Planning Commission Agenda Packet 07-05-1994AGENDA
REGULAR MEETING - MONTICELLO PLANNING COMMIBSMON
Tuesday, July 6, 1994 - 7 pin.
Members: Cindy Lemm, Richard Martie, Jon Bogart, Richard Carlson, and
Brian Stumpf
7:00 p.m. 1. Call to order.
7:02 p.m. 2. Approval of minutes of the regular meeting held May 3, 19%.
7:04 p.m. 3. Approval of minutes of the regular meeting held June 7, 1994.
7:06 p.m. 4. Public Hearing --A conditional use request to allow a motor fuel
stationtconvenience store in a B-3 (highway business) zone.
Applicant, SuperAmerica Group.
7:21 p.m. 6.
Public Hearing --A request to allow a pylon sign to be erected
above the 32 -ft maximum height allowed. Applicant,
SuperAmerica Group.
7:38 p.m. 6.
Public Hearing --Consideration of Liberty Savings preliminary
plat. Applicant, Liberty Savings.
7:68 p.m. 7.
Public Hearing --Consideration of a conditional use permit
which would allow operation of an office facility in a PZM zone.
Applicant, Liberty Savings.
8:18 p.m. 8.
Public Hearing --A request to subdivide two existing residential
lots, and a request for a varianoe allowing a 10 -ft
encroachment into the dont yard setback, and a request for a
variance allowing creation of a substandard lot. Applicant,
Jeffrey Michaelis.
8:68 P.M. 9.
Public Hearing --Consideration of amendments to the official
zoning map, and consideration of establishment of zoning
district designations and boundaries in conjunction with
annexation request. Proposed is a change in zoning district
designations from a combination of R-1 and Agricultural to a
combination of R-1, R-2, B-3, and PZM zoning district
designations. Applicants, Richard Murray, Robert Krautbauer,
and Joe Abbot.
Agenda
Planning Commission
July 6, 1994
Page 2
9:28 p.m. 10. Public Hearing --Consideration of an amendment to Chapter 13
of the zoning ordinance which would establish restaurants,
cafes, tea rooms, and off -sale liquor as a conditional use in a B-
3 (highway business) zone. Applicant, Monticello Planning
Commission.
9:68 p.m. 11.
Public Hearing—Consideration of a preliminary plat
encompassing the Robert Krautbauer property. Applicant,
INFORMATION
Richard Murray.
ITEMS
ADDITIONAL
10:13 p.m. 1.
Consideration of a variance of 8 R to the 10 -ft side yard
setback requirement in conjunction with construction of an
attached garage. Applicant, Jack and Barb Leeman. Council
action: No action required, as the request did not come before
them.
10:16 p.m. 2.
Consideration of a variance request which would allow
placement of a pylon sign within the setback requirement.
Applicant, Champion Auto (Warnert Automotive). Council
action: Denied as per Planning Commission recommendation.
10:19 p.m. 3.
Consideration of a preliminary plat replatting the Prairie West
subdivision. Applicant, West Prairie Partnere. Council action:
No action required, as the request did not come before them.
10:21 p.m. 4.
Review proposed land use plan for development of the
Krautbauer property, and consideration of authorizing public
hearings for associated zoning ordinance amendments. Council
action: No action required, as the request did not come before
them.
10:23 p.m. 6.
Set the nett tentative date for the Monticello Planning
Commission meeting for Tuesday, August 2, 1994, at T p.m.
10:26 p.m. 6.
Adjournment.
btDarm
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, June 7, 1994.7 p.m.
Members Present: Cindy Lemm, Richard Martie, Jon Bogart, Richard Carlson,
and Brian Stumpf
Members Absent: None
Staff Present: Gary Anderson, Building Official; Jeff ONeill, Assistant
Administrator, and Steve Grittman, Consulting Planner
1. The meeting was called to order by Chairperson Cindy Lemm at 7:06 p.m.
2. A motion was made by Brian Stumpf and seconded by Richard Martie to
approve the minutes of the regular meeting held April b, 1994. Motion
carried unanimously.
3. A motion was made by Richard Martie and seconded by Jon Bogart to
approve the minutes of the special meeting held April 11, 1994. Motion
carried unanimously.
4. Minutes were not submitted for the May 3 meeting. They will be approved
at the next meeting.
b. Public iiearina--Consideration of a variance of 8 R to the 10-R side Yard
setback recuirement in conhawtion with construction of attached aaraae.
Aoolicant Jack and Barb Leeman.
Jeff O'Neill, Assistant Administrator, explained the request to build an
attached 18 -ft wide by 30-8 deep attached garage up to within 2 R of the
side yard setback requirement. When the house was constructed on the lot,
it was situated to allow at best a single car garage; but even that would
have required a variance request at that time. ONeill explained similar
situations with houses being placed right in the center of the lots, not
allowing for sufficient room for an attached garage of a 2 -car variety in the
Anders Wilhelm and Balboul Estates additions in the city of Monticello.
Under these same similar types of situations, the City has granted
variances; however, the extent of the variance has been limited to 6 R to
coincide with the standard drainage and utility easements required on side
lot lines.
Pegs 1
Planning Commission Minutes - 617/94
Cindy L,emm then opened the public hearing.
There being no comment from the public, Cindy L,emm then dosed the
public hearing and opened it up for comment from the Planning
Commission members.
A motion was made by Brian Stumpf and seconded by Richard Carlson to
approve the variance request to allow a garage to be constructed up to
within 3 ft of the property line; therefore, a 7 -ft side yard setback variance.
Motion carried unanimously. Motion based on the finding that a variance is
necessary to allow a garage of sufficient size to obtain reasonable use of the
property.
Jeff O'Neill, Assistant Administrator, explained the request to allow
placement of a pylon sign within the minimum 16 -ft setback requirement.
The applicant was proposing to place his pylon sign just north of the
existing entrance into the Champion Auto/Total gas station entrance. The
location of this proposed sign would encroach into the setback requirement.
The applicant has failed to demonstrate a reasonable hardship why his sign
can't remain placed where the existing pylon sign for The Billiards currently
exists.
Cindy L.emm then opened the public hearing.
There being no comment from the public, as the applicant did not show up
for the meeting, she then closed the public hearing and opened it up for
comments Brom the Planning Commission members.
Planning Commission did not see the rationale or hardship to justil� the
variance.
A motion was made by Richard Martie and seconded by Jon Bogart to deny
the variance request based on the finding that a hardship does not exist.
Planning Commission makes a finding that the property owner can simply
place the sign on the building (east) of the Brontage road, thereby avoiding
the need for the variance. The additional setback distance that is
demanded by placing the sign east of the Brontage road does not sufficiently
diminish the effectiveness of the pylon sign; therefore, a unique situation or
hardship has not been demonstrated. Motion carried unanimously.
Page 2 O
Planning Commission Minutes - 6/7/94
gyblic ijeado -Consideration of a gre1jW*ry plat reolattin¢ the Prairie
West subdivision. AoDlicant. West Pt&We Partners.
Jeff O'Neill, Assistant Administrator, explained the applicant'e request to
replat the existing 7 -lot residential subdivision into a 2 -lot, 6 -building, 12
total units duplex/townhouse unite. With the other lot that is left to be
utilized for hard -surfaced, off-street overflow parking. O'Neill indicated the
market for this type of lousing is needed with the chances of developing
these as single family lots in a hard sell, as the developers have not sold one
yet at this time. Tbey have chosen to redirect their plane to what currently
exists in the market, that being single family townhouse unit development
for new prospective home owners. This market is looking for a one -level
townhouse unit with expansion of four of the unite which face the railroad
tracks, which will have walkout basements to them for future expansion in
this lower area. The minimum square footage of these unite is
approximately 1,200 sq f! ♦. This type of market is looking for something
that is maintenance fi-ee, with people not having to do their own lawn
mowing or snow shoveling.
Cindy Lemur then opened the public hearing.
Candace Johnson, an affected neighboring property owner, commented on
the following:
1. The size of the structures. Is the developer maximizing the
development of this land in relationship to the amount of land
which he can develop under the townhouse unit requirements?
2. Is there a townhouse association agreement proposed?
3. Is the developer interested in future development of
neighboring properties to the west?
d. What is the price of the proposed townhouse housing unit base?
Peggy Hanawalt, Kids Are People Too Daycare owner, had some concerns as
follows:
Drainage in the rear of her lot, if that will be taken care of by
this development. as it wasn't taken care of when they
developed these seven residential single f unfly lots.
Page 3
Planning Commission Minutes - 6/7/94
Is the developer going to take care of the rear yard restoration
which he promised he would take care of but has not fulfilled
those obligations at this time?
Will there be heavy equipment/noise with the proposed
redevelopment of this site?
Will there be an interruption of their services, that being the
city water and sewer services which are provided this
development, which also serves her daycare center.
Brad Larson responded to Johnson and Hanawalt's questions.
Cindy Lemm then closed the public hearing and opened it up for any
comments by the Planning Commission members.
Planning Commission members agreed in principal the developer had a
good concept of what he was proposing and should continue on with the
replatting of this existing Prairie West residential subdivision. However, it
should be approached through the PUD process.
A motion was made by Richard Martie and seconded by Jon Bogart to
continue the public hearing for consideration of a preliminary plat
oplatting the Prairie West subdivision. Motion carried unanimously.
land uqq
dne pub
Rick Murray, Chanhassen, Minnesota, was present to propose a land use
plan for development of the Krauthauer property which currently exists in
the city and also land which is in the township. Murray's request is for
single family residential houses and for some townhouses to be constructed
near the existing Hawks Bar site. The proposed development has been
reviewed by the City of Montiaello's Consulting Planner, Steve Grittman of
Northwest Associated Consultants, Inc., and his letter in the agenda
highlighted Grittman's conclusion that the land use pattern for the Murray
project appears to be acceptable considering the existing land uses and the
needs of the transportation system through the site. The Planning
Commission should approach the concept review from the perspective of
giving the developer guidance as more formal plans are prepared. As we
have noted above, this should result in a better and moo efficiently -handled
project as it proceeds further.
Paged
Planning Commission Minutes - 617/94
With that information presented, a motion was made by Cindy Lem- and
seconded by Richard Martie to authorize the necessary zoning text
amendments or zoning map amendments in conjunction with land use
configuration presented by the developer. Motion carried unanimously.
1. Consideration of a variance request to allow installation of a pylon sign that
exceeds the 32 R high maximum. Applicant, McDonalds Corporation.
Council action: Approved as per Planning Commission recommendation.
2. Consideration of a conditional use permit allowing minor auto repair and
open and outdoor storage in a B-3 (highway business) zone. Applicant,
Milton Olson. Council action: Approved as per Planning Commission
recommendation.
3. Consideration of amendment to Section 3.4 [G] of the zoning ordinance that
further defines minimum floor area requirements for various styles of single
family residential structures. Applicant, Monticello Planning Commission.
Council action: Approved as per Planning Commission recommendation.
4. Consideration of a preliminary plat of the Eastwood Knoll subdivision.
Council action: Approved as per Planning Commission recommendation.
b. Consideration of the Emmerich/Mein rezoning and comprehensive plan
amendment request, and consideration of the Hoglund/Lundsten rezoning.
Council action: Approved the Emmerich/Mein rezoning and comprehensive
plan request, and tabled the Hoglund/Lundsten rezoning request.
8. Consideration of a conditional use permit allowing a church facility to
operate in an R-1 zone. Applicant, A Glorious Church. Council action:
Approved as per Planning Commission recommendation.
7. Public Hearing --Consideration of a variance request to allow a garage
addition onto an existing house within the 10 -ft side yard setback
requirement. Applicant, Harold Austin. Council action: Approved as per
Planning Commission recommendation.
8. Consideration of a variance request which would allow placement of a sign
on a public right-of-way. Applicant. Monticello -Big Lake Hospital District
Council action: Approved as per Planning Commission recommendation.
8. Set the nest tentative date for the Monticello Planning Commission meeting
for Tuesday, July 8, 1994, 7 p.m. A motion was made by Richard Martie
and seconded by Brian Stumpf to set this as the next date for the Monticello
Planning Commission meeting. Motion carried unanimously.
Page 5 O
planning Commission Minutes • 6/W94
10. A motion was made by Richard Carlson and seconded by Richard Martie to
adjourn the meeting. The meeting adjourned at 9:65 p.m.
Respectfully submitted,
Gary Anderson
Zoning
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Pap 6
Planning Commission Agenda - 7/6194
a Public Hearing—A opnditl*xW pas request to allow a motor Orel
stadodoonveniemm store in a W3 (hiAxogy business) sone.
Applicant. SunerAmerica GrouR. W.O. )
A. REFERENCE AND BACKGROUND:
SuperAmerica requests a conditional use permit which would allow
operation of a convenience store at the location previously occupied by
Vance's Standard. City staff reviewed the original plan for adherence to
code. The updated plan is attached. Please note that the updated plan
arrived on Friday and will be reviewed by staff prior to the meeting on
Tuesday.
Motion to approve conditional use permit to SuperAmerica Group
allowing a motor fuel stationlconvenience store in a B-3 (highway
business) zone.
This motion could be based on the finding that the operation of a
SuperAmerica convenience store in a B-3 zone is consistent with the
character and geography of the B-3 zoning district and consistent
with the uses in the business neighborhood proposed. The conditional
use request is consistent with the comprehensive plan and will not
result in a depreciation in the adjoining land values.
Under this alterative, the development would be required to meet
the general requirements of the zoning ordinance and meet the
specific requirements of a convenience atom/motor fuel station in a B-
3 zone.
Motion to deny conditional use permit to SuperAmerica Group
allowing a motor fuel station/convenience store in a B-3 (highway
business) zone.
The site per► prepared appears to meet the requirements of the city
ordinance. There does not appear to be a negative impact on adjoining
properties, and the type of use is completely consistent with what is allowed
in the B-3 zone; ther&rc, City staff recommends approval of the conditional
use permit upon verification of zoning code compliance.
Excerpt from ordinance defining motor fuel station conditions; Copy of site
plan.
10. All signing and informational or visual
communication devices shall be in compliance with
Chapter 3, Section 9, of this ordinance.
11. Provisions are made to control and reduce noise.
12. The provisions of Chapter 22 of this ordinance are
considered and satisfactorily met.
(Cl MOTOR FUEL STATION, MOTOR FUEL STATION/CONVENIENCE
STORE, AUTO REPAIR -MINOR, AND TIRE AND BATTERY STORES
AND SERVICE PROVIDED THAT:
1. Regardless of whether the dispensing, sale, or
offering for sale of motor fuels and/or oil
Incidental to the conduct of the use or business,
the standards and requirements imposed by this
ordinance for motor fuel stations shall apply.
These standards and requirements are, however, in
addition to other requirements which are imposed
for other uses of the property.
2. The architectural appearance and functional plan of
the building and site shall not be so dissimilar to
the existing buildings or area as to cause
Impairment in property values or constitute a
1 blighting influence within a reasonable distance of
j the lot.
3. The entire site other than that taken up by a
building, structure, or plantings shall be surfaced
with a material to control dust and drainage which
is subject to the approval of the City Engineer.
4. A minimum lot area of twenty-two thousand five
hundred (22,500) square feet and minimum lot
dimensions of one hundred fifty (140) feet by one
hundred thirty (130) feet.
5. A drainage system subject to the approval of the
City Engineer shall be Installed.
6. A curb not less than six (6) inches above grade
shall separate the public sidewalk from motor
vehicle service areae.
7. Tho lighting shall be accompliehod in such a way as
to have no direct source of light visible from
adjacent land in residential use or from the public
right-of-way and shall be in compliance with
Chapter 3, Section 2 (H), of this ordinance.
0. Wherever fuel pumps are to be Installed, pump
Islands shall be installed.
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MONTICELLO ZONING ORDINANCE 13/4
9. At the boundaries of a residential district, a
strip of not less than five (5) feet shall be
landscaped and screened in compliance with
Chapter 3, Section 7 [G], of this ordinance.
10. Each light standard landscaped.
11. Parking or car magazine storage space shall be
screened from view of abutting residential
districts in compliance with Chapter 3,
Section 2 [G], of this ordinance.
12. Vehicular access points shall create a minimum of
conflict with through traffic movement, shall
comply with Chapter 3, Section 5, of this
ordinance, and shall be subject to the approval of
the City Engineer.
13. All signing and informational or visual
communication devices shall be minimized and shall
be in compliance with Chapter 3, Section 9, of this
ordinance.
14. Provisions are made to control and reduce noise.
15. No outside storage except as allowed in compliance
with Chapter 13, Section 4, of this ordinance.
16. Sale of products other than those specifically
mentioned in Chapter 13, Section 4, be subject to a
conditional use permit and be in compliance with
Chapter 13, Section 4 [F], of this ordinance.
17. All conditions pertaining to a specific site are
subject to change when the Council, upon
investigation in relation to a formal request,
finds that the general welfare and public
betterment can be served as well or better by
modifying the conditions.
18. The provisions of Chapter 22 of this ordinance are
considered and satisfactorily met.
(D) Now and used automobile/ light truck sales and display
provided that:
1. The enclosed principal use (sales and display
office) is a minimum of 4,500 square feet,
excluding the area used for mechanical repair and
reconditioning.
J 2. Outside sales and display areae are fenced or
screened from view of neighboring residential uses
or an abutting "R" district in compliance with
Chapter 3, Section 2 (G), of this ordinance.
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PILblic FlearhW—Considgmtion of a varianeLreouest tg allow a
pvlon sign to be erectgd above the 32-f3 maximum height allowed.
AWHcant. SunMAmerica Groun. (J.0.)
A. REFERENCE AND BACKGROUND:
SuperAmerica requests that the City allow the SuperAmerica sign to be
extended above the 32 -ft height maximum allowed by ordinance to a level of
65 ft. It is expected that a specific proposal for the sign design will be
presented at the Planning Commission meeting.
As with each variance request, in order to retain the integrity of the
ordinance, the applicant needs to demonstrate a unique circumstance or
hardship associated with the variance request. At this time, I am not
aware of a hardship or unique circumstances that the City could point to in
granting the variance that would blunt the precedent of allowing a sign in
excess of the maximum height allowed.
B. ALTERNATIVE ACTIONS
1. Motion to grant the variance allowing a sign in excess of the 32 -ft
height maximum.
This motion should be accompanied by a finding defining the
hardship or unique circumstances.
2. Motion to deny the variance request based on the finding that no
unique situation or hardship exists to justify the variance.
Under this alternative, Planning Commission would determine that
allowing a sign height in excess of 32 ft is not acceptable because
SuperAmerica can achieve reasonable use of the property without the
variance. SuperAmerica might argue that the Amoco station had a
sign in excess of 32 ft; therefore, SuperAmerica should be allowed to
have a sign at the same height. According to the zoning ordinance,
maintenance of nonconforming signs is acceptable; however, complete
removal and replacement of a non -conforming sign with another non-
conforming sign is not allowed by ordinance.
C. STAFF RECOMMENDATION:
Unless SuperAmerica can demonstrate that they cannot obtain reasonable
use of the property without s variance to the sign height requirement, it is
recommended that the variance be denied based on failure to demonstrate
hardship. The Planning Commission has worked hard to get a handle and
Planning Commission Agenda - 7/5/94
control on the height of signs in Monticello. Allowing a sign to be installed
at a height in excess of 32 ft without a demonstrated hardship would open
the door to future requests.
If SuperAmeriea convinces the Planning Commision that the viability of the
business depends on a sign higher than 32 ft, and if the Planning
Commission is inclined to approve a higher sign due to this reasoning, then
the Planning Commission should consider amending the ordinance to allow
higher freeway pylon signs.
Planning Commission Agenda - 7/6!94
He Hearing—_Qpgd4ers,tlgnALUleu9y SavingLorelindnoxv D1at.
IicauL Idberty Savings. UO.)
a1. REFERENCE
Liberty Savings is phmning on purchasing approximately 3 acres of land
located directly east of Riverroad Placa between the Service Drive and East
County Road 39. Their proposal oils for establishment of a bank/office
facility which would utilize approximately half of the property. The other
half of the property would be divided into a separate lot for future
development. The Liberty Savings facility would be located on the
southerly -most parcel. The property being platted was originally linked to
the 16 -acre property owned by Gladys Hoglund directly east of the present
alignment of East County Road 39. When East County Road 39 was
developed in the mid- to late Ws, the subject parcel was isolated from the
original piece when East County Road 39 was realigned to the east.
This is a relatively simple matter. This subdivision does not require
extension of any public utilities or roadway systems and simply utilizes
utilities that are in place. City staff has reviewed the preliminary plat and
found that it meets the requirements of the subdivision ordinance;
therefore, there appears to be no reason why the plat should not be
approved.
13. ALTERNATIVE ACTIONS:
1. Motion to recommend approval of the Liberty Savings preliminary
plat.
2. Motion to deny approval of the Liberty Savings preliminary plat.
C. STAFF RECOMMENDATION;
Staff recommends approval of the preliminary plat as proposed.
D. SUPPORTING DATA:
Copy of the preliminary plat.
Planning Commission Agenda - 7/6!94
7. PnbHc Hewrhm—Copsideration Qf a "n�itional sm uermit which
Would allow oneraiLiQn of an office facWty in a PZM zone.
Agglicant. Liberty 8aylnas. (J.OJ
A. REFERENCE AND BACKGRO J1 IVD:
In conjunction with the platting of the Hoglund parcel, it is proposed that a
4,000 aq R bank/office facility be developed on the site located in a PZM
zone. Under the site plan proposed, the facility will adhere to all of the
zoning standards as defined in the B-3 district. The purpose of a
conditional use permit requirement for a business in a P2M zone is to
provide for design standards that would allow placement of a commercial
facility near or adjacent to a residential use. In this situation, it is clear
that there will be no residential uses adjacent to the facility; therefore, it
appears evident that the site should only be required to meet the minimum
requirements of a commercial establishment being developed in a
commercial zone.
The site plan proposed meets the minimum requirements of the ordinance
for a commercial use in a B-2 or B-3 zone. Due to the separation of the
property from residential areae created by the Service Drive, no additional
site standards or conditions are suggested.
Motion to approve the conditional use permit to Liberty Savings
allowing development of a bank/office facility in a PZM zone as
proposed.
Motion is based on the finding that the operation of the bank/office
facility at this location within a PZM zone is acceptable due to
separation from residential areas. Development of the facility also is
consistent with the comprehensive plan, will not result in
depredation of adjoining land values, etc.
Under this alternative, the site is designed to meet the general
requirements of the zoning ordinance for any commercial
establishment in a commercial zoning district. No additional site
requirements are contemplated under this alternative due to the fact
that there will be no impact on residential areas caused by this
development.
Planning Commisaion Agenda - 7/6/94
2. Motion to deny the conditional use permit to Liberty Savings allowing
development of a bank/office facility in a PZM zone as proposedL
C• STAFF RECOMMENDATION:
Staff recommends alternative #I.
D• SUPPORTING DATA:
Copy of site plan.
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Planning Commission Agenda - 7/6/94
Public Hearina—A request to spbdiv(de two esistina residential Iota.
And a reapesI&L&Miance allowlna a loft encrgpehment intothg
front Yard setback. and a request for a variance allowing creation of
a substandard lot, AoolicauL JeffireY Michaelis. (J.O.)
A. REFERENCE ANA BACKGROUV:
Jeff Michaelis requests that the City allow him to reconfigurate Lots 6 and
7 in Block 9 so as to allow development of an 66' : W home. The proposed
reconfiguration will result in creation of two lots equal in square foot area
(10,926). The proposal does not call for a simple realignment of the two lots
Brom a north/south direction to an east/west orientation. In the recent past,
the City has allowed subdivisions to occur that simply change the lot
orientation Brom an east/west direction to a north/south direction. The
proposal that Michaelis has submitted is unique in that the north/south
boundary line would be replaced with an east/west line that angles through
the two parcels in a fashion to match the home design requirements
submitted by Michaelis. Please see the attached plan for a complete
description.
The plan for subdivision as proposed results in the need for two variances:
1) The subdivision design and home design together result in the need for a
variance to the front yard setback requirement for the new home. As you
can see, the plan as proposed results in the home being placed within 20 R
of the lot line in the front. The ordinance requires a 304 setback. 2) The
plan will also result in a reduction in the front footage width of one of the
new lots. In other words, the subdivision as proposed will increase the level
of non -conformity already established with the original lots. To clarity, the
existing two lots have a 66 -ft frontage, which technically is less than the
front footage required by ordinance. Under the subdivision proposal, the lot
that contains the existing house will have a front footage width of 69 ft.
Under the City's subdivision ordinance, it is not acceptable to create a
subdivision that will result in an increase in the level of nonconformity.
Another issue that results from the proposal that is not covered by code is
the issue of whether or not to allow the property line to have a number of
bends within the line. As you can am on the survey, the boundary between
the two properties will have two sharp turns. Over time, the preciso
location of this boundary line may be lost and become a source of confusion
in the future.
Planning Commission Agenda - 7/5/94
B. ALTERNATIVE ACTIONS:
DECISION 1:
A. Motion to approve the variance request allowing encroachment into
the front yard setback.
B. Motion to deny the variance allowing encroachment into the front
yard setback.
DECISION S:
A. Motion to grant a variance allowing a subdivision which would result
in an increase in the level of non -conformity of a parcel.
B. Motion to deny the variance allowing a subdivision which would
result in an increase in the level of non -conformity of a parcel.
DECISION 3-
A. Motion to allow subdivision as proposed.
B. Motion to deny subdivision as proposed.
C. STAFF RECOMMENDATION:
It appears that the need for the variances stems primarily from the desire
to construct a home with the dimensions of 30'z 85'. It also appears that a
subdivision could be accomplished without variances if the dimensions of
the home were changed. The need to design a home with this configuration
appears to be the driving force behind the variances. Planning Commission
needs to determine whether or not this reason is sufficient for granting a
variance. As you know, a variance is supposed to be granted when there
are some exceptional difficulties in obtaining reasonable use of the property
without a variance. In this case, it appears that reasonable use of the
property can be achieved without the variance; therefore, staff recommends
denial.
D. SUPPORTING DATA:
Copy of site plan; Copy of letter from owner of existing home, Eileen
Solberg.
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Planning Commission Agenda - 7/5/94
Public Hearin—Consideration of amendments to the 9OkW moving
man charming monina district designations f m a comb an&n oL&
1 and Amdcultur@Lto a gombh=&g of Rd. R-2. B-8. and PM11
zoning district designations. AND
10. Pablic Hearina—Copideration of an amendment to Cbaoter 18
mpich world esjaalish restaurants. cafes tea rooms.jan1l a![ -ale
Hauer as u condijional use in a B-8 zone if located within 800 ft of a
residential district. AND
11. I?uub is f earing_ConMderation of a nrelimbim7 glat gnsom
the Robert Krautbauer nrooerty. A AdIcaut. Richard Murray. W.O.)
,1. REFERENCE AND BACKGROUND:
The three items requested for consideration are in conjunction with the
platting of two parcels owned by Robert Krautbauer. One of the parcels is
in the city, and the other parcel is in the township. At the previous meeting
of the Planning Commission, the Commission heard the developer's request
for amendments to the zoning map and called for a public hearing on a
potential amendment to the B•3 district regulations which would allow a
tavern/restaurant to be established as a conditional use in the B-3 zone. In
response to discussion at the previous meeting, a proposed amendment to
Chapter 13 has been submitted for your review along with a more detailed
request for specific zoning designations. The specific zoning district
boundaries proposed can be found on the cover sheet of the preliminary plat
information submitted by the developer.
The proposed text amendments to Chapter 13 of the zoning ordinance call
for modifying the ordinance by allowing eestaurants/teverns to be allowed
as a conditional use if located within 300 ft of a residential district.
Currently, restaurants in the B-3 zone aro allowed as permitted uses. The
basic reason for the amendment is to provide additional site control over
Hawke Bar as it is annexed to the city under the B-3 zoning district
dcaignation.
The zoning designations plan for the area calls for placing Hawks Bar in a
B-3 zone. A small PZM zone is also proposed around the perimeter of the
B-3 zone. The area generally between the proposed access point to CBAH
75 extending along the high side of the bluff is proposed to be designated for
R-2 zoning, which would allow two-family homes in this area. The balance
Planning Commission Agenda - 7/6/94
of the property is proposed to be designated for R-1 uses. According to the
City Planner, the transition of land uses as proposed in conjunction with the
plat design makes sense.
PLAT DESIGN
As you would expect, a plat of this magnitude is accompanied by a number
of significant issues that the City will need to address. Unfortunately, a
complete set of information necessary to address all of the issues is not
available at this time; therefore, it is being recommended by staff that a
recommendation on the preliminary plat be tabled. There is, however, a
significant amount of data already in place; therefore, Planning Commission
should review the plat in detail.
Following is a brief review of the plat and some of the issues that have
arisen.
The plat is bounded on the east by the 16 -acre parcel owned by Gladys
Hoglund that is currently zoned for PZM uses. On the northwest side is the
7 -acre parcel owned by A Glorious Church. The north side of the plat is
bounded by Wright County Road 39, along with six individual lots. The
undeveloped property owned by Rod Norell is located on the east side of the
property. The freeway esit ramp along with County Road 76 runs along the
south side of the property. The plat proposes 86 single family homes, 46
twin homes, and 3 commercial lots. The minimum lot area identified meets
code at 12,000 sq ft. The average lot area is 16,600 eq ft. As you know, the
property has unique natural characteristics, as the river bluff runs through
the middle of the site. The presence of the gravel pit creates some unique
problems for developing the site. The roadway system provides for five
separate access points to the parcel.
Following is a list of specific items and issues that will need to be addressed
by the Planning Commission and City Council prior to adoption of the plat.
I. Tramenortatlon Iesnes
Access to CSAR 78
A primary access point to the plat is proposed to be located on CSAR 75.
There is some concern that access to the property at this location could
result in problems. In response to this potential. City staff has requested
Planning Commission Agenda - 7/6/94
that the developer commission a traffic study to be completed by a traffic
engineer to analyze the potential impact of allowing aoceas to CSAH 76 at
this location. In the event that the traffic study indicates that a significant
problem will be created, then it will be recommended that the upper portion
of the property, or the R-2 area, be left undeveloped until an alternative
method for accessing this area can be developed. Perhaps this area will be
better served through development of a frontage road coming from the
Hoglund property to the east. Under this alternative, it is likely that
development of this site will be delayed until the Hoglund property
develops.
On the other hand, if the traffic study indicates that the traffic problem is
relatively minor or can be mitigated through installation of turning lanes
and/or through better control of traffic exiting the freeway eat ramp, then
the concept of approving access at this location should be considered for
approval. As I noted, the developer will be commissioning a traffic engineer
to complete a study. This information will not be available until the next
meeting of the Planning Commission.
The County will also be contacted for input on the matter.
Roadway Width
The developer is requesting that the City allow the main collector road
through the heart of the plat to be established at a width of 32 R with a
right-of-way width of 60 ft. The City standard currently requires a 36 -ft
road section. He is also requesting that the minor or marginal roads be
reduced from the standard 32 ft width requirement to 28 ft. In exchange
for a reduction in the standard street widths, the developer is proposing to
place a sidewalk along the length of the major collector road. Proper
roadway design is a point of considerable debate in the development
community and among City staff. The Planning Commission will be asked
to review roadway design issues and present a reoommendation to the City
Council.
Following aro arguments for the wider roadway widths:
Wider roadways provide additional room for on-stroot parking and
provide a safety zone for pedestrians and bikers walking on the
street.
In the winter, city plows efficiently remove snow frrom the roadway
areas used by pedestrians.
Planning Commission Agenda - 7/5/94
Arguments against the wider road sections are as follows:
1. Monticello's roadway width requirements are greater than most other
communities. Although this is certainly not a reason for changing
our requirements, it is justification for examining our standards.
2. The need for wider roadways to accommodate off-street parking is
diminished due to the fact that very little off-street parking occurs.
All homes must have a two -car garage and paved driveways. Off-
street parking that does occur happens during special events such as
parties, neighborhood get-togethers, etc. To require wider streets for
off-street parking for intermittent use could be considered overkill.
3. Scientific data has shown that vehicle speeds are affected by roadway
width. The wider the street, the faster the speed. An argument
could be made that a narrower street will create more of a
neighborhood atmosphere and slower speeds, thereby improving
safety and liability.
4. Long-term maintenance coats are impacted by the width of the
roadway in terms of snowplowing, sweeping, sealcoating, replacement
expense, etc. It should be noted that placing a sidewalk on the
boulevard in lieu of a wider road offsets maintenance savings gained
through reducing the roadway width.
Lone Block and Temporary Cul-de-sac lAngth
As you can see on the site plan, the length of the two streets that parallel
the bluff and the length of the cul-de-sac leading to the Norell property are
longer than normally allowed by ordinance. Due to the unique
characteristics of the site, it appears that it is necessary to flex on the
design standards in this regard. In order to reduce the block length of the
streets along the bluff, it would be necessary to cut through the bluff, which
would significantly impact the bluff and result in a road with a very steep
grade. The topography also limits the ability to reduce the length of the
temporary cul-de-sac leading to the Norell parcel.
aa. Bonita" Sewerm" Threshold
According to the City Engineer, an environment assessment worksheet
(EAS) may need to be prepared due to the number of lots created. The
developer's engineer and the City's engineer are reviewing the site to
determine if it is necessary to prepare an environmental assessment
Planning Commission Agenda - 7/6/94
worksheet based on the volume of sewage that will be generated by the site.
It appears at this time that the amount of sewage generated is very close to
the threshold for requiring an EAS. Prior to further review of the site, the
City Engineer with input from the IiIPCA will need to determine whether or
not an EAS is necessary. If so, the EAS process will take at least 46 days
to complete.
Park Develoument
The Parks Commission met to review the proposed park dedication in
conjunction with the site. It is the recommendation of the Parks
Commission that the park provided include at least 6 sues of usable,
relatively flat land for development of ballfields and play areas. The Parka
Commission also indicated that it would accept 2 acres of land located on a
slope for the purpose of developing a eliding hill. This 7 -acre park would
meet the park dedication requirement for this area. The Parks Commission
also recommended that the major collector street through the site include a
bituminous or concrete pathway which is consistent with the developer's
suggestion. However, the Parks Commission is interested in developing a
pathway that is wider than the standard sidewalk width of 6 ft. They also
suggested that a pathway be established between lot lines along the eastern
boundary of the site, thereby connecting the Norell property to the public
street.
4. Storm Water/Gradhm Issues
A complete, thorough review of the grading plan has not been completed at
this time. The City has requested additional information defining projected
storm water run-off amounts. It should be noted that very extensive site
grading will need to occur in order for the site to be developed as proposed.
The need for the extensive site grading is due to the problems created by
the presence of the gravel pit.
Due to the huge expense associated with the site grading, the developer
may be requesting that the City establish a tax increment financing soils
correction district. A tax increment financing soils correction district is a
funding system that is used by cities to finance correction of soil conditions
when the estimated cost of which exceeds the fair market value of the land
before completion of such preparation. Whether or not to utilise this
Funding program is an issue for the Housing and Redevelopment Authority
or City Council. However, Planning Commission certainly is five to
comment on financing proposals.
Planning Commission Agenda - 7/6/94
& A Glorious Church
Subsequent to the drafting of the preliminary plat, the developers have met
with A Glorious Church officials to discuss a land exchange which would
allow better utilization of the land, thereby enhancing the church property
and the development property. The detail regarding the land swap will be
provided on the updated plat to be presented at the meeting. Essentially,
under the revised plat, Outlot A located on the southeast side of the church
property would be replaced with a cul-de-sac that would result in additional
lots being created in this area. In exchange for providing land at this
location, the church would obtain property extracted from Lots 39, 38, 37,
and 36.
& Time Line
The time line for approval of the zoning ordinance related issues and the
preliminary plat has been moved back to coincide with the transportation
issues associated with gaining access to CSAH 76.
B. ALTERNATIVE ACTIONS:
Motion to approve proposed zoning district designations, text
amendments, and preliminary plat.
It appears that approval of these three items at this time is
premature due to the uncertainties associated with providing access
to CSAH 76 as proposed. Approval of the plat should occur when
transportation issues are better understood
Motion to deny approval of the proposed zoning district designations,
test amendments, and preliminary plat.
This alternative is also premature given the need for additional data
as noted above.
Motion to table approval of the proposed zoning district designations,
text amendments, and preliminary plat.
Under this alternative, the developer and the City will continue to
collect data necessary to refine the design in a manner that meets the
needs of the County and the City with regard to access to CSAH 76.
Planning Commission Agenda - 7/5194
It also provides the developer with additional time to make revisions
in conjunction with the church land exchange and to make revisions
associated with widening the roadway.
Staff recommends that the Planning Commission review the issues in detail
as noted above and provide the developer with some direction with regard to
revisions to the preliminary plat. It is also recommended that the item be
tabled to allow time to complete the transportation study as noted.
D, SUPPORTING DATA
Copy of plat, which includes proposed zoning district designations; Proposed
zoning ordinance text amendments; Information on subdivision design for
planning periodicals.
15
ORDINANCE AMENDMENT NO.
THE CITY COUNCIL OF MONTICELLO. MINNESOTA, DOES HEREBY
ORDAIN THAT TITLE 10, CHAPTER 13, SECTION S [E], OF THE
MONTICELLO ZONING ORDINANCE PERTAINING TO PERMITTED
USES IN A B-8 ZONE BE AMENDED TO READ AS FOLLOWS:
[E] Restaurants, cafes, tea rooms, taverns, and off -sale liquor g
that the use is not located within 300 R of a midential zone.
THE CITY COUNCIL DOES HEREBY ALSO ORDAIN THAT TITLE 10,
CHAPTER 18, SECTION 4, OF THE MONTICELLO ZONING ORDINANCE
PERTAINING TO CONDITIONAL USES IN A B-8 ZONE BE AMENDED BY
ADDING THE FOLLOWING:
[Q] Restaurants, cafes, tea rooms, taverns, and off -sale liquor located
within 300 R of a residential zone provided that:
Primary access must not be through residential street(s).
Adopted this day of July, 1894.
Mayor
City Administrator
A complete revamp of residential
street standards is under way in
this Colorado college town.
Boulder, Colorado, has aprob-
lem shared by cities across
the country. Too many of its streets
divide rather than integrate. They
are single purpose arteries, em•
phasizing cars over people. They
despoil the environment with their
-cpansive impervious surfaces.
fey encourage speeding. And
they support faceless suburban develop-
ment patterns guaranteed to worsen traf-
fic congestion.
Residential streets are key determi•
nants of neighborhood quality. They of.
fer a place to walk, to play—and of course
to park. Yet ever since the start of the
post -World War 11 housing boom, resi-
dential streets have become increasingly
devoted to traffic movement. The wide
lanes required by today's codes lead to
higher speeds. more accidents, and greater
urban fragmentation.
In recent years, many planners—and
even some traffic engineers—have begun
to question whether wider streets ore as
functional as their advocates claim. In-
creasingly, designers, public officials, and
developers—often spurred by neighbor-
hood activists—are considering the vir-
tues of a hierarchical street classification
that would provide for a variety of resi-
dential street types, each reflecting dif•
ferent traffic conditions.
Boulder Brings Back the
Neighborhood Street
Local history
ike many western cities, Boulder was
aid out, In 1859, on a grid based on a 600•
foot block and 25 -foot lots, a pattern
admirably suited to speculation. It should
be noted, however, that the Boulder City
Town Company set high rates for town
lots, up to 61,000 for a 50•by140-foot
building site. Even then, it appears, Boul-
der favored slower growth.
The post -World War 11 subdivisions
disrupted the grid pattern, with larger
lots and blocks set along curvilinear streets,
and no alleys. In the 1960s and 1970%,
more cul-de-sacs appeared, with fewer
connections to adjacent development.
Today, the city is characterized by a high
rate of car ownership (two vehicles for
every three people) and a significant jobs•
to -housing imbalance. Boulder's employ-
ment-to-population
mployment•to•population ratio is 0.83, more
than 60 percent higher than the figure for
the eight -county Denver metropolitan re-
gion. If current trends continue, total
employment will exceed population by
2010.
Boulder also has several recent ex•
amplesof more sensitive residential plan.
ring. In 1983, a local developer built the
Cottages, a 37 -unit affordable housing
project, on a woonerf-style street. The
5.3 -acre site abuts city -owned open space
on the north side. And in 1990, another
local developer, William Coburn, built
Walnut Hollow, a high-end infill project
consisting of nine Victorian -style houses—
with detached garages—arrayed along an
18 -foot -wide street just east of down.
town.
By John M. Fernandez, ACCP
But these projects, both
planned unit developments. re-
sulted largely from individual
initiatives and not from a
communitywide vision of what
constitutes better urban devel.
opment. Moreover, neither
would be allowed under the cur•
rent regulations. In the past,
the city's planning department used the
PUD ordinance to vary street standards.
But as concerns grew over liability, policy
makers were unwilling to grant individual
waivers in the absence of new citywide
street standards.
For the most part, recent new subdivi-
sions have complied absolutely with the
letter of the Boulder rules, laid down in
the toning code and subdivision regula-
tions adopted in 1971. The result: three -
car goragescape uniformity, the 'loops
and lollipops' pattern exhibited so well
in the city's expanding northeast quad-
rant.
In 1992, the planning department, aware
of the community's growing unhappi-
ness with the look and operation of the
new subdivisions. decided to take a more
aggressive role in neighborhood design.
The staff noted that the city's 1989 trans•
portation master plan called for new rest•
dent ial street guidelines to enhance neigh-
borhood safety and livability.
As it happened, a large new project
had just been proposed for the northeast
edge of the city—the 140 -acre Four Mile
Creek. The planning department hired
Peter Brown, ACCP, an urban designer In
Houston, to conduct a design charette
before the project entered the develop•
ment review phase. Brown toured IDAN
aottle td [m r
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Ir 1
tutu»
Develop I
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Moor Court/ .Z/Lyfs-r-ldJ1.W1LI� • K P011a
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Raised
Psaastr4Naicnis Paaa
site and interviewed the developers, a
consortium of local builders. Then, working
with other team members, he compared
construction costs for both a conven-
tional subdivision and a neotraditional
design, complete with narrow streets and
pedestrian paths, and drew sketch plan
alternatives.
The plan that resulted was then pre-
sented to the developers, and they used
many of the neotraditional design ele-
ments in their annexation application.
IThe annexation ordinance was the legal
device used to vary the city's street stan-
dards.) The 309 -unit project is now under
construction. Its gridded street plan in-
cludes both boulevards and narrow streets.
It also features short blocks; motor courts
Ioblongcul-de-sacs with central landscap.
Ing and parking); a raised intersection
Iroad surface matches elevation of cross-
walk); traffic circles; and an alley. There
Is also an extensive bicycle and pedes.
Wan path network.
The Four Mile Creek exercise was con.
sidered a success in that it convinced the
city to move beyond simply responding
to proposals to assuming a leadership
role In defining a vision for development.
Under the leadership of its new planning
director, Will Fleissig, Boulder is now
attempting to relate its street design stan-
dards to an overall community planning
and urban design program.
Complete overhaul
The vehicle for this new approach is the
Residential Access Project IaAPI, which
was initiated jointly in the spring of 1992
by the city's planning and public works
departments. The impetus was the In.
creasing restiveness of neighborhood reai-
denisconcerned about traffic congestion.
At that point, the planning staff proposed
to broaden the residential street guide-
lines to include the entire movement
network In residential areas and to create
urban design guidelines.
The entire project is being carried out
in house, with no special funding except
for a small graphics budget. Both the
public works staff member—a transpor-
tation planner—and I devote about a fifth
of our time to RAP. We report to an inter-
departmental steering committee.
The first pan of the two-phase project
was aimed at devising a statement of
purpose and a richer menu of street stan-
dards. The project staff has spent the last
two years researching standards in other
cities and involving residents in a col-
laborative planning process. A spinoff
effort, the neighborhood traffic mitiga-
tion program, will encourage the use of
traffic calming measures.
In March of this year, the planning
board endorsed the staff's recommenda.
tion that the city's one -size -fits -all street
standard be replaced. The current stan-
dard requires 12 -foot travel lanes, six.
foot parking lanes, curb, gutter, and side-
walk In a48 -foot right-of-way. The new
standards would offer four classifications,
all of them narrower than the current
requirement.
The two lowest classifications would
be low -speed 115.20 m.p.h.l 'queuing'
streets. They could be as narrow as 20
feet, and they would allow on -street park.
ing. To mollify fire offi.
cials, the standards pro-
vide for fire set-up areas
(pads long and wide
enough to accommodate
fire trucks and close
enough together to fire
hoses can reach the back
of all dwellings(.
The standards would
also allow alleys, which
are officially discouraged
in the current subdivision
regulations. The planners
noted that Boulder resi-
dentseonsistently rate tra,
ditional neighborhoods
with alleys as most liv-
able.
The planning board also
endorsed the staff's rec•
ommended street pur-
poses statement. A clear
definition of intent is ex•
petted to guide all those
involved in administer.
Ing the new regulations.
The final proposal for phase one is to
be presented to the planning board this
month. The next step is to translate the
proposal into an ordinance for consider•
ation by the city council. That's expected
to be done this summer.
Phase two of IUP will address the broader
topic of residential area design, includ-
ing the building -street relationship, net.
work standards, and 'shared' streets (such
as the Dutch woonerfl. A set of perfor•
mance-based standards will parallel the
new prescriptive standards,
The planning department is putting
the draft standards to the test in a sub•
community plan now being prepared for
north Boulder. With 9,200 residents spread
over 2,300 acres, 'NoBo' is the least
developed of the city's nine subcommu•
nities. It was annexed four years ago. and
its many vacant and underutilized par•
cels are considered ripe for redevelop.
ment.
At a five-day public charette held the
first week of May in the National Guard
Armory, more than 300 citizens suggested
ways of intensifying the movement grid
and reconnecting streets. Their recom.
mendations included both boulevards and
skinny streets. A Miami -based urban de-
sign consulting firm, Dover, Kohl & Part-
ners, is incorporating their recommenda-
tions and many of the FLAP concepts into
the plan being prepared for city council
consideration in July.
Searching out models
There seemed to be few models when
Boulder started this project two sum.
mers ago. Most jurisdictions still use some
variation of the highway -oriented street
standards that arose in the late 1930s
with the creation of the Federal Highway
Administration and the 'Green Book'
published by AASHTO, the American
Association of State Highway and Trans-
portation Officials.
Recently, designers associated with the
movement coming to be known as 'the
new urbanism'—Andres Duany. Anton
Nelessen, AICP, Peter Calthorpe, and oth.
ers—have received considerable media
attention. But most of their work has
been on large tracts of raw land. not the
infill projects that are typical of places
like Boulder.
There are other models with broader
applicability to the situations in which
most planners find themselves: infill, re-
development, and fringe -area develop-
ment.
One such example is an early one, the
'performance streets' standard adopted
by Bucks County, Pennsylvania, in 1980.
It provides a model ordinance that In.
cludes a rich hierarchy of street types,
although its use as a model is limited by
the emphasis on cul-de-sacs and loop
streets, and its lack of attention to alter.
native modes of travel.
The performance streets concept is also
the basis of a new set of supplemental
standards for residential neighborhoods
now being considered by t he city of Hous
ton and surrounding Harris County. The
city currently has only two types of resi•
dential streets: a 28 -foot pavement sec-
tion with a 50 -foot or 60•foot right-of-
way. The new standards would create
eight street types and allow narrower
streets in new subdivisions, with such do.
sign elements as 'chicanes* (jogs to slow
traffic) and flare -outs. The standards were
prepared by Peter Brown In collaborpr
t 1 r
tion with Patricia D. Knudson & Associ.
ates and Terra Associates, both of Hous.
ton.
Portland. Oregon's 1991'skinnystreeti
ordinance applies to residential blocks
where lots are over 5,(x10 square feet. It
allows 20 -foot -wide streets with parking
on one side, or 26 -foot -wide streets with
pat king on both sides—thus overturning
the long -entrenched Idea that all streets
must provide at least two through lanes
of traffic. City engineer Terry Bray re-
ports that 30 blocks of skinny streets
were built in the first two construction
seasons.
Olympia, Washington's state capital,
has approved transportation policies that
prohibit new cul-de-sacs. The policies.
adopted in 1992, are an outgrowth of a
visual preference survey and urban de-
sign plan undertaken with the help of
New Jersey consultant Anton Nelessen.
Nclessen ulna prepared the urban de-
sign guidelines now being reviewed in
Santa Fe, New Slckieo. The guidelines
offer 16 dist incl land use and circulation
prototypes. Widths range downward to
18 feet, sometimes with no building set-
back requirement, and curb radiuses as
tight as four feet. Frank Diluzio, the city's
newly appointed fire chief, says he sup-
ports the standards provided that new
streets -pretty much keep a 20 -foot clear
zone,' meaning that no parking rules
must be stricth• enforced.
In Squint, Washington, a retirement
community on the Olympic Peninsula, a
'block standard' includes a 12 -foot alley
in a 20 -foot easement. Public works di-
rector Richard Parker says the alleys work
well for utility placement and the city's
automated garbage collection system.
Another model is the west end of
Vancouver, British Columbia, where traffic
calming measures have proven to be an
important adjunct to street standards.
Street closures and diverters have cre-
ated a pleasant walking environment in a
high-rise district flanked by busy shop.
ping streets.
But the most promising model is an
Australian one: the code for residential
development prepared in 1992 by the
planning and housing department in the
state of Victoria. This exemplary docu.
ment covers the entire residential envi•
ronment, from lot orientation to regional
street networks, and it defines a broad
hierarchy of local streets.
The Victoria code includes both per-
fomrance•bosed and prescriptive standards,
and is specific about details like deflec-
tion angles (for speed controll. It also
requires that all dwellings he located no
-4 Rim
a::t O
more than 700 meters (about 2.300 feet)
and three 'junctions,' or intersections.
f rom a major street to balance the amount
of time motorists are forced to spend in
low -speed environments.
Most important, the code requires de•
velopment planners to plot out pedes•
trian and bicycle lanes as well as the
usual environmental constraints and op•
port unities— before the street system is
laid out. In this, the Australian planners
echo the advice of California architect
Christopher Alexander, who says that in
urban design, pedestrian spaces should
be designed first, then the buildings, then
the roads.
Wendy Morris, the senior urban de•
signer in the department's Melbourne
offices, described the code in Alexandria,
Virginia, last October at the first Con.
:as on the New Urbanism. She said a
..ey to making it effective has been Inter•
disciplinary workshops: 'We found that
to make real change In building patterns,
those who make design, permitting, and
development decisions must be involved
and retrained.'
Ready for change
Back in the U.S.. the Florida Department
of Community Affairs has undertaken an
ambitious project to develop 'eommu•
nity design guidelines' for everything
from energy conservation to affordable
housing to streets. The project's princi-
pal researcher, Real Ewing, of the Joint
Center for Environmental and Urban Prob-
lems et Florida Atlantic Univershy/Florida
International University In Fort Lauder•
dale, says the 'overriding rationale is to
make the street more livable, less en•
orgy -consumptive, and environmentally
sound.' His team has proposed a 20•foot
wide standard for all local streets.
Ben Starrett, the director of strategic
planning and policy coordination for the
community affairs department, says he
expects the guidelines to be published
soon.
Even the Institute for Transportation
Engineers, long a holdout against alter.
native street standards. Is becoming pan
authored ort a atonal
Conference on Ton Li•
ability and Risk Man•
agement for Surface
Transportation concluded that tort cases
'invariably have to do with high speed,'
not street width.
Finally, for those ready to change, a
few basic reminders:
The public interest requires safe, liv.
able, and attractive streets that contrib•
ute to the urban fabric.
Streets should be designed to suit their
function. Many streets, especially local
ones, have purposes other then vehicular
traffic. Some local residential streets should
be designed for speeds of less then 20
m.p.h. Remember that the general popu•
lation is aging, with the cohort over 85
growing fastest of all.
A hierarchical street network should
hive a rich variety of types, including
bicycle, pedestrian, and transit routes.
Reid Ewing believes the 'overall sys•
tem design hos fallen Into the cracks
between the planning and engineering
professions.' The entire movement net.
work should be considered, with connec•
tivity given prominence.
Standards should be developed to e
hence local streets* contributions to(21
of the solution. In Feb•
--
ruary, the institute's tech•
4
nical committee on
neotraditional town de•
As aubtnnnded to prodaua6road
sign issued an'informa•
tions) report' entitled
netw kafsr wtm asshm to thb
nmtr&. The rrarrorM B the access
Traffic Engineering for
I I I lam fleftl.
Neotraditional Neighbor-
hoods. Frank Spielberg,
s traffic engineering con -
Boulder Street Standards Matrix
in Annandale,
Virginia, who chairs the
_
'y 4, : Mfldth • ' [. : Cwttir'z . _
committee, says mem-
bers hope that ITE will
endorse the 'recom•
t><Lasa► �'��T�13:Oeattttl0es�'�1^,�,�
mended practices.'
which include narrower
streets in some cases,
N 'h .marothan,
' ��r8ft •� •26�� both sides roqulrad 10unib
Rft skiesrequired
within the next year.
As to liability, the
bugaboo of city officials,
.illsbe 0t�-��bL,f JtKLrk�trntt Ri SMI t., lona�tgt:,5 er wan , tl,
aiat y��',_.._ t�'rr
one member of the ITE
r
loft bothsides
committee. Welter
Rulash—a traffic engi•
r0ypytyyt�y� yyttq�ya�pmy
Callaetne ?""'¢' 7 '28 ft ' •onesidet`
neer in Orlando—con.
,• , tfstsiltad •�
34 ft both Odes from curb
:endsthat'legalobstacles
to narrow streets are a
F+tax 'i' ..sufli '1ri19'Ile+,-•':!`� r1:�ftS.h;li's�4yi�l;�„t„rur wi ,��.yt,,'� yl�'r..,. ti
N
red herring.' He notes
aasemertUlhy _, r.. _�
that a —1 study he ca
f h N I
more than 700 meters (about 2.300 feet)
and three 'junctions,' or intersections.
f rom a major street to balance the amount
of time motorists are forced to spend in
low -speed environments.
Most important, the code requires de•
velopment planners to plot out pedes•
trian and bicycle lanes as well as the
usual environmental constraints and op•
port unities— before the street system is
laid out. In this, the Australian planners
echo the advice of California architect
Christopher Alexander, who says that in
urban design, pedestrian spaces should
be designed first, then the buildings, then
the roads.
Wendy Morris, the senior urban de•
signer in the department's Melbourne
offices, described the code in Alexandria,
Virginia, last October at the first Con.
:as on the New Urbanism. She said a
..ey to making it effective has been Inter•
disciplinary workshops: 'We found that
to make real change In building patterns,
those who make design, permitting, and
development decisions must be involved
and retrained.'
Ready for change
Back in the U.S.. the Florida Department
of Community Affairs has undertaken an
ambitious project to develop 'eommu•
nity design guidelines' for everything
from energy conservation to affordable
housing to streets. The project's princi-
pal researcher, Real Ewing, of the Joint
Center for Environmental and Urban Prob-
lems et Florida Atlantic Univershy/Florida
International University In Fort Lauder•
dale, says the 'overriding rationale is to
make the street more livable, less en•
orgy -consumptive, and environmentally
sound.' His team has proposed a 20•foot
wide standard for all local streets.
Ben Starrett, the director of strategic
planning and policy coordination for the
community affairs department, says he
expects the guidelines to be published
soon.
Even the Institute for Transportation
Engineers, long a holdout against alter.
native street standards. Is becoming pan
authored ort a atonal
Conference on Ton Li•
ability and Risk Man•
agement for Surface
Transportation concluded that tort cases
'invariably have to do with high speed,'
not street width.
Finally, for those ready to change, a
few basic reminders:
The public interest requires safe, liv.
able, and attractive streets that contrib•
ute to the urban fabric.
Streets should be designed to suit their
function. Many streets, especially local
ones, have purposes other then vehicular
traffic. Some local residential streets should
be designed for speeds of less then 20
m.p.h. Remember that the general popu•
lation is aging, with the cohort over 85
growing fastest of all.
A hierarchical street network should
hive a rich variety of types, including
bicycle, pedestrian, and transit routes.
Reid Ewing believes the 'overall sys•
tem design hos fallen Into the cracks
between the planning and engineering
professions.' The entire movement net.
work should be considered, with connec•
tivity given prominence.
Standards should be developed to e
hence local streets* contributions to(21
�: j•.'•- �-!: _- _�'=?i �t:r ls?.•:..,•^>�•�a�:. -'fit•. .a.
... ... ., .._._.. _ ...: ..':r"�r,:.:�:t�..r,:;e'�1.:.'.'1J'.3'3?_'. '•'ei -.. �Q+�:[+S J;-':: t=: Vii:•; ,_...-.
I
'• TV
.....�.. .....:T'?t�.%J:.. r.�4r :4;.,:5.:�s!'!if•�4!Irvl�.]:n�
26 Planning May Iwo
as is done in many new subdi-
visions in Chester Cnunly,
Pennsylvania.
Adupting the design imam.
mendalions in this chapter will
bring the desired level of safety
and quiet back to all new sub•
division streets, rendering the
cul-de-sac form unnecessary
in the majority of instances.
The developer's frequent de-
sire to set his or her housing
group apart, for marketing rea-
sons. on a separate cul-de-sac
or nonconnecting hoop, is es-
sentially an antisocial technique
and should not be condoned.
There is already enough strati-
fication in society today, with-
out unnecessarily reinforcing
it through structural sliategcnts
such as cxclusive neighMu ho. 1
. and syslru.s
t SI;Iud.od. Int ......mono
. of d .. •... Ir, q;l1, uu ul..I..,u.
oil,.•..o .. 11'... to I ,n.
,nl ill h.m t,uunonlc F..r rs
unq le Ill,. '.1-1 Inns o00
I—I lute as ho: h n prl vaslyr
among sal nh'Isn.n I egnLltr. ars
no many cnmnnnuncs lack
mgcrnn•I w Mv, Jlsu ilnllluu
.y.trnr. a.a.auguudlvla.rJ
nu Ihr la, I
Ilial hlslnn.ul(y
(11 e n Ilrk, -I I It•d 1.111 Irt•t lit
I-- Inly 1. - 0-.1011-11 hydl Mill
I�Inr ally I-aled ill rid de
.a1 enlunu cs
This sLnr.Lnd make.. hill,
..•n..• u. lir... r wal -11 A, A
vn..ldv -Ir svuu ld hr
Im ,I "l -t. Ili, mu litel nl Iran
hr•. lloal would hr ;n ask II
I hen •ol Iv.. .s Innd W,..,.1.,
.nn- Lln.,kcd d-ing .ill
vnlrrgrnrs In \lair Ihr slaty
n..rlrl
-1411% ....... I rgnlahun
...pal r....••, .,lid rnoau.. .II
til Ihr hllcrnlh Jwrl6ng mol
tut n Ionic$ shnulunl Is sag
gvswd Ill Nrwh•nll,dSnrrb�set
mod cdnion published Ill 11-1.
by Ihr NJllnlnll Awn allull of
Illrrrre Ihuldels, available tot
P L _ A_ N _ N
P R A C T
33111ram APA's Planners &.,k•
store, based upon a mnximum
tta(f is load of 200 vehicles per
day (tit 'average daily traffic':
ADT(, 25 dwellings, with a
maximum cul-de-sac length of
1,0111 feel.
Turning areas at the end of
eul•de•sacs may take many
forms. The most common one
should probably be allowed
only as a last resort: the huge
laved circle of asphalt, typi-
cally measuring well over IMI
feet in dianrcler. For slreels
with up to a dozen homes, a
simple'hammerhead'or 9urn•
ing•T' Is sufficient.
When a larger number of
homes and vehicles art in.
volved, tumingl000psme highly
recommended. For visual in.
terest, these loops should Ix•
almost any shape except Pei.
fectly circular (unless Ihr ef-
fect of a flying -saucer landing
pad is desiredl• They should
contain, where possible, a quay.
ler-acre island of undisturl,ed
native vegetation.
In village settings, more (nl -
mal arrangements, such as
grassy tree -lined cununons,
would he more apl•ropriare
In New England, the average
size of central town common~
N
C
,s nhnut Iwr acres: bill
rural point in outlying ..
v,.iurn a Imlbrae green r.
b, advyuatc.
Where land isal a prem
the nest -to -last resort sh.
be a cucular cul-de-sn,
tally paved with a radii
3-1 feel This size is so(h.
Int largecrrsandpiekuptn
Other trucks and fire enl
avould need to execute n d
point lura, but that wool,
cl cine undue lardsh ips. as•
(uo• flghlcls in small low,
not aced w dash away it,,
flies immediately after r
guishing the first one.
i'hr hhmri, buuw"I Shit—r nvrF,uorr o•r unnnFrd I.•rnudq t on.
ol.mx 10" w...1 ger n. 77 , 1— rdnrnv1 rn.v1-1 .alt r.0 d. o... Irodni I w
Ihr older µurs of 1..•ar.
P L A N N I N G
P R A C T I C E
i
I
of through traffic through the
subdivision.
In areas lacking any existing
or planned streets with which
to cameo, the cul-de-sac should
Include stubs extending to ad-
joining parcels in locations
where future connections ap-
Whea —1,de-sun nr r
unaooldn6fe. theb lamina Irryn
rhauld br deslxnrd hr urr,rlrrrled
shaper. Arendl -i% not prrlrrl
rhelm mrd Idrally they should
onlnln n gnnrW-nrr, Islmrd rd
rrrrIhr rraelrrlhnl.
pear to he feasible. Where no
vehicular connection is feasible,
provision should definitely he
made for at least a bikeway
and footpath connection.
It should be noted that the
tendency toward cul -de -secs
originally arose because ex.
cessive street design standards
had created virtual raceways
through residential neighblo-
hoods. These potential race-
ways can be easily avoided by
designing shorter street lengths
with numerous three-way "T'
intersections to discourage
He has just finished another manu-
script—a handbook for designing
open space subdivisions—so it's too
soon to declare that Rural by De-
sign is Randall Arendt's magnum
opus. But it does meet most of the
basic criteria. 11'5 big 1441 pages),
it's sophisticated )covering every-
thing from aesthetics to tuning),
and it's copiously illustrated 1200
drawings, over 150 photos).
It also has earned the slump of
approval of someone whose own
magnum opus has become a clas-
sic. 'I view Rural by Design as an
ideal complement to Design With
Nature. In lune with the tenets of
ecological planning that I defined
25 years ago,' says Ion McHarg,
the Scottish -born. Philadelphia•
baud landscape architect.
Arendt's four coauthors contrib-
ute chapters on Implementation.
Two of them, Christine Reid and
Robert Yaro, were colleagues at
the Center for Rural Massachusetts
at the University of Massachusetts
in Amherst, Reid is still there, while
Yaro Is now executive director of
the Regional Plan Association in
New York. Arendt himself is now
vice-president for conservation plan.
ning at the Natural hands Trust in
Media, Pennsylvania.
The other two authors are land-
scape architects. Harry Dodson is
principal of Dodson Associates in
through Irnffic, ns is delibe'.
alely dour in Amllalio nod
the IJoiled Kingdom,
Traffic speed can alar be
controlled very effectively by
posting 'all -way' stop signs,
not only ail four-way inlcrseo
tions but also at three-way unes,
Arrndl on the pmnuh o/ Ifild—v
Fano, the rams, Plevnr #hot
s rm ar the he IQ lrn o1 the
Nannnl Land. Trod, hr AIM,,,
Pmmyi.l. a. Tile ural nwm 5.1
proper fir. In, the Phllodehdrfo ar,u,
Ashfield, Massnchusetis. Ehrulelh
Brabec is principal of Land Glhics,
located in Washington, D.C.
Rural by 13mign WAS published in
April by the Amet icon Planning Aa
sociation and is Available from Plan.
ners Bookstore Ihmdlvnnul, $69.45
for APA membcts and PAS subscrrb.
era; $84.95 otherwise).
9
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t III IIr ".I,.,in,I t}ic-iI \IIt.III,IIi\r
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