Facade Materials. All permitted dominant facade materials may serve as facade accent materials. 2. Permitted Facade Accent Materials. Additional facade accent materials include the following: a. Fiber cement and wood trim pieces b. Metal for beams, lintels, trim, and ornamentation c. Burnished, glazed, or honed concrete masonry units (CMU) or block for trim and details, but not surfaces d. Split-face, honed, or glazed concrete masonry units with a height less than 4.5 inches for surfaces less than 10 percent of the facade surface e. Cast stone concrete elements f. Vinyl for trim and details 3. Limited Use Facade Accent Materials. The following materials are permitted as facade accent materials on upper floor facades only: a. Synthetic stucco or exterior insulation and finishing systems (EIFS), such as Dryvit b. Fiber cement lap siding or shingles (such as HardiePlank or HardieShingle or similar) 4. Limited Use Facade Accent Materials by Frontage Type. Burnished, glazed, or honed concrete masonry units (CMU) or block are permitted as facade accent materials in the Workshop/Warehouse Frontage Type for trim and details, and surfaces up to 40 percent of the facade. Split-face, honed, or glazed concrete masonry units with a height less than 4.5 inches are permitted as secondary materials in the General Frontage Type and the General Row Frontage Type for surfaces less than 10 percent of the facade surface. Scored concrete panels or block are not permitted. DRAFT 18 City of St. Louis Park May 27, 2015 Frontage Types General Design Requirements C. Appropriate Grade of Materials. Commercial quality doors, windows, and hardware shall be used on all building types with the exception of the General Row and Yardhouse Frontage Type. D. Color. Dominant building colors shall utilize any historic palettes from any major paint manufacturer. Other colors may be utilized for details and accents, not to exceed a total area larger than 10 percent of the facade surface area. E. Windows. Percent of transparency is required per Frontage Type. 1. Recessed. All upper story windows on all buildings shall be recessed. 2. Clear Glass. Tinted or reflective glass, and glass block are prohibited on street facades. F. Awnings. Refer to Figure 10.3-7 Examples of Permitted Awnings 1. Material. All awnings shall be canvas or metal. Plastic awnings are prohibited. 2. Supports. Frames shall be metal and shall be wall mounted. Support poles are not permitted unless approved during the site plan review process for outdoor eating areas. 3. Clearance. All portions of any awning shall provide at least 8 feet of clearance over any walkway and shall not extend over any drive. 4. Multiple Awnings on the Facade. When more than one awning is mounted on a facade, the awning types and colors shall be coordinated. G. Shutters. If installed, shutters on any street facing facade, whether functional or not, shall meet the following requirements: 1. Scale. All shutters shall be sized for the windows, so that if the shutters were to be closed, they would not be too small for complete coverage of the window. Refer to Figure 10.3-8 Appropriate versus Inappropriate Shutter Scale 2. Materials. Shutters shall be wood, metal, or fiber cement. Vinyl shutters are also permitted in a color consistent with the trim of the building. Other “engineered” woods may be approved during the site plan process with an approved sample and examples of successful, high quality local installations. Figure 10.3-8 Appropriate versus Inappropriate Shutter Scale NOT PERMITTED Appropriately Scaled Shutters. Inappropriately Scaled Shutters. Permitted Awnings: Metal Permitted Awnings: Canvas Figure 10.3-7 Examples of Permitted Awnings DRAFT Frontage Types General Design Requirements Article IV: Zoning Districts Division 12: Form-Based District 19 H. Principal Entryway. Principal entrances to buildings or units shall be clearly delineated through one or more of the following: 1. Cap or Canopy. The entryway shall be covered by a cap or canopy differentiating it from the overall building cap. 2. Sidelights and Transom. Sidelights and transom windows shall be included around the entryway. 3. Extended Articulation. The entryway shall be included in a separate bay of the building extended up at least two stories. The entryway bay shall be treated with a different dominant material than the adjacent facades. 4. Other Design Options. Approval of other design options that add emphasis and draw attention to the entryway may be approved during site plan review. I. Balconies. The use of balconies on street facades is encouraged. 1. Applicability. These provisions apply to locations where balconies are incorporated into the facade design facing any street. 2. Size. Balconies shall be a minimum of 6 feet deep and 5 feet wide. 3. Balcony Structure. Balconies shall be integral to the facade. Balconies on stepped-back stories may be independently secured, extending from the facade. Balcony structure shall not include more than one balcony. Refer to Figure 10.3-9 Examples of Permitted and Prohibited Balconies. 4. Facade Coverage. A maximum of 40 percent of the primary and secondary facades, as calculated separately, may be covered with balconies, including street-facing railing and balcony structure. J. Shading. All developments shall consider the effect of sun angles and shade patterns on adjacent existing single family houses. 1. Shadow Casts. All new buildings and additions shall be located so that the structure does not cast a shadow that covers more than 50 percent of another building wall for a period greater than 2 hours between 9:00 a.m. and 3:00 p.m. for more than 60 days of the year. Balconies: Not Permitted.Balconies Appropriately Attached to or Incorporated into Facade. Figure 10.3-9 Examples of Permitted and Prohibited Balconies. NOT PERMITTED DRAFT 20 City of St. Louis Park May 27, 2015 Frontage Types General Design Requirements K. Security Grills. Interior and exterior bars, grills, mesh or similar obstructions, whether permanently or temporarily affixed, shall not cover any exterior door or more than ten percent of any individual window or contiguous window area. L. Rooftop Equipment. The visual impact of rooftop equipment shall be minimized using one of the following methods. Where rooftop equipment is located on buildings and is visible within 400 feet from property in an R district, only the items listed in subsections 1 and 2, below, shall be used. 1. A parapet wall. 2. A fence the height of which extends at least one foot above the top of the rooftop equipment and incorporates the architectural features of the building. 3. The rooftop equipment shall be painted to match the roof or the sky, whichever is most effective. DRAFT Frontage Types Shop Frontage Article IV: Zoning Districts Division 12: Form-Based District 21 10.3.4 SHOP FRONTAGE The following outlines the requirements for the Shop Frontage Type. A. Intent. The Shop Frontage is a mixed use building frontage built up to a wide sidewalk. The ground story is treated to welcome pedestrians in from the sidewalk with large amounts of storefront glass and multiple entrances. B. Applicability. The following defines the requirements specific to this Frontage Type, as designated on the Regulating Maps (refer to 10.1.3 Regulating Maps). C. General Requirements for all Frontage Types. Refer to 10.3.2 General Frontage Type Requirements, 10.3.3 General Design Requirements, and 10.3.11 Explanation of Specific Frontage Type Form Requirements. DRAFT Figure 10.3-10 Shop Frontage Conceptual Illustration 22 City of St. Louis Park May 27, 2015 Frontage Types Shop Frontage D. Shop Frontage Form Requirements. The following defines the form requirements specific to this Frontage Type. Refer to 10.3.2 and 10.3.3 for requirements applicable to all Frontage Types. 1. Building Siting. Refer to Figure 10.3-11 Shop Frontage: Building Siting, as well as 10.3.11.A through 10.3.11.E for explanation of building siting requirements. 1.1 BELTLINE 1.2 WOODDALE 1.3 MINNETONKA 1.4 LAKE 1.5 OXFORD A MiNiMuM PriMArY LOT LiNe COVerAge 80% (refer to note a) 90% (refer to note a)50%80% (refer to note a) 65% (refer to note a) B PriMArY BuiLD-TO ZONe 5’ to 15’5’ to 10’7.5’ to 15’10’ to 15’5’ to 10’ C SeCONDArY BuiLD-TO ZONe if applicable 10’ to 20’5’ to 10’5’ to 25’5’ to 15’5’ to 10’ D MiNiMuM SiDe BuiLDiNg SeTBACK 0 abutting Shopfront Frontage; 5’ abutting General, Workshop/Warehouse, & Civic Frontages; 10’ abutting single-family uses; 15’ for accessory parking structures E MiNiMuM reAr BuiLDiNg SeTBACK 5’ except 15’ abutting all-residential Frontage Types and single-family uses; and 15’ for accessory parking structures F PArKiNg & LOADiNg LOCATiON Rear parking yards & limited side parking yard for surface lots; Rear parking yard for accessory structured parking. Rear parking yard for all loading. 2. Height. Refer to Figure 10.3-12 Shop Frontage: Height Requirements, as well as 10.3.11.F through 10.3.11.G for explanation of height requirements. G MiNiMuM HeigHT 3 stories 2 stories 2 stories 1 stories 3 stories MAXiMuM HeigHT 8 stories (refer to note b.) 6 stories (refer to note b.)4 stories 3 stories 8 stories (refer to note b.) H PriMArY grOuND STOrY HeigHT (measured floor-to-floor) 15’ to 24’ (refer to note av.) 15’ to 24’ (refer to note av.)12’ to 16’14’ to 18’15’ to 30’ (refer to note av.) I ALL OTHer STOrieS HeigHT (measured floor-to-floor)10’ to 15’ 10’ to 15’ ’10’ to 15’ 10’ to 15’ 10’ to 15’ 3. Facade & Cap Articulation. Refer to Figure 10.3-13 Shop Frontage: Facade & Cap Requirements, 10.3.11.H through 10.3.11.O for explanation of facade requirements, and 10.3.3 for general design requirements. J MiNiMuM PriMArY FACADe grOuND STOrY TrANSPAreNCY (measured between 2’ and 8’ above grade) 70% 65% 65% 65% 70% K MiNiMuM reQuireD TrANSPAreNCY Per STOrY 20% on street facades; 12% on rear and side facades L eNTrANCe LOCATiON & NuMBer Principal entrance required on primary facade; entrances required a minimum of one every 70’ of building facade M eNTrANCe reQuireMeNTS Recessed between 3’ and 8’ from the portion of the front facade closest to the street N eNTrANCe eLeVATiON 80% of entrances shall be within 1.5’ of adjacent sidewalk elevation O HOriZONTAL STreeT FACADe DiViSiONS Required within 3’ of the top of the ground story, the bottom of any 5th story, and below the cap P grOuND STOrY VerTiCAL STreeT FACADe DiViSiONS Division required at a minimum of every 32’ of facade width Q STreeT FACADe VArieTY reQuireD Required per each 70’ of building frontage R PerMiTTeD CAP TYPeS Parapet, Flat, Barrel; Tower Parapet, Flat; Tower Parapet, Pitched; Tower Parapet, Flat; Tower 4. Notes. a. Courtyard. A courtyard up to 35% of the width of the front facade is permitted and may contribute to the minimum primary lot line coverage. Refer to 10.2.4 Definitions for definition of courtyard. b. Step-backed Stories. All stories above the 5th shall be stepped back from the front facade a minimum of 10 feet and a maximum of 30 feet. c. Tall Stories. 18’ or more in floor-to-floor ground story height counts as 2 stories towards maximum building height. DRAFT Frontage Types Shop Frontage Article IV: Zoning Districts Division 12: Form-Based District 23 DRAFT Figure 10.3-11 Shop Frontage: Building Siting C B DF F PRIMARY STREETSECONDARY STREETPrincipal Building Courtyard (refer to 10.3.4.D.4 Notes.) A Figure 10.3-12 Shop Frontage: Height Requirements Figure 10.3-13 Shop Frontage: Facade & Cap Requirements R O L N Occupied Space required per 10.3.2.7.a G H I I I I I I J K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K J Primary Street Frontage Line Rear Lot Line Secondary Street Frontage LineSide Lot LineE P Parking within Building permitted per 10.3.2.7.c Parking within Building permitted per 10.3.2.7.c 24 City of St. Louis Park May 27, 2015 Frontage Types Shop Frontage E. Shop Frontage Use Requirements. The following defines the permitted uses specific to this Frontage Type. Refer to 10.4 Uses for definitions and conditions of uses. 1.1 BELTLINE 1.2 WOODDALE 1.3 MINNETONKA 1.4 LAKE 1.5 OXFORD Section Reference RESIDENTIAL & LODGING USES 10.4.2 Single- & Two-Family residences Category PL PL PL PL Multifamily residential Category PL PL PL PL Live-Work unit PC PC PC P roominghouse PL PL PL PL PL residential Care Category PL PL PL PL PL Hotel/inn Category PL P PC P P CIVIC & INSTITUTIONAL USES 10.4.3 Assembly Category P P P P Police/Fire Station PC PC PC PC PC Museum/Library Category P P P P P education/Academic PL P P Hospital CUP CUP CUP Park Category note: parks only permitted with park frontage COMMERCIAL USES 10.4.4 retail Category, less than 8,000 square feet P P P P P retail Category, 8,000 square feet or larger P P P Brewery PC PC PC PC PC Liquor Store CUP CUP CUP retail, Large item P grocery Store PC PC PC PC PC Service Category, less than 8,000 square feet P P P P P Service Category, 8,000 square feet or larger P P P Office Category PL PL P P P Motor Vehicles Service and repair Private entertainment (indoor)CUP CUP CUP CUP INDUSTRIAL USES 10.4.5 research/Testing Laboratory Category PL PL PL PL Cottage industry/Studio Category PC PC PC PC PC Low-impact Manufacturing Category PC PC PC Warehouse/Storage TRANSPORTATION & INFRASTRUCTURE USES 10.4.6 Principal Parking Category CUP CUP CUP Public or Private utility/Service Category CUP CUP CUP CUP CUP ACCESSORY STRUCTURES & USES 10.4.7 in-Vehicle Sales or Service CUP CUP Accessory Off-Street Parking PC PC PC PC PC Home Occupation PL PL PL PL Outdoor Sales PC PC PC PC PC Outdoor Dining PC PC PC PC PC Accessory utility Structures Category PC PC PC PC PC KEY: P = PerMiTTeD PL = PerMiTTeD iN LiMiTeD STOrieS ONLY PC = PerMiTTeD WiTH CONDiTiONS CUP = reQuireS CONDiTiONAL uSe PerMiT Figure 10.3-14 Shop Frontage Use Table DRAFT Frontage Types General Frontage Article IV: Zoning Districts Division 12: Form-Based District 25 10.3.5 GENERAL FRONTAGE The following outlines the requirements for the General Frontage Type. A. Intent. The General Frontage typically houses civic and commercial uses in a building that is close to the front and corner property lines, allowing easy access to passing pedestrians and transit riders. B. Applicability. The following defines the requirements specific to this Frontage Type, as designated on the Regulating Maps (refer to 10.1.3 Regulating Maps). C. General Requirements for all Frontage Types. Refer to 10.3.2 General Frontage Type Requirements, 10.3.3 General Design Requirements, and 10.3.11 Explanation of Specific Frontage Type Form Requirements. DRAFT Figure 10.3-15 General Frontage Conceptual Illustration 26 City of St. Louis Park May 27, 2015 Frontage Types General Frontage D. General Frontage Form Requirements. The following defines the requirements specific to this Frontage Type. Refer to 10.3.2 and 10.3.3 for requirements applicable to all Frontage Types. 1. Building Siting. Refer to Figure 10.3-16 General Frontage: Building Siting and 10.3.11.A through 10.3.11.E for explanation of building siting requirements. 2.1 BELTLINE 2.2 WOODDALE 2.3 NEIGHBORHOOD OFFICE 2.4 LOUISIANA A MiNiMuM PriMArY LOT LiNe COVerAge 65% (refer to note a) 80% (refer to note a)50%65% (refer to note a) B PriMArY BuiLD-TO ZONe 10’ to 20’10’ to 20’10’ to 25’5’ to 10’ C SeCONDArY BuiLD-TO ZONe if applicable 10’ to 20’5’ to 10’5’ to 25’5’ to 10’ D MiNiMuM SiDe BuiLDiNg SeTBACK 5’ abutting all Frontage Types except 10’ abutting Yardhouse & single-family; 15’ for accessory parking structures E MiNiMuM reAr BuiLDiNg SeTBACK 5’ except 15’ abutting all-residential Frontage Types and single-family uses; and 15’ for accessory parking structures F PArKiNg & LOADiNg LOCATiON Rear parking yards & limited side parking yard for surface lots; Rear parking yard for accessory structured parking. Rear parking yard for all loading. 2. Height. Refer to Figure 10.3-17 General Frontage: Height Requirements and 10.3.11.F through 10.3.11.G for explanation of height requirements. G MiNiMuM HeigHT 2 stories 2 stories 1 stories 2 stories MAXiMuM HeigHT 8 stories (refer to note b.) 8 stories (refer to note b.)3.5 stories 8.5 stories (refer to note b.) H PriMArY grOuND STOrY HeigHT (measured floor-to-floor) 10’ to 24’ (refer to note c.)10’ to 18’10’ to 15’12’ to 30’ (refer to note c.) I ALL OTHer STOrieS HeigHT (measured floor-to-floor)10’ to 15’ 10’ to 15’ 10’ to 15’ 10’ to 15’ 3. Facade & Cap Articulation. Refer to Figure 10.3-18 General Frontage: Facade & Cap Requirements, 10.3.11.H through 10.3.11.O for explanation of facade requirements, and 10.3.3 for general design requirements. K MiNiMuM reQuireD TrANSPAreNCY Per STOrY 20% on street facades; 15% on visible side & rear facades L eNTrANCe LOCATiON & NuMBer Principal entrance required on primary facade, minimum 1 per 100’ of building facade. M eNTrANCe reQuireMeNTS Entrance shall be off a stoop, minimum 6’ wide and 3’ deep N eNTrANCe eLeVATiON Each street entrance shall be within 30” of adjacent street sidewalk average grade OR between 30” and 5’ permitted with visible basement (transparency required) O HOriZONTAL STreeT FACADe DiViSiONS Required within 3’ of the top of the ground story, the bottom of any 5th story, and below the cap P grOuND STOrY VerTiCAL STreeT FACADe DiViSiONS Required at a minimum of every 100’’ of facade width Q STreeT FACADe VArieTY reQuireD Not required Not required Required per each 60’ of building frontage Required per each 100’ of building frontage R PerMiTTeD CAP TYPeS Parapet, Flat, Barrel; Tower Parapet, Flat, Pitched Parapet, Flat, Barrel; Tower 4. Notes: a. Courtyard. A courtyard up to 35% of the width of the front facade is permitted and may contribute to the minimum primary lot line coverage. Refer to 10.2.4 Definitions for definition of courtyard. b. Step-backed Stories. All stories above the 5th shall be stepped back from the front facade a minimum of 10 feet and a maximum of 30 feet. c. Tall Stories. 18’ or more in floor-to-floor ground story height counts as 2 stories towards maximum building height. DRAFT Frontage Types General Frontage Article IV: Zoning Districts Division 12: Form-Based District 27 Figure 10.3-17 General Frontage – Height Requirements Figure 10.3-18 General Frontage: Facade & Cap Requirements Figure 10.3-16 General Frontage: Building Siting DRAFT C B D E F F PRIMARY STREETSECONDARY STREETPrincipal Building Courtyard (refer to 10.3.5.D.4 Notes.) A L P K KK K K K K K K K K K K K K K K K K K K K K K K K K N Occupied Space required per 10.3.2.7 Occupied Space G H I I I I I I O Rear Lot Line Side Lot LinePrimary Street Frontage LineSecondary Street Frontage LineParking within Building permitted per 10.3.2.7.c Parking within Building permitted per 10.3.2.7.c Q 28 City of St. Louis Park May 27, 2015 Frontage Types General Frontage 2.1 BELTLINE 2.2 WOODDALE 2.3 NEIGHBORHOOD OFFICE 2.4 LOUISIANA Section Reference RESIDENTIAL & LODGING USES 10.4.2 Single- & Two-Family residences Category PL Multifamily residential Category PL Live-Work unit PC P roominghouse PL residential Care Category PL Hotel/inn Category P CIVIC & INSTITUTIONAL USES 10.4.3 Assembly Category P P Police/Fire Station PC PC PC PC Museum/Library Category P P P P education/Academic P P P Hospital CUP CUP CUP Park Category note: parks only permitted with park frontage COMMERCIAL USES 10.4.4 retail Category, less than 8,000 sf PC PC PC PC retail Category, 8,000 sf or more Brewery PC PC Liquor Store retail, Large item grocery Store Service Category, less than 8,000 square feet PC PC PC Service Category, 8,000 square feet or larger PC Office Category P P P P Motor Vehicles Service and repair Private entertainment (indoor)P CUP P INDUSTRIAL USES 10.4.5 research/Testing Laboratory Category P P P P Cottage industry/Studio Category PC PC PC Low-impact Manufacturing Category PC Warehouse/Storage P TRANSPORTATION & INFRASTRUCTURE USES 10.4.6 Principal Parking Category CUP CUP Public or Private utility/Service Category CUP CUP CUP ACCESSORY STRUCTURES & USES 10.4.7 in-Vehicle Sales or Service Accessory Off-Street Parking PC PC PC PC Home Occupation Outdoor Sales Outdoor Dining PC PC PC PC Accessory utility Structures Category PC PC PC PC KEY: P = PerMiTTeD PL = PerMiTTeD iN LiMiTeD STOrieS ONLY PC = PerMiTTeD WiTH CONDiTiONS CUP = reQuireS CONDiTiONAL uSe PerMiT Figure 10.3-19 General Frontage Use Table F. General Frontage Use Requirements. The following defines the permitted uses specific to this Frontage Type. Refer to 10.4 Uses for definitions and conditions of uses. DRAFT Frontage Types General Row Frontage Article IV: Zoning Districts Division 12: Form-Based District 29 10.3.6 GENERAL ROW FRONTAGE The following outlines the requirements for the General Row Frontage Type. A. Intent. The General Row Frontage is a residential building form with multiple units that may share an entrance or be configured to each have their own entrance. The building is set back slightly from the sidewalk and entrances are typically raised on a porch or stoop, providing privacy to residents. B. Applicability. The following defines the requirements specific to this Frontage Type, as designated on the Regulating Maps (refer to 10.1.3 Regulating Maps). C. General Requirements for all Frontage Types. Refer to 10.3.2 General Frontage Type Requirements, 10.3.3 General Design Requirements, and 10.3.11 Explanation of Specific Frontage Type Form Requirements. DRAFT Figure 10.3-20 General Row Frontage Conceptual Illustration 30 City of St. Louis Park May 27, 2015 Frontage Types General Row Frontage D. General Row Frontage Form Requirements. The following defines the requirements specific to this Frontage Type. Refer to 10.3.2 and 10.3.3 for requirements applicable to all Frontage Types. 1. Building Siting. Refer to Figure 10.3-21 General Row Frontage: Building Siting, as well as 10.3.11.A through 10.3.11.E for explanation of building siting requirements. 3.1 BELTLINE 3.2 MINNETONKA 3.3 WOODDALE A MiNiMuM PriMArY LOT LiNe COVerAge 80% (refer to note a) 65% (refer to note a) 80% (refer to note a) B PriMArY BuiLD-TO ZONe 15’ to 25’20’ to 30’15’ to 20’ C SeCONDArY BuiLD-TO ZONe if applicable 10’ to 25’10’ to 20’10’ to 25’ D MiNiMuM SiDe BuiLDiNg SeTBACK 10’ abutting all Frontage Types and single-family uses; 15’ for accessory parking structures E MiNiMuM reAr BuiLDiNg SeTBACK 5’ except 15’ abutting all-residential Frontage Types and single-family uses; and 15’ for accessory parking structures F PArKiNg & LOADiNg LOCATiON Rear parking yard only. Refer to 36-339. 2. Height. Refer to Figure 10.3-22 General Row Frontage: Height Requirements, as well as 10.3.11.F through 10.3.11.G for explanation of height requirements. G MiNiMuM HeigHT 3 stories 2 stories 2 stories MAXiMuM HeigHT 8.5 stories (refer to note b) 4 stories (refer to note c) 5 stories (refer to note c) H ALL STOrieS HeigHT (measured floor-to-floor)10’ to 15’ 10’ to 15’ ’10’ to 15’ 3. Facade & Cap Articulation. Refer to Figure 10.3-23 General Row Frontage: Facade & Cap Requirements, 10.3.11.H through 10.3.11.O for explanation of facade requirements, and 10.3.3 for general design requirements. I MiNiMuM reQuireD TrANSPAreNCY Per STOrY 20% on street facades; 15% on visible side & rear facades J eNTrANCe LOCATiON & NuMBer Principal entrance required on primary facade, minimum 1 per 50’ of building facade. K eNTrANCe reQuireMeNTS Entrance shall be off a stoop minimum 6’ wide & 3’ deep; or a porch minimum 8’ wide & 5’ deep (refer to 10.2.4 for definitions of stoop & porch) L eNTrANCe eLeVATiON Each street entrance shall be within 30” of adjacent street sidewalk average grade OR between 30” and 5’ permitted with visible basement (transparency required) M HOriZONTAL STreeT FACADe DiViSiONS Required within 3’ of the top of the ground story, the bottom of any 5th story, and below the cap N grOuND STOrY VerTiCAL STreeT FACADe DiViSiONS Required at a minimum of every 60’ of facade width O STreeT FACADe VArieTY reQuireD Required per each 90’ of building frontage Required per each 60’ of building frontage Required per each 90’ of building frontage P PerMiTTeD CAP TYPeS Parapet, Flat, Pitched; Tower Parapet, Flat, Pitched Parapet, Flat, Pitched 4. Notes: a. Courtyard. A courtyard up to 35% of the width of the front facade is permitted and may contribute to the minimum primary lot line coverage. Refer to 10.2.4 Definitions for definition of courtyard. b. Step-backed Stories. All stories above the 4th shall be stepped back from the front facade a minimum of 10 feet and a maximum of 30 feet. c. Step-backed Stories. All stories above the 3rd shall be stepped back from the front facade a minimum of 10 feet and a maximum of 30 feet. DRAFT Frontage Types General Row Frontage Article IV: Zoning Districts Division 12: Form-Based District 31 Figure 10.3-22 General Row: Height Requirements Figure 10.3-23 General Row: Facade & Cap Requirements Figure 10.3-21 General Row: Building Siting DRAFT C B D E F PRIMARY STREETSECONDARY STREETPrincipal Building Courtyard (refer to 10.3.6.D.4 Notes) Tower A P J I I I I I I I I I I I Occupied Space required per 10.3.2.G.1 G H H H L M N Rear Lot Line Side Lot LinePrimary Street Frontage LineSecondary Street Frontage LineParking within Building permitted per 10.3.2.G.3 Parking within Building permitted per 10.3.2.7.c 32 City of St. Louis Park May 27, 2015 Frontage Types General Row Frontage 3.1 BELTLINE 3.2 MINNETONKA 3.3 WOODDALE Section Reference RESIDENTIAL & LODGING USES 10.4.2 Single- & Two-Family residences Category P P P Multifamily residential Category P P P Live-Work unit P P P roominghouse P P residential Care Category P P Hotel/inn Category P P CIVIC & INSTITUTIONAL USES 10.4.3 Assembly Category P P P Police/Fire Station PC PC PC Museum/Library Category P education/Academic P Hospital Park Category note: parks only permitted with park frontage COMMERCIAL USES 10.4.4 retail Category, less than 8,000 square feet PC PC PC retail Category, 8,000 square feet or larger Brewery Liquor Store retail, Large item grocery Store Service Category, less than 8,000 square feet PC PC PC Service Category, 8,000 square feet or larger Office Category P P P Motor Vehicles Service and repair Private entertainment (indoor)CUP CUP CUP INDUSTRIAL USES 10.4.5 research/Testing Laboratory Category Cottage industry/Studio Category PC Low-impact Manufacturing Category Warehouse/Storage TRANSPORTATION & INFRASTRUCTURE USES 10.4.6 Principal Parking Category CUP CUP Public or Private utility/Service Category CUP CUP CUP ACCESSORY STRUCTURES & USES 10.4.7 in-Vehicle Sales or Service Accessory Off-Street Parking PC PC PC Home Occupation P P P Outdoor Sales Outdoor Dining Accessory utility Structures Category PC PC PC KEY: P = PerMiTTeD PL = PerMiTTeD iN LiMiTeD STOrieS ONLY PC = PerMiTTeD WiTH CONDiTiONS CUP = reQuireS CONDiTiONAL uSe PerMiT Figure 10.3-24 General Row Frontage Use Table E. General Row Frontage Use Requirements. The following defines the permitted uses specific to this Frontage Type. Refer to 10.4 Uses for definitions and conditions of uses. DRAFT Frontage Types Yardhouse Frontage Article IV: Zoning Districts Division 12: Form-Based District 33 10.3.7 YARDHOUSE FRONTAGE The following outlines the requirements for the Yardhouse Frontage Type. A. Intent. The Yardhouse Frontage is a residential building form with one or more attached or detached units that each have their own entrance. The building is set back slightly from the sidewalk and entrances are typically raised on a porch or stoop, providing privacy to residents. B. Applicability. The following defines the requirements specific to this Frontage Type, as designated on the Regulating Maps (refer to 10.1.3 Regulating Maps). C. General Requirements for all Frontage Types. Refer to 10.3.2 General Frontage Type Requirements, 10.3.3 General Design Requirements, and 10.3.11 Explanation of Specific Frontage Type Form Requirements. DRAFT Figure 10.3-25 Yardhouse Frontage Conceptual Illustration 34 City of St. Louis Park May 27, 2015 Frontage Types Yardhouse Frontage D. Yardhouse Frontage Form Requirements. The following defines the requirements specific to this Frontage Type. Refer to 10.3.2 and 10.3.3 for requirements applicable to all Frontage Types. 1. Building Siting. Refer to Figure 10.3-26 Yardhouse Frontage: Building Siting, as well as 10.3.11.A through 10.3.11.E for explanation of building siting requirements. 4.1 MINNETONKA 4.2 WOODDALE A MiNiMuM PriMArY LOT LiNe COVerAge 50% (refer to note a)50% (refer to note a) B PriMArY BuiLD-TO ZONe 20’ to 30’25’ to 35’ C SeCONDArY BuiLD-TO ZONe if applicable 10’ to 20’10’ to 20’ D MiNiMuM SiDe BuiLDiNg SeTBACK 15’ abutting all Frontage Types and single-family uses; 15’ for accessory parking structures E MiNiMuM reAr BuiLDiNg SeTBACK 5’ except 15’ abutting all-residential Frontage Types and single-family uses; and 15’ for accessory parking structures F PArKiNg, TrASH, & uTiLiTY LOCATiON Rear parking yard only; garage doors on rear facade only (refer to ii.) 2. Height. Refer to Figure 10.3-27 Yardhouse Frontage: Height Requirements, as well as 10.3.11.F through 10.3.11.G for explanation of height requirements. G MiNiMuM HeigHT 2 stories 2 stories MAXiMuM HeigHT 3.5 stories 4 stories H ALL STOrieS HeigHT (measured floor-to-floor)9’ to 14’ 9’ to 14’ 3. Facade & Cap Articulation. Refer to Figure 10.3-28 Yardhouse Frontage: Facade & Cap Requirements, 10.3.11.H through 10.3.11.O for explanation of facade requirements, and 10.3.3 for general design requirements. J MiNiMuM reQuireD TrANSPAreNCY Per STOrY 20% on street facades; 15% on visible side & rear facades K eNTrANCe LOCATiON & NuMBer Principal entrance required on primary facade, minimum 1 per 50’ of building facade. L eNTrANCe reQuireMeNTS Entrance shall be off a stoop minimum 6’ wide & 3’ deep; or a porch minimum 8’ wide & 5’ deep (refer to 10.2.4 for definitions of stoop & porch) K FrONT grOuND STOrY eLeVATiON Each street entrance shall be within 30” of adjacent street sidewalk average grade OR between 30” and 5’ permitted with visible basement (transparency required) N HOriZONTAL STreeT FACADe DiViSiONS Required within 3’ of the top of the ground story, the bottom of any 5th story, and below the cap O grOuND STOrY VerTiCAL STreeT FACADe DiViSiONS Required at a minimum of every 60’ of facade width P STreeT FACADe VArieTY reQuireD Required per each 90’ of building frontage Required per each 60’ of building frontage Q PerMiTTeD CAP TYPeS Parapet, Flat, Pitched; Tower Parapet, Flat, Pitched 4. Notes: a. Courtyard. For every 3 units located in the Primary or Secondary Build-to Zone, one unit may front a courtyard. Refer to 10.2.4 Definitions for definition of courtyard. b. Garages. Attached garages are considered part of the principal structure. Detached garages shall meet all setbacks unless an alley is present. Refer to 10.4.G.2 for specifics on accessory structures. DRAFT Frontage Types Yardhouse Frontage Article IV: Zoning Districts Division 12: Form-Based District 35 General Residential Edge DRAFT Figure 10.3-27 Yardhouse: Height Requirements Figure 10.3-28 Yardhouse: Facade & Cap Requirements Figure 10.3-26 Yardhouse: Building Siting C B C B B B F PRIMARY STREETSECONDARY STREETA D E J J J J J J J J J J J JJJJJJ J J J J J J J Occupied Space required per 10.3.2.7.a G H H H I N Q Rear Lot Line Side Lot LineC F F F F F PRIMARY STREET PRIMARY STREETSECONDARY STREETSECONDARY STREETD E E Rear Lot Line Rear Lot Line Side Lot LineK Primary Street Frontage Line Primary Street Frontage Line Courtyard (refer to 10.3.7.D.4 Notes) Courtyard Siting Option.Secondary Street Frontage LineSecondary Street Frontage LineSide Lot LinePrimary Street Frontage LineSecondary Street Frontage LineParking within Building permitted per 10.3.2.7.c Parking within Building permitted per 10.3.2.7.c Principal Building Principal Buildingunit unitunitunitunit driveway driveway drivewaydrivewaydrivewayunit unit unit unit unit unit unit unit unit unit unitunitunitunitunitunitunitunitunitunitunitunitunitunitunitunitunitunitunit 36 City of St. Louis Park May 27, 2015 Frontage Types Yardhouse Frontage 4.1 MINNETONKA 4.2 WOODDALE Section Reference RESIDENTIAL & LODGING USES 10.4.3 Single- & Two-Family residences Category P P Multifamily residential Category P P Live-Work unit P roominghouse P residential Care Category P Hotel/inn Category PC CIVIC & INSTITUTIONAL USES 10.4.4 Assembly Category Police/Fire Station Museum/Library Category P education/Academic Hospital Park Category note: parks only permitted with park frontage COMMERCIAL USES 10.4.5 retail Category, less than 8,000 square feet retail Category, 8,000 square feet or larger Brewery Liquor Store retail, Large item grocery Store Service Category, less than 8,000 square feet Service Category, 8,000 square feet or larger Office Category Motor Vehicles Service and repair Private entertainment (indoor) INDUSTRIAL USES 10.4.6 research/Testing Laboratory Category Cottage industry/Studio Category Low-impact Manufacturing Category Warehouse/Storage TRANSPORTATION & INFRASTRUCTURE USES 10.4.7 Principal Parking Category Public or Private utility/Service Category CUP CUP ACCESSORY STRUCTURES & USES 10.4.8 in-Vehicle Sales or Service Accessory Off-Street Parking PC PC Home Occupation P P Outdoor Sales Outdoor Dining Accessory utility Structures Category PC PC KEY: P = PerMiTTeD PL = PerMiTTeD iN LiMiTeD STOrieS ONLY PC = PerMiTTeD WiTH CONDiTiONS CUP = reQuireS CONDiTiONAL uSe PerMiT Figure 10.3-29 Yardhouse Frontage Use Table E. Yardhouse Frontage Use Requirements. The following defines the permitted uses specific to this Frontage Type. Refer to 10.4 Uses for definitions and conditions of uses. DRAFT Frontage Types Workshop/Warehouse Frontage Article IV: Zoning Districts Division 12: Form-Based District 37 10.3.8 WORKSHOP/WAREHOUSE FRONTAGE The following outlines the requirements for the Workshop/Warehouse Frontage Type. A. Intent. The Workshop/Warehouse Frontage accommodates a variety of commercial, civic, and industrial uses. It permits a lower level of ground floor transparency and up to three single vehicle bays with garage door access on the facade. Workshop/Warehouse Frontages are still intended to be built close to the front and corner property lines, allowing easy access to passing pedestrians and transit riders. B. Applicability. The following defines the requirements specific to this Frontage Type, as designated on the Regulating Maps (refer to 10.1.3.) C. General Requirements for all Frontage Types. Refer to 10.3.2 General Frontage Type Requirements, 10.3.3 General Design Requirements, and 10.3.11 Explanation of Specific Frontage Type Form Requirements. DRAFT Figure 10.3-30 Workshop/Warehouse Frontage Conceptual Illustration 38 City of St. Louis Park May 27, 2015 Frontage Types Workshop/Warehouse Frontage D. Workshop/Warehouse Frontage Form Requirements. The following defines the requirements specific to this Frontage Type. Refer to 10.3.2 and 10.3.3 for requirements applicable to all Frontage Types. 1. Building Siting. Refer to Figure 10.3-31 Workshop/Warehouse Frontage: Building Siting, as well as 10.3.11.A through 10.3.11.E for explanation of building siting requirements. 5.1 GORHAM 5.2 CAMBRIDGE A MiNiMuM PriMArY LOT LiNe COVerAge (refer to note a) 60% (refer to note a) 60% (refer to note a) B PriMArY BuiLD-TO ZONe 10’ to 15’15’ to 25’ C SeCONDArY BuiLD-TO ZONe if applicable 10’ to 20’10’ to 20’ D MiNiMuM SiDe BuiLDiNg SeTBACK 5’ abutting all Frontage Types except 15’ abutting all-residential Frontage Types and single-family uses; 15’ for accessory parking structures E MiNiMuM reAr BuiLDiNg SeTBACK 5’ except 15’ abutting all-residential Frontage Types and single-family usesand 15’ for accessory parking structure F PArKiNg & LOADiNg LOCATiON Rear parking yards or limited side parking yard; see note b for permitted street facade loading 2. Height. Refer to Figure 10.3-32 Workshop/Warehouse Frontage: Height Requirements, as well as 10.3.11.F through 10.3.11.G for explanation of height requirements. G MiNiMuM HeigHT 1 stories 1 stories MAXiMuM HeigHT 3 stories 3 stories H PriMArY grOuND STOrY HeigHT (measured floor-to-floor)12’ to 18’15’ to 24’ (refer to note c) I ALL OTHer STOrieS HeigHT (measured floor-to-floor)10’ to 15’10’ to 15’ 3. Facade & Cap Articulation. Refer to Figure 10.3-33 Workshop/Warehouse Frontage: Facade & Cap Requirements, 10.3.11.H through 10.3.11.O for explanation of facade requirements, and 10.3.3 for general design requirements. K MiNiMuM reQuireD TrANSPAreNCY Per STOrY 20% on primary street facade, 15% on secondary street facade L eNTrANCe LOCATiON & NuMBer Principal entrance required on street or side facade M eNTrANCe reQuireMeNTS Entrance shall be off a stoop, minimum 4’ deep & 8’ wide N eNTrANCe eLeVATiON Each street entrance shall be within 30” of adjacent street sidewalk average grade OR between 30” and 5’ permitted with visible basement (transparency required) O HOriZONTAL STreeT FACADe DiViSiONS Required within 3’ of the top of the ground story, the bottom of any 5th story, and below the cap P grOuND STOrY VerTiCAL STreeT FACADe DiViSiONS Required at a minimum of every 32’ of facade width Q STreeT FACADe VArieTY reQuireD Required per each 60’ of building frontage for buildings over 150’ in width R PerMiTTeD CAP TYPeS Parapet, Flat 4. Notes. a. Courtyard. A courtyard up to 35% of the width of the front facade is permitted and may contribute to the minimum primary lot line coverage. Refer to 10.2.4 Definitions for definition of courtyard. b. Loading on Street Facade. Up to 3 loading bays may be located on one street facade of any building, provided the bays do not occupy more than 35% of that street facade width and the garage doors on the bays have a minimum of 60 percent glass. c. Tall Stories. 18’ or more in floor-to-floor ground story height counts as 2 stories towards maximum building height. DRAFT Frontage Types Workshop/Warehouse Frontage Article IV: Zoning Districts Division 12: Form-Based District 39 DRAFT Figure 10.3-31 Workshop/Warehouse Frontage: Building Siting C B D E F F PRIMARY STREETSECONDARY STREETPrincipal Building Courtyard (see 10.3.8.D.4 Notes) A Figure 10.3-32 Workshop/Warehouse Frontage: Height Requirements Figure 10.3-33 Workshop/Warehouse Frontage: Facade & Cap Requirements L P K K N Occupied Space required per 10.3.2.7.a G H I Front loading bays permitted (see 36- 345(d)(4) Notes. O R Rear Lot Line Side Lot LinePrimary Street Frontage LineSecondary Street Frontage LineParking within Building permitted per 10.3.2.7.c Parking within Building permitted per 10.3.2.7.c 40 City of St. Louis Park May 27, 2015 Frontage Types Workshop/Warehouse Frontage 5.1 GORHAM 5.2 CAMBRIDGE Section Reference RESIDENTIAL & LODGING USES 10.4.2 Single- & Two-Family residences Category Multifamily residential Category Live-Work unit roominghouse residential Care Category Hotel/inn Category CIVIC & INSTITUTIONAL USES 10.4.3 Assembly Category Police/Fire Station PC PC Museum/Library Category P P education/Academic P P Hospital Park Category note: parks only permitted with park frontage COMMERCIAL USES 10.4.4 retail Category, less than 8,000 square feet PC PC retail Category, 8,000 square feet or larger CUP CUP Brewery Liquor Store retail, Large item P P grocery Store Service Category, less than 8,000 square feet PC PC Service Category, 8,000 square feet or larger CUP CUP Office Category P P Motor Vehicles Service and repair PC Private entertainment (indoor)P P INDUSTRIAL USES 10.4.5 research/Testing Laboratory Category P P Cottage industry/Studio Category PC PC Low-impact Manufacturing Category P P Warehouse/Storage P P TRANSPORTATION & INFRASTRUCTURE USES 10.4.6 Principal Parking Category CUP CUP Public or Private utility/Service Category CUP CUP ACCESSORY STRUCTURES & USES 10.4.7 in-Vehicle Sales or Service Accessory Off-Street Parking P P Home Occupation Outdoor Sales Outdoor Dining Accessory utility Structures Category PC PC KEY: P = PerMiTTeD PL = PerMiTTeD iN LiMiTeD STOrieS ONLY PC = PerMiTTeD WiTH CONDiTiONS CUP = reQuireS CONDiTiONAL uSe PerMiT Figure 10.3-34 Warehouse/Workshop Frontage Use Table E. Workshop/Warehouse Frontage Use Requirements. The following defines the permitted uses specific to this Frontage Type. Refer to 10.4 Uses for definitions and conditions of uses. DRAFT Frontage Types Civic Frontage Article IV: Zoning Districts Division 12: Form-Based District 41 10.3.9 CIVIC FRONTAGE The following outlines the requirements for the Civic Frontage Type. A. Intent. The Civic Frontage is the most flexible Frontage Type in terms of form, but is limited to very specific uses, mainly civic and institutional uses. These buildings are often distinctive landmarks within a community, and could be designed as iconic structures. B. Applicability. The following defines the requirements specific to this Frontage Type. This Frontage Type is permitted in any location on the Regulating Maps (refer to 10.1.3 Regulating Maps), limited by the uses permitted in the Use Table (refer to 10.3.I.5). C. General Requirements for all Frontage Types. Refer to 10.3.2 General Frontage Type Requirements, 10.3.3 General Design Requirements, and 10.3.11 Explanation of Specific Frontage Type Form Requirements. DRAFT Figure 10.3-35 Civic Frontage Conceptual Illustration 42 City of St. Louis Park May 27, 2015 Frontage Types Civic Frontage D. Civic Frontage Form Requirements. The following defines the requirements specific to this Frontage Type. Refer to 10.3.2 and 10.3.3 for requirements applicable to all Frontage Types. 1. Building Siting. Refer to Figure 10.3-36 Civic Frontage: Building Siting, as well as12.3.K.1 through 10.3.11.E for explanation of building siting requirements. ALL LOCATIONS A MiNiMuM PriMArY LOT LiNe COVerAge 65% B PriMArY SeTBACK 20’ (refer to note a) C SeCONDArY SeTBACK, iF APPLiCABLe 15’ (refer to note a) D MiNiMuM SiDe BuiLDiNg SeTBACK 5’ abutting all Frontage Types except 15’ abutting existing single-family uses; 15’ for accessory parking structure E MiNiMuM reAr BuiLDiNg SeTBACK 5’ except 15’ abutting residential uses and 15’ for accessory parking structures F PArKiNg/gArAge LOCATiON Rear parking yard and side for surface lots; rear parking yard for accessory structured parking 2. Height. Refer to Figure 10.3-37 Civic Frontage: Height Requirements, as well as 10.3.11.F through 10.3.11.G for explanation of height requirements. G MiNiMuM HeigHT 1 stories MAXiMuM HeigHT 3.5 stories H PriMArY grOuND STOrY HeigHT (measured floor-to-floor) 10’ to 24’ (refer to note b.) I ALL OTHer STOrieS HeigHT (measured floor-to-floor)10’ to 15’ 3. Facade & Cap Articulation. Refer to Figure 10.3-38 Civic Frontage: Facade & Cap Requirements, 10.3.11.H through 10.3.11.O for explanation of facade requirements, and 10.3.3 for general design requirements. J MiNiMuM reQuireD TrANSPAreNCY Per STOrY 20% on street facades; 15% on visible side & rear facades K eNTrANCe LOCATiON & NuMBer Principal entrance required on primary facade, minimum 1 per 100’ of building facade. L eNTrANCe reQuireMeNTS Entrance shall be off a stoop, minimum 4’ deep & 8’ wide M eNTrANCe eLeVATiON Each street entrance shall be within 30” of adjacent street sidewalk average grade OR between 30” and 5’ permitted with visible basement (transparency required) N HOriZONTAL STreeT FACADe DiViSiONS Not required O grOuND STOrY VerTiCAL STreeT FACADe DiViSiONS Not required P STreeT FACADe VArieTY reQuireD Not required Q PerMiTTeD CAP TYPeS Parapet, Flat, Pitched, other permitted by special permit (see note x); Tower 4. Notes: a. Setbacks: Unlike all other Frontage Types, the Civic Frontage uses a setback line to locate the building anywhere on the lot beyond the setback line. The street-facing yard(s) defined by the building facades are required to be landscaped per 10.3.2.4 Treatment of Street Yards & Setbacks. b. Tall Stories. 18’ or more in floor-to-floor ground story height counts as 2 stories towards maximum building height. DRAFT Frontage Types Civic Frontage Article IV: Zoning Districts Division 12: Form-Based District 43 DRAFT Figure 10.3-37 Civic Frontage: Height Requirements Figure 10.3-38 Civic Frontage: Facade & Cap Requirements M Q N K K O KK KK K K K K K K Occupied Space required per 10.3.2.7.a G H I I Figure 10.3-36 Civic Frontage: Building SIting C D E PRIMARY STREETSECONDARY STREETPrincipal Building A B F F Rear Lot Line Side Lot LinePrimary Street Frontage LineSecondary Street Frontage LineParking within Building permitted per 10.3.2.7.c Parking within Building permitted per 10.3.2.7.c 44 City of St. Louis Park May 27, 2015 Frontage Types Civic Frontage E. Civic Frontage Use Requirements. The following defines the permitted uses specific to this Frontage Type. Refer to 10.4 Uses for definitions and conditions of uses. ALL LOCATIONS Section Reference RESIDENTIAL & LODGING USES 10.4.2 Single- & Two-Family residences Category Multifamily residential Category Live-Work unit roominghouse residential Care Category Hotel/inn Category CIVIC & INSTITUTIONAL USES 10.4.3 Assembly Category P Police/Fire Station PC Museum/Library Category P education/Academic P Hospital P Park Category note: parks only permitted with park frontage COMMERCIAL USES 10.4.4 retail Category, less than 8,000 square feet retail Category, 8,000 square feet or larger Brewery Liquor Store retail, Large item grocery Store Service Category, less than 8,000 square feet Service Category, 8,000 square feet or larger Office Category Motor Vehicles Service and repair Private entertainment (indoor)CUP INDUSTRIAL USES 10.4.5 research/Testing Laboratory Category Cottage industry/Studio Category Low-impact Manufacturing Category Warehouse/Storage TRANSPORTATION & INFRASTRUCTURE USES 10.4.6 Principal Parking =Category Public or Private utility/Service Category ACCESSORY STRUCTURES & USES 10.4.7 in-Vehicle Sales or Service Accessory Off-Street Parking Home Occupation Outdoor Sales Outdoor Dining Accessory utility Structures Category KEY: P = PerMiTTeD PL = PerMiTTeD iN LiMiTeD STOrieS ONLY PC = PerMiTTeD WiTH CONDiTiONS CUP = reQuireS CONDiTiONAL uSe PerMiT Figure 10.3-39 Civic Frontage Use Table DRAFT Frontage Types Parking Ramp Frontage Article IV: Zoning Districts Division 12: Form-Based District 45 10.3.10 PARKING RAMP FRONTAGE The following defines the requirements specific to this Frontage Type. A. Intent. This frontage is intended to address the design of parking structures located at the street frontage, requiring high quality materials, and an appropriate scale for the components of the facade at the pedestrian realm. B. Applicability. All principal and accessory parking ramps located with a facade at a street frontage shall meet the following requirements. C. Permitted Locations. Refer to 10.4 Uses and Use Tables for each Frontage Type location for permitted parking ramps. 1. Principal Use. Parking ramps as the principal use on the lot require a conditional use permit (refer to 36-33 Conditional Use Permits) in any Frontage Type location designated on the Regulating Maps. 2. Accessory Use. Parking ramps as accessory use on a lot are permitted per the Use Tables for each Frontage Type. D. General Requirements for all Frontage Types. Refer to 10.3.2 General Frontage Type Requirements, 10.3.3 General Design Requirements, and 10.3.11 Explanation of Specific Frontage Type Form Requirements. Entry Tower Cap Vehicular Entrance Vertical Divisions Blank Wall Limitations and No Ramps or Slopes Figure 10.3-40 Example of Parking Ramp Frontage E. Parking Ramp Frontage Form Requirements. Refer to Figure 10.3-40 Example of Permitted Parking ramp for one example of a parking ramp illustrating several of these requirements. 1. Materials. Primary and secondary material requirements shall be met on all street facades. Additional permitted secondary material is stained, finished concrete. Refer to 10.3.3 General Design Requirements. 2. Ramps. Ramps and slopes shall be located in the rear or side of the struture, or on secondary frontages as designated in 10.1.3 Regulating Maps. 3. Facade Divisions. Vertical divisions a minimum of 60% of the height of the structure are required every 30 feet to de-emphasize the horizontal decks. Divisions shall be a minimum of 2 feet in width with a minimum projection of 2 inches. 4. Blank Wall Limitations. No rectangular area greater than 30 percent of any story’s facade, as measured from floor-to-floor, and no horizontal segment of a story’s facade greater than 15 feet in width may be solid, blank wall. 5. Entry Tower. A defined pedestrian entrance/ exit is required separate from the vehicular entrance and directly accessing the sidewalk. Refer to 10.3.11.O.5 Tower. If the space is enclosed, windows are required to meet a transparency rate of 65 percent. Refer to 10.3.11.H Minimum Required Transparency. 6. Cap. The top story of the parking ramp shall include a parapet or cap type along the street facades. Refer to 10.3.11.O Permitted Cap Types. 7. Vehicular Entrances. Driveways shall be no wider than 20 feet and the entrance and exit should be split if possible. Access should be located on a non-primary street, when feasible. No more than 2 access points shall be located on any one street, totaling no more than 24 feet of drives crossing sidewalk. 8. Signs. Signs are not permitted on parking ramps. DRAFT 46 City of St. Louis Park May 27, 2015 Frontage Types Explanation of Specific Frontage Type Form Requirements 10.3.11  EXPLANATION OF SPECIFIC FRONTAGE TYPE FORM REQUIREMENTS The following explains the form requirements outlined for each specific Frontage Type, located in 10.3.4 through 10.3.10, for each Frontage Type. A. Building Siting: Minimum Primary Lot Line Coverage. This line item in the table defines the minimum percentage of street wall or building facade required along the street for each Primary Frontage Type. 1. Measurement. The width of the principal structure, as measured within the front build-to zone, shall be divided by the maximum width of the front build-to zone, not including corner side. Refer to Figure 10.3-41 Minimum Primary Lot Line Coverage for an illustration. 2. Exceptions. The following exceptions may apply: the following exceptions. a. Courtyards. When noted on the Frontage Type form requirements, a courtyard (as defined in 10.2.4 Definitions) located along the facade in the build-to zone may count towards the minimum coverage. b. Driveways. When a driveway is permitted per 10.3.2.E Driveways, is located at a primary lot line, and side yard parking is not utilized, a driveway width of 22 feet may be deducted from the width of the build-to zone and is not included in the calculation of the minimum primary lot line. B. Primary & Secondary Build-to Zones. Refer to 10.2.4 Definitions for the definition of build-to zone and a comparison to the term “setback.” The primary build-to zone is located along a Primary Frontage of a lot, as designated on the Regulating Maps (refer to 10.1.3). 1. Measurement. Build-to zones are measured from the associated lot line into the lot, parallel to the lot line. Refer to Figure 10.3-42 Build-to Zones for an illustration. 2. Encroachments. Awnings and signage are permitted to encroach beyond the build-to zone. 3. Intersection of Two Build-to Zones. All buildings located on corner lots shall be built to the corner unless otherwise stated. The corner of the lot is defined as the intersection of the two Build-to Zones. Refer to Figure 10.3-42 Build-to PRIMARY STREETSECONDARY STREETPrimary Build-to Zone Secondary Build-to Zone Side Setback Lines Rear Setback Line Corner of lot Figure 10.3-42 Build-to Zones Figure 10.3-41 Minimum Primary Lot Line Coverage Primary Build-to Zone Width of Building within Primary Build-to Zone Lot Width Side Setback Lines Rear Setback Line Width of Building within Primary Build-to Zone Lot Width minus Minimum Side Setbacks = Primary Frontage Lot Line Coverage DRAFT Frontage Types Explanation of Specific Frontage Type Form Requirements Article IV: Zoning Districts Division 12: Form-Based District 47 Zones. Courtyards, per definition, cannot be located in this area. C. Side Setback. The side building setback for all lots is located along the side lot line, the lot line perpendicular to a primary street and between two lots. 1. Setback Distance. The minimum building setback distance is determined by the Frontage Type of the property and the Frontage Type or existing use of the abutting property to the side lot line per the Frontage Type Form Requirements for each Frontage Type. Refer to Figure 10.3-43 Side and Rear Setback Locations. 2. Accessory Garages or Parking Structures. For all Frontage Types unless otherwise noted on the Form Requirements for each Frontage Type, Accessory Parking Structures may not be located closer than 15 feet to the side lot line. D. Rear Setback. The rear building setback for all lots is located along the rear lot line, the lot line perpendicular to a secondary street and between 2 lots or on the interior of the block with no connection to a street lot line. 1. Setback Distance. The minimum building setback distance is determined by the Frontage Type of the property and the Frontage Type or existing use of the abutting property to the rear lot line per the Frontage Type Form Requirements for each Frontage Type. Refer to Figure 10.3-43 Side and Rear Setback Locations. 2. Accessory Garages or Parking Structures. For all Frontage Types unless otherwise noted on the Form Requirements for each Frontage Type, Accessory Parking Structures may not be located closer than 15 feet to the side lot line. E. Parking, Trash, Loading, & Utility Location. The Form Requirements for each Frontage Type define the permitted yards within which surface parking lots and accessory parking structures may be located. Refer to 10.2.4 Definitions for yard definition and Figure 10.3-44 Surface Parking Location. 1. Street Yards. Parking is not permitted in any street yard. Refer to 10.2.4 Definitions. 2. Parking Yard - Rear. Parking may be permitted in the rear of the lot, but may not encroach 30'-0"30'-0"Figure 10.3-43 Side and Rear Setbacks Locations PRIMARY STREETSECONDARY STREET Rear Setback Lines Rear Setback Lines Side Setback LinesSide Setback LinesFigure 10.3-44 Surface Parking Location PRIMARY STREETSECONDARY STREETPrincipal Building Parking Yard- Rear Limited Parking Yard - Side into the minimum rear and side setback areas and shall be fully screened from the front by the building. Refer to 10.3.2.D Treatment of Street Yards & Setbacks. Note that accessory parking structures have separate side and rear setbacks. 3. Limited Parking Yard - Side. When Limited Parking -Side is permitted per the Form Requirements of each Frontage Type, the following applies: a. Location. The parking is permitted only to the side parking yard of the building (refer to 10.3.2.D.2) and may not encroach into the minimum side yard setback. b. Limited Width. Up to one double-loaded aisle of surface parking is permitted with a maximum width of 65 feet. c. Perpendicular to the Street. The parking lot shall be located perpendicular to the street with the centerline of the drive aisle perpendicular to the centerline of the street. DRAFT 48 City of St. Louis Park May 27, 2015 Frontage Types Explanation of Specific Frontage Type Form Requirements d. Accessory Parking Structures. Accessory parking structures are not permitted in the side yard of a Primary Frontage. 4. Garage Entrances. Vehicular entrances to structured parking within the building are noted in the Form Requirements for each Frontage Type, and generally shall be located on the rear facade, unless otherwise noted. 5. Refuse, Utility, & Loading Location. Loading, refuse and recycling collection, & utilities shall occur in the rear yard, unless otherwise noted in the Form Requirements for each Frontage Type. Refer to 36-364(e) Screening for screening requirements. F. Minimum and Maximum Heights. Minimum and maximum heights are defined in stories for each Frontage Type in the Form Requirements. 1. Minimum Height. Minimum heights are defined to required a minimum number of stories on the primary facade of the building. The building must meet the minimum required height for the first 30 feet of occupiable building space measured from the primary facade into the building. Refer to Figure 10.3-45 Minimum Height. 2. Maximum Height. Maximum heights apply to entire building with the exception of lots with more than one Frontage Type: a. Lots with More than One Frontage Type. For lots with more than one Frontage Type, the maximum heights of each Frontage Type applies up to the first 70 feet from Figure 10.3-46 Example Application of Maximum Height for Lot with More than One Frontage Type the primary facade. The lowest maximum height applies to the remaining portion of the lot. Refer to Figure 10.3-46 Example Application of Maximum Height for Lot with More than One Frontage Type. 3. Measuring Height in Stories. The following applies to all minimum and maximum height requirements defined per Frontage Type. a. Half Stories. Half stories are located either completely within the roof structure or in a visible basement exposed a maximum of one half story above grade. b. Two Half Stories. A building incorporating both a half story within the roof and a visible basement shall count the height of the two half stories as one full story. c. Step-Backed Heights. When noted on the Form Requirements for a Frontage Type, a building facade may be required to step-back as the height increases. The upper stories of any building facade with street frontage shall then be set back a designated amount beyond the building facade of the lower stories. All facade requirements (such as transparency, divisions, materials) apply to the stepped- back facade. d. Tall Stories. When noted on the Form Requirements of a Frontage Type, taller floor-to-floor heights may count as 2 stories. Refer to 10.3.11.G.3 Taller Spaces, below. e. Clearly Visible Floor Delineation. Floors within the building shall be visibly DRAFT 30 feet 30 feet Minimum Height Required within Shaded Area within first 30 feet of Frontage Figure 10.3-45 Minimum Height 70 feet 70 feet Maximum Height for Frontage Type A Applies Lowest Maximum Height Applies Taller Maximum Height Applies FRONTA G E T Y P E A FRONTAGE TYPE BMaximum Height for Frontage Type B Applies Frontage Types Explanation of Specific Frontage Type Form Requirements Article IV: Zoning Districts Division 12: Form-Based District 49 delineated on the street facades by the use of expression lines or the layout of the windows. G. Floor-to-floor Heights per Story. Each story is measured with a range of permitted floor-to-floor heights. Refer to Figure 10.3-47 Measuring Stories with Floor-to-Floor Height. 1. Measurement. Floor height is measured in feet between the floor of a story to the floor of the story above it. Minimum and maximum floor-to-floor heights are required to be met on floors touching street facades, a minimum of 80 percent of each story. 2. Single Story Buildings & Top Floor Measurement. For single story buildings and the uppermost story of a multiple story building, floor-to-floor height shall be one foot less than noted per Frontage Type and measured from the floor of the story to the ceiling. 3. Taller Spaces. Floor-to-floor heights over the maximums may be located along any non-street facade, but shall count as 2 stories towards the overall height of the building. H. Minimum Required Transparency. Per the Form Requirements of each Frontage Type, a minimum Figure 10.3-48 Measuring Minimum Ground Story Transparency Figure 10.3-49 Measuring Minimum Facade Transparency 2’ 8’ Grade Grade Ground Story Ground Story Upper Story Upper Stories Roof Type Roof Type Figure 10.3-47 Measuring Stories with Floor-to-Floor Height amount of transparency is required on all stories of all facades. 1. Measurement. Minimum facade transparency is measured from floor-to-floor of each story separately. Refer to Figure 10.3-49 Measuring Minimum Facade Transparency. Transparency, defined in 10.2.4 Definitions, includes windows and any glass in doors that is highly transparent with low reflectance. The measurement may include the frame, mullions, and muntins, but shall not include trim or casing. 2. Blank Wall Segments. No more than a 15-foot wide section, measured horizontally, and no more than 30 percent of any story shall be without transparency. 3. Exception. When a facade of any story is located within 3 feet of a parallel building facade, no minimum transparency is required for that story. 4. Minimum Ground Story Transparency. When required by the Frontage Type, ground story transparency shall be measured between 2 feet and 8 feet from the average grade at the base of the facade. Minimum ground story Upper Story Upper Story Ground Story Ground Story = Transparency Included in Calculation (Numerator) = Area of Overall Measurement (Denominator) Half Story = Percent Transparency DRAFT 50 City of St. Louis Park May 27, 2015 Frontage Types Explanation of Specific Frontage Type Form Requirements L. Horizontal Facade Divisions. When required by the Form Requirements of the Frontage Type, a horizontally oriented expression line or form shall divide portions of the facade into horizontal divisions. Elements may include a cornice, belt course, molding, string courses, or other continuous horizontal ornamentation. 1. Shadow Line. The expression line or horizontal element shall be a minimum of 1.5 inches deep, casting a shadow during most parts of the day. 2. Length. The expression line or horizontal element shall extend a minimum of 90 percent of the width of the facade. M. Ground Story Vertical Divisions. When required by the Form Requirements of the Frontage Type, a vertically oriented expression line or form shall divide the ground story facade into increments no greater than the dimension shown. Elements may include a column, pilaster, or other continuous vertical ornamentation. 1. Measurement. The spacing of the vertical divisions shall be measured along the base of the facade, and shall extend a minimum of 80 percent from the average grade of the facade elevation to the interior ceiling. N. Facade Variety Requirements. When required by the Form Requirements of the Frontage Type, building design shall vary between designated vertical facade divisions and from adjacent buildings per the following. Refer to Figure 10.3-50 Building with Facade Variety for an example. 1. Material or Color Variety. The type of dominant material or color, scale, or orientation of that material shall vary between the noted divisions and from adjacent buildings. transparency supersedes the overall minimum transparency required for the Frontage Type. Refer to Figure 10.3-48 Measuring Minimum Ground Story Transparency. 5. Tall Stories. Stories that are 18 feet or taller in height shall be counted as 2 stories for the purpose of calculating minimum facade transparency, with each horizontal half of the story calculated separately. 6. Half Stories. All half stories located within roof structure and visible basements are required to meet the minimum transparency. I. Entrance Location & Number. The principal entrance shall be the entrance and address location of the building or space. 1. Location. The principal entrance shall be located per the Frontage Type, generally on the primary facade of the building. 2. Number. The number of required entrances is set to activate the street, encouraging pedestrian activity along the frontages. J. Entrance Requirements. Entrance requirements apply to all street entrances of the Frontage Type. 1. Type. Entrance requirements may list an appropriate type or types that are permitted, including a recessed entry, stoop, or porch entrance. Refer to 10.2.4 Definitions for definitions and illustrations of a stoop or porch. 2. Dimensions. Entrance requirements may define specific minimum or maximum dimensions for each permitted type, intending to provide appropriate transition spaces between the public space of the sidewalk and the private interior of the building. 3. Other. Other requirements may be listed and defined by Frontage Type in this section of the Form Requirements table. K. Entrance Elevation. Each Frontage Type may include a requirement for the elevation level of the principal or all street entrances on the ground story. 1. Measurement. The elevation shall be measured in relation to the closest street sidewalk to the elevation of the floor directly inside the doorway. Figure 10.3-50. Building with Facade Variety. DRAFT Frontage Types Explanation of Specific Frontage Type Form Requirements Article IV: Zoning Districts Division 12: Form-Based District 51 Figure 10.3-51 Parapet Cap Type Cap Height Expression Lines upper floor b. Multi-Story Buildings. Slopes less than 4:12 are permitted to occur on second story or higher roofs. c. Configurations. The following pitched roof configurations are permitted. i. Hipped, gabled, and a combination of hips and gables with or without dormers are permitted. Gambrel roofs are permitted with the ridge perpendicular to the front lot line. ii. Butterfly roofs (inverted gable roof) are permitted with a maximum height of 8 feet, inclusive of overhang. iii. Parallel Ridge Lines. A gabled end or perpendicular ridge line shall occur at least every 100 feet of roof. (Refer to 10.3-52 Pitched Cap Type). iv. On one and 1.5 story buildings, one dormer is required for every segment of uninterrupted parallel ridge line of 40 feet in length. Parallel Ridge Line with Gable Roof Slope upper floor Cap Type & Height Pitched Cap Type (Gable Roof) Roof Slope upper floor Cap Type & Height Cap Type & Roof Height Low Pitched Roof Cap Type (Hip Roof) Roof Slope upper floor Figure 10.3-52 Pitched Cap Type 2. Additional Variety. At least 2 of the following shall vary between the noted divisions and from adjacent buildings. a. A courtyard along the frontage. b. A vertical recess or projection, a minimum of 3 feet deep, extending a minimum of 3 stories in height. c. A horizontal step-back of upper floors from the front facade, a minimum of 10 feet and a maximum of 30 feet. d. A change in cap type. e. A change in the fenestration pattern of more than 50 percent. O. Permitted Cap Types. The following define the requirements for cap types permitted on the Form Requirements table per each Frontage Type. 1. Parapet Cap Type. (Refer to Figure 10.3-51 Parapet Cap Type). A parapet is a low wall projecting above a roof along the perimeter of the building. It can be utilized with a flat, low pitched, or barrel vault roof. a. Parapet Height. Height is measured from the top of the upper story to the top of the parapet. Minimum height is 2 feet with a maximum height of 6 feet. b. Horizontal Expression Lines. An expression line shall define the parapet from the upper stories of the building and shall also define the top of the cap. c. Occupied Space. Occupied space shall not be incorporated behind this cap type. 2. Pitched Cap Type. (Refer to Figure 10.3-52 Pitched Cap Type). This cap type has a sloped or pitched roof. Slope is defined as the vertical rise in proportion to the horizontal span or run. a. Permitted Pitch. The main portion of the roof shall not be sloped less than a 4:12 (rise:run) or more than 18:12. DRAFT 52 City of St. Louis Park May 27, 2015 Frontage Types Explanation of Specific Frontage Type Form Requirements d. Maximum Cap Height. Pitched roofs without occupied space and/or dormers shall have a maximum height on street- facing facades equal to the maximum floor height permitted for the Frontage Type. e. Occupied Space. Occupied space may be incorporated behind this cap type. 3. Flat Cap Type. (Refer to Figure 10.3-53). This cap type has a flat roof with overhanging eaves. a. Configuration. Roofs with no visible slope are acceptable. Eaves are required on all street facing facades. b. Eave Depth. Eave depth is measured from the building facade to the outside edge of the eave. Eaves shall have a depth of at least 14 inches. c. Eave Thickness. Eave thickness is measured at the outside edge of the eave, from the bottom of the eave to the top of the eave. Eaves shall be a minimum of 8 inches thick. d. Interrupting Vertical Walls. Vertical walls may interrupt the eave and extend above the top of the eave with no discernible cap. i. No more than one-half of the front facade can consist of an interrupting vertical wall. ii. Vertical walls shall extend no more than 4 feet above the top of the eave. e. Occupied Space. Occupied space shall not be incorporated behind this cap type. 4. Barrel Cap Type. (Refer to Figure 10.3-54). This cap type has a barrel vaulted roof and may be combined with the parapet cap type. a. Configuration. The barrel vault of the roof shall run perpendicular to the front facade. Eaves may or may not be utilized. b. Vault Height. The vault height shall not exceed half the vault width. c. Parapet. When a parapet wall screens the vault from the street, the parapet cap type regulations (refer to 10.3.11.O.1) shall be used. Figure 10.3-53 Example of Flat Cap Type Figure 10.3-54 Example of Barrel Cap Type CapVault Height Cap Eave Depth Eave Thickness Vertical Wall Plane upper flo o r DRAFT Frontage Types Explanation of Specific Frontage Type Form Requirements Article IV: Zoning Districts Division 12: Form-Based District 53 d. Occupied Space. Occupied space may be incorporated behind this cap type. 5. Towers. A tower is polygonal (simple), rectilinear or cylindrical in plan and is a vertical element, that shall be used with other cap types. (Refer to Figure 10.3-55 Example of Tower). a. Quantity. All Frontage Types, with the exception of the Civic Frontage, are limited to one tower per 200 feet of facade, located within 30 feet of the facade. Up to two additional towers are permitted 30 feet beyond the facade. b. Tower Height. Maximum height, measured from the top of the parapet or eave to the top of the tower, is the equivalent of the height of one upper floor of the building to which the tower is applied. c. Tower Width. Maximum width along all facades is one-third the width of the front facade or 30 feet, whichever is less. d. Transparency. Towers that meet the minimum floor-to-floor to height of the Frontage Type and are located within 30 feet of a facade are considered a story and shall meet the minimum transparency requirements of the building. e. Horizontal Expression Lines. An expression line is required between the 4th and 5th stories of any tower, except on single family or attached house residential Frontage Types. f. Occupied Space. Towers may be occupied by the same uses allowed in upper stories of the Frontage Type to which it is applied. Figure 10.3-55 Example of Tower Tower Width Tower Height Allowable Cap Type g. Tower Cap. The tower may be capped by the parapet, pitched, low pitched, or flat roof cap types. 6. Other Cap Types with Special Approval. Other building caps not listed as a specific type may be requested with the following requirements: a. The cap type shall not create additional occupiable space beyond that permitted by the Frontage Type. b. The shape of the cap type shall be significantly different from those defined in this section, 10.3.11.O Permitted Cap Types, i.e. a dome, spire. DRAFT 54 City of St. Louis Park May 27, 2015 Frontage Types Explanation of Specific Frontage Type Form Requirements This page intentionally left blank. DRAFT 55 Article IV: Zoning Districts Division 12: Form-Based DistrictDRAFT 10.4.1 GENERAL PROVISIONS The following establishes a set of uses permitted within each Frontage Type. A. Uses by Frontage Type. Uses are listed as permitted, permitted in limited stories, permitted with defined conditions, or requiring a conditional use permit in the Use Tables for each Frontage Type. Refer to 10.3.4 through 10.3.10 in 10.3 Frontage Types. 1. Principal or Accessory Use. Each use permitted within a Frontage Type may function as either a principal or accessory use, unless otherwise specified. A lot may contain more than one use. 2. All uses are required to occur indoors, unless otherwise noted. 3. All uses shall be located within a building meeting the requirements of the permitted Frontage Types. B. Use Definitions. Uses listed in the Use Tables for each Frontage Type (refer to 10.3.4 through 10.3.10 in 10.3 Frontage Types) are defined in Article IV. Division 2. Land Use Descriptions and Characteristics of the Zoning Ordinance. Categories of these uses, defined to simplify the Use Tables, are listed in this section. C. Permitted Use (“P”). Uses listed in the Use Table with a “P” symbol are permitted by-right in the Frontage Types in which they are listed. D. Permitted in Limited Stories (“PL”). Uses listed in the Use Table with a “PL” symbol are permitted by-right in the Frontage Types in which they are listed, provided that the uses are located in the upper stories of a structure; the basement; or in the ground story, a minimum of 30 feet behind any primary street facade and behind a permitted use. E. Permitted with Conditions (“PC”). Uses listed in the Use Table with a “PC” symbol are permitted provided compliance with the listed conditions and requirements. These conditions, combined with the Frontage Type requirements, are intended to help alleviate any negative impacts associated with the use, making it appropriate in a location where it otherwise might not have been appropriate. F. Requires a Conditional Use Permit (CUP). Uses listed in the Use Table with a “CUP” symbol require a Conditional Use Permit; refer to 36-33 Conditional Use Permits. 10.4.2 RESIDENTIAL & LODGING USES A. Single- and Two- Family Residences Category. A category that includes the single-family dwelling and two-family dwelling. B. Multifamily Residential Category. A category that includes the following uses: cluster housing; multiple-family dwelling; elderly housing. For the Form-Based District, the following exceptions apply 1. Building entrances are not required to be internal to the building 2. Balconies may serve a single dwelling unit 3. Buildings are not required to be massive in scale or institutional in appearance. 4. Use may include leasing and/or property management offices, gym or other fitness facilities for tenants, and meeting rooms as accessory uses. C. Live-Work Unit. Where permitted with conditions, the following conditions apply: 1. The units shall only be located on a Secondary Street Frontage. D. Residential Care Category. A category that includes the following uses: state-licensed residential facility; group home/nonstatutory; nursing home. E. Hotel/Inn Category. A category that includes the following uses: bed and breakfast establishment; hostel; hotel/motel. The following regulations 10.4 USES 56 City of St. Louis Park May 27, 2015 Uses Civic & Institutional Uses apply to all Hotel/Inn uses within the Form-Based District: 1. Rooms shall be accessed from the interior of the building. 2. Secondary service uses may also be provided, such as food service and meeting rooms. 3. Where permitted with conditions, the following apply: a. The facility is limited to no more than 8 sleeping rooms and no more than 3 employees. 10.4.3 CIVIC & INSTITUTIONAL USES A. Assembly Category. A category that includes the following uses: community centers; religious institutions; convention and exhibition center; places of assembly. B. Police/Fire Station. Where permitted with conditions, the following apply: 1. Garage doors are permitted on the front facade. 2. Stations are exempt from maximum driveway widths. C. Museum/Library Category. A category that includes the following uses: library; museums/art galleries, with the exception of art galleries, which are considered a retail use within the Form-Based District. D. Park Category. A category that includes the following uses: parks/open space; parks/recreation. Where permitted with conditions, the following apply: 1. Parking. Parking lots are not permitted in parks in the Form-Based District except in large scale, city-owned-and-operated parks. 2. Stormwater Accommodations. Parks that incorporate stormwater management on a site or district scale are encouraged. a. Stormwater facilities shall be designed to accommodate additional uses, such as an amphitheater or a sports field. b. Stormwater facilities shall be designed not to be fenced and shall not impede public use of the land they occupy. 3. Kiosk. This use may involve small scale food and beverage service, no more than 200 square feet in space, located in a kiosk, with no service access, and by special permit. 4. Park Buildings. Park buildings may be located in the park and shall utilize the Civic Frontage Type (refer to 10.3.9 Civic Frontage Type). Uses within the park building may include community spaces, gyms and other fitness facilities, classrooms, and park offices. Other uses may be approved through a conditional use permit. 5. Adjacent Buildings. Buildings located directly adjacent to a park use shall treat facades facing this use with street facade requirements. E. Hospital. In applicable Frontage Types, Hospital uses require a conditional use permit, refer to 36- 33 Conditional Use Permits. Additional conditions are as follows: 1. Buildings located within 100 feet of any parcel that is zoned residential and used or subdivided for residential, or has an occupied institutional building, including but not limited to schools, religious institutions, and community centers, shall be limited to four stories or 45 feet. 2. Access shall be to a roadway identified in the comprehensive plan as a collector or arterial or shall be otherwise located so that access can be provided without generating significant traffic on local residential streets. 3. Internal traffic circulation shall be designed to minimize traffic within 100 feet of any abutting property in an R district. 4. Screening shall be installed along any abutting R district, and the screening shall include a 6 foot privacy fence. 10.4.4 COMMERCIAL USES A. Retail Category. In the Frontage Types, the retail category is divided into two subcategories based on gross floor square footage. 1. Where permitted with conditions, the following conditions apply: a. The retail space shall be located on the ground story. b. The retail space shall be located at a corner of the building or at an entrance. DRAFT Uses Commercial Uses Article IV: Zoning Districts Division 12: Form-Based District 57 c. The retail space shall not occupy more than 25 percent of the gross floor area of the ground floor. 2. In the Workshop/Warehouse Frontage Type, retail uses require a conditional use permit, refer to 36-33 Conditional Use Permits. The conditions are as follows: a. The retail space should be segregated from the existing district uses, such as located on a corner or adjacent to other retail uses. b. The retail space should be limited in size, such as 15,000 square feet or less, in order to not overwhelm the area with retail users. c. Pedestrian activity should not affect or deter truck and loading access required by adjacent uses. B. Brewery/Distillery. Where permitted with conditions, the following apply: 1. The brewery/distillery shall not produce more than 20,000 barrels of malt liquor or cases of hard liquor per year. 2. Up to 25 percent of the gross floor area may be used for any combination of retail and a taproom, unless otherwise noted. 3. In the Shopfront Frontage Type only, the following additional conditions apply: a. The maximum overall gross floor area is limited to 20,000 square feet. b. A taproom and/or retail outlet is required and shall be located in the Primary Street storefront of the building. c. The taproom and/or retail outlet shall occupy a minimum of 20 percent of the gross floor area with no maximum limit. d. Retail outlet does not include liquor store, which shall be permitted only in accordance with the requirements for liquor store uses for the frontage type. 4. This use may also include associated facilities such as offices and small scale warehousing, but distribution is limited to vans and small trucks. Distribution access shall be from the rear. C. Liquor Store. In applicable Frontage Types, liquor store uses require a conditional use permit, refer to 36-33 Conditional Use Permits. The conditions are as follows: 1. The lot must be at least 1,000 feet from the property line of a site containing a pawnshop, currency exchange, payday loan agency, firearms sales or sexually-oriented business. In the case of a multi-use building, the distance shall be measured from the portion of the center or building occupied by the liquor store. D. Grocery Store. Where permitted with conditions, the following apply: 1. When the grocery store is part of a mixed use development with residential or office uses above the grocery, the following applies: a. No activity results in any noxious or offensive odors, sounds, vibrations, emissions, or any external nuisances upon adjacent properties. b. Hours of operation are limited to XX to XX on weekdays and XX to XX on weekends (Saturdays and Sundays). E. Service Category. A category that includes the following uses: adult day care; group day care/nursery school; animal handling; bank; dry cleaning, laundering with route pickup and delivery; food service; funeral home; post office customer service; Restaurant; service. 1. Where permitted with conditions, the following conditions apply: a. The service space shall be located on the ground story. b. The service space shall be located at a corner of the building or at an entrance. c. The service space shall not occupy more than 25 percent of the gross floor area of the ground floor. 2. In the Workshop/Warehouse Frontage Type, service uses require a conditional use permit, refer to 36-33 Conditional Use Permits. The conditions are as follows: a. The retail space should be segregated from the existing district uses, such as located on a corner or adjacent to other retail uses. b. The retail space should be limited in size, such as 15,000 square feet or less, in order to not overwhelm the area with retail users. c. Pedestrian activity should not affect or deter truck and loading access required by adjacent uses. F. Office Category. A category that includes the following uses: medical/dental office; business/ trade school/college; office. G. Motor Vehicles Service and Repair. Where permitted with conditions, the following apply: DRAFT 58 City of St. Louis Park May 27, 2015 Uses Industrial Uses 1. Washing and polishing of the vehicle may be performed in a designated space within the building or in the rear yard. 2. This use shall be located in a permitted Frontage Type, with service bays located on the rear or side facade, screened from the street, unless otherwise permitted by the Frontage Type. 3. Outdoor storage of disabled or inoperable vehicles and those awaiting pick-up is permitted if: a. The vehicles are not stored for more than 2 days. b. The storage area is located in the rear yard screened from view of the front lot line. c. The storage area is screened in accordance with 36-364(e)(2) Off-street loading and service areas, regardless of the adjacent land uses. H. Private Entertainment (Indoor). In applicable Frontage Types, Private Entertainment (Indoor) uses require a conditional use permit. 1. No activity results in any noxious or offensive odors, sounds, vibrations, emissions, or any external nuisances upon adjacent properties. 2. Hours of operation are limited to XX to XX on weekdays and XX to XX on weekends (Saturdays and Sundays). 10.4.5 INDUSTRIAL USES A. Research/Testing Laboratory Category. A category that includes the following uses: medical and dental laboratories; research and development. B. Cottage Industry/Studio Category. A category that includes the following uses: catering; studio; printing process/supply; showrooms. Where permitted with conditions, the following apply: 1. This use may also include associated facilities such as offices and small scale warehousing, but distribution is limited to vans and small trucks. Distribution access shall be from the rear. 2. The maximum overall gross floor area is limited to 12,000 square feet, unless otherwise noted. 3. A showroom or retail outlet is permitted. 4. In the General Row Frontage, the following additional conditions apply: a. The use is permitted only in specifically designated live/work spaces on the ground floor and with its own exterior entrance. b. Distribution shall be from a designated loading area only. 5. In the Shopfront Frontage Type only, the following additional conditions apply: a. A showroom and/or retail outlet is required and shall be located in the Primary Street storefront of the building. b. The showroom and/or retail outlet shall occupy a minimum of 25 percent of the gross floor area. C. Low-Impact Industrial Category. A category that includes the following uses: light assembly; low impact manufacturing & processing; recycling operation. Where permitted with conditions, the following apply: 1. All outdoor activities such as loading and unloading shall be located a minimum of 100 feet from any parcel that is zoned residential and used or subdivided for residential, or has an occupied institutional building, including but not limited to schools, religious institutions and community centers, and, where possible, shall be located on the side of the building farthest from any parcel that is zoned or used for residential, or has an occupied institutional building, including but not limited to schools, religious institutions and community centers. 2. In Shop Frontage Type Only: Outdoor storage is prohibited. 3. In Shop Frontage & General Frontage Types Only: a. Vibration. Any vibration discernible beyond the property line to the human sense of feeling for three minutes or more duration (cumulative) in any one hour and any vibration producing a particle velocity of more than 0.035 inch per second are prohibited. b. Glare or heat. Any operation producing intense glare or heat shall be performed within an enclosure so as not to be perceptible at the property line. c. Noise. Noise levels both inside and outside of buildings must meet federal, state and local requirements which may be amended from time to time. DRAFT Uses Transportation & Infrastructure Uses Article IV: Zoning Districts Division 12: Form-Based District 59 d. Air pollution. All emissions shall meet federal, state and local requirements which may be amended from time to time. 10.4.6  TRANSPORTATION & INFRASTRUCTURE USES A. Principal Parking Category. A category that includes the following uses: off-street parking areas; parking lots; parking ramp. In applicable Frontage Types, when Parking Lot/Structure uses require a conditional use permit, refer to 36-33 Conditional Use Permits. The following conditions apply: 1. Site Design. Site design shall be consistent with 10.5.2 Vehicular Access & Parking Design or 10.3.10 Parking Structure Frontage 2. Corner Lots. A corner lot should not be used as a parking lot/structure. 3. Adjacent Parking Lots/Structures. Two parking lots or structures should not be located directly adjacent to one another. 4. Single Family. Parking lot should not be associated with single family uses. 5. Distance. Parking lot should be within 1,300 feet of the principal entrance to the associated use unless: a. At least 75 percent of the spaces should be dedicated for public use; or b. An approved joint parking agreement is in place. 6. Pedestrian Access. Shall be connected to associated use by a dedicated, public pedestrian pathway. 7. Commercial Vehicles. Parking lots for commercial vehicles are not permitted in the Form-Based District. B. Public or Private Utility/Infrastructure Category. A category that includes the following uses: antenna; communication tower; public service structure; utility substation; heliport; transit station. 1. In applicable Frontage Types, when Public or Private Utility/Infrastructure uses require a conditional use permit, refer to 36-33 Conditional Use Permits. The conditions are as follows: a. Communication towers and antennas: i. Shall be co-located atop a permitted building. ii. Shall be developed in accordance with 36-368 Communication towers and antennas. b. Public service structures: i. All exterior building faces shall comply with 10.3.C General Design Requirements. ii. All structures shall be located a minimum of 10 feet from any parcel that is zoned residential and used or subdivided for residential, or has an occupied institutional building, including but not limited to schools, religious institutions, and community centers. iii. All service drives shall be paved. c. Utility substations: i. No structure shall be located within 25 feet of any property line. ii. No structures shall be located within 200 feet of any parcel that is zoned residential and used or subdivided for residential, or has an occupied institutional building, including but not limited to schools, religious institutions, and community centers. d. Heliport: i. Shall be located atop or to the rear of a permitted building. Maintenance areas shall be located or shielded so as not to be visible from any sidewalk adjacent to the building. ii. Noise and wind from helicopters taking off from and landing on the heliport should not interfere with any sidewalk or adjacent use. e. Transit Station: i. All exterior building faces shall comply with 10.3.C General Design Requirements. ii. The Civic Building Frontage Type (12.3.I) shall be used. 10.4.7 ACCESSORY USES A. In-Vehicle Sales or Service. In applicable Frontage Types, when In-Vehicle Sales or Service uses require a conditional use permit. The following conditions apply: 1. One example of compliance is illustrated in Figure 10.4-1 Recommended Drive-through Facility Layout. 2. Structure/Canopy. Drive-through structures or canopies shall be located on the rear facade of DRAFT 60 City of St. Louis Park May 27, 2015 Uses Accessory Uses the building or in the rear of the lot behind the building, where permitted by use. The structure shall not be visible from the front lot line or any primary street. 3. Stacking Lanes. Stacking lanes shall be located perpendicular to the front lot line or behind the building. 4. Materials. The canopy and structure shall be constructed of the same materials utilized on the building. B. Accessory Off-Street Parking. The following are types of accessory parking permitted by Frontage Type. 1. Parking Lot. Refer to 36-142 for definition, with the exception that parking lots may be used for periods of more than 24 hours for residential uses. Parking lot locations are regulated by Frontage Type, refer to 10.3.4 through 10.3.10 in 10.3 Frontage Types. 2. Residential Garages. Residential garages, carports, or sheds are permitted only on Rowhouse/Yardhouse Frontage Types and shall meet the following. a. Attached Garages. Attached garages, carports, and sheds are considered part of the principal structure. i. Attached garages, carports, and sheds are permitted only in the rear of the building and may not occupy the front facade. ii. Access to attached garages, carports, and sheds shall be from the rear or secondary frontage lot line. b. Detached Garages. Detached accessory structures are allowed per each Frontage Type and shall comply with all setbacks except the following: i. Detached accessory structures shall be located behind the principal structure in the rear yard. ii. Detached accessory structures shall not exceed the height of the principal structure. 3. Accessory Parking Ramp. Refer to 36-142 for definition, with the exception that parking ramps may be used for periods of more than 24 hours for residential uses. a. Accessory parking ramps may be located only in the rear yard of any lot. b. Accessory parking ramps visible from secondary frontages shall meet the facade requirements of the Parking Structure Frontage (refer to 10.3.10). 4. Accessory Parking in the Building. Parking may be provided in the rear of the building or fully in any basement. Refer to 10.3.2.G.1 Occupied Space for requirements of occupied space in front of the parking. C. Outdoor Sales. Where permitted with conditions, the following apply: 1. Outdoor sales uses are permitted only as accessory uses with garden and nursery sales, motorcycle and/or motor scooter sales, and outdoor furniture sales. D. Outdoor Dining. Tables and chairs for patrons of eating establishments located outdoors, directly adjacent to the structure containing the associated use. Where permitted with conditions, the following apply: 1. Where outdoor dining is located in the right- of-way, a license agreement with the city is required and a minimum of 4 feet of sidewalk shall remain available and obstacle-free for passing pedestrians. E. Accessory Utility Structures Category. 1. A category that includes the following uses, when used accessory to a permitted principal use: antennas; communication Towers; Figure 10.4-1 Recommended Drive-through Facility Layout Primary Street Drive-Through CanopySecondary StreetDRAFT Uses Accessory Uses Article IV: Zoning Districts Division 12: Form-Based District 61 anaerobic digester; composting operation; helistop. a. Small wind energy conversion system, as defined in 36-4 Definitions. b. Solar energy systems. A solar energy system with a supporting framework that is either placed on, or anchored in, the ground and that is independent of any building or other structure; or that is affixed to or an integral part of a principal or accessory building, including but not limited to photovoltaic or hot water solar energy systems which are contained within roofing materials, windows, skylights, and awnings. c. Cisterns and Rainwater Collection Systems. A container or series of containers for the collection and reuse of rainwater. A cistern may be exempted from inclusion in the Site Impervious Area calculation. 2. Where accessory utility structures are permitted with conditions, the following apply: a. Accessory Use. The equipment shall be located on a lot with a building and is a secondary use for the lot. b. Roof Mounted Location. Roof mounted equipment shall be located per one of the following: i. Pitched Roof. Locate the equipment on a rear facing surface of the roof, if feasible for communication purposes. ii. Flat Roof. Locate the equipment towards the rear portion of the roof, where visibility is limited from the street to the maximum extent possible. c. Ground Mounted Location. Ground mounted equipment is limited to the rear yard. Equipment may be located in the side yard if the equipment is screened from the street with an opaque wall, of the same or similar material of the street facade of the building. d. Height. The height of the equipment is either a maximum of 12 feet or the maximum that is not visible from any street sidewalk, whichever is greater. e. Performance Standards. When noxious or offensive odors, sounds, vibrations, emissions, or any external nuisances upon adjacent properties, including truck traffic, will be generated by this accessory use above any generated by the principal use, a conditional use permit is required. Refer to 36-33 Conditional Use Permits. f. Freestanding Wind Energy Conversion Systems (WECS). Refer to Sec. 36-369, with the exception of the following requirements which shall replace the provisions of Table 36-369 A for all projects within the Form-Based District: i. Height Limit: 110 feet ii. Maximum Number of WECS per lot: 2 iii. Minimum Lot Size: 1.5 acres DRAFT 62 City of St. Louis Park May 27, 2015 Uses Accessory Uses This page intentionally left blank. DRAFT 63 Article IV: Zoning Districts Division 12: Form-Based DistrictDRAFT 10.5.1 PARKING A. Section 36-361 Special Provisions: Off-Street Parking. All requirements of 36-361 apply to the Form-Based District, unless otherwise stated herein. B. Applicability. The requirements in this section shall apply to all new development and changes in use or intensity of use for existing development in any Frontage Type within the Form-Based District. These requirements supersede all requirements of 36-361, unless otherwise stated. C. Required Off-Street Vehicular Parking Quantities. Refer to 36-361(c) for required off- street parking quantities by use, unless otherwise noted. 1. Refer to Figure 10.5-1 Required Off-street Vehicular Parking Space Quantities for multifamily residential, live/work, and cottage industry/studio minimum parking requirements. 2. Parking space requirements are based on floor area (per 36-4), unless otherwise noted, and areas used for parking are not counted. 10.5 PARKING & LOADING 3. The number of parking spaces is computed based on the primary uses on the site, except as stated in 10.5.A.3.d, below. When there are 2 or more separate primary uses on a site, the required parking for the site is the sum of the required parking for the individual primary uses. 4. When more than 20 percent of the floor area on a site is in an accessory use, the required parking is calculated separately for the accessory use. D. Maximum Off-Street Vehicular Parking. The maximum number of vehicular spaces permitted per site shall be 10 percent more spaces than the required minimum spaces, without any reductions applied. E. Reductions to Minimum Vehicular Parking Requirements. The following provisions may allow reductions to the required minimum spaces. 1. Transit Credit. Proximity is measured from any point along the property line to the edge of the platform. a. 1300 Feet from Station. For all uses, vehicular parking minimums may be reduced by 15 percent for sites located less than 1300 feet (approximately 1/4 mile) from a light rail transit station. b. 2600 Feet from Station. For all uses, vehicular parking minimums may be reduced by 10 percent for sites located between 1300 and 2600 feet (approximately 1/2 mile) from a light rail transit station. 2. On-Street Parking Credit. For all non-residential uses, on-street parking spaces that meet the following may be credited to meet the minimum required off-site parking spaces. a. Spaces shall be designated on-street parking available 24 hours of every day, subject to a determination by the Zoning Administrator that adequate off-street parking will be available to accommodate vehicles during snow removal and other periods of parking restrictions. REQUIRED OFF-STREET VEHICULAR PARKING SPACES LAND USE MINIMUM REQUIRED SPACES Multifamily Residential 1 space per efficiency/studio unit 1.5 space per 1 bedroom unit 2 spaces per 2 bedroom unit 2.5 space per 3 bedroom unit Elderly Housing: Reduction permitted by Zoning Administrator where verifiable information indicates a reduced long-term parking demand Live/Work 3 spaces per unit Cottage Industry/ Studio 1 space per 500 square feet Note: Refer to 36-361(c). All square footage measurements are based on floor area, as defined in Sec. 36-349. Areas used for parking are not counted as floor area. Figure 10.5-1 Required Off-street Vehicular Parking Space Quantities 64 City of St. Louis Park May 27, 2015 Parking & Loading Parking b. A minimum of 50 percent of the on-street space must be adjacent to the property line of the lot. 3. Public Parking Credit. For all non-residential uses, public parking lot spaces located within 1/8 mile (660 feet) of any property line may be credited against the parking requirement at a rate of one credit for every three public parking spaces. Public parking lot spaces shall be available at all times to the public at large. 4. Shared Vehicular Parking. An arrangement in which 2 or more non-residential uses with different peak parking demands use the same off-street parking spaces to meet their off-street parking requirements. a. General Provisions. The Zoning Administrator may permit up to 100 percent of the parking required for a daytime use to be supplied by the off-street parking spaces provided for a nighttime or Sunday use and vice versa. b. Documentation Required. For approval of a shared parking arrangement, the Applicant shall supply the Zoning Administrator with documentation to support that there is no substantial conflict in the principal operating hours of the uses for which the sharing of parking is proposed. Documentation shall include the agreement between the 2 parties. A parking study may be required by the Zoning Administrator. c. Description of Uses with Weekday, Nighttime, and Sunday Peak Parking. i. The following uses are considered predominantly weekday uses: office and industrial uses and other similar uses as authorized by the Zoning Administrator. ii. The following uses are typically considered predominantly nighttime or Sunday uses: entertainment uses, restaurants, assembly uses, auditoriums accessory to schools and other similar uses with peak activity at night or on Sundays, as authorized by the Zoning Administrator. 5. Cooperative (Mixed Use) Vehicular Parking Reduction. In the Form-Based District, when 2 or more categories of non-residential uses share a parking lot and are located on the same lot or abutting lots, the following applies: a. Cooperative parking will be approved in accordance with the following: i. A 25 percent reduction in number of spaces is permitted when 4 or more use categories are involved. ii. A 15 percent reduction in number of spaces is permitted when 3 use categories are involved. iii. A 10 percent reduction in number of spaces is permitted when two use categories are involved. b. Location of Cooperative Parking. Any cooperative parking must be within 1/8 mile (660 feet) from the entrance of the use to the closest parking space within the cooperative parking lot, measured along a dedicated pedestrian path. c. Off-Site Cooperative Parking Agreement. An agreement providing for cooperative use of off-site parking spaces, executed by the parties involved, shall be reviewed and may be approved by the Zoning Administrator. i. Off-site cooperative parking arrangements shall continue in effect only as long as the agreement remains in force. ii. If the agreement is no longer in force, then parking must be provided as otherwise required in this section. d. Parking Study. A parking study may be requested by the Zoning Administrator to approve the reductions. 6. Car-Share Parking Credit. Parking minimums may be reduced with the inclusion of car-share parking spaces as follows. a. Minimum parking spaces may be reduced by four spaces for every one car-share parking space provided, for a maximum total reduction of 40 percent. b. Applicant must provide documentation of an agreement with a car-share company, or proof of a self-administered program. If this agreement should terminate at any point, applicant shall be required to provide parking as otherwise required. 7. Other Parking Reductions. Additional reductions may be approved by the Zoning Administrator with the submittal of a parking study that justifies the reduction. F. Bicycle Parking Quantities. The requirements of 36-361(e)(1) Bicycle Parking: General Requirements and 36-361(e)(2) Bicycle Parking: Location Criteria shall be met with the following required minimum quantities. DRAFT Parking & Loading Vehicular Access & Parking Design Article IV: Zoning Districts Division 12: Form-Based District 65 1. Required Minimum Bicycle Parking Spaces. Short- and long-term bicycle parking is required based on use, per Figure 10.5-2 Required Bicycle Parking Quantities. a. Parking space requirements are calculated using floor area (per 36-4 Definitions), and areas used for parking are not counted. b. Bicycle parking is not required for uses not listed. c. Bicycle parking is not required for uses with a floor area of less than 2,500 square feet. d. No use is required to accommodate more than 20 bicycles. e. With approval of the Zoning Administrator, a fee in lieu of providing spaces may be permitted for physically constrained sites. 2. Short-Term Bicycle Parking. a. Required short-term bicycle parking spaces must be available for shoppers, customers, messengers, and other visitors to the site. b. Short-term spaces shall be provided in accordance with the general requirements and location criteria of 36-361(e)(1) through 36-361(e)(2). c. One inverted U bike rack shall count for two short-term bicycle parking spaces. 3. Long-Term Bicycle Parking. a. Required long-term bicycle parking spaces must be available for employees, students, residents, commuters, and others who stay at the site for several hours. b. Spaces must be provided in bicycle lockers or covered bicycle lock-ups. These spaces may be inside buildings, under roof overhangs or awnings, or within or under other structures. Where parking is not within a building or locker, the cover must be permanent and designed to protect the bicycle from precipitation. 10.5.2  VEHICULAR ACCESS & PARKING DESIGN A. Parking & Loading Location. Per Frontage Type, refer to 10.3.D through 10.3.. B. Parking Lot Design. 1. Site design shall comply with the requirements of 36-361(k)(2) to (9), with the following revisions: a. In Table 36-361(b), the driveway aisle width for 90 degree stalls shall be 22 feet. b. Tandem parking spaces are permitted for [up to 50 percent] of residential units of 2 or more bedrooms, maximum of 1 set of 2 tandem spaces per unit, exceeding the maximum 20 percent defined in 36-361(k) (2). 2. Landscaping shall comply with the requirements of 36-364(f) Off street parking areas. C. Parking Structures. Parking structures are permitted as follows: 1. As a primary use with a Conditional Use Permit in accordance with 10.3.J Parking Ramp Frontage. 2. As an accessory use in accordance with the use tables in 10.3.D through 10.3. Frontage Types and the requirements of 10.4.H.2 for Accessory Parking. D. Driveway Location. Vehicular driveway access is managed through the primary and secondary street designations on the Regulating Maps (refer to 10.1.C Regulating Maps. The order of access is typically as follows, unless otherwise permitted by Frontage Type (refer to 10.3.D through 10.3.): MINIMUM REQUIRED BICYCLE PARKING SPACES LAND uSe MiNiMuM SHOrT- TerM SPACeS MiNiMuM LONg- TerM SPACeS Multifamily Residential 1 space per 5 units, minimum 2 spaces. Exception for Elderly Housing: 1 space per 40 units; minimum 2 spaces. 1 per unit. Exception for Elderly Housing: 1 space per 40 units; minimum 2 spaces. Museum, Library 1 space per 3,000 square feet, minimum 4 spaces 1 space per 20,000 square feet, minimum 4 spaces Educational Institutions 1 space per 10 students, minimum 12 spaces 1 space per 20,000 square feet, minimum 4 spaces Hospital 1 space per 5,000 square feet, minimum 8 spaces 1 space per 10,000 square feet, minimum 4 spaces Retail, Service, and Private Entertainment (Indoor) 1 space per 2,500 square feet, minimum 4 spaces 1 space per 12,000 square feet, minimum 2 spaces Office Uses 1 space per 3,000 square feet, minimum 4 spaces 1 space per 10,000 square feet, minimum 2 spaces Figure 10.5-2 Required Bicycle Parking Quantities DRAFT 66 City of St. Louis Park May 27, 2015 Parking & Loading Vehicular Access & Parking Design 1. An alley permits unlimited access. 2. If no alley exists, one driveway per non-primary street frontage is permitted. Some Frontage Types permit one driveway per a designated amount of frontage, in many cases permitting more than one drive access. 3. If other option exists, one driveway is permitted off the primary street and shared access with abutting properties is encouraged. Some Frontage Types permit one driveway per a designated amount of frontage, in many cases permitting more than one drive access. 4. When two primary streets abut a parcel, the front lot line shall be determined by the Zoning Administrator. E. Driveway Design. Driveway width at the lot line shall be no wider than 22 feet for two way traffic and 15 feet for one way. F. Off-Street Loading Facilities Design. Design of off-street loading shall be in accordance with 36- 361(m) Off-street loading facilities. DRAFT 67 Article IV: Zoning Districts Division 12: Form-Based DistrictDRAFT 10.6 STREETS & BLOCKS 10.6.1 GENERAL A. Intent. The standards outlined in this section are intended to: 1. Create an interconnected system of streets that provide multiple routes for travel. 2. Create fully accessible complete streets that address all modes of travel, included pedestrian traffic, bicycle traffic, transit, and vehicular traffic. 3. Address all features of the street right-of-way, including sidewalks, parkways, traffic lanes, bicycle lanes, and medians. 4. Provide adequate access to all lots for vehicles and pedestrians. 5. Create streets that are appropriate for their contexts in residential, commercial, or mixed use districts and are designed to encourage travel at appropriate volumes and speeds. 6. Encourage streets that respect natural features by following topography and drainage systems, rather than interrupting or dead-ending at the feature. B. Applicability. The requirements of this section are applicable to any development within the Form-Based District. C. Subdivision Requirements. All subdivisions within the Form-Based District shall be in accordance with the requirements of Chapter 26 Subdivisions, unless otherwise stated herein. 10.6.2 BLOCK & STREET LAYOUT. For all developments with total parcel acreage combined of more than 5 acres, subdivision and construction of new streets will yield the most buildings. (Frontage Types require buildings to front on streets). A. New Streets. Refer to Figures 10.1-1, 10.1-2, and 10.1-3 Regulating Maps in 10.1 Overview for locations of potential new streets and alleys in each station area. Coordinate with the Engineering Department for appropriate locations of new streets. B. Interconnected Street Pattern. Streets shall connect and continue existing streets from adjoining areas. 1. Cul-de-sac and dead end streets shall be avoided when not necessitated by natural features or site constraints such as railroad tracks, city limits, or other limits determined by the Zoning Administrator. 2. All new lots shall have two separate routes to at least two connections to an existing major street, unless otherwise approved by the Zoning Administrator. C. Blocks. Blocks shall meet the requirements of 26- 152(a) Blocks with the following additions. 1. Consider lot and block orientation for maximum energy efficiency. For example, block orientation along a north-south longitudinal axis will typically create lots with an east- west longitudinal axis. This typically results in buildings oriented along an east-west axis, with smaller east and west facing facades, able to take advantage of passive solar technology. D. Lots. Lots shall meet the requirements of 26- 152(b) Lots with the following additions and revisions. 1. Minimum lot width for all new lots created in the Form-Based District shall be 50 feet. 2. Minimum lot depth for all new lots created in the Form-Based District shall be 80 feet. 3. Corner lots shall have the same minimum lot width as interior lots. 4. All lots shall be generally rectangular, unless natural features or sites constraints such as railroad tracks, city limits, or other limits 68 City of St. Louis Park May 27, 2015 Streets & Blocks Streets. determined by the Zoning Administrator warrant otherwise. 5. All lots shall have frontage and buildings shall be located along streets unless otherwise specified in Frontage Type requirements. Flag lots are prohibited. a. Driveways per lots are regulated by Frontage Type. Refer to 10.3.2.E Driveways. E. Primary Streets. For all new subdivisions, primary streets shall be designated for the overall development, with consideration given to neighboring parcels and their orientation. Primary street frontage shall be considered the front and vehicular access should not be located off a primary street, unless the parcel has street frontage of more than one primary street. The Zoning Administrator shall approve the designation of the primary street during F. Alleys. Blocks may include interior alleys or lanes. The preferred vehicular access for all lots is via alleys. 10.6.3 STREETS. The requirements of Chapter 26 Subdivisions shall be met, unless otherwise stated herein. A. Street Type Design Requirements. New and existing streets shall be designed for complete streets that accommodate vehicular traffic and parking, bicyclists, and pedestrian traffic and amenities. Refer to Figure 10.6-4 Typical Right-of- Way Elements. 1. Pedestrian Realm. The Pedestrian Realm includes the sidewalk and any streetscape elements appropriate for the uses along the street. The Landscape and Furnishings Zones are included in the Pedestrian Realm. Refer to 10.6.6 Streetscape Requirements for sidewalk and streetscape requirements. a. Landscape Zone. A landscape area between the back of curb and the sidewalk in which street trees, stormwater accommodations, and lighting and signage may be located. Typically used adjacent to residential or office ground floor uses. b. Furnishings Zone. A hardscape area that extends from the sidewalk to the back of curb, in which street trees, street furniture, planters, lighting, and signage may be Figure 10.6-4 Typical Right-of-Way Elements Figure 10.6-5 On-Street Bike Facilities Designated Shared Lane. Dedicated Bike Lane.Cycle Track. Travel Lane Parking Lane Side- walk Right-of-Way Travel Lane Parking Lane Side- walk Parkway ParkwayBike Lane Bike Lane Ped RealmVehicular Realm Ped Realm STREETSCAPE AREA STREETSCAPE AREA Building FaceBuilding FaceLandscape or Furnishings Zone Pedestrian Realm Landscape or Furnishings Zone Pedestrian Realm DRAFT Streets & Blocks Streets. Article IV: Zoning Districts Division 12: Form-Based District 69 located. Typically used adjacent to retail, restaurant, or office ground floor uses. 2. Vehicular On-Street Parking. On-street diagonal or parallel parking should be a high priority for inclusion on all streets, especially commercial streets. 3. Bicycle Facilities. Bicycle accommodations shall be coordinated with Engineering and any City-approved bicycle plan that exists. The following types of bicycle accommodations may be permitted in the vehicular realm per Street Type. Refer to Figure 10.6-5 On-Street Bike Facilities. a. Cycle Track. A cycle track is a separate on- road bicycle facility that is typically adjacent to, but physically separated from, vehicular traffic and parking by a barrier. b. Dedicated Bicycle Lane. Dedicated bicycle lanes are striped lanes on the outside of the outermost travel lanes that are designated for only bicycle use. This lane occurs on both sides of the street and shall be 5 to 6 feet wide. c. Designated Shared Lane. A designated shared lane is a lane that is shared between vehicles and bicycles. This lane is typically wider than a standard vehicular lane, minimum 13 feet, in order to accommodate both types of users, and includes a painted bicycle marker combined with a double arrow (known as a “sharrow”). This improvement occurs in both directions. d. Shared Lane. A shared lane refers to a street that does not have bicycle lanes or a designated shared lane, but the speed and configuration of the street is such that bicycles could comfortably share lanes with vehicular traffic. B. New Streets. All new vehicular rights-of-way shall match one of the following street types, whether publicly dedicated or privately held. 1. Street Types. The City Engineer shall approve the type of street for each location and may require additional street right-of-way or configuration based on existing context and circulation needs. Street Types are illustrated on the following pages. a. Connector Street Type. The Connector Street Type is for more intensive uses with traffic requiring a two way, dedicated lane system. Refer to Figure 10.6-6 Connector Street Type & Variations. b. Neighborhood Street Type. The Neighborhood Street Type is for residential uses with lower traffic volumes, allowing a yield street. Refer to Figure 10.6-7 Neighborhood Street Type. c. Mews Street Type. The Mews Street Type is provided for the lowest intensity residential development, where site constraints limit widths. Use of this street type requires special approval from the Zoning Administrator and City Engineer. Refer to Figure 10.6-8 Mews Street Type. d. Pedestrian Street Type. The Pedestrian Street Type is provided for new Pedestrian and Bicycle only streets as designated in master plans. Use of this street type requires special approval from the Zoning Administrator and City Engineer. Refer to Figure 10.6-9 Pedestrian Street Type. e. Alley. The Alley is provided for new drives through blocks to provide parking access as well as service access and refuse pickup. Refer to Figure 10.6-10 Alley Street Type. f. Boulevard and Avenue Street Types. The Boulevard and Avenue Street Types are provided for reference only regarding the requirements for streetscape. These street types are for existing streets designated by the City and may not be utilized for new streets. Refer to Figures 10.6-11 Boulevard Street Type and 10.6-12 Avenue Street Type. DRAFT 70 City of St. Louis Park May 27, 2015 Streets & Blocks Streets. CONNECTOR STREET TYPE Permitted Adjacent to Frontage Types all Typical ROW Width 50’ to 70’ VEHICULAR REALM Travel Lanes 2 lanes, 2 way Lane Width 10’ to 12’ Allowable Turn Lanes Right turn lane in place of on-street parking at corner Parking Lanes Parallel, diagonal, perpendicular; maximum 8.5’ wide Pavement Width 29’ to 38’ Bicycle Facilities Shared, designated shared, dedicated lane, cycle track PEDESTRIAN REALM Pedestrian Facilities Minimum 5’ wide clear sidewalk on both sides Street Buffer Minimum 6’, ideally 9’ landscape or furnishing zone 50'-0" Right-of-Way WalkTravel LaneWalk Parkway Parkway Parking Travel Lane Typical Connector (50' ROW) 6'-0"5'-0"7'-0"11'-0"11'-0"5'-0"5'-0" 29'-0" 58'-0" to 70'-0" Right-of-Way WalkTravel LaneWalkParkway ParkwayParkingParkingTravel Lane 34' to 40' Typical Connector (58' to 70' ROW) Notes: 1) Ideal boulevard width is 9' with trees planted 30' on center for adequate permeable surface area 5' to 6'6' to 9'5' to 6'6' to 9'7' to 8'7' to 8'10' to 12'10' to 12' 66' to 86' Right-of-Way WalkTravel LaneWalkParkway ParkwayParkingParking 10' to 12'10' to 12' Travel Lane 44'-0" to 52'-0" Typical Connector - Alternative with bike lanes (66' to 86' ROW) 5' to 8'6' to 9'5' to 6' BikeBike 5' to 6'7' to 8'5' to 8'6' to 9'7' to 8' Travel Lane Travel LaneHead-in Parking/ Tree Islands WalkWalk Typical Connector - Alternative with head-in/diagonal parking (63' to 66' ROW) Parking/ Tree Islands 63'-0" to 66'-0" Right-of-Way 51'-0" 7'-6"20'-0"2'-0"11'-0"11'-0"7'-0"7'-6" 6'-0" to 6'-0" to Variation for Narrow Right-of-Way (parking one side only) Variation with bike lanes or cycle track Variation with head-in or diagonal parking on one side Typical Connector Figure 10.6-6 Connector Street Type and Variations DRAFT Streets & Blocks Streets. Article IV: Zoning Districts Division 12: Form-Based District 71 NEIGHBORHOOD STREET TYPE Permitted Adjacent to Frontage Types Apartment/ Rowhouse, Yardhouse Typical ROW Width 60’ to 66’ (50’ variation) VEHICULAR REALM Travel Lanes One yield lane; 2 way Lane Width Maximum 18’ yield lane Allowable Turn Lanes None permitted Parking Lanes Parallel; maximum 8’ wide Pavement Width 26’ to 34’ Bicycle Facilities Shared on street PEDESTRIAN REALM Pedestrian Facilities Minimum 5’ wide clear sidewalk on both sides Street Buffer Minimum 8’ landscape or furnishing zone Variation with parallel parking on one side only Typical Neighborhood Street Figure 10.6-7 Neighborhood Street Type 6'-0"18'-0" WalkYield LaneWalk 60'-0" to 66'0" Right-of-Way Parkway ParkwayParkingParking 6'-0" 32'-0" to 34'0" Typical Neighborhood Street (60' to 66' ROW) Notes: 1) Ideal boulevard width is 9' with trees planted 30' on center for adequate permeable surface area 7' to 8'7' to 8'8' to 10'8' to 10' Walk 50'-0" to 54'0" Right-of-Way Parking 26'-0" Yield Lane Typical Narrow Neighborhood Street (50' to 54' ROW) 6'-0"6'-0"8'-0"18'-0"6'-0"6'-0" Parkway Parkway Walk 6' to 8'6' to 8' MEWS STREET TYPE Permitted Adjacent to Frontage Types Yardhouse Typical ROW Width 34’ VEHICULAR REALM Travel Lanes One yield lane; 2 way Lane Width Maximum 17’ yield lane Allowable Turn Lanes None permitted Parking Lanes Parallel; maximum 7’ wide, one side only Pavement Width 22’; surface should be pavers or special pavement approved by the City Engineer Bicycle Facilities Shared on street PEDESTRIAN REALM Pedestrian Facilities Minimum 5’ wide clear sidewalk on both sides Street Buffer Minimum 5’ to 8’ landscape or furnishing zone Pavers Walk Parking 22'-0" pavers Pavers WalkYield Lane 34'-0" Right-of-way Typical Mews (34' ROW) Notes: 1) All pavement and sidewalk should be made up of uniform pavers 17'-0"7'-0" 5'-0"5'-0" Figure 10.6-8 Mews Street Type DRAFT 72 City of St. Louis Park May 27, 2015 Streets & Blocks Streets. PEDESTRIAN STREET TYPE Permitted Adjacent to Frontage Types All Typical ROW Width 60’; Full width required for flexibility of future development VEHICULAR REALM Travel Lanes None Lane Width n/a Allowable Turn Lanes n/a Parking Lanes None Pavement Width 60’; surface should be pavers or special pavement approved by the City Engineer Bicycle Facilities 2-way cycle track PEDESTRIAN REALM Pedestrian Facilities Minimum 24’ wide clear sidewalk on both sides Street Buffer Boulevard trees required in walk area 12'-0"asphalt Pavers walk 60'-0" Right-of-way Typical Pedestrian Street (60' ROW) Pavers walk 24'-0"6'-0"6'-0"24'-0" Cycle Track Figure 10.6-9 Pedestrian Street Type ALLEY Permitted Adjacent to Frontage Types All Typical ROW Width 20’ VEHICULAR REALM Travel Lanes 1 yield lane Lane Width 16 to 20 feet Allowable Turn Lanes Not permitted Parking Lanes Not Permitted (May be permitted on adjacent private lot) Pavement Width Minimum 16 feet Maximum 20 feet Bicycle Facilities Shared PEDESTRIAN REALM Pedestrian Facilities Shared; travel lanes are shared among drivers, pedestrians and bicyclists Street Buffer None required Travel Lane 20'-0" Right-of-Way Figure 10.6-10 Alley Street Type DRAFT Streets & Blocks Streets. Article IV: Zoning Districts Division 12: Form-Based District 73 5' to 20' 89' to 118' Right-of-Way Walk/TrailTravel Lane Travel LaneMedianParkwayTravel Lane ParkwayTravel Lane 6' to 9'6' to 10'6' to 9'6' to 10' 61'-0" to 80'-0" 8'-0" Parking (+OptionalBulbout) 8'-0" Typical Boulevard (89' to 118' ROW) Parking (+OptionalBulbout) 10' to 12'10' to 12'10' to 12'10' to 12' Walk/Trail WalkTravel LaneWalkParkwayTravel Lane ParkwayParkingParkingBikeBike 101-'0" to 136'-0" Right-of-Way Typical Bouleveard - alternative with cycle track (101' to 136' ROW) Travel Lane 79'-0" to 102'-0" Travel LanePlanted Median 10' to 12'10' to 12'10' to 12'10' to 12'7' to 8'5' to 6'6' to 9'5' to 8'3'3'6' to 9'7' to 8'5' to 6'5' to 8'5' to 20' BOULEVARD STREET TYPE Location Existing Locations only; provided for reference only. Typical ROW Width 89’ to 118’ VEHICULAR REALM Travel Lanes 4 lanes, 2 way Lane Width 10’ to 12’ Allowable Turn Lanes Left only with median; right permitted in place of parking at intersections Parking Lanes Parallel; maximum 8’ wide Pavement Width 60’ to 102’ Bicycle Facilities Multi-use trail on both sides and/or cycle track PEDESTRIAN REALM Pedestrian Facilities Minimum 6’ multiuse trail on both sides, or minimum 5’ wide clear sidewalk on both sides sidewalk with cycle track Street Buffer Minimum 6’ to 9’ landscape or furnishing zone Figure 10.6-11 Boulevard Street Type and Variations Typical Boulevard Boulevard variation with cycle track AVENUE STREET TYPE Location Existing Locations only; provided for reference only Typical ROW Width 66’ VEHICULAR REALM Travel Lanes 2 lanes, 2 way Lane Width 11’ Allowable Turn Lanes Left only with median Parking Lanes No permitted Pavement Width 42’ Bicycle Facilities Dedicated bike lane, 6’ both sides PEDESTRIAN REALM Pedestrian Facilities Minimum 5’ wide clear sidewalk on both sides Street Buffer Minimum 5’ landscape or furnishing zone Figure 10.6-12 Avenue Street Type 66'-0" Right-of-Way Travel LaneWalk Boulevard Bike LaneTravel LaneLeft Turn/Median 42'-0" 5'-0"4'-0"6'-0"11'-0"12'-0"11'-0"6'-0"5'-0"6'-0" Bike Lane Boulevard Walk Typical Avenue (66' ROW) Typical Avenue DRAFT 74 City of St. Louis Park May 27, 2015 Streets & Blocks Stormwater Management. C. General Street Requirements. The following apply to all new and existing streets within the Form-Based District. 1. Public Use. All streets shall be available for public use at all times. Gated streets and streets posted as private are not permitted. 2. Graphics. The graphics provided here illustrate the preferred configuration of each street type. By applying the standards defined, other configurations are permitted. 3. Pre-Submittal Conference. During the Pre- Submittal Conference, the Zoning Administrator and City Engineer may require additional right- of-way, pavement width, or additional street elements depending on unique site locations and characteristics. 4. Street Construction. All street construction, whether publicly dedicated or privately held, shall follow specifications defined by the Department of Public Works. 5. Fire Access. Street configurations have been calculated to provided fire truck access. Where the total width of all travel lanes totaled is narrower than 20 feet, the following shall apply. a. Room to Pass. At 120 foot increments, a 20 foot opening in the on-street parking or a 20 foot dedicated pull-off space must be provided to allow vehicles to pull over for a fire truck to pass. b. Driveway or Fire Hydrant Zone. A driveway or fire hydrant zone may be utilized to fulfill the requirement. 10.6.4 STORMWATER MANAGEMENT. Incorporation of stormwater management best practices into the right-of-way design is encouraged, such as slotted curbs into the Landscape Zone. 10.6.5 INTERSECTION DESIGN. The following applies to all new intersections and existing intersections with a new street connection. A. Curb Radii. The following curb radii shall be utilized unless otherwise authorized by the City Engineer. 1. Actual Turning Radii. Intersections should be designed for actual turning radius of the typical design vehicle as opposed to the maximum design vehicle. Small curb radii at intersections shorten pedestrian crossing distances and reduce vehicle turning speeds, thereby balancing the ease of travel of the vehicles and pedestrians. Refer to Figure 10.6-13 Actual Turning Radius with On-Street Parking. 2. Neighborhood/Mews and Connector Streets. At the intersection of any street with a Neighborhood, Mews, or a Connector Street, the following curb radii shall be utilized. a. With on-street parking on both streets, a 5-foot radius may be utilized. b. Without on-street parking, a 15-foot radius is required. 3. Alley/Pedestrian Street Intersections. The curb radius at intersections involving Alleys and Pedestrian Streest shall be no greater than 5 feet. B. Crosswalks. Crosswalks shall be required at all intersections involving Connectors, Avenues, and Boulevards. 1. Dimensions. Crosswalks shall be a minimum of 6 feet in width, measured from mid-stripe to mid-stripe. 2. Markings. Crosswalks shall be appropriately indicated on the finished street surface with painted markings and/or textured or colored pavement. 3. Crossing Distances. To encourage pedestrian activity, typical crosswalks shall not extend over 38 feet without a landscape median, bulb-outs and/or other pedestrian refuge to mitigate the effects of vehicular traffic on crossing and increase pedestrian safety and comfort. 4. Ramps and Panels. Accessible ramps and warning panels, per the American Disabilities Act or any more stringent state requirement, are required where all sidewalks or trails terminate at a crosswalk or curb. 5. Ramp Orientation. Ramps shall be oriented perpendicular to traffic, requiring two ramps per corner at intersecting streets. C. Bulb-outs. To shorten pedestrian crossing distances, bulb-outs should be utilized at all intersections, unless otherwise required by the Engineering Department. Refer to Figure 10.6-14 Bulb-out. 1. The depth of the bulb-out shall match the utilized on-street parking, either the width of DRAFT Streets & Blocks Streetscape Requirements. Article IV: Zoning Districts Division 12: Form-Based District 75 the parallel space or the depth of the diagonal space. 2. The radius of the bulb-out shall match the requirements for the intersection per 10.6.5.A Curb Radii, above. 3. Utility Accommodations. Utilities shall be accommodated in new streets to allow for healthy street trees located in the Landscape or Furnishings Zone. 10.6.6 STREETSCAPE REQUIREMENTS. Streetscape is required along all street frontages per the following. A. Implementation of Streetscape on Existing Streets. For all developments with a total existing street frontage of 400 feet or more, a Streetscape Design shall be submitted for approval and installed within the adjacent right-of-way under the following circumstances: 1. Redevelopment or Renovation. When an alteration to an existing structure includes an addition of more than 60 percent in gross building square footage. 2. New Structure. Development of a new structure on a previously undeveloped or currently demolished lot, or development of a new structure on a lot that increases the total gross building square footage of the lot by 25 percent or more. B. New Streets. For all developments proposing new streets, the applicant shall submit a Streetscape Design for approval and is responsible for installing streetscape along both sides of the required street, unless otherwise coordinated with the city. C. Streetscape Definition. Streetscape occupies the full pedestrian realm of any street right-of-way, including the Landscape or Furnishing Zone, plus any building setback area less than 15 feet deep from the streetside lot line. Refer to Figure 10.6-4 Typical Right-of-Way Elements. Refer to 10.6.A.1 Pedestrian Realm for description of the Pedestrian Realm. D. Streetscape Design Submittal. A consistent streetscape design shall be submitted for approval with Site Plan Review for all new streets within the development and any existing streets. curb radius actual turning radius Figure 10.6-13 Actual Turning Radius with On-Street Parking Figure 10.6-14 Bulb-out 1. Standard Specifications. Streetscape shall meet any standards defined by the City for sidewalk, curb, access, and landscape/furnishing zone construction. 2. Right-of-Way Expansion. When a right-of-way expansion or street reconfiguration including moving the curb is planned for the street, the applicant may be required to submit a fee-in- lieu of installation of the streetscape. 3. Submittal Requirements. At a minimum, the streetscape design submittal shall include the following: a. Boulevard Trees. Trees meeting the minimum requirements of 10.7 Landscape shall be included in the streetscape design, with details related to tree pits, tree grates, and tree planting to meet the landscape installation requirements of 10.7.2 Boulevard Trees. DRAFT 76 City of St. Louis Park May 27, 2015 Streets & Blocks Streetscape Requirements. b. Pavement Design. Paving materials and pattern is required for each sidewalk and any other hardscape proposed. Pavement design shall include the minimum sidewalk widths required by the Street Type and any extension of the sidewalk to the back of curb included in a Furnishings Zone. c. Street Furnishings. Benches and/or seatwalls, planters, planter fences, tree grates, and trash receptacles shall be specified and quantities and locations listed for each street. For each block face, a minimum of two benches and one trash receptacle is required. Tree wells may be required to have a walking surface per 10.7.2.H Tree Wells. d. Bicycle Racks. Bicycle racks shall be supplied to meet a minimum bicycle parking requirements in 10.5.1.F Bicycle Parking Quantities. If rear bicycle parking is utilized, a minimum of 50 percent of the required ground floor use bicycle parking shall be supplied within the streetscape. e. Landscape Design. Ground plane vegetation shall be designated for any landscape bed areas, planter areas, and open tree wells, including a mix of shrubs, perennials, annuals, and grasses. f. Lighting. Pedestrian and vehicular lighting shall be specified with locations and quantities noted. All lighting shall meet any requirements of Engineering. Cut sheets and samples shall be submitted upon request of the Zoning Administrator. g. Stormwater Facilities. Any stormwater facilities proposed for the right-of-way shall be included in the streetscape design. Facilities such as stormwater planters or parkway swales may be included. Maintenance responsibilities and processes shall be included. h. Identity Elements. Any other elements designed to establish the identity of each street, such as banners mounted on light poles, pavement markers, artwork, or wayfinding signage, shall be included in the streetscape design submittal. 4. Streetscape Design Continuation. The approved streetscape design for each street may be utilized by the City for the extension of any street outside the development to provide continuity. DRAFT 77 Article IV: Zoning Districts Division 12: Form-Based DistrictDRAFT 10.7.1 GENERAL REQUIREMENTS A. Section 36-364 Landscape. All requirements of 36-364 apply to the Form-Based District, unless otherwise stated herein. B. Compliance. All landscape requirements in this section apply to new development. 1. Existing Developments. Existing developments shall comply with landscape requirements when the following development activities are undertaken: a. Parking Lots & Drives. Any development of new or significant improvements to existing parking lots, loading facilities, and driveways. Significant improvements include new driveways, new spaces, new medians, new loading facilities, or complete reorganization of the parking and aisles. i. When compliance is triggered for existing parking lots, landscape improvements shall take precedence over parking requirements. b. Alteration of Structure. Alteration to an existing principal or accessory structure that results in a change of 15 percent or more in the structure’s gross floor area. 2. Temporary Uses. These provisions do not apply to temporary uses, unless determined otherwise by the Zoning Administrator. C. Minimum Required Landscaping. Section 36- 364(d) does not apply to the Form-Based District. 10.7.2 BOULEVARD TREES A. Intent. To line all streets with a consistent and appropriate planting of trees to establish tree canopy for environmental benefit and a sense of identity for all streets B. Applicability. The following standards apply to the installation of all boulevard trees, whether installed to meet the required in 10.6.6 Streetscape Requirements or not. 10.7 LANDSCAPE C. Required Installation. Boulevard trees are required for all new streets and may be required for the pedestrian realm of any existing street. Refer to 10.6.6 Streetscape Requirements to determine whether installation of boulevard trees is required. 1. Exception. Boulevard trees are not required on the alley street type. (Refer to Figure 10.6-10 Alley Street Type. ). D. Location. Boulevard trees shall be placed in the Landscape or Furnishings Zone of the street. 1. Limited Distance between Curb and Sidewalk. Where the distance from back of curb to the right-of-way line is less than 10 feet the Applicant shall coordinate with the Zoning Administrator to determine an appropriate tree and sidewalk area that meets the following: 2. Minimum Boulevard Width. A minimum 4-foot, preferred 9-foot, tree planting area is required to be located from the back of curb towards the site. E. Tree Type. Medium and large canopy or evergreen trees are permitted to be installed as boulevard trees. Refer to the City of St. Louis Park’s Landscape Tree List, available at City Hall. F. Required Quantities. Each lot is required to have one tree for every 40 feet of street frontage with a minimum of one boulevard tree per street frontage. G. Spacing. Boulevard trees shall be planted according to the following requirements: 1. For multi-lot developments, each lot is required to have one tree for every 40 feet of street frontage with a minimum of one boulevard tree per street frontage per lot. 2. Large trees shall be spaced a minimum of 30 and a maximum of 60 feet on center. 78 City of St. Louis Park May 27, 2015 Landscape Street & Parking Yard Landscape Requirements 3. Medium trees shall be spaced a minimum of 20 and a maximum of 40 feet on center. 4. No tree shall be planted within 15 feet of a utility pole, 7 feet of a shutoff valve or underground utility, 2 feet of a concrete curb, or within 25 feet of an intersection as regulated by 36- 76 Traffic Visibility. H. Tree Wells. Along the Shopfront Frontage Type, where the sidewalk extends from the back of curb to the property line (creating a furnishings zone (per 10.6.A.5 Streetscape Requirements), tree wells shall be utilized. 1. For tree wells adjacent to sidewalks 5 feet wide or less: a. Open pit is not permitted. b. The opening must be covered with a tree grate or pervious pavement. c. The opening in a tree grate for the trunk must be expandable. I. Clear Branch Height. Minimum clear branch height is 6 feet; along the Shopfront and General Frontage Types, minimum clear branch height is 8 feet. J. Permeable Surface. For each boulevard tree, a minimum amount of permeable surface area is required. When the planter area is less than the required permeable area, permeable paving materials shall be used to meet twice the remaining area requirements within the future dripline of the tree. For example, if 300 square feet of planter area exists for a Large Tree, 200 square feet of the surrounding surface shall be permeable. Required minimum permeable area based upon tree size is as follows. 1. Large Trees: 400 square feet, no less than 9 feet in width. 2. Medium Trees: 225 square feet, no less than 9 feet in width. 3. Permeable area for one tree cannot count toward that of another tree. K. Structural Soil. When the minimum soil area is less than that required, structural soil or an approved equal is required. Required minimum soil area based upon tree size is as follows. 1. Large Trees: 2600 square feet, no less than 9 feet in width, at a depth from the surface of 2.5 feet. 2. Medium Trees: 1140 square feet, no less than 9 feet in width, at a depth from the surface of 2.5 feet. 10.7.3 STREET & PARKING YARD LANDSCAPE REQUIREMENTS A. Applicability. The following applies to Street and Parking Yards (refer to 10.3.2.D Treatment of Street Yards & Setbacks and to 10.2.4 Definitions). Landscape Areas do not include already required buffers and parking area plantings. B. Minor Deviation. A minor deviation from these requirements may be sought to substitute other landscape design elements for required plantings. C. Tree Plantings. One canopy tree is required for every 5,000 square feet of contiguous Landscape Area. Existing trees may be utilized to meet this requirement. D. Ground Plane Vegetation. A minimum of 40 percent of the Landscape Area must be planting beds with a minimum of one plant per each 25 square feet. 1. Planting beds may include shrubs, ornamental grasses, ground cover, vines, annuals, or perennials. Native or naturalized plant materials are encouraged. 2. Nonliving materials, such as pine straw or mulch, are permitted for up to 50 percent of a bed area. 3. Organic hardwood mulch is encouraged. 4. Annual beds must be maintained seasonally, replanting as necessary. E. Remaining Landscape Area. The remaining Landscape Area shall be covered in plant materials, including seeded, plugged, or sodded grass(es). DRAFT Landscape Vehicular Area Buffer Article IV: Zoning Districts Division 12: Form-Based District 79 Canopy or Evergreen Tree. Boulevard Tree. Hedge. Fence. Canopy or Evergreen Tree Hedge Boulevard Tree Fence 7’ Buffer. Parking or Drive Area SidewalkCurbBuilding align with building face Lot LinePlanting Location Vehicular Area Buffer Plan. Vehicular Area Buffer Section. 10.7.4 VEHICULAR AREA BUFFER The following replaces the requirements of 36-364(e), unless otherwise stated. A. Intent. To lessen the visual impact of vehicular areas visible from the street. B. General Applicability. Applies to lots where a vehicular area is visible from the street. 1. This buffer requirement does not prohibit the installation of or provision for openings necessary for allowable access drives and walkways connecting to the public sidewalk. Figure 10.7-1 Vehicular Area Buffer Plan and Section A B C C D D E E 2. Exceptions. Vehicular areas along alleys, except when residential is located across the alley, and all single and two-family lots. 3. Buffer Depth & Location A Depth 7’ B Location on the site Between street facing lot line and parking area (refer to note a) 4. Buffer Landscape Requirements Uses & Materials Uses and materials other than those indicated are prohibited in the buffer C Canopy or Evergreen Trees Medium or large canopy or evergreen tree required at least every 40’; Locate on the street side of the fence; Spacing should alternate with boulevard trees D Hedge Required continuous hedge on street side of fence, between canopy or evergreen trees and in front of vehicular areas Hedge Composition Individual shrubs with a minimum width of 24”, spaced no more than 36” on center, height maintained no more than 48”. Existing Vegetation May be credited toward buffer area 5. Fence E Location 2’ from back of curb of vehicular area Materials Steel or colored PVC; Masonry columns (maximum width 2’6”) and base (maximum 18” height) permitted Minimum Height 3’ Maximum Height 4’ Colors Black, gray, or dark green Opacity Minimum 30 percent; Maximum 60 percent Gate/ Opening One gate permitted per street frontage; Opening width maximum 6’ Notes: a. In front, corner, and rear yards (on a through lot), when the parking area is located adjacent to any building on the lot, the buffer must be located so that it aligns with or is behind the face of the adjacent building back to the vehicular area. The area between the buffer and the lot line must be landscaped. DRAFT 80 City of St. Louis Park May 27, 2015 Landscape Side & Rear Buffer Lot LineCanopy or Evergreen Tree Double Hedge Canopy or Evergreen Tree Double Hedgeadjacent, less intensely used propertylocate buffer on the more intensely used propertyHedge Width Buffer DepthPlan Illustration of Side & Rear Buffer. Section Illustration of Side & Rear Buffer. BUFFER REQUIRED BY THESE FRONTAGE TYPES Shop FrontageGeneral FrontageGeneral RowYardhouseWorkshop/WarehouseCivicADJACENT FRONTAGE TYPEShop Frontage — — — —5’ —’ General Frontage —— —’ —5’ — Apartment/ Rowhouse 10’10’——10’10’ Townhouse/ Yardhouse 15’15’5 —15’15’ Workshop/ Warehouse —’ — — —— — Civic — — —’ — — — Value in table denotes the required buffer width in feet. — = No Buffer Required Figure 10.7-2 Side & Rear Buffer Plan & Section Figure 10.7-3 Buffer Requirements Between Frontage Types A C B C D D 10.7.5 SIDE & REAR BUFFER The following replaces the requirements of 36-364(e), unless otherwise stated. A. Intent. To minimize the impact that one Frontage Type may have on a neighboring Frontage Type and to provide a transition between Frontage Types. B. General Applicability. Applies to all Frontage Types. C. Buffer Depth & Location A Depth Varies based on the Frontage Type of the lot and the adjacent lot; refer to Figure 10.7-2 Side & Rear Buffer Plan & Section Location on the site Locate buffers on more intensively used lot; Buffer is measured from side and rear lot lines. D. Required Landscape Screen Location Directly adjacent to the rear or side lot line B Hedge Continuous double row of shrubs required between canopy or evergreen trees C Hedge Composition Double row of individual shrubs with a minimum width of 24”, spaced no more than 36” on center; Mature height in one year of 24” Number of Shrubs Minimum of 15 shrubs per 100’ of lot line is required D Canopy or evergreen Trees At least 1 medium or large shade tree per every 40’ within the screen Uses and Materials Uses and materials other than those indicated are prohibited within the buffer Existing Vegetation May be credited toward buffer area E. Existing Landscaping. The Zoning Administrator may reduce the width of buffer, width of landscape screen, or location of landscape screen based on existing landscaping and topography. DRAFT 81 Article IV: Zoning Districts Division 12: Form-Based DistrictDRAFT 10.8.1 SIGNS A. Purpose. This section extends the objectives of 36-362(a) Purpose to the Form-Based District. B. Applicability. The sign requirements in this section apply only to development within the Form- Based District, and supersede all requirements of 36-362 Sign Regulations unless noted otherwise in this section. 1. Permit Required. A sign permit is required in accordance with 36-362(f(1) Permit Required prior to the installation of any sign. 2. Lighting, Construction, Repair, Maintenance, etc. All requirements of 36-362(f)(4) through 36-362(f)(18) shall apply within the Form-Based District. C. Permitted Sign Types. Signs are permitted in the Form-Based District by Frontage Type and sign type, as designated in Figure 10.8-1 Permitted Signs by Frontage Type. Refer to each sign type for specific information, 10.8.1.H through 10.8.1.O. 1. Sign Quantity. Figure 10.8-2 Maximum Permitted Signs per Street Frontage by Frontage Type details the maximum total 10.8 SIGNS PERMITTED SIGN TYPES BY FRONTAGE TYPE 4 = PERMITTED 0 = PROHIBITED SHOPFRONT GENERAL GENERAL ROW YARDHOUSE WORKSHOP/ WAREHOUSE SIGN TYPES WALL SIGN 4 4 0 0 4 PROJECTING SIGN 4 4 0 0 4 PROJECTING MARQUEE SIGN 4 4 0 0 4 AWNING SIGN 4 4 4 0 4 CANOPY-MOUNTED SIGN 4 4 4 0 4 WINDOW SIGN 4 4 0 0 4 MONUMENT SIGN 0 4 4 0 4 PED-SCALE POLE-MOUNTED SIGN 0 4 4 0 4 FIGURE 10.8-1 Permitted Signs by Frontage Type amount of signage permitted per street frontage and Frontage Type on a lot. a. Window Signs. Window signs shall not count towards the total maximum permitted amount of signage. Refer to 10.8.1.M Window Signs. 2. Real Estate Sign. See 36-362(h)(1) 3. Private Directional Sign. See 36-362(h)(2) 4. Political Signs. See 36-362(h)(5). 5. Project Information Signs. See 36-362(h)(6) 6. Signs Located on Parking Lots. One sign is permitted in addition to the maximum signage quantities detailed in Figure 10.8-2 provided the following. a. Permitted sign types are a wall, projecting, or awning sign. b. Maximum sign area is 30 square feet. c. Permitted location is either the side or rear facade along a parking lot, located proximate to any parking lot entrance. 7. Pedestrian Signs. Pedestrian signs shall be permitted in all Frontage Types in accordance with the following requirements. 82 City of St. Louis Park May 27, 2015 Signs Signs a. No portion of the sign shall project beyond a cube measuring 2.5 feet wide by 3 feet deep by 3 feet in height. b. Pedestrian signs may be placed up to the property line, subject to 36-76 Traffic Visibility. No portion of the sign shall be placed in, or project into the public right of- way, and any such sign shall be located so that it does not obstruct pedestrian or vehicular movement or impede pedestrian or vehicular visibility. c. The sign may be displayed during business hours only. The sign shall be stored inside a building during non-business hours and during severe weather conditions. d. The sign shall not be placed in such a manner that it obstructs the visibility of another property’s permanent signage. e. No place of business shall display more than one pedestrian sign at any time. f. Pedestrian signs may be constructed of wood, metal, non-flexible plastic or any other durable material. D. Temporary Signs. Temporary signs are permitted in all Frontage Types as follows. 1. Temporary signs may be permitted on a lot for a total of 30 days in any calendar year. 2. The total sign area of all signs on a lot, including temporary signs, shall not exceed the total permitted in Figure 10.8-2 Maximum Permitted Signs per Street Frontage by Frontage Type. MAXIMUM PERMITTED QUANTITY OF SIGNS PER STREET FRONTAGE SHOPFRONT FRONTAGE TYPE GENERAL FRONTAGE TYPE GENERAL ROW FRONTAGE TYPE YARDHOUSE FRONTAGE TYPE WORKSHOP/ WAREHOUSE FRONTAGE TYPE 3 square feet per 1 linear foot of street frontage with a maximum of 200 square feet per business 1 square feet per 1 linear foot of street frontage with a maximum of 120 square feet for single business occupant and 80 square feet for each additional business 80 square feet per street frontage For developments of 30 or more units, one Monument Sign is permitted. 3 square feet per 1 linear foot of lot width with a maximum of 200 square feet for single business occupant and 300 square feet for multiple business occupancy FIGURE 10.8-2 Maximum Permitted Signs per Street Frontage by Frontage Type 3. A temporary sign shall not direct persons to or advertise a product or service not available on the premises where the sign is located. 4. Temporary signs may be constructed of paper, cloth, canvas, wood or any other light and non- durable material. 5. Decorative banners shall be considered temporary signs. Such signs are permitted in all Frontage Types in accordance with the provisions of 36-362(h)(4)(a) through 36-362(h) (4)(h). E. Exempt Signs. 1. Signs noted in 36-362(d) Exempt Signs that are located the Form-Based District shall be exempt from this section. 2. The maximum permitted sign quantity per lot in Figure 10.8-2 does not apply to exempt signs. F. Prohibited Signs. The following are prohibited within the Form-Based District. 1. All signs as listed in 36-362(e) Prohibited Signs. 2. Electronic Signs. Refer to 36-362(c) Definitions for definition. G. Nonconforming Signs. Refer to 36-362(i) Nonconforming Signs. DRAFT Signs Signs Article IV: Zoning Districts Division 12: Form-Based District 83 H. Wall Sign 1. Description. Wall signs, also known as flat or band signs, are mounted directly to the building face to which the sign is parallel. Refer to Figure 10.8-4 Example of Wall Sign. 2. General Requirements. Wall signs shall be developed according to the standards in Figure 10.8-3 Wall Sign Requirements. a. Building Openings. Wall signs shall not cover windows or other building openings. b. Architectural Features. Wall signs shall not cover architectural building features. c. Murals. Murals, a type of wall sign painted onto the building face displaying the business name or activity, are prohibited on front facades. 3. Computation. The area of a wall sign is calculated using the following information. a. Wall Signs. Area is calculated by drawing the smallest possible square or rectangle around the largest letters and/or elements, as is illustrated in Figure 10.8-5 Area Calculation for Wall Sign. b. Area Credit. Signs that utilize individual alphanumeric characters or logos (including only those using wood, wood substitute, metal, or masonry) may use 90 percent of the total area calculated for the sign area in 10.8.1.H.3.a, above. FIGURE 10.8-4 Example of Wall Sign FIGURE 10.8-5 Area Calculation for Wall Sign Sign area is within the dashed line WALL SIGN REQUIREMENTS Permitted Frontage Types Shopfront, General, Workshop/Warehouse Sign Area 60 sq ft maximum per sign; refer to Figure 10.8-2 for maximum area per frontage Height 2 ft maximum letter or element height; 4 ft maximum overall sign height. Location on the Building or Site Permitted on all facades Placement on the Building or Site 1 ft maximum projection from building face; shall not project above the roof line. Quantity 1 per tenant per street frontage; 1 per tenant per side or rear facade on a parking lot; for buildings over 6 stories, 1 additional sign is permitted within 10 ft of the top of the building. Internal Illumination Permitted for individual letters and logos Materials Solid wood, metal, masonry & neon glass; Plastic & synthetics permitted only as separate alphanumeric characters or logos FIGURE 10.8-3 Wall Sign Requirements DRAFT 84 City of St. Louis Park May 27, 2015 Signs Signs I. Projecting Sign 1. Description. A projecting sign is attached to and projects from a building face or hangs from a support structure attached to the building face. Sign faces are typically perpendicular to the building face, but may be at an angle greater than 45 degrees from the facade. The sign may be vertically or horizontally oriented. Refer to Figure 10.8-7 Example of a Projecting Sign. 2. General Requirements. Projecting signs shall be developed according to the standards in Figure 10.8-6 Projecting Sign Requirements. 3. Computation. The area of a projecting sign is equal to the area of one of the sign’s faces, as illustrated in Figure 10.8-8 Area Calculation for Projecting Sign. P R O J E C T I N G S I G N Sign area is within the dashed line PROJECTING S I G N minimum clearance maximum projection FIGURE 10.8-7 Example of Projecting Sign FIGURE 10.8-8 Area Calculation for Projecting Sign PROJECTING SIGN REQUIREMENTS Permitted Frontage Types Shopfront, General, Workshop/Warehouse Sign Area 40 sq ft maximum per face; refer to Figure 10.8-2 for maximum per frontage Height 12 ft maximum sign length, 8 ft minimum clearance to walk required Location on the Building or Site Permitted on all facades; sign and structural supports shall not extend above the eave or parapet Placement on the Building or Site Shall not project closer than 6 ft from back of curb Quantity 1 per building per street frontage; 1 per building per parking lot frontage; 1 additional projecting sign permitted per tenant maximum 4 sq ft. Internal Illumination Permitted for individual letters and logos Materials Solid wood, metal, masonry & neon glass; Plastic & synthetics permitted only as separate alphanumeric characters or logos FIGURE 10.8-6 Projecting Sign Requirements maximum height DRAFT Signs Signs Article IV: Zoning Districts Division 12: Form-Based District 85 PROJECTING MARQUEE SIGN REQUIREMENTS Permitted Frontage Types Shopfront, General, Workshop/Warehouse Sign Area Maximum 40 sq ft per face.; minimum 2 faces per sign. Refer to Figure 10.8-2 for maximum per frontage Height 8 ft minimum clearance to walk required Location on the Building or Site Front & side yard abutting streetfacades only Placement on the Building or Site Maximum projection from building is 6’; Shall not project closer than 1’ from back of curb Quantity 1 per lot Internal Illumination Permitted for individual letters and logos Materials Solid wood, metal, masonry & neon glass; Plastic & synthetics permitted only on sign face; manually changeable copy boards permitted with conditions FIGURE 10.8-9 Projecting Marquee Sign Requirements FIGURE 10.8-10 Example of Projecting Marquee Sign Minimum 8 ft clearance Minimum 8 ft clearance Maximum 6 feet projection 3-faced projecting marquee sign 2-faced projecting marquee sign Projecting marquee sign with 1 curved face J. Projecting Marquee Sign 1. Description. A Projecting Marquee sign is a projecting sign designed to have manually changeable copy and 2 to 3 sign faces. Refer to Figures. Refer to Figure 10.8-10 Example of Projecting Marquee Sign. 2. General Requirements. Projecting Marquee signs shall be developed according to the standards in this section and Figure 10.8-9 Projecting Marquee Sign Requirements. a. Manually Changeable Copy. Manually changeable copy boards are permitted on Projecting Marquee signs in with use limitations and provided the following conditions are met: i. The area of the boards cannot equal greater than 30 percent of the area of the sign face on which it is located or 32 square feet, whichever is less. ii. One sign of any type containing a Manually Changeable Copy Board is permitted per lot. 3. Computation. The sign area is calculated by combining the area of all exposed sign faces and the cabinet or structure surrounding them. DRAFT 86 City of St. Louis Park May 27, 2015 Signs Signs K. Awning Sign 1. Description. A sign that is mounted, painted, or otherwise applied on or attached to an awning or canopy. Refer to Figure 10.8-12 Example of Awning Sign. 2. General Requirements. Awning signs shall be developed according to the standards in Figure 10.8-11 Awning Sign Requirements. 3. Computation. The area of an awning sign is calculated by drawing the smallest possible square or rectangle around the largest letters and/or elements of the sign portion of the awning, as is illustrated in Figure 10.8-13 Area Calculation for Awning Sign. minimum clearance maximum projection FIGURE 10.8-12 Example of Awning Sign AWNING SIGN REQUIREMENTS Permitted Frontage Types Shopfront, General, General Row, Workshop/Warehouse Sign Area Shall not exceed 100 sq ft; up to 30 percent of the awning may be used for signage; Refer to Figure 10.8-2 for maximum per frontage Height 8 ft minimum clearance to walk required; maximum letter or logo height is 3 ft. Location on the Building or Site Permitted on all facades Placement on the Building or Site Maximum projection from building is 6 ft; Shall not project closer than 4 ft from back of curb; Shall not block any window, door, or the building roof. Shall not project above the roof line. Quantity 1 per tenant per street frontage; 1 per tenant per side or rear facade on a parking lot Internal Illumination Not permitted Materials Cloth, canvas, metal, or wood; All supports shall be made of metal or wood FIGURE 10.8-11 Awning Sign Requirements FIGURE 10.8-13 Area Calculation for Awning Sign Sign area is within the dashed line DRAFT Signs Signs Article IV: Zoning Districts Division 12: Form-Based District 87 L. Canopy-Mounted Sign 1. Description. A sign with individual alphanumeric characters and/or logos that is mounted on top of a permanent canopy. Refer to Figure 10.8-15 Example of Canopy-Mounted Sign. 2. General Requirements. Canopy-mounted signs shall be developed according to the standards in Figure 10.8-14 Canopy-Mounted Sign Requirements. 3. Computation. The area of a canopy-mounted sign is calculated by drawing the smallest possible square or rectangle around the largest letters and/or elements of the sign portion of the canopy-mounted sign, as is illustrated in Figure 10.8-16 Area Calculation for Canopy- Mounted Sign. FIGURE 10.8-15 Example of Canopy-Mounted Sign FIGURE 10.8-16 Area Calculation for Canopy-Mounted Sign CANOPY-MOUNTED SIGN REQUIREMENTS Permitted Frontage Types Shopfront, General, General Row, Workshop/Warehouse Sign Area Maximum 30 sq ft. Refer to Figure 10.8-2 for maximum per frontage Height 2 ft maximum letter or element height; Cannot project more than 2.5 ft above roof line of canopy Location on the Building or Site Permitted on all facades; not intended for the principal roof of the building. Placement on the Building or Site Shall not project beyond the front edge of the canopy; Shall not block any window, door, or the building roof. Quantity 1 per tenant per public ROW frontage; 1 per tenant per side or rear facade on a parking lot Internal Illumination Permitted for individual letters and logos Materials Solid wood, metal, & neon glass; Plastic & synthetics permitted only as separate alphanumeric characters or logos FIGURE 10.8-14 Canopy-Mounted Sign Requirements maximum height DRAFT 88 City of St. Louis Park May 27, 2015 Signs Signs M. Window Sign. 1. Description. A window sign is posted, painted, placed, or affixed in or on a window exposed for public view or is a sign hung inside the building facing the window for public view. Refer to Figure 10.8-18 Example of Window Sign. 2. General Requirements. Window signs shall be developed according to the standards in Figure 10.8-17 Window Sign Requirements. 3. Computation. A series of windows that are separated by frames or supporting material of less than 6 inches in width shall be considered a single window for the purposes of computation. a. Measurement. The area of a window sign is calculated by drawing the smallest possible square or rectangle around the largest letters and/or elements of each set of signs, as is illustrated in Figure 10.8-19 Area Calculation for Window Sign. b. Sign Area Percentage. To measure sign area percentage, divide the total sign area by the total window area, as illustrated in Figure 10.8-19 Area Calculation for Window Sign c. Maximum Allowance. Window signs are not counted toward a site’s maximum signage allowance. d. Exempt signs. Address and hours of operation are considered exempt signs and are not counted in the window sign area calculation. FIGURE 10.8-18 Example of Window Sign Continuous window panels WINDOW SIGN REQUIREMENTS Permitted Frontage Types Shopfront, General, Workshop/Warehouse Sign Area Up to 30 percent of a set of continuous windows may be covered with signage; No more than 50 percent of any one window panel may be covered with signage. Height 9 inch maximum letter or element height Location on the Building or Site Permitted on all facades Placement on the Building or Site Ground or upper story windows; May be affixed to window or hung/mounted behind glass Quantity No maximum quantity for ground story, based on window sign area; 1 per tenant per floor for upper stories Internal Illumination Not permitted, except on neon or similarly illuminated window signs Materials Drawn, painted, or affixed on the glass; Wood, metal, neon glass, plastic, or other similar materials also permitted. LED ropes or similar lights are prohibited FIGURE 10.8-17 Window Sign Requirements Sign area is within the dashed line Area of a set of continuous windows FIGURE 10.8-19 Area Calculation for Window Sign e. Temporary Window signs. Temporary window signs must be included in the total percentage of signage per window calculation. f. Illumination. Window signs may not be internally illuminated except for neon or similar illuminated window signs. DRAFT Signs Signs Article IV: Zoning Districts Division 12: Form-Based District 89 N. Monument Sign 1. Description. A Monument sign is freestanding; it is located in a front or side yard of a lot. Refer to Figure 10.8-21 Example of Monument Sign. 2. General Requirements. Monument signs shall be developed according to the standards in Figure 10.8-20 Monument Sign Requirements. a. Pole-Mounted Signs. Monument signs may not be pole-mounted. b. Changing Signs. The area of any changing sign cannot equal greater than 30 percent of the area of the sign face on which it is located or 20 square feet, whichever is less. i. A changing sign is a sign whose message can be readily changed by manual means, per 36-362(c) Definitions. 3. Computation. The area of a monument sign is equal to the area of all sign faces. This measurement includes the sign, any cabinet in which it is enclosed and any changing sign portions, but excludes the base of the sign. Refer to Figure 10.8-22 Area Calculation for Monument Sign. a. Measuring Height. Maximum height shall include the sign face, base, cabinet, and ornamental cap. b. Height from Grade. Height shall be measured from the grade level of the curb of the street closest to the sign. The level of the ground shall not be altered in such a way as to provide additional sign height. FIGURE 10.8-21 Example of Monument Sign maximum height MONUMENT SIGN REQUIREMENTS Permitted Frontage Types General, General Row, Yardhouse, Workshop/Warehouse Sign Area Maximum 18 sq ft per face. Refer to Figure 10.8-2 for maximum signage per frontage Height Maximum height 3 ft Location on the Building or Site Front or Corner Yards with a minimum average depth of 10 feet. Placement on the Building or Site 10 ft setback from driveways & side property line; 5 ft from front & corner property lines Sign must not be located in a sight triangle extending 30 feet from either side of an intersection of a driveway and a vehicular right-of-way or two vehicular rights-of-way. Quantity 1 per building. Internal Illumination Permitted for individual letters and logos Materials Solid wood, metal & masonry; Plastic & synthetics permitted on sign face. FIGURE 10.8-20 Monument Sign Requirements FIGURE 10.8-22 Area Calculation for Monument Sign Sign area is within the dashed line DRAFT 90 City of St. Louis Park May 27, 2015 Signs Signs O. Ped-Scale Pole-Mounted Sign 1. Description. A ped-scale pole-Mounted sign is freestanding and may be mounted on one or two poles. Three configurations are permitted. Refer to Figure 10.8-25 Examples of Ped-Scale Pole Mounted Sign. a. A sign hanging from a single pole. b. A sign mounted on a single pole. c. A sign mounted onto a double set of poles. 2. General Requirements. Ped-scale pole-mounted signs shall be developed according to the standards in Figure 10.8-23 Ped-Scale Pole-Mounted Sign Requirements. 3. Computation. The area of the ped-scale pole- mounted sign is equal to the area of one sign face. Refer to Figure 10.8-24. a. Height from Grade. Height shall be measured from the grade level of the curb of the street closest to the sign. The level of the ground shall not be altered in such a way as to provide additional sign height. PED-SCALE POLE-MOUNTED SIGN REQUIREMENTS Permitted Frontage Types General, General Row, Workshop/ Warehouse Sign Area 6 sq ft maximum area per sign face Refer to Figure 10.8-2 for maximum per lot Height 8 ft maximum height for sign mounted or hanging on a single pole; 5 ft for sign mounted on double set of poles; Each pole shall have a maximum diameter of 3 inches. Location on the Building or Site Front or Corner Yards with minimum average depth of 10 feet Placement on the Building or Site 5 ft setback from front & corner lot lines; Cannot overhang property lines Sign must not be located in a sight triangle extending 30 feet from either side of an intersection of a driveway and a vehicular right-of-way or two vehicular rights-of-way. Quantity 1 per building Internal Illumination Permitted for individual letters and logos Materials Solid wood, metal & masonry; Plastic & synthetics permitted on sign face FIGURE 10.8-23 Ped-Scale Pole-Mounted Sign Requirements FIGURE 10.8-25 Examples of Ped-Scale Pole-Mounted Sign maximum height Sign hanging from a single pole Sign mounted on a single pole maximum height Sign mounted on a double set of poles Sign area is within the dashed line FIGURE 10.8-24 Area Calculation for Ped-Scale Pole-Mounted Sign DRAFT 91 Article IV: Zoning Districts Division 12: Form-Based DistrictDRAFT 10.9.1 APPLICABILITY & CALCULATION The following sustainable development measures shall be addressed by all developments in Form-Based District. A. Review and Approval. Documentation of which measures and total number of points the applicant will achieve shall be indicated on the site plan review application submitted to the city (refer to 10.2.1 Development Approval Process). 10.9 SUSTAINABILITY MEASURES MEASURE VALUE SECTION CERTIFIED GREEN BUILDING 5 POINTS 12.9.2.A Certified Green Buildings Measure BUILDING ENERGY EFFICIENCY 2 POINTS 12.9.2.B Building Energy Efficiency Measure BUILDING WATER EFFICIENCY 2 POINTS 12.9.2.C Building Water Efficiency Measure WATER-EFFICIENT LANDSCAPING 1 POINTS 12.9.2.D Water-Efficient Landscaping Measure RENEWABLE ENERGY SOURCES 2 OR 3 POINTS 12.9.2.E Renewable Energy Sources Measure GREEN ROOF 2 POINTS 12.9.2.F Green Roof Measure HEAT ISLAND REDUCTION 2 POINTS 12.9.2.G Heat Island Reduction Measure PERVIOUS PAVEMENT 1 POINTS 12.9.2.H Pervious Pavement Measure ENHANCED BICYCLE AMENITIES 1 POINT 12.9.2.I Enhanced Bicycle Amenities Measure ALTERNATIVE MEASURE 1 TO 3 POINTS 12.9.2.J Alternative Measure B. Requirements. The applicant shall achieve no fewer than 5 total points from any combination of the sustainable development measures as valued in Figure 10.9-1 Sustainability Measures & Values. No partial points will be accepted. C. Documentation. The applicant shall submit supporting documentation as noted per measure. FIGURE 10.9-1 Sustainability Measures & Values 92 City of St. Louis Park May 27, 2015 Sustainability Measures Measures & Requirements 10.9.2 MEASURES & REQUIREMENTS A. Certified Green Buildings Measure 1. Minimum Requirement. Certify a new construction building or building undergoing major renovations through a green building rating system requiring review by an independent, third-party certifying body and approved by the zoning administrator. a. City’s Green Building Policy. Projects fulfilling the City’s Green Building Policy requirements through staff review for compliance earn the full point spread. 2. Documentation. Required documentation includes registration of the project with the system, payment of all applicable fees for the rating system, and a draft scorecard showing the achieved credits or points. B. Building Energy Efficiency Measure 1. Minimum Requirements. a. New Construction Buildings. Newly constructed buildings must demonstrate an average 10 percent improvement over the energy code currently in effect in the city. b. Major Renovation. Building must demonstrate an average 5 percent improvement over ANSI/ASHRAE/IESNA Standard 90.1-2013. 2. Documentation. Required documentation includes an energy model demonstrating that the building(s) will achieve the proposed improvements. C. Building Water Efficiency Measure 1. Minimum Requirements. Indoor water use in new buildings and major renovations must be an average 30 percent less than in baseline buildings. Baseline water usage shall be determined based on fixtures per the Energy Policy Act of 1992 and subsequent rulings by the United States Department of Energy or a similar method approved by the zoning administrator. 2. Documentation. Required documentation includes cut sheets for all water fixtures. D. Water-Efficient Landscaping Measure 1. Minimum Requirements. Reduce potable water used for landscape irrigation by 50 percent from a calculated midsummer baseline case by using either one of the following methods: a. Utilizing all xeriscape plant materials and providing no permanent irrigation system b. Using only captured rainwater with an irrigation system 2. Documentation. Required documentation includes a landscape and irrigation plan, illustrating the system. E. Renewable Energy Sources Measure 1. Minimum Requirements. Incorporate renewable energy generation on-site for the following points: a. 2 Points. A production capacity of at least 5 percent of the building’s annual electric and thermal energy, established through an accepted building energy performance simulation tool, earns 2 points. b. 3 Points. A production capacity of at least 10 percent of the building’s annual electric and thermal energy, established through an accepted building energy performance simulation tool, earns an additional point for a total of 2 points. 2. The following renewable energy generation sources are applicable: a. Solar thermal or photovoltaics. b. Geothermal. c. Wind energy conversion. d. Anaerobic digestion. 3. Documentation. Required documentation includes specifications and construction details for the installation of the system. F. Green Roof Measure 1. Minimum Requirements. Install a vegetated roof for at least 50 percent of building roof area. 2. Documentation. Required documentation includes roof construction plans with drainage and planting details. G. Heat Island Reduction Measure 1. Minimum Requirements. Use any combination of the following strategies for 35 percent of all DRAFT Sustainability Measures Measures & Requirements Article IV: Zoning Districts Division 12: Form-Based District 93 on-site, non-roof hardscape areas, including sidewalks, plazas, courtyards, parking lots, parking structures, and driveways. a. Tree Canopy Cover. Coverage of the surface at shade tree maturity in 15 years. b. Solar reflective paving & roofing with a SRI (solar reflectance index) of at least 29. 2. Documentation. Required documentation includes plans and specifications for installation of the strategy. H. Pervious Pavement Measure 1. Minimum Requirements. Install an open grid or pervious pavement system that is at least 40 percent pervious on 80 percent of all hardscape surface areas, including sidewalks, plazas, courtyards, parking lots, and driveways. 2. Documentation. Required documentation includes plans and specifications for installation of the strategy. I. Enhanced Bicycle Amenities Measure 1. Minimum Requirements. Inclusion of 2 of the following: a. Lockable enclosed bicycle storage. Provide 1 secure, enclosed bicycle storage space for 10 percent of planned employee occupancy. b. Employee shower facilities. Provide at least 1 shower facility plus one additional shower per 150 employees. c. Increased bicycle parking spaces. Provide bicycle racks at a rate of 1.5 times the required minimum amount per 10.5.1.F Bicycle Parking Quantities. d. Repair Center. Provide a designated bicycle repair center open to the public and consisting of an air pump, water, and tools at a minimum. 2. Documentation. Required documentation includes site and/or building plans locating the measures included. J. Alternative Measure (1 to 3 points). The applicant may submit an alternative sustainable development measure for review and recommendation by the Planning Commission. The measure shall further a sustainability goal and shall not be considered standard practice for current developments. 1. Minimum Requirements. The measure shall be unrelated to any of the other measures defined in this Section. Based upon their review, the Planning Commission shall make a recommendation for the number of points to be awarded. 2. Documentation. Required documentation shall clearly illustrate that the project will achieve the measure and that the measure furthers a sustainability goal. a. The Planning Commission and/or the zoning administrator may request additional documentation. 3. Denial. The measure may be denied, if it is determined to be standard practice for current development, if the measure does not forward sustainability goals, or if the documentation does not illustrate that the measure will be fully implemented or successful. DRAFT 94 City of St. Louis Park May 27, 2015 Sustainability Measures Measures & Requirements This page intentionally left blank. DRAFT 95 Article IV: Zoning Districts Division 12: Form-Based DistrictDRAFT 10.10 OPEN SPACE 10.10.1 INTENT. To provide open space as an amenity that promotes physical and environmental health within the community and to provide access to a variety of active and passive types of open space. 10.10.2 APPLICABILITY. The standards outlined apply to open space required per the Regulating Maps (refer to 10.1.3 Regulating Maps). A. Existing Open Space. Existing open space at the time of adoption of this Division is not required to conform to any of these requirements. B. Required Open Space. Open space designated on the Regulating Maps as Open Space Frontage is required shall conform to these requirements and one of the permitted types of open space. C. Developments Over 3 Acres. All developments over 3 acres are required to provide at least one open space type meeting the following requirements. a. One type of open space is required within 1/6th of a mile of any principal residential use entrance. b. One type of open space is required within 1/4th of a mile of any principal commercial use entrance. D. Fee in-lieu. The Zoning Administrator may accept a fee in-lieu of provision of the open space. 10.10.3 GENERAL REQUIREMENTS. All open space shall meet the following requirements. A. Open Space Types. All open space provided within the Form-Based District shall comply with one of the Open Space Types defined by 10.10.5 through 10.10.8. B. Access. All Open Space Types shall provide public access from a pedestrian route associated with a vehicular right-of-way and/or adjacent building entrances/exits. C. Dedicated. Open Space Types shall be designated by easement or, with permission of the City, may be either located within the right-of-way or dedicated by plat as a separate lot. D. Fencing. Open Space Types may incorporate fencing provided that the following requirements are met. 1. Height. Fencing shall be a maximum height of 48 inches, unless approved by the zoning administrator for such circumstances as proximity to railroad right-of-way and use around swimming pools, ball fields, and ball courts. 2. Level of Opacity. Fence opacity shall be no greater than 60 percent. 3. Type. Chain-link fencing is not permitted along any street frontage, with the exception of dedicated sports field or court fencing approved by the zoning administrator. 4. Spacing of Openings. Openings or gates shall be provided on every street face at a minimum of one per every 200 feet. Figure 10.10-1 Measuring Minimum Dimensions 96 City of St. Louis Park May 27, 2015 Open Space Stormwater in Open Space Types. E. Open Water Body. All open water bodies, such as lakes, ponds, pools, creeks, and streams,within an Open Space Type shall be located at least 20 feet from a property line to allow for pedestrian and bicycle access as well as a landscape area surrounding the water body. F. Parking Requirements. Parking shall not be required for or located on any Open Space Type, unless a use other than open space is determined by the zoning administrator. G. Continuity. New open space shall connect to abutting, or proximate existing or planned trail right-of-way or open space. H. Measuring Size. 1. Size. The size of the Open Space Type is measured to include all landscape and paving areas associated directly with the Open Space Type. 2. Minimum Dimension. The minimum length or width of the Open Space Type, as measured along the longest two straight lines intersecting at a right angle defining the maximum length and width of the lot. Refer to Figure 10.10-1 Measuring Minimum Dimensions. I. Minimum Percentage of Street Frontage Required. A minimum percentage of the open space perimeter, as measured along the outer edge of the space, shall be located directly adjacent to a street. This requirement provides access and visibility to the open space. J. Improvements. As noted in the specific requirements for each Open Space Type (10.10.5 through 10.10.8), the following types of site improvements and structures may be permitted on an Open Space Type. 1. Designated Sports Fields Permitted. Sports fields, ball courts, or structures designated for one or more particular sports including, but not limited to, baseball fields, softball fields, soccer fields, basketball courts, football fields, tennis courts, climbing walls, and skate parks are permitted. 2. Playgrounds Permitted. Playgrounds include a defined area with play structures and equipment typically for children under 10 years of age, such as slides, swings, climbing structures. 3. Fully Enclosed Structures Permitted. Fully enclosed structures may include such uses as small cafes, kiosks, community centers, and restrooms. a. Maximum Area. For some open space types, fully enclosed structures are permitted, but limited to a maximum building coverage as a percentage of the open space area. b. Semi-Enclosed Structures. Open-air structures, such as gazebos, are permitted in all open space types. 4. Maximum Impervious and Semi-Pervious Surface Permitted. The amounts of impervious and semi-pervious coverage are provided separately for each Open Space Type (10.10.5 through 10.10.8) to allow an additional amount of semi-pervious surface, such as permeable paving, above the impervious surfaces permitted, including, but not limited to, sidewalks, paths, and structures as permitted. 5. Maximum Percentage of Open Water Body. The maximum amount of area within an Open Space Type that may be covered by an open water body, including, but not limited to, ponds, lakes, and pools. 10.10.4 STORMWATER IN OPEN SPACE TYPES. Stormwater management practices, such as storage and retention facilities, may be integrated into Open Space Types and utilized to meet stormwater requirements for surrounding parcels. A. Stormwater Features. Stormwater features in open space may be designed as formal or natural amenities with additional uses other than stormwater management, such as an amphitheater, sports field, or a pond or pool as part of the landscape design. Stormwater features shall not be fenced and shall not impede public use of the land they occupy. B. Walls. Retaining walls over 36 inches in height are not permitted in any open space accommodating stormwater. C. Qualified Professional. While the stormwater features may be designed by an engineer, a qualified design professional, such as a landscape architect or certified landscape designer, shall be utilized to incorporate the stormwater features into the design of the open spaces. DRAFT Open Space Plaza. Article IV: Zoning Districts Division 12: Form-Based District 97 PLAZA REQUIREMENTS Dimensions Minimum Size 0.10 acres Maximum Size 3 acres Minimum Dimension 80 feet Minimum Percentage of Street Frontage Required 25% Improvements Designated Sports Fields Not permitted Playgrounds Not permitted Fully Enclosed Structures Permitted; may cover maximum 5% of plaza area Maximum Impervious Surface + Semi-Pervious Surface 40% + 20% Maximum Percentage of Open Water 30% GREEN REQUIREMENTS Dimensions Minimum Size 0.50 acres Maximum Size 2 acres Minimum Dimension 45 feet Minimum Percentage of Street Frontage Required 100% for greens less than 1.25 acres; 50% for greens 1.25 or more acres in size Improvements Designated Sports Fields Not permitted Playgrounds Permitted Fully Enclosed Structures Not permitted Maximum Impervious Surface + Semi-Pervious Surface 20% + 15% Maximum Percentage of Open Water 30% 10.10.5 PLAZA. The intent of the plaza is to provide a formal Open Space Type of medium scale to serve as a gathering place for civic, social, and commercial purposes. The Plaza may contain a greater amount of impervious coverage than any other Open Space Type. Special features, such as fountains and public art installations, are encouraged. 10.10.6 GREEN. The intent of the green is to provide informal, medium scale active or passive recreation for building occupants and visitors within walking distance, mainly fronted by streets. DRAFT 98 City of St. Louis Park May 27, 2015 Open Space Commons. COMMONS REQUIREMENTS Dimensions Minimum Size 0.25 acres Maximum Size 1.5 acres Minimum Dimension 45 feet Minimum Percentage of Street Frontage Required 0%; requires a minimum of two access points (minimum 20 feet wide) Improvements Designated Sports Fields Not permitted Playgrounds Permitted Fully Enclosed Structures Not permitted Maximum Impervious Surface + Semi-Pervious Surface 30% + 10% Maximum Percentage of Open Water 30% PARK REQUIREMENTS Dimensions Minimum Size 2 acres Maximum Size None Minimum Dimension 30 feet; minimum average width of 80 feet Minimum Percentage of Street Frontage Required 30% for parks less than 5 acres; 20% for parks 5 or more acres in size Improvements Designated Sports Fields Permitted Playgrounds Permitted Fully Enclosed Structures Permitted in parks 5 acres or larger in size Maximum Impervious Surface + Semi-Pervious Surface 20% + 10% Maximum Percentage of Open Water 30% 10.10.7 COMMONS. The intent of the commons is to provide an informal, small to medium scale space for active or passive recreation for a limited area. Commons are typically internal to a block and tend to serve adjacent building occupants. 10.10.8 PARK. The intent of the park is to provide informal active and passive large-scale recreational amenities to local residents and the greater region. Parks have primarily natural plantings and are frequently created around an existing natural feature such as a water body or stands of trees. DRAFT