Planning Commission Agenda 07-18-2006
.
1.
2.
3.
4.
.
5.
.
AGE DA
MONTICELLO PLAN ING COMMISSION
Tuesday, Jul 18th, 2006
6:00 M
Commissioners:
Rod Dragsten, LIoy Hilgart, Craig Schibonski, William Spartz,
and Sandy Suchy
Council Liaison:
Glen Posusta
Staff:
Jeff O'Neill, Angel Schumann, Gary Anderson, Ollie Koropchak,
and Steve Grittman NAC
Call to order.
Consideration of adding items to the agen a.
Citizen comments.
Public Hearing - Consideration of a reques for a rezoning from R -1 (Single Family
Residential) to B-1 (Neighborhood Busine s).
Applicant: Thielman, David/Gateway M sic Festivals
Public Hearing - Consideration to review r discussion an amendment to the Monticello
Zoning Ordinance, Chapters 6A (R-IA Si gle Family Residential District) and 7 A (Single
Family Residential District). - CONTINU
Applicant: City of Monticello
6. Consideration to review for discussion ad. aft framework for an amendment to the Monticello
Zoning Ordinance for Planned Unit Devel pments.
7. Adjourn.
.
.
.
II
'I
Planning Commission Agenda - 7/18/06
4.
REFERENCE AND BACKGROUN
The applicant, David Thielman, has su mitted an application for rezoning from R-2,
Single and Two-Family Residential, to B-1, Neighborhood Business for his property
located at 530 E Broadway. The site i .44 acres in size and contains a single family
home that has been converted into a era! home.
Rezoninz. According to Section 2-21 D), the Planning Commission should consider
possible adverse effects of the propose land use. Judgment should be based on the
following factors:
1. Relationship to municipal com rehensive plan.
2. The geographical area involve
3. Whether such use will tend to r actually depreciate the area in which it is
proposed.
4. The character of the surroundi g area.
5. The demonstrated need for suc
ANAL YSIS
The site is surrounded by single famil residential uses on all sides. The site
currently contains a single family horn that has been converted into office space.
The current use is a legally non-confo ing use in the R-2 District. The applicant has
indicated that he is looking to relocate is operation, and a buyer is interested in the
property. The prospective buyer woul like to put a full service spa in the existing
building. The building is consistent w'th the architectural appearance of the
surrounding single family homes, and 0 modifications are proposed for the building
exterior.
The property is located at 530 West Br adway, one block west of the downtown
district. Broadway is the traditional tr ffic carrier into the community and is
identified as a major collector. As am jor collector, direct exposure to residential
properties has reduced interest in conti ued single family use along the street. The
Comprehensive Plan states that due to raffic in the Northeast portion of the City, a
transition is occurring in land use from single family residential to more intense uses.
The Comprehensive Plan also recogni es the difficulties in retaining the single family
pattern along Broadway.
The purpose of the B-1, Neighborhood Business district is to provide for the
establishment of local centers for conv nient limited office retail or service outlets
which deal directly with the customer r whom the goods or services are furnished.
These centers are to provide services d goods only for the surrounding
neighborhoods and are not intended to raw customers from the entire community.
Beauty parlors are a permitted use in e B-1 District.
Planning Commission Agenda - 7/18/06
The prospective buyer is interested in putting a full service spa in the existing .
building. Potential services to be provided include haircuts, massages, and other
salon services. Retail sales will also be conducted on site as an accessory use. Six
salon chairs would be available for use, with three to six being used at one time. Two
masseuses will also be located within the spa, each serving a maximum of two clients
per day. Up to nine employees are expected to be working at one time, with the daily
average expected at four to seven employees. Appointments are expected to run one
to two hours in length, with approximately 35 clients expected each day.
Parking. The site contains a 6,120 square foot building and approximately 24 off-
street parking stalls. The off-street parking requirement typically used for salons is 1
space for every 200 square feet of building area. The proposed use would therefore
require 31 parking spaces, seven spaces short of the minimum requirement. Lack of
parking is especially a concern due to the fact that the site is surrounded by residential
uses on all sides and no other off-street parking facilities are available.
An alternative option to consider would involve calculating the number of required
spaces based on the number of chairs. Cities typically require three spaces per chair
under this option. As such, the proposed spa would require 24 parking stalls. Under
this requirement, the site would have adequate parking for the use. However, during
peak times, additional parking may be necessary. This is especially a concern due to
the number of employees. The Planning Commission should determine if the current
parking requirement should be upheld, or if the above alternative would be more .
appropriate for the use.
CONCLUSION
The applicant is requesting that his property located 530 West Broadway be rezoned
from its current R-2 designation to B-1, Neighborhood Business. The request to
rezone stems from the fact that the applicant has a potential buyer for his building
who is interested in using the site for a full service spa. The use appears to be
consistent with the intent of the Comprehensive Plan. However, staffis concerned
with the amount of parking available on the site.
AL TERNA TIVE ACTIONS
Regarding the request for Rezoning from R-2 to B-1 to allow a full service spa, the
City has the following options:
1. Motion to recommend approval of the Rezoning, subject to the condition
outlined below, based on a finding that the proposed use is consistent with the
character of the surrounding area and intent of the Comprehensive Plan.
a. The Planning Commission shall determine the feasibility of available
off-street parking. .
2
II
.
Planning Commission Agenda - 7/18/06
2. Motion to deny the request for ezoning, based on a finding that the proposed
use is not consistent with the in ent of the Comprehensive Plan.
STAFF RECOMMENDATION
The subject site is currently zoned R-2, Single and Two Family Residential.
However, due to traffic volumes on Br adway, the Comprehensive Plan recognizes
the challenges of maintaining the singl family pattern along this street. The
applicant is proposing to use the existi g building for a spa. This use would be
consistent with the intent of the B-1, N ighborhood Business District, and thus,
would be consistent with the overall ch acter of the neighborhood. The existing
building is also architecturally compati Ie with the surrounding single family homes.
However, staff is concerned with the ount of parking available. The site is seven
spaces short of the minimum parking r quirement for the proposed spa. As part of
any recommendation for approval, the lanning Commission must find the available
off-street parking is appropriate for the use. Staff recommends approval of the
Rezoning from R-2 to B-1, subject to is condition.
.
SUPPORTING DATA
A. Site Location Map
B. Site Image
C. Site Photos
D. Site Description
E. Applicant Narrative Dated Ma 10,2006
F. Site Improvements Memo
.
PROPERTY L CATION
REQUEST FOR REZONING - -1 TO B-1
.
http://I56..99.28"84/servlet/com"esri.esrimap,Esr11nap?Service ame=Cust(HnParcel&ClientVersion=3.1 &0<. 6/29/2006
.
http://156.99.28084/servlet/com.esri.esrimap.Esrimap?Servi 'eName=CustomParcel&ClientV ersion=3. J &... 7/13/2006
4G
SUBJECT Il\1PROVEME T FRONT AND BACK
'~.7 ~~'r:.'''''':'-_&
!
i
'I
.~ '~-""'-,-~ ~
. '-'-"'\.-r:~~~J
.-." .~,-:'::-r:~~j..;t.~..':;
, :: "'~:':'ff!::f
.0- ....... ~_
.,:-,._'.~':-":~ _u_' .. __'.
-"
-r,
~,
'"
~r
I
",
...... ~:.oI.;.,.:,~~~~'.~_..
~.,.;.;...-~.~-~.--::
. ;...",:~-
i::
Ie
i
I
of
I
1<0'
..
J
].
]
I
]
;
]
]
1
.
SUBJECT IMPROVEMENT EAST AND WEST SIDE
.
Page 0
.
46
].
STREET SCENE LOOK
G EAST AND WEST
I.
I
,
]
]
]
]
Page
.
.
.
.
4\7
SITE DESCRIP ION
The subject site is located on Broadway Str et on the west end of the
original downtown in the City of Monticell . The general character in the
subject immediate neighborhood is a mix 0 residential and commercial
uses. Site compatibility, conditional use uti ity, and visibility are acceptable.
Access to the site is acceptable. The site ha a rectangular shape. The
topography is generally level and above str et grade. Drainage appears
adequate. The site contains plus/minus 19, 57 square feet or .44 acres of a
land. Site utilities include; city. sewer and ater, natural gas, electric, and
telephone services.
There are no adverse easements, encroac ents, or other adverse conditions
observed on the subject site or in near pro imity to the subject site. Normal
utility and drainage easements are accepta Ie. On site improvements include
landscape and minimum on site parking. a funeral home the
predominance of the parking was on stree .
Site Size:
33 feet times 165 feet times three I ts = 16,335 feet
16.5 feet times 165 feet = 2,722 feet
The total site size is calculated:
PI s/Minus 19,057 Square Feet
Pag 5
.
.
.
~
+e.
May 10, 2006
I am requesting to change the current Rl zonin of my property to B 1 zoning. The reason
for my request is that my business is outgrowin our current building. We would like to
move the business into more appropriate office space for our growing business. Weare
interested in leasing office space within the Mo ticello community.
My dilemma is that it would be nearly impossibl to sell my office property to someone for a
residence because of the size of the building, an also because of the way we rebuilt the
building for our business. I need to sell the pro erry in order to relocate my business.
I have an interested buyer for my building. The buyer would need to have the property
rezoned to B 1. The prospective buyer would 'e to put a full service spa in the existing
building. All of her clients would be on an app mtment basis. These appointments would
range from one to two hours in length, so clien traffic would be minimal. We have ample
off street parking for approximately 24 vehicles My realtor, Connie Fleming, has discussed
the possible future use of the property with Jef O'Neill.
\J~~~
phone: 1-800-331-8579 · fax: (763) 295-6029
WWVI.musicfesrivals.com . gmf@musicfesrivals. om . P.O. Box 1165, Monricello, MN 55362
4f
SITE IMPROVEMENTS
. The gross building area (GBA) IS calcula ed as follows:
Building
50 x 56
16 x 56
Total GBA mam floor
- 2,800 SF
- ---896 SF
3,696 SF
34 x 56
16 x 28
4 x 18
Total GBA second floor
- 1,904 SF
- 448 SF
=-~--72 SF
2,424 SF
The total gross building area (GBA) oftre subject property IS 6,120 square
feet above ground.
BUILDING ~ KETCH
_ --"-~
I1 ",
, "
~!I~~
I
T
.-. _: I t::::-:.....- - ...
~. ,--- -
.-- - - -
""':_ 0- ~_==I ,--+'----~~:
~ -.- ,-.,-.f- '~L~: __.
h-- ~..; l5:'=t.==. .
.
. ;' ;
jC=..'. "
. : i -c;'?lfj{i'l~'c- ,
.. ---- --:----
T""'j ~.. 1--,--, ~ ~
.._.-"_._-_.__........;...~ -~ .~~
,.:! ,-~'-r..'
1----- f-.i---;--; -
, ,
.'~f~ r ~ ~~""""'- .
: : I I ).b~-- ~ ----r---~
, . --l- -f.-;..-fi7'}r'...o. - =-, 0_ .
I \ '~rr-
.9-"'-,' , ~~.-i"..
....~l..]
.~__I
~.
-- I~j;~: tj I~
, ~~.!-f-h----j------., '->-----.
. ----t+'-
, ,
, ,
!~~
,
, ,
i _~~----L.-.....-
._ .---._: '-~c. ~
H--;-{-- I
, I
,--c-,
, ;
~.....L.-....-., :
"'I"I'P,; ,; I .~
. .. - ;' I~~~--+; I,. _-:....:...-. t:2: ,_.~ - ---.,---- ,.,
~=_-=+ '. . ~..~~-;-, ' :: ....' . ;,' I - +:~_I .'-;-. =- -i-._..__
~~~~;C?.:::.. : ...: '-', '. +=----'-b-.-~--='3~~.~ . ~.p=';. t~'1--. _';~~...-~.~ feZ:.::
=:.=':-"::--= ==-!-'- :.-.t-.=:-.:.- -='i-::.::',:-~= _i-. - ~-+---,-,:",,__..- -.---1-'-=--=-:=:
--. ---- ~-_----------l-~~f--- -.1- -I ' I'
-. ----:- -1"'" -r-- - .~ --~ .- ~ ~i...~-~~~~-_.......---~--------_._~~
. . '~:::::;/FC!.ffJ.E/1:!. ' . I ~:h: I . --~r--- ----
:=.-::-J_"(;f -,--- ' I-=------=-:.......:.~~(! -:.:.:- ~~=- ::t::-=-'--=-~-'- ~-.. - i==::;==- - '.r - . :-..-:::::::=
_... -. _& - .. r- -:--~~- -- I - --t . - ~-
._..:::~ = ~~~~~~- . d"-'-=-~ ~.~~~~=:::~-:-~:~~.~t: .~~=_=:L c- -=~~~~-::~..:i.-:.,::::~~~~-::~~ .=.
-:=-..=~~=--=-_~ _.__i.=-~.~.-~._.._.~ _r .----- - - ~ - - -..... --- ->- ~. --~.~--~~.~~.~,.~ :.=~..:=====-=--=.
::~.:..~:~~:_~~J~~_:J!!-~:~~c).~f!...':: :-:r=~~ .~~:~ =:~.::-':: ~~~___~~-z:,.~~-:..:Tf.~.~..I}_ .:_~:~t_:-:.~:: :=~:.:
~~'.__ I I ..
.
Page 7
.
.
.
SITE IMPROVEMENT ESCRIPTION
Per the owner the original home was built ound 1906. The home was
converted to a funeral home around 1940. he front 1 story office and
reception area was added on in 1974. Exte sive updating was completed
around 1989-1991.
The original home has a stone and mortar undation. The frame is wood
construction. The exterior is wood lap sidi g. The hip style roof is asphalt
shingle. The windows are H. Windows.
The main floor is designed with a chapel, mily rooms, office, and
reception area; upstairs is an apartment wit kitchen, dining room, bath, and
bedroom. There is also a showroom on the second floor. There is a deck off
the upstairs apartment. The basement has 4% finish with a family room and
two halfbaths. The rest of the basement is tor age and utilities. The 3rd floor
is attic storage space. There is a counter ba anced hand operated elevator
servicing the second and main floor. There is a brick cistern in the
basement.
Utilities have been updated with gas force wann air heat, central air, and
200, 100 amp electric service. There is bac up electric heat. The property is
connected to city sewer and water service.
The general condition of the improvement are rated average. Some of the
floors are outdated. The functional utility f the building has some
flexibility. Other potential uses could be c nverting to a 2 family residential
unit or a mix of conditional commercial uses.
The driveway horse-shoes around the buil ing. A 4 car attached garage is
heated with oil space heat. There is a car p rt canopy on the east side of the
building. The site improvements include a phalt and concrete driveway also
the parking area. Sidewalk and landscapin are compatible to the
neighborhood.
The appraiser estimate 25% normal physi al depreciation. 10% functional
depreciation for elevator and on site parki g. 10% external depreciation is
estimated for zoning
Page 8
.
.
.
'I!
Planning Commission Agenda - 7/18/06
5.
REFERENCE AND BACKGROUN
Staff has been working to compile a 1 st of proposed language amendment to the R-
IA and R-2A ordinances.
A verbal report will be provided at the Commission meeting.
.
.
.
'I!
"
;:
NORTHWEST ASSOC ATED CONSULTANTS, INC.
4600 Olson Memoriell Highvva. Suite 202. Golden Vellley, MN 55422
Telephone: 763.231.2555 Facsim Ie: 763.231.2561 planners@nacplanning.com
TO:
Monticello Pia ning Commission
FROM:
Kimberly Holie
DATE:
July 11, 2006
SUBJECT:
PUD Ordinan e
CASE NO:
191.06-06.04
Chapter 20 of the Zoning Ordinance relat s specifically to Planned Unit
Development (PUD). This chapter has b en established to provide
comprehensive procedures and standard designed to allow the development of
neighborhoods or portions thereof incorp rating a variety of residential types and
non-residential uses, recognizing that tra itional density, bulk, setbacks, use, and
subdivision regulations which may be use ul in protecting the character of
substantially developed areas may be ina propriate to control development in
less developed areas. SpeCifically, it is in ended to encourage:
. Innovations in residential developmen to the end that the growing demands
for housing at all economic levels ma be met by greater variety in tenure,
type, design, and siting of dwellings a d by conservation and more efficient
use of land in such development;
. Higher standards of site and building esign through the use of trained and
experienced land planners, architects and landscape architects;
. More convenience in location of acce sory commercial and service areas;
. The preservation and enhancement 0 desirable site characteristics such as
natural topography and geologic feat res and the prevention of soil erosion;
. A creative use of land and related ph sical development which allows a
phased and orderly transition of land rom rural to urban uses;
. An efficient use of land resulting in saller networks of utilities and streets
thereby lowering housing costs and p blic investments;
. A development pattern in harmony wi h the objectives of the Monticello
Comprehensive Plan;
.
.
.
'!I
. A more desirable environment than wo Id be possible through the strict
application of zoning and subdivision r gulations of the City;
. To give the landowner and developer r asonable assurance of ultimate
approval before expending complete d sign monies while providing City
officials with assurances that the proje t will retain the character envisioned at
the time of concurrence;
. Flexibility for variation from the provisi ns of this ordinance including
setbacks, height, lot area, width and d pth, yards, etc.
However, it has been determined that a m re specific set of guidelines may need
to be established in order to create a mor objective process for PUD review.
Planning Staff has recently met with the Panning Commission and City Staff to
discuss "superior" development characteri tics, based on existing PUD projects
in the City. During those conversations, s veral design elements were
highlighted. Those of particular concern ere as follows:
. Usable open space
. Innovative building design
. Intense landscaping
. Preserving natural
resources
. Enhanced streetscapes
. Housing diversity
Utilizing this feedback, staff has drafted a ocument outlining the specific design
elements necessary to qualify for PUD. T is document, which may be found
attached, focuses primarily on residential UD. This is an objective point system
intended to assist in implementing a more specific design review system that
upholds the goals and objectives of Chap er 20 of the Zoning Ordinance, as well
as the Comprehensive Plan. As some go Is and objectives are a higher priority
than others, the system is point-based to ssign higher values to some criteria
and lower values to other criteria. Categ ries and point values may be adjusted
at the direction of the Planning Commissi n.
.
.
.
PLANNED UNIT DEVELOPMEN PROJECT POINTS SYSTEM
In order to qualify for the flexibility granted through PUD, projects must
receive a minimum score of 75% of th applicable and attainable points for
the development. These standards re in addition to the provisions of
Chapter 20 of the Zoning Ordinance. Applicants must demonstrate that
they have attempted to earn points i all applicable categories, and are
encouraged to attain as many points s possible and not to merely clear
the 75% threshold.
Objective: To encourage all developers t have a unified open space plan that
creates large areas of usable open space accessible to residents of all units.
Percentage of Open Space: Open spac can be achieved either by creating
common open areas or by reserving spec fic amounts of open space on each lot
other than a required yard (500 sq. ft. of u able open space per dwelling unit
currently required). These open space re uirements are in addition to any public
park dedication required. At least 60% of the project area must be preserved for
open space and all open space must be sable. Points are awarded for every
5% of additional open space permanently preserved, as follows:
5 points
10 points
15 points
20 oints
65%-69.9% usable open space
70%-74.9% usable open space
75%-79.9% usable open space
80% usable 0 en s ace or more
20 points maximum
*open space areas reserved for st rm water ponding may account for up
to 10% of the usable open space i the ponding area serves as an amenity
to the development (i.e. native pia tings, trails, ete.).
Contiguous Open Space: Open Space are connected with green corridors to
reduce the occurrence of small or isolate open space areas.
Points will be awarded for linking open space areas with natural
corridors. A flat 10 points will be a arded for utilizing this technique.
. 10 points maximum
B. Cateaorv: Pedestrian Quality
The convenience of pedestrian moveme t through a neighborhood.
Objective: To locate all homes within a S ort walk to parks and open space and
encourage pedestrian connections.
.
.
.
Ilf
Distance to parks and open space: Ho es are located within a convenient
distance to parks and open space.
Points are awarded based on dista ce from units to a park, as measured
along roadways or trails. Points ar as follows:
. % of units within a 500 foot wal to a park %/10
. % of units within a 1,000 foot w Ik from a park %/20
. 10 points maximum
Trail connections: Encouraging the ere tion of pedestrian trails or corridors
within a neighborhood.
Points will be awarded for the creation of trails that accommodate pedestrian
and/or bicycle movement within a dev lopment. Points will only be awarded
for trails provided in addition to require sidewalk.
. 5 points per trail
. 10 point maximum
Public Access: Providing for access by he general public to trails, parks, or
other recreational facilities.
A flat 10 points will be awarded for providing convenient public access to
trails, parks, and recreational facili ies.
. 10 point maximum
C. Cate 0 : Natural Resource Prese ation
Objective: To encourage the preservatio of unique topographical features,
trees, wetlands, and other natural feature
Tree Preservation: Encouraging the pr servation of trees located on a
development site.
A minimum of 70% total caliper in hes must be preserved at the time of
development. Bonus points will b awarded based on the percentage of
caliper inches preserved on top of the minimum requirement. Points are
awarded as follows:
. 40% of allowed removal prese
. 45% of allowed removal prese
. 50% of allowed removal prese
. 55% of allowed removal prese
. 60% or more reserved:
20 point maximum
5 points
10 points
15 points
20 points
20 oints
.
.
.
i!!
*If less than 35% total caliper inche are preserved, negative points will be
applied for this category.
Natural Feature Preservation: To encou age the preservation of natural
resources and minimize disruption of the s rrounding environment.
Qualifying sites will be reviewed on a case by case basis. A flat 10 points
will be awarded for preserving natu al features such as ravines, hilltops,
oak savannahs, and other wood Ian s.
. 10 point maximum
Wetland Preservation: To discourage d velopers from relying on wetland
mitigation.
Points are awarded based on the p rcentage of total wetland area that is
not disturbed by development. Poi ts will be awarded as follows:
. % of wetland area not disturbe 110:= Point Value
. 10 point maximum
Natural Resource Restoration: To enc urage developers to restore wetlands,
wooded areas, and other natural resourc s, and remove invasive species.
Points are awarded on a per acre asis. Two points will be awarded per
acre of natural restoration work or nvasive species removal.
. 10 points maximum
D. Cateaorv: Historic Preservation
Objective: To encourage reusing existin buildings and structures or preserving
specific site features which may be inven oried by the City, County, or State
historical preservation office.
Points will be awarded for each hi toric feature preserved. Five points will
be awarded per feature.
. 10 points maximum
E. Cateaorv: Landscaping
Objective: To encourage extensive inter allandscaping in excess of what is
required by code.
Points will be awarded based on 0 of landscaping units in excess of the
minimum requirement for the und rlying zoning district.
. % of landscaping units/10:= Pint Value
.
.
.
!II
. 10 points maximum
example: 100 units required, 120 u its provided::; 2 points
F. Cateaorv: Architectural Elements
The specific design elements of housing u its that would be guaranteed by
covenant.
Objective: To encourage the production 0 homes with attractive architectural
elements that add visual interest. Covena ts shall be provided to ensure that
architectural features for which points are ought will be built.
Points will be awarded based on the perc ntage of units that will have a
particular feature. Features and applicabl points are as follows:
Front Porches: To encourage the use of front porches. Porches are
considered front porches only if they face street or common open space.
Points will be awarded at a rate of point for every 10% of homes with a
front porch. To qualify, porches m st be a minimum of 5 feet deep and 7
feet wide.
. 10 points maximum
Garages: To encourage garages that ar recessed from the front face of a
home, or side loaded garages.
Points will be awarded at a rate of points for every 10% of detached
units with a recessed garage or sid -loaded garage.
. 20 points maximum
. Any garage not meeting this st ndard will result in negative points in
this category.
Building Materials: To encourage the u e of brick, stone or other masonry
construction as an accent or primary buil ing material.
Points will be awarded as follows:
. 1 point for every 10% of homes utilizing brick, stone, or masonry as an
accent material on at least 350A of the front face of a unit.
. 1 point for every 5% of homes tilizing brick, stone, or masonry as the
primary building material.
. 20 points maximum
Building colors: To encourage building colors that are aesthetically pleasing
and compatible with their surroundings.
Points will be awarded based on v sual interest of color palettes. A flat 10
.
.
.
'II
points will be awarded when at lea t two colors are used on each wall with
no color exceeding 70% of the total wall area.
. 10 points maximum
Roof Pitch: To add visual interest by enc uraging steep roof pitches.
4112 ---------------
.,,~
:::~
:::~
10/12/ ~
Points will be awarded based on th percentage of
homes with roof pitches over 7/12. The point
system is as follows:
. 8/12 2.5 points x % of ho
. 9/12 5 points x % of ho
. 10/12+ 10 oints x % of ho
10 points maximum
Building Articulation: To encourage att ched units that are articulated into
smaller increments to add visual interest nd variety by avoiding long,
monotonous walls.
. Points will be awarded based 0 the combination of differences in
walls, roofs, and architectural d tails. Five points for each of the
following techniques, or a simil r approach, on both front and rear
walls:
o Stepping back of ext nding forward a portion of the fa~ade.
o Use of multiple siding patterns, different textures or
contrasting, but com atible, materials.
o Window bays, gables, balconies, or similar ornamental
features.
o Variations in rooflines to reinforce the articulation.
. 20 points maximum
*double points will be awarded for -sided architecture
Other architectural features: There are a great number of architectural
features that are unique to specific styles hat can be awarded points, They
include, but are not limited to:
. dormer balconies
. turrets
. cupolas
. decorative balustrades
. accent windows
. columns
. porticos
. pediments
Demonstrated variety of:
. shingle styles
. symmetrical & proportional window pi cement
.
.
.
'II
This category is broad to encourage the a plication of compatible architectural
features. The application of architectural f atures simply to get points will not be
rewarded.
Points will be awarded based on p rcentage of homes with each feature.
. % of units 1 20= Point Value
. 5 points maximum for each f ature
. 30 points maximum for other rchitectural features
G. Category: Roadwav Image
The visual image of the development fro public streets.
Objective: To enhance visual interest of d velopments from public streets.
Attached units: Attached townhome unit are located on the interior of the
development to reduce the amount of sue units visible from roadways.
Points will be awarded based on the p rcentage of attached town home units
located on the interior of the developm nt.
. % of interior attached units/5
. 20 points maximum
Home's front: The front of each home fees the street to create a more
attractive streetscape.
Points will be awarded based on the p rcentage of homes that face the road.
. % of homes that face the road 110= Point Value
. 10 points maximum
*Each rear-loaded home shall resu in negative points in this category
Rear Lanes: To create a traditional stree scape by encouraging utilization of
rear lanes for vehicular access for single f mily detached homes,
Points will be awarded based on the p rcentage of homes that are accessed
by rear lanes. Rear lanes will need to e approved and have adequate
setbacks to allow for safe passage of ehicles and pedestrians, and to allow
for snow removal.
. % of single family detached homes accessed by rear lanes/5= Point Value
. 20 points maximum
H. Category: Housing Diversitv
The variety and quality of housing types w thin a neighborhood
Objective: To encourage a wide variety 0 housing styles within a development.
.
.
.
'11
Style: To encourage a wide variety of mo els and/or elevations within a
development.
Points will be awarded based on th number of housing styles provided,
. Number of styles/number of buil ings x 20
. 10 points maximum
Pattern: To encourage diversity in housin through the separation of like
models,
Points will be awarded for a pattern which assures that models will not be
repeated within X lots of each other Point values are as follows:
4 lots between the same model
5 lots between the same model
6 lots between the same model
7 or more lots between the same m
20 points maximum
A developer must propose an arran ement that contains at least 2 lots
between the same model. Points ill be awarded in accordance with any
number of additional number of lot between the same model. Staff will
consider patterns of repetition on b th sides of the street
I. Category: Lighting
Objective: To encourage the use appropr ately scaled ornamental street lighting.
A flat 10 points will be awarded if p destrian friendly, ornamental street
lighting is used in a development.
. 10 points maximum
J. Category: Pattern Book
Objective: To encourage the creation of formal book containing specific
details on the entire development with de criptions and drawings of
units, landscaping, and other designs ref rencing each section of the points
system.
A flat 10 points will be awarded for the creation of a detailed pattern book.
. 10 points maximum
TOTAL POINTS POSSIBLE: 350