HomeMy WebLinkAbout2020/08/19 - ADMIN - Agenda Packets - Planning Commission - Study SessionAGENDA
PLANNING COMMISSION STUDY SESSION
WEBEX VIDEOCONFERENCE
6:00 P.M.
AUGUST 19, 2020
All meetings of the St. Louis Park Planning Commission will be conducted by telephone or other
electronic means until further notice. This is in accordance with a local emergency declaration
issued by Mayor Jake Spano March 16, 2020 in response to the coronavirus (COVID -19) pandemic.
Additionally, city facilities are closed to the public in keeping with the Executive Orders 20-20 and
20-33 issued by Gov. Tim Walz directing Minnesotans to Stay at Home March 28 through May 4,
2020.
All members of the St. Louis Park Planning Commission will participate in the August 19, 2020
planning commission meeting by electronic device or telephone rather than by being personally
present at the planning commission’s regular meeting place at 5005 Minnetonka Blvd.
Members of the public can monitor this meeting by video and audio at https://bit.ly/watchslppc
and on local cable (Comcast SD channel 17, or CenturyLink SD channel 8117 and HD channel 8617)
or by calling +1-312-535-8110 meeting number (access code): 372 106 61 for audio only. Cisco
Webex will be used to conduct videoconference meetings of the planning commission, with
planning commissioners and staff participating from multiple locations.
AGENDA
1.Accessory dwelling units
2.Historic Walker Lake mixed-use zoning district
Auxiliary aids for individuals with disabilities are available upon request. To make arrangements, please
call the administration department at 952-924-2525 (TDD 952-924-2518) at least 96 hours in advance of
meeting.
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Planning commission: Study session
Meeting date: August 19, 2020
Study session item: 1
1 Accessory dwelling units zoning code text amendment
Location: Applicable to all single-family lots in the R-1, R-2 and R-3 zoning districts
Case Number: 19-15-ZA
Applicant: City of St. Louis Park
Owner: N/A
Review Deadline: 60 days: N/A 120 days: N/A
Recommended
motions:
No formal action at this time. Provide input on the draft ordinance in
preparation for a fall public hearing.
Summary of request: In January 2019, the city council decided to discuss accessory dwelling
units (ADUs). An ADU is a permanent, self-contained residential unit with its own living space,
kitchen and bathroom. ADUs may be located inside the principal building or may be in a
detached accessory building on the same parcel. The 2040 comprehensive plan indicates ADUs
will be allowed in the city. Developing ADU regulations was a high priority in the planning
commission’s approved 2019 work plan and the planning commission worked throughout 2019
to identify potential regulations. In early 2020, staff prepared a draft ordinance for community
and planning commission consideration. A public hearing had been prepared for mid -March but
was cancelled due to the health pandemic. In July, staff provided a communication to the
planning commission to help refamiliarize members about ADUs. Staff anticipates that a public
hearing for the draft ordinance will be able to be held in September so the study session in
August is to ensure that commissioners are comfortable with the draft ordinance.
Background: An accessory dwelling unit (ADU) is a self-contained residential unit that meets
the requirements of the Minnesota State Building Code. ADUs are permanent installations that
are legally part of a larger property that includes a standard single-family house. ADUs can
sometimes be referred to as: carriage or coach houses, accessory apartments, backyard
cottages, secondary dwelling units, granny flats, mother-in-law suites, second suites or garden
apartments. The ADU may be part of the principal building or it may be in a detached accessory
building on the same property.
Types of ADUs:
3
Regular meeting meeting of August 19, 2020 (Item No. 1)
Title: Accessory dwelling units zoning code text amendment
Ordinance Direction: The following summarizes what is included in the included draft
ordinance. Additional information explaining the bullets can be found in the July 10, 2020
planning commission communication:
•Allow internal, attached and detached ADUs as described in the background above.
•Allow ADUs in the R-1, R-2 and R-3 zoning districts on single-family lots.
•Allow ADUs on all buildable single-family lots without restrictions relating to a minimum
lot size.
•Limit ADUs to one (1) per lot.
•Require all ADUs to be at least 300 square feet in area.
•Limit the size of internal ADUs, which are within or attached to the principal dwelling, to
40% of the gross floor area of the principal single-family dwelling.
•Limit detached ADUs to no more than 800 square feet or 25% of the back yard. Allow
detached ADUs that are up to 576 square feet in area even if they exceed 25% of the
back yard.
•Principal structures with an internal ADU are required to meet the same building
heights, setbacks, and footprints as any other residential principal structure.
•In order to have openings, such as doors and windows, detached ADUs will need to be
at least 5 feet from a side or rear property line.
•Detached ADUs must be at least 15 feet from the rear property line.
•Allow ADUs without requiring more off-street parking.
•Limit the total number of individuals on the lot to no more than one family and up to
two boarders. In most cases, this would result in the ADU having two boarders.
•Prohibit sale of the ADU independent of the principal building and lot.
•Allow ADUs on properties that are not owner occupied.
•Prohibit short-term vacation rental of the ADU or the principal residence, as currently
enforced by the city. Define short-term vacation rentals as leasing properties for a term
of less than one month.
Next steps: A public hearing on the draft ordinance in anticipated for September.
Supporting documents:
•Draft ordinance
•Zoning map showing highlighting the areas of the city zoned R-1, R-3 and R-3. The map
excludes properties that are not in single-family residential use (i.e. churches, schools).
Prepared by: Rita Trapp, HKGi
Reviewed by: Jacquelyn Kramer, associate planner
Jennifer Monson, planner
Gary Morrison, assistant zoning administrator
4
Regular meeting meeting of August 19, 2020 (Item No. 1)
Title: Accessory dwelling units zoning code text amendment
Ordinance No. ___-20
Ordinance regarding accessory dwelling units
The City of St. Louis Park does ordain:
Whereas, the City Council has the strategic priority “St. Louis Park is committed to
providing a broad range of housing and neighborhood-oriented development,” and
Whereas, the Housing Plan in Chapter 5 of the 2040 Comprehensive Plan identifies the
following strategies related to increasing the diversity of housing types:
• Create a broad range of housing types to provide more diverse and creative
housing choices to meet the needs of current and future residents.
• Review existing policies, programs and regulations to remove barriers to innovative
and creative housing options.
• Ensure new housing policies promote fair and equitable housing choices.
• Allow for accessory housing units in all low-density residential areas.
Now, therefore be it resolved that the following amendments shall be made to the City
Code:
Section 1. Chapter 36, Section 36-4 of the St. Louis Park City Code is hereby amended to
add the following text.
Short-term rental means leasing a residential dwelling unit or accessory dwelling unit for a
term of less than one month.
Section 2. Chapter 36, Article III General Provisions of the St. Louis Park City Code is
hereby amended to add the following text.
Section 36-70. Short-term rentals. No person shall offer for occupancy or enter into an
agreement to allow a dwelling unit, or any other portion of their property, to be used as a
short-term rental in a manor not otherwise permitted in the zoning district.
Section 3. Chapter 36, Section 36-142 (a) of the St. Louis Park City Code is hereby
amended to add the following text to the list of descriptions of residential uses.
(9) Accessory dwelling unit means a dwelling unit complying with the Minnesota State
Building Code; which is located within a principal single -family residential dwelling or
in an accessory structure to a single-family residential dwelling. The types of
accessory dwelling unit include the following:
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Regular meeting meeting of August 19, 2020 (Item No. 1)
Title: Accessory dwelling units zoning code text amendment
a. An attached accessory dwelling unit is located within a principal residential
dwelling.
b. A detached accessory dwelling unit is located as a freestanding structure on the
same lot as the principal residential dwelling.
Section 4. Chapter 36, Section 36-162 (d) (4) of the St. Louis Park City Code is hereby
amended to delete the following strikethrough text and add the following underlined text.
e. Accessory buildings shall not be used for dwelling purposes shall also comply with
the regulations set forth in Section 36-162 (e) regarding accessory dwelling units.
Section 5. Chapter 36, Section 36-162 (d) (1) of the St. Louis Park City Code is hereby
amended to delete the following strikethrough text and add the following underlined text.
(a) Accessory buildings shall be erected or located within the back yard or side yard as
defined in subsection (b) above, except that an accessory building designed and
used as a garage may be located within a side yard unless it abuts a street. No
aAccessory buildings shall not be located in the front yard as defined in subsection
(b) above.
Section 6. Chapter 36, Section 36-162 (d) (2) a. of the St. Louis Park City Code is hereby
amended to delete the following strikethrough text and add the following underlined text.
a. The total cumulative ground floor area of all accessory buildings on si ngle-family lots
and on non-conforming two-family lots in the R-1, R-2 and R-3 Districts shall not
exceed the smaller of 800 square feet or 25 percent of the back yard. This provision
shall not prohibit the construction of either a detached garage or a detached
accessory dwelling unit, or a combination thereof, that is no greater than 576 square
feet in area provided there are no other accessory buildings.
Section 7. Chapter 36, Section 36-162 (d) (5) of the St. Louis Park City Code is hereby
amended to add the following underlined text.
(5) Accessory buildings as part of the principal building – Accessory buildings located
less than six feet from a principal building on the same lot , measured from the
nearest projection of each building, shall be considered part of the principal building
for the purpose of applying provisions of this chapter.
Section 8. Chapter 36, Section 36-162. Restrictions and performance standards. of the St.
Louis Park City Code is hereby amended to delete the strikethrough text and add the following
underlined text and section breaks are indicated with “***”.
(e) Accessory dwelling units. Accessory dwelling units complying with all the following
conditions:
(1) Accessory dwelling units shall only be permitted on single-family lots.
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Regular meeting meeting of August 19, 2020 (Item No. 1)
Title: Accessory dwelling units zoning code text amendment
(2) There shall be no more than one (1) accessory dwelling unit permitted per lot.
(3) Occupancy of the single-family lot, including both the principal dwelling unit and
the accessory dwelling unit, shall be limited to no more than o ne family and up
to two boarders.
(4) The accessory dwelling unit shall not be sold independently of the principal
residential dwelling and may not be a separate tax parcel.
(5) Accessory dwelling units that are attached to the principal dwelling unit shall be
no more than 40% of the gross floor area of the single-family dwelling.
(6) Accessory dwelling units that are detached from the principal residential
structure shall comply with the regulations for accessory structures in Division 4
Residential District Regulations, with the following exemptions:
a. Detached accessory dwelling units shall be located a minimum of 15 feet
from any rear lot line unless the rear lot line is adjacent to an alley, in
which case it may be located five (5) feet from the rear lot line.
b. Detached accessory dwelling units shall have a minimum of 300 square
feet of floor area.
c. Balconies and decks above the ground floor shall not face an interior side
yard or a rear yard not abutting an alley. Rooftop decks for an accessory
dwelling unit shall not be allowed.
(e)(f) Parking and storing of vehicles
(1) Except as provided in subsections (e)(f)(2) and (e)(f)(8) of this section, no motor
vehicle, recreational vehicle, commercial vehicle, or trailer shall be permitted to
stand or park in any R district which exceeds any of the following:
***
(2) One recreational vehicle which exceeds any of the limits set forth in subsection
(e)(f)(1) of this section and is owned by the occupant of the premises can be
parked in the back yard area if:
***
(3) The following provisions shall apply to the parking and storage of vehicles on
residential parcels in the R-1, R-2 and R-3 districts:
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Regular meeting meeting of August 19, 2020 (Item No. 1)
Title: Accessory dwelling units zoning code text amendment
a. No more than three vehicles can be parked or stored outside an enclosed
building at a single-family residence on a lot that contains a single-family
residence. For a duplex, six vehicles can be parked or stored outside. If
there are more than three persons residing at a single-family dwelling,
inclusive of an accessory dwelling unit or a boarder, who have valid state
driver's licenses showing the residence addresses on the lot, then the
total number of vehicles allowed to be parked outside is increased to a
number equal to the number of licensed drivers residing at the property
not to exceed five vehicles. The provisions of this subsection shall not
apply during snow emergencies.
b. No more than two non-passenger vehicles can be parked on a residential
lot outside of an enclosed building. Except as permitted in subsection
(e)(f)(2) of this section, vehicles shall be stored on a designated parking
space. Non-passenger vehicles cannot be parked or stored in a front yard
or a side yard abutting a street except as allowed under subsection
(e)(f)(3)g of this section.
c. Only commercial vehicles which do not exceed any of the size
requirements under subsection (e)(f)(1) of this section and are designed
exclusively for on-street use can be parked on residential lots outside an
enclosed building. Commercial vehicles shall be parked only within a
garage or on a designated parking space and cannot be parked or stored
in a front yard or a side yard abutting a street except as permitted under
subsection (e)(f) (3)g of this section.
d. Except as permitted in subsection (e)(f)(2) of this section, all vehicles
must be stored on a surface improved for driveway purposes with an
approved paving surface.
e. No more than one recreational vehicle which exceeds the size
requirements in subsection (e)(f)(2) of this section can be parked on a
residential lot outside an enclosed building.
f. No non-passenger vehicle can be parked within five feet of an interior
side lot line or rear lot line.
g. No non-passenger vehicle can be parked within the front yard or within a
side yard abutting a street except where designated parking space is
permitted under subsection 36-361(k)(11). Under no circumstances can a
non-passenger vehicle which exceeds the size limitations in subsection
(e)(f)(1) of this section be parked in a front yard.
Section 9. Chapter 36, Section 36-162 (e) (3) a. of the St. Louis Park City Code is hereby
amended to delete the strikethrough text and add the underlined text as follows.
8
Regular meeting meeting of August 19, 2020 (Item No. 1)
Title: Accessory dwelling units zoning code text amendment
a. No more than three vehicles can be parked or stored outside an enclosed building
at a single-family residence on a lot that contains a single-family residence. For a
duplex, six vehicles can be parked or stored outside. If there are more than three
persons residing at a single-family dwelling, inclusive of an accessory dwelling unit
or a boarder, who have valid state driver's licenses showing the residence
addresses on the lot, then the total number of vehicles allowed to be parked
outside is increased to a number equal to the number of licensed drivers residing
at the property not to exceed five vehicles. The provisions of this subsection shall
not apply during snow emergencies.
Section 10. Chapter 36, Section 36-163. R-1 single-family residence district (e) Accessory
Uses of the St. Louis Park City Code is hereby amended to add the following text:
(16) Accessory dwelling units which comply with the provisions of Section 36-162 (e)
and which are not used for short-term rental purposes.
Section 11. Chapter 36, Section 36-164. R-2 single-family residence district (e) Accessory
Uses of the St. Louis Park City Code is hereby amended to add the following text:
(15) Accessory dwelling unit which comply with the provisions of Section 36 -162 (e)
and which are not used for short-term rental purposes.
Section 12. Chapter 36, Section 36-165. R-3 two-family residence district (e) Accessory
Uses of the St. Louis Park City Code is hereby amended to add the following text:
(16) Accessory dwelling units which comply with the provisions of Section 36-162 (e)
and which are not used for short-term rental purposes.
Section 13. Chapter 36, Table 36-361 (a) Off-Street Parking Areas of the St. Louis Park City
Code is hereby amended to delete the following strikethrough text and add the following
underlined text and section breaks are indicated with “***”:
Use Number of Parking Spaces
Residential
Single family dwelling Two spaces per dwelling unit. Additional spaces are not required
for a boarder or an accessory dwelling unit. One additional space
is required if boarders are accommodated.
***
Two family Two spaces per dwelling unit. Additional spaces are not required
for a boarder or an accessory dwelling unit. One additional space
is required if boarders are accommodated.
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Regular meeting meeting of August 19, 2020 (Item No. 1)
Title: Accessory dwelling units zoning code text amendment
Section 13. This ordinance shall take effect (insert text)
Reviewed for administration: Adopted by the City Council (insert date)
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest: Approved as to form and execution:
Melissa Kennedy, City Clerk Soren Mattick, City Attorney
First Reading (date)
Second Reading (date)
Date of Publication (date)
Date Ordinance takes effect (date)
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Regular meeting meeting of August 19, 2020 (Item No. 1)
Title: Accessory dwelling units zoning code text amendment
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12
Planning commission: Study session
Meeting date: August 19, 2020
Agenda item: 2
2 Establishing the New MX-2 Zoning District for the Historic Walker Lake Area
Recommended
Action:
Discuss the specific standards proposed for the new MX-2 zoning district
Background: The Historic Walker Lake: District Revitalization Plan was completed in May 2019
and accepted by the city council in January 2020. Since its completion, city staff have analyzed
how best to implement the recommendations of the plan. The Revitalization Plan focused on
establishing guidelines and standards related to parking, mix of uses, building form, and the
public realm to continue the unique character of the Walker Lake area. At the March 4, 2020
planning commission workshop, consulting staff from HKGi and city staff introduced the
concept of establishing a mixed use base district within the Walker Lake area that would have
such standards established. Accompanying the zoning standards would be a set of design
guidelines for the neighborhood that could guide and inform revitalization without necessarily
being mandatory. With a few suggestions from the planning commission about this approach,
consulting staff have worked closely with city staff to draft ordinance language for a new mixed
use district: MX-2, neighborhood mixed use as well as draft a set of design guidelines for the
Historic Walker Lake commercial district.
Study Session: Commissioners were given an earlier draft of the Design Guidelines in early July
and provided feedback to staff which has been incorporated into the document. T his will be the
first meeting where the guidelines are being discussed. The intention of the August 19th study
session will be to discuss the Design Guidelines for the area as well as the proposed zoning
district standards, which are attached to this report. A full draft of the ordinance language
(dealing with technical changes to the code beyond just establishing a new district) will be
reviewed by the planning commission at the time of ordinance review. Instead, the study
session should focus on the standards specific to the MX-2 district, and how they might work
alongside the Design Guidelines to accomplish the goals of the Revitalization Plan
Sections for Review:
A. Purpose and effect
o Purpose of the district driven by the goals established in the Revitalization Plan
B. District restrictions and performance standards
o These pair with the restrictions and performance standards at the Division level
(apply to all Mixed Use districts) – we will review these at the PC study session
C. Uses Table
o Following the format of the MX-1 district, these uses were identified through the
Revitalization Plan as well as an analysis of other established districts
D. Uses Permitted with Conditions
E. Uses Permitted by Conditional Use Permit
F. Accessory Uses
G. Dimensional Standards
o Again, these follow the format of the MX-1 district, however, they reflect the
standards suggested within the Revitalization Plan to have the right “feel” for the
HWL area
H. Special Provisions
13
Regular meeting meeting of August 19, 2020 (Item No. 2)
Title: Establishing the New MX-2 Zoning District for the Historic Walker Lake Area
o These cover requirements for the district that go above and beyond those
requirements established for the whole city in Article V of the Zoning Ordinance
(Off-Street Parking, Signs, Outdoor Lighting, Landscaping, and Architectural
Design)
Discussion: At the August 19 study session, staff will present the approach to the MX-2 zoning
district and requests the commission provide feedback on the draft standards and the draft
design guidelines.
Next steps: Once the planning commission feels that the MX-2 zoning district standards and
Historic Walker Lake Area Design Guidelines are in a good place to move forward, then staff will
present the ordinance and design guidelines to Historic Walker Lake business and property
owners. Staff will also give an update report to the City Council. Then the process of adopting
the new ordinance may begin.
Attachments:
• Draft MX-2 zoning district language sections:
o Purpose and effect
o District restrictions and performance standards
o Uses Table
o Uses Permitted with Conditions
o Uses Permitted by Conditional Use Permit
o Accessory Uses
o Dimensional Standards
o Special provisions
• Historic Walker Lake Area Design Guidelines Draft
• March 4, 2020 planning commission agenda and minutes
• February 3, 2020 city council agenda
• May 28, 2019 city council agenda and minutes.
Prepared by: Laura Chamberlain, planning consultant with HKGi
Reviewed by: Jennifer Monson, senior planner
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City of St. Louis Park – DRAFT – August 19, 2020
1
DIVISION 9. MIXED USE DISTRICTS REGULATIONS
Sec. 36-265. MX-2 neighborhood mixed use district.
A. Purpose and effect.
The purposes of the neighborhood mixed use district are to:
(1) Promote investment and infill development within the district by allowing flexibility of
uses and a mix of uses;
(2) Integrate new development with its surroundings by encouraging connections for
pedestrians, bicyclists, and vehicles and by considering sensitive, compatible use,
scale, and operational transitions to neighborhood uses;
(3) Promote shared parking and optimization of existing parking areas; and
(4) Promote high quality architectural design and materials, and innovative site design
B. MX-2 district restrictions and performance standards.
(1) Fences.
a. All fences shall comply with the standards established in Sec. 36-74.
b. Fences in the street yards are prohibited, unless they meet the following
standards:
1. Maximum height: three feet.
2. Maximum opacity: 50%.
C. Neighborhood Mixed Use District Uses
Principal Use
Primary and
Secondary Street
Frontages
RESIDENTIAL AND LODGING USES
Residential dwellings (including multifamily housing, - and
roominghouses)
PC (up to 8 units) /
CUP (up to 30 u/a)
Live-work unit P
CIVIC AND INSTITUTIONAL USES
Library P
Museum P
Parks/open space P
Parks/recreation PC
Police/fire station P
Places of Assembly CUP
COMMERCIAL USES
Adult day care PC
Animal handling PC
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City of St. Louis Park – DRAFT – August 19, 2020
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Principal Use
Primary and
Secondary Street
Frontages
Appliance, small engine and bicycle repair PC
Bank PC
Brewery PC
Food service PC
Group day care/nursery school PC
Liquor store PC
Medical/dental office P
Micro-distillery PC
Motor fuel station CUP
Office P
Post office customer service PC
Private entertainment (indoor) PC
Restaurant PC
Retail P
Retail, large item P
Service PC
Shopping center P
Vendor market PC
INDUSTRIAL USES
Light assembly or low impact manufacturing and
processing PC
Medical, optical and dental laboratories PC
Printing process/supply P
Research and development PC
Showrooms P
Studio PC
TRANSPORTATION AND INFRASTRUCTURE USES
Antenna and communication tower PC (less than 45’) / CUP
(between 45’ and 75’)
Parking lot as principal use PC
Parking ramp as principal use PC
Public service structure PC
Utility substation PC
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City of St. Louis Park – DRAFT – August 19, 2020
3
D. Uses permitted with conditions (PC).
A structure or land in the MX-2 district may be used for one or more of the following uses
with conditions established below:
(1) Adult day care.
a. The condition for adult day care is at least 12% of the lot area shall be developed
as designed outdoor recreation area.
(2) Animal handling.
a. No animals or pens shall be kept outside the building or cause offensive odor or
noise discernible at the property line of the lot on which the activity is conducted.
b. Where animals are boarded, the facility shall be located a minimum of 100 feet
from any parcel that is zoned residential and used for residential.
(3) Appliance, small engine and bicycle repair.
a. Engines shall not be operated or tested outside of a structure if the use is located
within 300 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.
(4) Banks.
a. In-vehicle sales or services are prohibited.
b. Self-service machines shall be located inside the building
(5) Brewery.
a. The brewery shall not produce more than 20,000 barrels of malt liquor per year.
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. Alcohol produced off-site shall not be sold on-site, this includes both on-sale and
off-sale transactions
(6) Communication towers that are 45 feet or less in height, subject to the provisions of
Section 368 (Communication Towers and Antennas).
(7) Food service.
a. In-vehicle sales or services are prohibited.
(8) Group care nursery school.
a. An off-street passenger loading area shall be provided in order to maintain
vehicular and pedestrian safety.
b. Ground level outdoor play areas:
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City of St. Louis Park – DRAFT – August 19, 2020
4
1. Shall be at least 1,500 square feet in total area and provide at least 75
square feet of area per child in the area at any given time.
a. An off-site park meeting these standards may meet this
requirement, if the park is within 2,000 feet of the school
2. Shall be located a minimum of 200 feet from any roadway defined on the
Comprehensive Plan as a principal arterial.
(9) Light assembly or low impact manufacturing and processing.
a. A showroom and/or retail outlet is required and shall be located in the primary
street frontage of the building.
b. The showroom and/or retail outlet shall occupy a minimum of 20 percent of the
gross floor area with no maximum limit.
c. 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 residential.
(10) Liquor stores.
a. 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 shopping center of multi-use building, the
distance shall be measured from the portion of the center or building occupied by
the liquor store.
(11) Medical, optical and dental laboratories.
a. The use shall not generate any fumes or odors which are detectable at the
property lines of the parcel on which the use is located.
(12) Micro-distillery.
a. A cocktail room and/or retail outlet is required and shall be located in the primary
street frontage of the building.
b. The cocktail room and/or retail outlet shall occupy a minimum of 20 percent of
the gross floor area with no maximum limit.
c. Alcohol produced off-site shall not be sold on-site, this includes both on-sale and
off-sale transactions
(13) Parking lots as principal use.
a. Shall be owned by the municipal government.
(14) Parking ramps as principal use.
a. Shall be owned by the municipal government.
b. The height of any parking ramp located within 200 feet of any parcel that is
zoned residential and used for residential may not penetrate the height of a line
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City of St. Louis Park – DRAFT – August 19, 2020
5
commencing at and perpendicular to said parcel line and extending upward away
from said parcel at a slope of five horizontal feet for each vertical foot.
c. The minimum yard requirement for any parking ramp located within 200 feet of a
parcel that is zoned residential and used for residential shall be 50 feet.
d. Access shall be from a roadway identified in the Comprehensive Plan as a
collector or arterial or otherwise located so that access can be provided without
conducting significant traffic on local residential streets.
e. The parking ramp shall be screened from view from any abutting property located
within an R district. The screening shall include a six foot berm if the parking
ramp is above ground.
f. If the parking ramp is located within 400 feet of any parcel that is zoned
residential and used for residential, all light sources on the top deck of a parking
ramp shall be below the sight lines drawn from a point one foot above the light
source to any point within said parcel ten feet lower than the maximum structure
height of that use district at a distance of 400 feet from the wall of the parking
ramp nearest to said parcel.
g. A minimum of 40% of the street level frontage of a parking ramp located adjacent
to a street designated as a collector or arterial in the Comprehensive Plan shall
be dedicated to non-parking uses.
h. Parking ramp shall be designed so that vehicles are not visible from the sidewalk
and the only openings at street level are those to accommodate vehicle ingress
and egress.
i. Snow storage areas shall not be located in the front yard or side yard abutting a
street.
(15) Parks/recreation.
a. The principal structure shall be located a minimum of 50 feet from a lot in an R
district.
b. Areas designated for group activities shall be located a minimum of 25 feet from
a lot in an R district.
c. Swimming pools shall be located a minimum of 50 feet from any lot line and a
minimum of 12 feet from any other structure on the same lot.
d. Screening shall be installed along the property line when the use abuts property
residentially used or in one of the R districts. This screening shall include a berm
or fence which shall be adequately maintained. Application of this provision shall
not require a fence within the required front yard.
e. Facilities which serve a community wide or regional function shall be located with
primary vehicular access on a collector or arterial street.
(16) Post office customer service.
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City of St. Louis Park – DRAFT – August 19, 2020
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a. The use shall only be permitted when it can be demonstrated that the operation
will not have a significant adverse effect on the existing level of service and
safety of adjacent streets and intersections.
b. 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.
c. In-vehicle sales or services prohibited.
d. Storage of vehicles is prohibited.
e. Outdoor mailboxes intended for in vehicle service shall be located to allow in
vehicle mail drop off by the vehicle’s driver.
f. Screening shall be provided along the lot line between the drive through facilities
and stacking areas and adjacent streets and properties, but shall not interfere
with visibility at the intersection of the exit drive and adjacent street as required
by section 36-76.
(17) Private entertainment (indoor) with or without intoxicating liquor license.
a. In-vehicle sales or services prohibited.
b. Not permitted in a building with residential uses.
(18) Public service structures.
a. All exterior faces of all buildings shall meet the provisions of Article V of this
chapter.
b. All structures shall be located a minimum of 15 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.
c. All service drives shall be paved.
(19) Restaurants with or without intoxicating liquor license.
a. In- vehicle sales or services prohibited.
(20) Residential dwellings.
a. The residential use is part of a mixed use building with non-residential uses on
the ground floor; the non-residential uses on the ground floor may include
structured parking, however, structured parking may not occupy the first 30 feet
in depth of the ground floor of the primary street frontage.
b. The building design and placement provide a desirable residential environment.
c. Access to open space, plazas, and pedestrian ways is provided.
d. The housing is located above the ground floor.
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e. The total number of units provided on an individual parcel does not exceed eight
units.
(21) Service.
a. In-vehicle sales and services are prohibited.
(22) Studio.
a. Not permitted in a building with residential uses.
(23) Utility substation.
a. No structure shall be located within 25 feet of any property line.
b. 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.
c. No impact noise shall be audible from any property located in an R district.
(24) Vendor market.
a. In-vehicle sales or services prohibited.
b. Not permitted in a building with residential uses.
c. In multi-tenant buildings, noise shall be contained within that space dedicated to
the place of vendor/food hall. No noise shall be audible within common areas or
in adjacent units.
d. In multi-tenant buildings, the vendor market shall have a separate entrance or
shall have an interior entrance that is within 50 feet of a common building
entrance.
E. Uses permitted by conditional use permit (CUP).
No structure or land in the MX-2 district shall be used for the following uses except by
conditional use permit:
(1) Communication towers more than 45 feet in height but not to exceed 70 feet in
height, subject to the provisions of Section 368 (Communication Towers and
Antennas).
(2) Educational (academic).
a. Pickup/dropoff areas shall not conflict with other on-site or abutting land uses and
shall not create congestion on public streets. Buses shall not be permitted to use
an alley for pickup and dropoff of students.
b. The size of the school shall be limited to 20 students.
c. In multitenant buildings, the school shall have at least one separate building
entrance or shall have an interior entrance that is within 50 feet of a common
building entrance.
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(3) Motor fuel station.
a. Hours of operation shall be between 6:00 a.m. and 11:30 p.m.
b. The gasoline pump islands, dispenser type and location shall be designed so that
no more than eight vehicles can be refueled at any given time.
c. All pump islands, air dispensers and other service devices shall be located on the
side or rear of the building and installed at least 12 feet off and toward the interior
of the lot from the required yard line, and no display, parking or dispensing of
gasoline shall take place within the required yard.
d.
e. No outside sale or display shall be permitted except gasoline and other goods
consumed in the normal operation of a car limited to the following kinds of
products: oil, gasoline and oil additives, windshield cleaner, and windshield
wipers. No products shall be sold or displayed in any required yard nor shall the
total display area occupy more than 150 square feet in area or be more than five
feet in height. No other vehicular parts and non-automobile oriented goods shall
be displayed or sold outside.
f. Car washes shall be prohibited
g. No public address system shall be audible from any property located within an R
district.
h. Canopy and canopy support systems shall be constructed using architectural
design and materials which are compatible with the principal structure.
i. The use is in conformance with the comprehensive plan including any provisions
of the redevelopment chapter and the plan by neighborhood policies for the
neighborhood in which it is located and conditions of approval may be added as
a means of satisfying this requirement.
(4) Places of assembly with or without intoxicating liquor.
a. 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.
b. Not permitted in a building with residential uses.
c. Seating capacity shall be limited to 150 persons.
d. Parking shall meet zoning code requirements, unless it is a religious or other
institution that requires walking because of a religious tenet or other rule, then
one space per every eight seats shall be required.
e. In multi-tenant buildings, noise shall be contained within that space dedicated to
the place of assembly use. No noise shall be audible within common areas or in
adjacent units.
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f. In multi-tenant buildings, the place of assembly shall have a separate entrance or
shall have an interior entrance that is within 50 feet of a common building
entrance.
(5) Residential dwellings.
a. The residential use is part of a mixed-use building with non-residential uses on
the ground floor; the non-residential uses on the ground floor may include
structured parking, however, structured parking may not occupy the first 30 feet
in depth of the ground floor of the primary street frontage.
b. The building design and placement provide a desirable residential environment.
c. Access to off-site parks, open space, plazas and pedestrianways is provided.
d. The housing is located above the ground floor.
e. The total number of units provided on an individual parcel does not exceed a
density of 30 units per acre.
f. The use is in conformance with the comprehensive plan including any provisions
of the redevelopment chapter and the plan by neighborhood policies for the
neighborhood in which it is located and conditions of approval may be added as
a means of satisfying this requirement.
g. Ground floor multi-family in existence on date of ordinance adoption shall be
considered a conforming use.
F. Accessory uses.
The following uses shall be permitted accessory uses in the MX-2 district when meeting the
standards below:
(1) Catering if accessory to a restaurant, food service, delicatessen, grocery store or
retail bakery.
(2) Food service where food service is an accessory use to other uses).
(3) Home occupations.
a. All material or equipment shall be stored within an enclosed structure.
b. Operation of the home occupation is not apparent from the public right-of-way.
c. The activity does not involve warehousing, distribution, or retail sales of
merchandise produced off the site.
d. No light or vibration originating from the business operation is discernible at the
property line, or adjacent dwelling unit.
e. Only equipment, machinery, and materials which are normally found in the home
are used in the conduct of the home occupation.
f. Space within the dwelling devoted to the home occupation does not exceed one
room or ten percent of the floor area, whichever is greater.
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g. No portion of the home occupation is permitted within any attached or detached
accessory building.
h. The structure housing the home occupation conforms to the building code. If
there are any customers or students coming to the site, then the home
occupation has received a certificate of occupancy for the business.
(4) Incidental repair or processing which is necessary to conduct a permitted principal
use shall not exceed 40 percent of the gross floor area or 40 percent of the labor
hours required to conduct the principal permitted use.
(5) Outdoor seating and service of food and beverages.
a. The use shall not be located in the interior side or back yard if the use is adjacent
to a parcel that is occupied by a residential dwelling. This provision will not apply
if the first floor of the building located on the adjacent parcel is not occupied by a
residential dwelling or if a residential dwelling is located above the principal use.
b. No speakers or other electronic devices which emit sound are permitted outside
of the principal structure if the use is located within 500 feet of a parcel that is
zoned residential and used for residential.
c. Hours of operation shall be limited to 7:00 a.m. to 10:00 p.m. if located within 500
feet of a parcel that is zoned residential and used for residential.
d. Additional parking will not be required if the outdoor seating area does not
exceed 500 square feet or ten percent of the gross floor area of the principal use,
whichever is less. Parking will be required at the same rate as the principal use
for that portion of outdoor seating area in excess of 500 square feet or ten
percent of the gross building area, whichever is less.
(6) Parking lots.
(7) Parking ramps.
a. Parking ramps shall be located only behind the rear of the building.
b. Parking ramps located on the secondary street frontage shall have principal uses
on the ground floor.
c. Parking ramps shall meet the façade requirements for the principal building.
d. The height of any parking ramp located within 200 feet of any parcel that is
zoned residential and used for residential may not penetrate the height of a line
commencing at and perpendicular to said parcel line and extending upward away
from said parcel at a slope of five horizontal feet for each vertical foot.
e. The minimum yard requirement for any parking ramp located within 200 feet of a
parcel that is zoned residential and used for residential shall be 50 feet.
f. Access shall be from a roadway identified in the Comprehensive Plan as a
collector or arterial or otherwise located so that access can be provided without
conducting significant traffic on local residential streets.
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g. If the parking ramp is located within 400 feet of any parcel that is zoned
residential and used for residential, all light sources on the top deck of a parking
ramp shall be below the sight lines drawn from a point one foot above the light
source to any point within said parcel ten feet lower than the maximum structure
height of that use district at a distance of 400 feet from the wall of the parking
ramp nearest to said parcel.
h. The parking ramp shall be screened from view from any abutting property located
within an R district. The screening shall include a six foot berm if the parking
ramp is above ground.
i. A minimum of 40% of the street level frontage of a parking ramp located adjacent
to a street designated as a collector or arterial in the Comprehensive Plan shall
be dedicated to non-parking uses.
j. Parking ramp shall be designed so that vehicles are not visible from the sidewalk
and the only openings at street level are those to accommodate vehicle ingress
and egress.
k. Snow storage areas shall not be located in the front yard or side yard abutting a
street.
(8) Building interior parking. Parking is permitted fully in any basement and within the
building, except on the primary street frontage. Interior parking shall meet the façade
requirements of the building. Entrances to the interior parking are permitted from the
rear or side building facades only, unless otherwise noted per the street frontage
type.
(9) Warehouse/storage provided that the storage does not occupy more than 40 percent
of the gross floor area of the site. No warehouse/storage area shall exceed 20,000
square feet.
G.
H. Dimensional standards.
Primary Street
Frontage
Secondary Street
Frontage
BUILDING SITING
Minimum Lot Line Coverage 80% a 50% a
Build-to Zone 10’ to 15’b 10’ to 20’b
Maximum Building Length 130’
HEIGHT
Minimum Height 2 stories 2 stories
Maximum Height 3 stories
Ground Story Height 14’ to 18’c
All Other Stories Height 10’ to 15’
a Minimum Lot Line Coverage, the following exceptions may apply:
• Courtyards. A courtyard up to 35% of the width of the front facade is permitted and may
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contribute to the minimum lot line coverage.
• Driveways. When a driveway is located on a primary street frontage and side yard parking
is not utilized, a driveway width of 22’ may be deducted from the width of the build-to zone
and is not included in the calculation of the minimum lot line coverage.
b Build-to Zone:
• Minimum is 10’ or the smallest setback of the existing buildings on the block front,
whichever is greater.
• Encroachments. Awnings and signage are permitted to encroach beyond the build -to zone,
towards the lot line.
• Intersection of two build-to zones.
o All buildings located on corner lots shall be built to the corner of the build-to zone unless
otherwise stated.
o The corner is defined as the intersection of the two build-to zones. Courtyards, per
definition, cannot be located in this area.
c Tall stories: 18’ or more in floor-to-floor ground story height counts as two stories toward
maximum building height.
(1) Side and Rear Yards:
a. Buildings with side or rear property lines adjacent to R-1 or R-2 zoned and used
districts shall have a minimum side yard of 10 feet and rear yard of 15 feet.
b. Accessory parking structures shall have minimum side yard and rear yard
setbacks of 15 feet.
I. Special provisions.
(1) Generally. The design of lots and uses in the MX-2 district that fall within the Historic
Walker Lake area should substantially conform with the guidelines established in the
Historic Walker Lake Area Design Guidelines, adopted by the City Council on
[DATE].
(2) Off-Street Parking Areas. Specific standards for the neighborhood mixed use district
established in Sec. 36-362 shall apply.
(3) Sign Regulations. The standards established in Sec. 36-363 shall apply, with the
following additional standards:
a. Signage shall be allowed with the following conditions:
1. Pylon signs are prohibited.
2. Freestanding monument signs are prohibited.
3. Signs painted directly on the building side shall be limited to non-brick
surfaces
4. Pedestrian scale signs visible from public sidewalks shall be encouraged.
Such signs shall be no more than three feet in vertical dimension unless
flush with the building wall.
(4) Outdoor Lighting. The standards established in Sec. 36-364 shall apply.
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(5) Landscaping. The standards established in Sec. 36-365 shall apply.
(6) Architectural Design. The standards established in Sec. 36-366 shall apply, with the
following additional standards:
a. Façade Transparency
1. Each upper story façade shall have a minimum transparency of 20% for
primary and secondary street frontages.
b. Building Entrances
1. The principal entrance to the building shall be required on the primary
street frontage of the building.
2. Each street entrance shall be within 30” of adjacent street sidewalk
average grade.
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Purpose
The purpose of the Historic Walker Lake Area Design Guidelines is to provide property owners
and developers additional guidance regarding redevelopment, infill, and new development
within the Historic Walker Lake Area in central St. Louis Park, covered by the MX-2 zoning
district.
• These guidelines are meant to be used alongside the standards established in Sec. 36-365
MX-2 Mixed Use district of the city code.
• They also further implement the guidance established within the Historic Walker Lake
District Revitalization Plan (2019).
• Finally, these guidelines are established to ensure infill, redevelopment, and enhancements
complement the area’s existing unique character while promoting a stronger sense of place
and increased investment.
AREA DESIGN GUIDELINES
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1. Historic buildings should be replicated in form,
but not necessarily in design. This means
building form, such as height and setbacks,
should be similar, but design, such as materials
or window shapes, can be different and modern;
the architectural style is open.
»Infill buildings should replicate the form
and size of adjacent buildings, but can use
updated building design.
»Facades should replicate form features such
as spacing of entrances and transparency,
but design can be different.
»New buildings should not have “historic”
detailing just to match adjacent buildings.
2. Lighting and design should highlight the historic
features of older buildings while introducing
updated materials and uses.
3. Architecture and design should be used to create
street frontages that are visually interesting,
especially at a pedestrian scale.
Architecture and Design
74 May 2019HISTORIC WALKER LAKE: DISTRICT REVITALIZATION PLAN 75
Architectural DetailsThe Walker Lake District is home to historic buildings and newer buildings alike. Architectural details on new buildings should reflect the existing context in form and material, but use current building design. ideas The examples on this page show recommended renovated and new building design.
Infill:
This infill building replicated the
form and size of historic buildings,
but uses updated building design.
Infill:
These facades replicated
historic entrance spacing
and transparency but use
updated building design.
Architectural Details
Updated and traditional materials should be used.
Older building elements can be replicated in form,
but not in detail. This means building form, such
has height and setbacks, should be similar, but
details, such as materials or windows shapes, can
be different. The scale of the buildings should be
similar, but the architectural style is open.
Recommendations:
Details:
The infill building uses non-structural historic details poorly. New
buildings should not replicate historic buildings with non-structural
details.
Renovation:
The historic renovations
on these pages show how
light materials highlight
the historic features of
the older buildings while
introducing updated
materials and uses.
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1. The primary entrance should be visually distinct
from the rest of the façade. This could be
accomplished through:
»Utilizing different materials or cap/canopy.
»Installing sidelight and transom windows
around entrances.
»Extending the articulation of the entrance to
the second floor.
»Recessing entrances to achieve articulation
and visual interest.
2. In order to design to a pedestrian scale, entrances
along primary frontages should be repeated at
least every 65 feet.
3. A majority of entrances on the primary frontage
should be close to the same elevation of the
sidewalk to provide ease of access to pedestrians.
Entrances
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1. Horizontal articulation of new buildings is
encouraged. This can be accomplished through
the use of:
»Cornice »Molding
»Belt course »Other continuous
horizontal ornamentation
2. Vertical divisions are encouraged, especially on
the ground floor, to create visual interest. This
can be accomplished through the use of:
»Column »Other continuous vertical
ornamentation »Pilaster
3. Façade variety along primary and secondary
frontages is encouraged. Variety can be
accomplished through:
»Change in façade materials or colors
»Inclusion of courtyards along the façade
»Vertical recess or projection of walls
4. Design Elements to add further interest:
»Awnings on the façade of the ground floor.
▪These elements provide shelter and
shade for pedestrians.
▪Should have a clearance of at least ten
feet over any walkway.
»Balconies on upper floor façade.
▪These elements provide outdoor space
and upper story activation.
▪Should be at least four feet in depth.
»Shutters, when used, should complement the
windows they surround in scale, materials,
and placement.
Street Façade Articulation
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1. If awnings are used or installed, they should
project over individual window and door
openings but should not extend between
window and door openings.
2. Awnings should be mounted on the frame of a
window or door opening rather than the wall
surrounding the opening.
3. Retractable, open-ended shed awnings, with
no side panels, are the preferred style. Shed
awnings are more traditional in appearance
than closed/box awnings and domed awnings,
which are usually not appropriate. Shed
awnings are more transparent, allow increased
views into storefront windows, don’t obscure
building architectural features, and are visually
lighter and simpler in appearance.
Awnings/Canopy
4. Awnings with a front valance or skirt, which
hangs down from the awning’s front edge, are the
preferred style. Awning signs should usually be
located on the front valance, so that the signage
is visible whether the awning is extended out or
retracted against the building’s façade.
5. Canvas, canvas blend, and acrylics that resemble
canvas are appropriate materials for awnings and
canopies; vinyl, metal, glass and shiny materials are
generally not appropriate.
6. Awnings/canopies should have a minimum
clearance height of eight (8) feet above the ground.
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1. Architectural innovation is encouraged through
the use of both contemporary and traditional
materials.
2. Dominant façade should consist of high quality,
durable, finish materials. The following are
encouraged dominant facade materials:
»Stone »Cement-based stucco
»Brick »Architectural metal
panels »Glass
3. The color of materials should generally fit
within historic palettes from any major paint
manufacturer. Other colors may be utilized for
details and accents.
Materials
4. In addition to the dominant façade materials, the
following can be used as facade accents:
»Fiber cement trim pieces.
»Metal for beams, lintels, trim, and
ornamentation.
»Burnished, glazed, or honed concrete masonry
units (CMU) or block for trim and details, but
not surfaces.
»Split-face, honed, or glazed concrete masonry
units with minimal height for surfaces less
than 10 percent of the facade.
»Cast stone concrete elements.
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1. A projecting sign is the preferred style; wall signs
are also appropriate but should be oriented to
pedestrians in scale and design.
2. Projecting and wall signs should be placed
and sized so that they do not obscure building
architectural features and fit the scale of the
building facade.
3. The style, colors, and materials of projecting and
wall signs should be complementary with the
character of the building and other signage.
4. Where feasible, projecting and wall signs should
be placed to align with other signs on that
building and other buildings on the same block
face.
5. Projecting signs should usually be mounted near
the storefront entrance, just above the door, or
just to the side of it.
6. Projecting signs should generally be oriented to
visibility by pedestrians and placed so that they
do not obscure other signs, both projecting and
wall signs.
7. Projecting signs intended for visibility by
automobile traffic should be mounted higher on
the building façade or positioned at the building
corner.
8. If a storefront has awnings, the projecting sign
should be placed above the awnings.
9. Projecting signs should have a minimum
clearance height of eight (8) feet above the
ground.
Signs
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1. Accent lighting should be limited to indirect
lighting of specific signage, architectural and
landscape features only; lighting should not
exhibit or advertise the building itself.
2. Signs, including wall, projecting, awning and
window, should not be internally illuminated.
3. Signage lighting should be provided by an
external light source that is directed at the sign.
4. Signage lighting fixtures should be relatively
simple and unobtrusive in appearance and size
and should not obscure visibility of the sign.
5. External lighting sources should be shielded so
that the light source is not visible by pedestrians.
Lighting
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1. Yards and open spaces should provide an
opportunity for outdoor “active” areas.
2. Seating, shade, art, and events are encouraged
within open spaces, especially along the street
frontage.
3. Cafe seating and open transitions from indoor
uses are also encouraged.
4. Site design should prioritize pedestrians, transit
users, and bicyclists and creating pleasant open
spaces for those users to gather and move
through.
5. Non-conventional gathering spots, such as
former loading areas and unused alleyways are
encouraged to be activated as open spaces.
6. These areas are also encouraged for temporary
activation, such as food-truck festivals or other
local events
Open Space & Access
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For more information, contact the City of St. Louis Park
Community Development Department
Phone: 952.924.2575
https://www.stlouispark.org/government/departments-divisions/community-development
Because of limitations of existing sites, it may
be difficult to meet city’s traditional landscaping
standards. Alternative elements to improve the
landscaping/public realm may include:
1. Rain gardens, creative stormwater retention, and
landscaping islands
2. Raised Planters
3. Sidewalk activities
»Temporary Seating (café seating)
»Temporary Signs
4. Street furniture (perhaps through a sponsorship)
»Benches
»Bike racks
»Waste and recycle bins
5. Public art
6. Creative lighting integrated into landscaping/
public art
Landscaping
80 May 2019HISTORIC WALKER LAKE: DISTRICT REVITALIZATION PLAN 81
Pedestrian Zone
ASidewalk width 10' min
BTree/furniture zone depth 5' min
Pedestrian Zone Elements
Tree planting type Structural soil
CTree spacing 4-6/block face
DPedestrian lights 4-6/block face
Fences over 3' tall are prohibited in front of buildings.
Where fencing is necessary, planters are encouraged.
Creative planting strategies are encouraged.
Businesses are encouraged to customize the planting
area near their location.
E Street Furniture
Bench 4/block face
Bike rack 8/block face
Waste and recycling bins 2/block face
F Encroachments
Temporary Seating allowed
Temporary Sign allowed
Recommendations:Recommendations:
Public Realm
Public realm recommendations on these pages contain standards to create a high-quality public realm, yet still be
flexible enough to conform to existing city standards and future business needs. Property owners are encouraged
to activate the streets by customizing planting areas. Fences in front of buildings are prohibited.
Public realm standards are designed to create a walkable, active streetscape but to also allow for flexibility and adherence to city standards.
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