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Planning Commission Agenda 10-03-2006 . 1. 2. 3. 4. . 5. 6. . AGENDA MONTICELLO PLANNING COMMISSION Tuesday, October 3rd, 2006 6:00 PM Commissioners: Rod Dragsten, Lloyd Hilgart, William Spartz, and Sandy Suchy Council Liaison: Glen Posusta Staff: Jeff O'Neill, Angela Schumann, Gary Anderson, Ollie Koropchak, Kimberly Holien and Steve Grittman - NAC Call to order. Approval of the minutes of the Planning Commission meetings of September 5th, 2006. Consideration of adding items to the agenda. Citizen comments. Planning Commission Candidate Interviews Public Hearing - Consideration of a request for Conditional Use Permit for Development Stage Planned Unit Development for a restaurant use in a B-3 (Highway Business) District. Applicant: Brendsel Properties, Inc. 7. Continued Public Hearing - Consideration to review for discussion an amendment to the Monticello Zoning Ordinance, Chapters 6A (R-IA Single Family Residential District) and 7 A (Single Family Residential District). Applicant: City of Monticello 8. Continued Public Hearing - Consideration of a request to amend Chapter 3 of the Monticello Zoning Ordinance regulating the height and area of signs in a freeway overlay zone within commercial districts. Applicant: Monticello Planning Commission 9. Consideration to review for discussion a draft framework for an amendment to the Monticello Zoning Ordinance for Planned Unit Developments. 10. Consideration to reschedule the November meeting of the Planning Commission due to General Elections. 11. Adjourn. . . . MINUTES MONTICELLO PLANNING COMMISSION Tuesday, September 5th, 2006 6:00 PM Commissioners Present: Rod Dragsten, Lloyd Hilgart, William Spartz, and Sandy Suchy Council Liaison: Glen Posusta Staff Present: Jeff O'Neill, Angela Schumann, Gary Anderson, Ollie Koropchak, and Steve Grittman - NAC 1. Call to order. Chairman Dragsten called the meeting to order and declared a quorum, noting that Commissioner Schibonski had resigned. 2. Approval ofthe minutes ofthe Planning Commission meetings of Julv 18th, August 1 st and August 14th, 2006. MOTION BY COMMISSIONER HILGART TO APPROVE THE MINUTES OF JULY 18th, AUGUST 1 S\ AND AUGUST 14th. MOTION SECONDED BY COMMISSIONER SPARTZ. MOTION CARRIED, 4-0. 3. Consideration of adding items to the agenda. Commissioner Suchy inquired about the continued hearing for the R-IA and R-2A amendment. Schumann indicated that it would be continued to the second meeting of the Commission in September. 4. Citizen comments. Barry Voight, 3802 Heyward Court South, addressed the Commission. Voight indicated that he was present to address item number 8, but he did have general concerns about lighting used in and around the new developments within the city. Voight mentioned that the intensity of the lights does create concern about light pollution and glare in the area. Voight stated that living next to commercial developments, the lighting can be obtrusive. Dragsten asked if light was coming from Jefferson Commons, or elsewhere. Voight responded that the light came both from that area, citing Arby's spotlights, as well as Wal-Mart. He noted that even the streetlights seem to be fairly bright. Chairman Dragsten explained that the City does have lighting standards in the ordinances. He stated that lights should be shining down, even within commercial development I Grittman stated that the staff person that deals with streetlights in the public right of way . would be Public Works Director John Simola. He asked Voight to contact Simola regarding those specific concerns. In private property situations, Grittman confirmed that there are ordinance standards, although cumulatively, the net effect of all lighting in an area may create a glow. 5. Public Hearing - Consideration of a request for Conditional Use Permit for Open and Outdoor Storage in an 1-2 District. Applicant: AME. Inc. Grittman reviewed the staff report, indicating the proposed facility's location in the City's industrial campus, Otter Creek Industrial Park. The parcel on which the proposed facility would be located is zoned 1-2. The applicant is seeking a conditional use permit for open and outdoor storage of material. The storage area is along the northern boundary of the site, and bins will be used to store gravel material in this area. Grittman stated that the remainder of the site's activities are enclosed between the plant, underground area and garage/warehouse. There will be outdoor storage of vehicles and employee parking. Grittman explained that outdoor storage is allowed in an 1-2 by conditional use and that the performance standards of the ordinance relate to screening. Grittman stated that the applicants, as part of their negotiation with the City for acquiring the land, show an extensive amount of landscaping, not just around outdoor storage area, but around entire site. A large concrete block wall will surround the site at approximately 8 feet in height. Grittman stated that the report summarizes City requirements for development of 1-2 property. Grittman . reported that staffbelieve the applicant has met the requirements and has gone beyond the minimum standards. Staff is recommending approval as proposed. Spartz asked ifproperty adjacent to the site on north edge will be zoned residential. Grittman answered that the remainder of the Otter Creek plat will be I-lA, but the land adjacent to the west is YMCA property. Spartz asked if there is any residential property directly abutting the facility. Grittman stated that residential is planned long range to the south, but there is an intense landscape boundary at the top of the hill. Spartz asked about a lighting and signage plan. Grittman stated that the applicants have been made aware of code requirements, which they will need to follow in building permit requirements. Spartz noted this had been rezoned 1-2. Spartz asked if allowing outdoor storage here would set precedent for outdoor storage in other areas of the park. Grittman noted that the 1-2 zoning makes this site different. Suchy asked if, in relationship to the 8' wall, there was no other option in terms ofberming, or landscaping. Grittman stated that the wall was discussed as a method to beautify the site, and the best alternative for screening the other activities on site. It was felt that the block wall, with a series of columns, with landscaping outside the wall, would have a better affect. Dragsten asked if the building will meet same covenants as the rest of the plat. Grittman stated the building material is EFIS, which is similar to a stucco product. In working with the . applicants, the towers seen on a majority of plants will be enclosed. 2 . Chairman Dragsten opened the public hearing. Hearing no further discussion, Chairman Dragsten closed the public hearing. Spartz commented that the applicants have done a good job of making site improvements. MOTION BY COMMISSIONER SPARTZ TO APPROVE THE CONDITIONAL USE PERMIT FOR A VR TO ALLOW FOR OPEN AND OUTDOOR STORAGE, BASED ON A FINDING THAT THE PROPOSED USE IS CONSISTENT WITH THE INTENT OF THE 1- 2 DISTRICT AND THAT THE CONDITIONS FOR APPROVAL HAVE BEEN MET. MOTION SECONDED BY COMMISSIONER SUCHY. MOTION CARRIED, 4-0. 6. Public Hearing - Consideration of a request to amend Chapter 11 of the Monticello Zoning Ordinance regulating the B-1 (Neighborhood Business) District. Applicant: Monticello Planning Commission Grittman presented the staff report, relating that the Commission had previously considered a rezoning request for a property on West Broadway, which had led to a discussion of the B-1 zoning district regulations as a whole. . Grittman explained that when the B-1 District originated, it was designed to accommodate corner groceries and small neighborhood services. Over the past 30 years, those uses have phased out. The amendment proposed creates something more consistent with what is seen in transitional commercial areas and residential area. The idea in this amendment is to redesign the B-1 to allow the majority of uses as conditional uses. Grittman stated that the amendment would give the City the opportunity to review each case in terms of surrounding uses. If the zoning is considered to be appropriate, then the City can look specifically at uses through a conditional use permit. Dragsten asked if in relationship to CUPs, the Planning Commission would have the opportunity to review landscaping, lighting and other site plans. Grittman confirmed. Dragsten asked if the business changes, do applicants need to come back through. Grittman stated that if the use is the same, no. However, if the use changes, yes. Grittman stated that through development contract, could identify some other potential uses that would be acceptable under the same CUP, if the Commission so chose. They would need to be less intense uses. Suchy asked ifunder applicants can still request a variance under the amended standards. Grittman stated that CUP does not supercede their ability to ask for a variance. Spartz stated that agrees with purpose statement. He questioned what essential services are. Grittman stated that they are installations like electrical cabinets, things that need to be permitted. It does not include such uses as a fire station, which has its own designation. . Chairman Dragsten opened the public hearing. 3 Hearing no further discussion, Chairman Dragsten closed the public hearing. . Dragsten asked if when considering the CUP, can the Commission limit the amount of lighting and signage outside of what is regulated by ordinance. Grittman stated that the Commission can as long as it is related to the needs of the site. Suchy stated that the amendment seems to bring the code up to today and encouraged staff to use development contract for other proposed uses that might be acceptable under the same CUP approval. MOTION BY COMMISSIONER HILGART TO RECOMMEND APPROVAL OF AN AMENDMENT TO CHAPTER 11 OF THE MONTICELLO ZONING ORDINANCE REGULATING THE B-1 (NEIGHBORHOOD BUSINESS) DISTRICT. MOTION SECONDED BY COMMISSIONER SPARTZ. MOTION CARRIED, 4-0. 7. Continued Public Hearing - Consideration of a request for rezoning from R-2 (Single and Two Family Residential) to B-1 (Neighborhood Business).for 530 West Broadway. Applicant: David Thielman/Gateway Music Festivals Grittman presented the staff report and noted that the rezoning request related to the previous item. Grittman stated that the parcel is located just west of a PZM district, within an R-2 . district. The applicant has a proposed buyer who would not be able to use the building under the R-2 designation. The building has been used for many years as a commercial facility. If the rezoning is approved, the potential buyer would need to come back for a CUP. Related specifically to this request for rezoning, staff has identified some issues to be aware of. Grittman stated that it appears that the site can be used under the new zoning provisions, as a result of proximity to other commercial uses. The rezoning request meets the intent of the district under the amendment. Staff are recommending approval of rezoning. David Thielman, property owner, made himself available for questions from the Commission or public. Thielman stated that staffhad gone through their analysis thoroughly; he sees nothing objectionable in the report. Dragsten noted that if a new user comes in, they will need a conditional use permit. Spartz asked about exhibit Z. Grittman responded that there is no Exhibit Z. Chairman Dragsten opened the public hearing. Hearing no further discussion, Chairman Dragsten closed the public hearing. MOTION BY COMMISSIONER SUCHY TO RECOMMEND APPROVAL OF THE REZONING, BASED ON A FINDING THAT THE PROPOSED USE IS CONSISTENT WITH THE CHARACTER OF THE SURROUNDING AREA AND . 4 . INTENT OF THE COMPREHENSIVE PLAN, SUBJECT TO THE CONDITIONS THAT ANY FUTURE TENANT MUST OBTAIN A CONDITIONAL USE PERMIT PRIOR TO OPERATION, IN COMPLIANCE WITH THE AMENDED ORDINANCE. MOTION SECONDED BY COMMISSIONER SPARTZ. MOTION CARRIED, 4-0. 8. Public Hearing - Consideration of a request for Variance to the Monticello Zoning Ordinance section 3-9(E) regulating the height and area ofpvlon signage in a 8-4 (Regional Business) district. Applicant: Mark Parnell/RiverCitv Lanes Grittman reviewed the staff report, illustrating the proposed location at Jefferson Commons. The applicants recently completed acquisition of this property with the City. Grittman explained that there are a number of uses within the facility. The applicants are looking for a variance from signage requirements. The proposed signage totals 362 square feet of wall signage and a separate pylon at 168 square feet. The total square footage of the signage is over 500 square feet. Additionally, the applicants would need a variance to the allowable height for the proposed pylon at 28' in height. . Grittman indicated that the way the ordinance is set up, any commercial building regardless of size or tenants, is limited to 300 square feet per property. The City has made some exceptions that were allowed by PUD, recognizing that large commercial facilities have unique signage needs. The way the ordinance is written does not allow the same application for the River City Lanes. Grittman referred to conditions for granting hardship. The question for the Commission is can the applicants have reasonable use without this variance and are there special considerations due to the configuration of site. Grittman stated that School Blvd. was designed based on speculative commercial lot depth for retail strip centers. The nature of this use doesn't fit that intended lot configuration. As a result, the building is moved all the way to the back of the lot. Grittman referred to setting of precedent, stating that under these specific conditions, a hardship condition exists. Suchy referred to the portion of the staff report which indicates that the ordinance may be outdated, as it doesn't address these large buildings on large lots. Suchy asked if this type of provision is something you would see in other communities. Grittman stated that it is very difficult to compare from city to city, they are very different. He stated that he thought that perhaps the City had amended ordinance to allow big box retailers more signage. However, it isn't likely to see this type of building outside of big box development very often. As such, the variance may be appropriate. Spartz asked where they will be locating the signs. He noted that the wall signage did not seem out of scale on the walls. Schumann clarified the location of directional and pylon SignS. . Hilgart asked for approximate acreage of site. O'Neill stated it is approximately 7 -7.5 acres. Hilgart noted that it is a large site and that on a parcel of such size there could be multiple 5 businesses with multiple signs. Dragsten asked if they are going to split eastern portion and . hold it for a future user. Grittman stated that is their intent. It is not part of this development. Dragsten stated that the report stated that originally the applicants had wanted to put it off- site. Grittman stated that actually had its own set of issues. The applicant decided that rather than argue for an off site sign, they chose this route, which is more appropriate to this building and site. Dragsten asked how the City had handled the Ford dealership. Grittman stated that the Ford building was a PUD, involving multiple buildings. In that case, it was felt there were a number of business entities, which allowed for more signage. Chairman Dragsten opened the public hearing. Barry Voigt, 3802 Heyward Court South, asked if the variance goes through, does the ordinance refer to both square footage and height. Voight asked for current allowable height. O'Neill stated 26'. Voight asked for height of building. Grittman confirmed the building height at 27'. Voight stated that while there is little chance another big box would be located here, another business could make the same argument about visibility difficulty from Deegan and School. Perhaps emphasis shouldn't be size of sign. Voight stated that he would just ask that the Commission consider the precedent set. Tony Binks, 9355 Park Place Drive, stated that his property is right on the corner ofthis property. He noted that there is going to be some screening and asked what it would consist of. Grittman responded that the City's minimum planting requirement is 2.5 caliper inches . for the 8-10 deciduous trees, and also some additional tree planting along that boundary. O'Neill noted that the City would be trying to organize additional planting on the private residential side, as well. Binks asked if screening is only on this property, or if they will be required to screen on the east, as well. Grittman stated that when that area develops, they will be required to screen. Binks commented that he agreed with the comment on lighting. It has been a discussion with his neighbors. Dragsten asked that staff confirm that lighting confirms. O'Neill asked Binks if the lighting is glaring or general. Binks stated more general. Voight asked about lighting on this sign. Grittman stated that it is an internally lit box. Hilgart noted size of property and where it is sitting. Spartz commented on moving the sign away from the neighborhood, but this may be the best location. Suchy stated that she is in favor of a large sign for larger business. Suchy stated that Grittman had addressed her concern regarding the ordinance. Dragsten noted that if we get another, we should consider an amendment. Dragsten stated that he has no problem with area variance. Does think that height is fair. People buy 25 for that exposure. Because you are off a couple of blocks, you shouldn't get a larger sign. Noted it presents many more issues. Asked other Commissioners. Posusta commented on the notation that had been made that business located on Highway 25 . 6 . had paid a premium for that location. He stated that the Commission had recently discussed allowing a sign for a hotel that is not on Highways 25 or 94, but they need a sign that identifies their business. Staff have been trying to find ways to promote businesses downtown. He stated that he thinks it is important to do what we can to help. He stated that he doesn't see how this request is different. Dragsten stated that ifheight is appropriate, then perhaps we should table for an amendment, as it is precedent setting to start allowing raising sign hieght. Posusta stated that the sign is an integral part of the negotiation on the land trade. Grittman stated that the Commission can split the two variance actions. Grittman stated that they can approve the variance for area and withhold action on the height. That allows them to go ahead and order their wall sign. Posusta noted that the readerboard sign is important. Hearing no further discussion, Chairman Dragsten closed the public hearing. . MOTION BY COMMISSIONER SUCHY TO APPROVE THE REQUEST FOR A VARIANCE TO WALL SIGNAGE REQUIREMENTS, BASED ON A FINDING THAT UNDUE HARDSHIP EXISTS DUE TO THE OUTDATED NATURE OF THE CITY'S CODE AS RELATED TO SIGNAGE FOR LARGE-SCALE COMMERCIAL BUILDINGS, WHICH PROHIBITS THE APPLICANT FROM OBTAINING REASONABLE USE OF THE PROPERTY THROUGH ESTABLISHMENT OF A SIGN SYSTEM THAT IS TO SCALE WITH BUILDING AND SITE. THE APPROVAL IS SUBJECT TO THE CONDITION THAT DIRECTIONAL SIGNAGE INDICATED MEET THE 10 SQUARE FOOT MAXIMUM ALLOWED BY CODE, AND MOTION TO DENY THE VARIANCE FOR HEIGHT BASED ON A FINDING THAT NO HARDSHIP IS PROVEN AND CRITERIA FOR CUP APPROVAL HAS NOT BEEN MET. MOTION SECONDED BY COMMISSIONER SPARTZ. MOTION CARRIED, 4-0. 9. Public Hearing - Consideration of a request to amend Chapter 3 of the Monticello Zoning Ordinance regulating the height and area of signs in a freeway overlay zone within commercial districts. Applicant: Monticello Planning Commission Grittman reviewed the staff report, stating that the City has recently experienced an increase in the number of Variance requests for signs higher and/or larger than what is allowed by ordinance. There have also been frequent circumstances where applicants have used the flexibility granted by a PUD designation for higher, larger or more signage. Grittman noted the recent variance request submitted by the Best Western. The Planning Commission denied this Variance request, and directed the preparation of an ordinance amendment to link sign size to potential advertising needs. . Grittman reviewed the current regulations, under which area and height for freestanding signs are determined based on the speed limit and road classification of the road on which the building is located. Under this ordinance, businesses on collector streets with lower speed limits are not allowed as much signage as neighboring businesses on roads 7 classified as major thoroughfares or freeways. He stated that the ordinance does provide . for a bonus to allow "freeway standard signs" up to 200 square feet in area and 32 feet high. Businesses in any commercial or industrial area located within 800 feet of a freeway, but not directly abutting the freeway, are eligible for this bonus. In response to the increasing number of Variance requests has been attributed to businesses trying to take advantage of Interstate-94 exposure, the Planning Commission has recommended altering the freeway bonus district to give more businesses an opportunity for additional signage. Grittman stated that staff had prepared two alternatives for the extension of the district, which were illustrated on a map included in the staff report. Suchy asked if the existing area does extends toward O'Ryans. Grittman stated it goes all the way along City limits. Suchy asked if the commercial area at Cedar and 25 was notched out for a reason on the alternatives. Grittman stated that the boundary was drawn to include only those properties with direct frontage on Chelsea. Dragsten stated that it doesn't seem to show the car wash area. Grittman stated that it would include the north lot on Chelsea. Schumann asked how any amendment approved would affect existing signs or those approved under PUD. Grittman stated that if a sign is approved in a PUD, it has a separate approval it is required to adhere to. The amendment does not affect existing signage. Hilgart asked how the amendment would impact the Best Western. Grittman stated that right . now, their sign is proposed at the allowed 22', it was area that was the issue for them. Hilgart stated that signs should be proportionate to the building. Dragsten asked if Hilgart wanted language included to reflect size of buildings in relationship to the sign. Hilgart was concerned about all of the area included in the second alternative, including all those with frontage on both the north and south side of Chelsea. He stated that if someone subdivided, that is a lot of signage. Suchy asked how the Commission can justify adding a small section to overlay. Grittman stated that you the Commission has the discretion in making those decisions. The Commission could decide that anything north of Chelsea is freeway. Chairman Dragsten opened the public hearing. Charlie Pfeffer, Pfeffer Companies, addressed the Commission as a land owner in Monticello. Pfeffer stated that he would encourage the Commission to view the sign ordinance to drive traffic and maximize the traveling public's knowledge. He stated that Monticello also has a large amount of freeway frontage. As a property owner with land south of Chelsea on the east side of town, he would encourage consider the opportunity for frontage on either side of Chelsea. He noted that Deello also has property on the west side of Monticello that is south of Chelsea. Dragsten asked if most of the Oeello property to the west of Highway 25 is developed. . 8 . . . Pfeffer stated that there are some undeveloped parcels zoned B-3. Hearing no further discussion, Chairman Dragsten closed the public hearing. Hilgart stated that he has less of a problem extending the bonus area to the south of Chelsea on the east side of Highway 25. However, he noted that a lot of the west side is residential. Suchy agreed. Dragsten stated that he would also like to have the bonus area include the redevelopment area south of Chelsea on Highway 25. Posusta mentioned that the overlay should encompass any businesses within the notch for Marvin, Highway 25 and Cedar. O'Neill asked about the Otter Creek area. Grittman responded that as it is light industrial, probably may not be as justifiable. He noted that the area is intended to be more of an upscale office park, tending toward more low monument signs. Grittman noted that the Commission could also make this overlay applicable to just commercial zoning districts. Dragsten asked how that affects what's happening downtown. Grittman stated that CCD has its own set of regulations, is not our intent to affect that. Dragsten stated that the best alternative may be to table action to get a new map based on the Commissions comments. Grittman stated that what he would do is break yellow into sub districts. Then Commission could discuss each for inclusion. MOTION BY COMMISSIONER DRAGSTEN TO TABLE ACTION ON AN AMENDMENT TO CHAPTER 3, SECTION 9 OF THE MONTICELLO ZONING ORDINANCE ESTABLISHING A FREEWAY OVERLAY DISTRICT TO THE OCTOBER MEETING OF THE COMMISSION. MOTION SECONDED BY COMMISSIONER SUCHY. MOTION CARRIED, 4-0. O'Neill talked about signs in general, and the on-going effort to get ordinance up to date. Dragsten stated that it seems that changes in development call for another look at the ordinance. O'Neill stated that some parts can be worked on in the interim, some can wait until the update to the comprehensive plan for direction. 10. Adiourn. MOTION BY COMMISSIONER SPARTZ TO ADJOURN. MOTION SECONDED BY COMMISSIONER HILGART. MOTION CARRIED, 4-0. 9 . . . Planning Commission Agenda - 10/03/06 6. Consideration of a reQuest for Conditional Use Permit for Development Staee Planned Unit Development for a restaurant use in a B-3 (Hiehwav Business) District. Applicant: Brendsel Properties. Inc. (NAC) BACKGROUND Brendsel Properties has submitted site and building plans for the construction of a restaurant within Monticello Marketplace, an existing PUD located on the northeast corner of Highway 25 and School Boulevard. The PUD was originally approved in August of 2003, with a restaurant pad site included. The applicant has now submitted detailed site and building plans for the proposed use. The applicant is proposing a 6,050 square foot restaurant in the center of the Monticello Marketplace development. The restaurant building will be located on the west side of the site, adjacent to Highway 25, with the eastern portion ofthe site reserved for parking. ANALYSIS Parking. The gross floor area of the proposed restaurant is 6,050 square feet. The restaurant portion of the structure is 3,600 square feet, while the kitchen area is 1,845 square feet. The remainder ofthe building will be utilized for hallways, closets, and mechanical equipment. As such, the required parking is as follows: Standard aces I space for each 40 square feet of dining area I s ace for each 80 s uare feet of kitchen area TOTAL 90 spaces 23 s aces 113 s aces 103 s aces The applicant has provided 103 of the 113 spaces required. Cross easements are currently in place for the entire site, including the retail building to the north and the car wash/convenience store to the south. The applicant is proposing to provide over 90% of the required parking. The ten spaces needed to meet the minimum parking requirement may be provided by adjacent uses. Peak periods for the restaurant are expected to be over the noon hour, and in the evening. These peak periods are anticipated to compliment the hours of the retail uses to the north. Signage. The applicant submitted signage plan, indicating a monument sign located on the west side ofthe structure, visible from Highway 25, and lighted wall signs on the east and south elevations. With the proposed signage combination, the applicant shall be required to comply with the following requirements for businesses in the B-3 District. 1 ..' '... ,~: '."1' . Ootion B. Under Option B, a combination of wall signs and a maximum of one pylon . sign may be utilized. The total number of business identification signs allowed (whether wall or pylon) shall be at least two or equal to the number of streets upon which the property has legal frontage, whichever is greater. Only two product identification signs shall be allowed, and these wall signs may be only on one wall. The total maximum allowable sign area for any wall shall be determined by taking 10% of the gross silhouette area of the front of the building up to 100 square feet, whichever is less. Pylon signs shall be regulated as in Subd. 4 below. For single or double occupancy business structures, the total maximum allowable signage on the property shall be 300 square feet. The applicant has proposed two wall signs, each approximately 70 square feet. The gross silhouette area of the front of the building is approximately 1,636 square feet. Both wall signs are under the 10% maximum requirement. The proposed monument sign is approximately 30 square feet in area. Businesses abutting Highway 25 are to use the following calculation regarding signage: 3.03 feet of pylon sign area is allowed per every 10 feet oflineal frontage, not to exceed 100 square feet. Using this formula, the subject site is allowed a monument sign up to 50 square feet in area. A monument sign up to 50 square feet in area was approved with the original PUD application. The proposed sign is within these parameters. Staffis concerned with the location of the monument sign, and encourages the applicant . to pursue an alternate site. The proposed sign location prohibits the applicant from extending the sidewalk from the front door to the west end of the parking lot. Staff recommends that the applicant shift the sign approximately three feet to the north, to allow for the extension of the proposed sidewalk. In relocating the sign, the proposed number of plantings shall not be reduced. Access/Circulation. Access to the site is proposed in the northeast corner of the site, off Cedar Street. Cross easements are provided to connect with drive lanes for business to the north and south. All drive lanes are proposed to be 24 feet, wide enough to accommodate two lanes of traffic. Delivery trucks will enter the site off Cedar Street, circulate around the parking lot to the east side of the building, and back out onto Cedar Street. Turning radii for delivery vehicles appear to be adequate. Staff is concerned with pedestrian traffic throughout the site, particularly pertaining to the sidewalk located on the south side of the building. As proposed, this sidewalk stops 30 feet short of the westernmost parking stall. As stated above, staff recommends that the applicant pursue an alternate location for the monument sign, to allow for the extension of this sidewalk. Landscaping. For commercial sites a minimum of one overstory tree per 1,000 square feet of gross building floor area, or one tree per 50 lineal feet of site perimeter, whichever is greater, is required. The site is 6,050 square feet in area, with 1,147 feet of site perimeter. Utilizing the site perimeter requirement, the applicant is required to provide 23 overstory trees. As illustrated on the landscape plan, the restaurant site only contains . . six overstory trees. A variety of shrubs are also provided on the west side of the patio and within two parking lot islands. The landscape plan submitted with the application is the plan that was approved with the original PUD application in 2003. Although the plan received prior approval, staff recommends that the applicant provide one additional overstory tree in each landscaped island of the south row of parking stalls. Species of said trees shall be consistent with the plantings proposed for the rest of the site, including Skyline Honeylocust, Spring Snow Crabapple, or Techny Aborvitae. Staff also recommends that the landscape plan be modified to include foundation plantings around the perimeter ofthe building. Building Design. The applicant has submitted building elevations which provide details on the proposed materials. The building is to be constructed of tinted concrete block with brick accents, and a prefabricated metal roof. Colors of the proposed materials have not been indicated. The applicant shall be required to submitted colored elevations to illustrate compatibility with adjacent structures within the development. The materials of the proposed trash enclosure have not been provided. The applicant shall be required to provide this information, illustrating the trash enclosure will be constructed of the same material used for the principal structure. . Grading, Drainage, and Utilities. All grading, drainage, and utility plans are subject to the approval of the City Engineer. ALTERNATIVE ACTIONS: Regarding the site and building plans for a restaurant within the Monticello Marketplace PUD, the City has the following options: 1. Motion to approve the restaurant site and building plans, based on a finding that the proposed use meets the intent of the PUD and is consistent with the requirements for the district, subject to the conditions outlined in Exhibit Z. 2. Motion to deny the restaurant site and building plans, based on a finding that the proposed use is not consistent with the requirements for the district. RECOMMENDATION The proposed use appears to be consistent with the intent of the PUD, based on the original plans submitted and reviewed in 2003. The restaurant pad site was preliminarily approved,. and the current site and building plans are consistent with the initial approval. As such, staff recommends approval of the site and building plans for the proposed restaurant, subject to the conditions outlined in Exhibit Z. . r SUPPORTING DATA . A. Site Plan dated 9/11/06 B. Floor Plan dated 9/11/06 C. Building Elevations D. Landscape Plan dated 7/8103 EXHIBIT Z Conditions of Approval- Development Stage PUD, Lol, Block 1, Monticello Marketplace 2nd Addition 1. The monument sign shall be relocated to allow the proposed sidewalk to extend to the west end of the parking lot. . 2. The landscape plan shall be revised to provide additional overstory trees in the islands on either end of the south row of parking stalls. 3. The applicant shall submit colored elevations, including details on proposed materials for the trash enclosure. . 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I I ! · ~ I It 11 ~ -; , nit it i l iff It ! !tIll lIt , ill . , I- -d) ~ ill ,l- I- ,ill ill ! , . ~o: wtLiu.:"tL ~~~~~~ ~-9;!~3!9 I- Q. l\') lC\~<<\ Hlr~ri)o~ ~ ~Q G~i ~ . 13~19 I / . . . 1 ' Planning Commission Agenda - 10/03/06 7. Continued Public Hearine - Consideration to review for discussion an amendment to the Monticello Zonin2 Ordinance, Chapters 6A (R-IA Sin2le Familv Residential District) and 7 A (Sin2le Familv Residential District). Applicant: City of Monticello REFERENCE AND BACKGROUND Planning staff are recommended continuation of this item to allow the Commission to consider how the current R-IA and R-2A standards have been applied and/or flexed as part of the PUD review, agenda item 9. . . . Planning Commission Agenda - 10/03/06 8. Continued Public Hearin2 - Consideration of a reauest to amend Chapter 3 of the Monticello Zonin2 Ordinance re2ulatin2 the heil!ht and area of sil!ns in a freeway overlay zone within commercial districts. Applicant: Monticello Planninl! Commission The City has recently experienced an increase in the number of Variance requests for larger pylon signs, particularly for commercial businesses attempting to take advantage of freeway exposure. Section 3-9 [B]4(e) ofthe Zoning Ordinance does provide for a bonus to allow "freeway standard signs" up to 200 square feet in area and 32 feet high. Businesses in any commercial or industrial area located within 800 feet of a freeway, but not directly abutting the freeway, are eligible for this bonus. However, all business outside this bonus area must comply with area and height regulations as determined by the speed limit and road classification of the road on which the building is located. Under this ordinance, businesses on collector streets with lower speed limits are not allowed as much signage as neighboring businesses on roads classified as major thoroughfares or freeways. In order to address this issue, the Planning Commission directed staff to prepare an amendment, expanding the freeway bonus area. Staff prepared maps for the September 5th Planning Commission meeting illustrating two different options for expanding this bonus district. The Planning Commission chose Option Two, which extended the freeway bonus district south to Chelsea Road, including all parcels with frontage on Chelsea Road. The Planning Commission directed staff to modify this map, breaking down the expansion area into several different zones which could be evaluated on their own merit. Staff revised this map to divide the freeway bonus district expansion area to include only those sections with commercial zoning designations. Each section has been labeled, and the current zoning of each is as follows: Section 1: B-3 Section 2: B-3 Section 3: B-4 Regarding the expansion of the freeway bonus district, the Planning Commission has the following options: 1. Expand the district to incorporate Sections 2,3,4, and 7, excluding all industrial districts. 2. Direct staff to make further modifications to the proposed expansion area. Upon further direction by the Planning Commission, an ordinance amendment may be drafted to reflect one of the options above. Planning Commission Agenda - 10/03/06 . 9. Consideration to review for discussion a draft framework for an amendment to the Monticello Zonin2 Ordinance for Planned Unit Developments. REFERENCE AND BACKGROUND Please see attached report and supporting data. Additional images and maps may be provided at the meeting. . - - . . . --I NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, SUite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com TO: Monticello Planning Commission FROM: Kimberly Holien DATE: July 11, 2006 SUBJECT: PUD Ordinance CASE NO: 191.06-06.04 At its June meeting, the Planning Commission reviewed the concept of Planned Unit Development within the City and expressed concerns with the current ordinance. The Commission performed visual evaluations of existing projects, and determined which elements of each project were valued. The Commission then directed staff to develop an objective test for determining whether a project meets the requirements for PUD. Staff developed an objective points system, which requires projects to obtain a minimum number of points in order to be considered for Planned Unit Development. All elements addressed in the points system would require applicant to meet standards in addition to what is required by the current ordinance. Chapter 20 of the Zoning Ordinance relates specifically to Planned Unit Development (PUD). This chapter has been established to provide comprehensive procedures and standards designed to allow the development of neighborhoods or portions thereof incorporating a variety of residential types and non-residential uses, recognizing that traditional density, bulk, setbacks, use, and subdivision regulations which may be useful in protecting the character of substantially developed areas may be inappropriate to control development in less developed areas. Specifically, it is intended to encourage: · Innovations in residential development to the end that the growing demands for housing at all economic levels may be met by greater variety in tenure, type, design, and siting of dwellings and by conservation and more efficient use of land in such development; · Higher standards of site and building design through the use of trained and experienced land planners, architects, and landscape architects; · More convenience in location of accessory commercial and service areas; · The preservation and enhancement of desirable site characteristics such as natural topography and geologic features and the prevention of soil erosion; · A creative use of land and related physical development which allows a phased and orderly transition of land from rural to urban uses; , , I I --I" . I · An efficient use of land resulting in smaller networks of utilities and streets thereby . lowering housing costs and public investments; · A development pattern in harmony with the objectives of the Monticello Comprehensive Plan; · A more desirable environment than would be possible through the strict application of zoning and subdivision regulations of the City; · To give the landowner and developer reasonable assurance of ultimate approval before expending complete design monies while providing City officials with assurances that the project will retain the character envisioned at the time of concurrence; · Flexibility for variation from the provisions of this ordinance including setbacks, height, lot area, width and depth, yards, etc. Utilizing feedback from the Planning Commission, staff drafted a document outlining the specific design elements necessary to qualify for PUD. This document focuses primarily on residential PUD. The objective point system for PUD evaluation is intended to uphold the goals and objectives of Chapter 20 of the Zoning Ordinance, as well as the Comprehensive Plan. Various goals and objectives were assigned point values, based on priority. General objectives addressed through the points system are open space preservation, pedestrian quality, architectural elements, landscaping, streetscapes, integration with surrounding uses, and natural resource preservation. Staff utilized this points system to evaluate various Planned Unit Development projects . within the City. Projects reviewed include Autumn Ridge, Carlisle Village, Spirit Hills Townhomes, Sunset Ponds, and Timber Ridge. The Villas on Elm project was also reviewed. However, due to the fact that no home designs have been submitted, there was not enough information available to make a reasonable evaluation. As these projects were approved prior to the development of the points system, several categories were not applicable, or unable to be evaluated due to lack of information. However, overall, the evaluation of these projects may assist in determining the value of implementing an objective test for PUD review. According to the system developed, existing projects achieved points as follows: Proiect: Autumn Ridge: Carlisle Village: Spirit Hills Townhomes: Sunset Ponds: Timber Ridge: Points Earned: 89.2 157 182.08 117.39 97.61 Percentage: 33% 52% 63% 43% 38% The PUD Points System establishes a 75% minimum requirement in order for a project to quality for Planned Unit Development. As illustrated above, no existing projects within the City have achieved the 75% minimum. However, some of these projects are . coveted as being superior developments within the City. Categories where nearly all projects lacked include open space preservation, presence of contiguous open space, . . . absence of recessed or side-loaded garages, buildings colors, and diverse housing patterns. Lack of points in these categories may be attributed to a variety of factors. Most assumedly, projects may have failed to achieve points simply because certain aspects of the points system were not in place at the time of development. While each project preserved a small amount of open space, rarely were there large amount of contiguous open space throughout a development. Only two of the five projects evaluated implemented the use of side loaded or recessed garages. Nearly all developments utilized one primary color on side and rear walls of the home, eliminating the ability to achieve points for color scheme. Each development also lacked diversity in housing patterns, often locating the same models next door to and/or across the street from one another. Townhome projects also tend to utilize the same housing style throughout the entire development, eliminating the possibility of points for housing diversity. Given the scores of existing projects, some modifications may need to be made to the Points System. Suggested modifications include: 1. Open Space: Reduce the amount of open space required to achieve points from 65% to 50%. Comment: This modification would not benefit any existing projects, but may make it more feasible for future developments to obtain points in this category. 2. Building Colors: Modify existing language to state that least two colors must be used on front of the home, with no color exceeding 70% of the total wall area, rather applying this requirement to all four walls. Comment: This modification would allow Carlisle Vii/age and Timber Ridge to earn an additional ten points each. 3. Garages: Eliminate the application of negative points for homes with garage forward designs, or increase the number of available points for recessed or side- loaded garages. Comment: If any modifications are made to this categor~ staff would recommend that the number of available points for side and/or recessed garages be increased. Discussions with the Planning Commission have shown that the City values a recessed garage design. Increasing the number of available points in this category may offer an incentive for developers to utilize a more attractive home design. 4. Pattern: To increase the number of potential points for a diverse housing pattern as an incentive for developers to use a wide variety of housing styles. Points may be doubled to allow for a maximum of 20 points, versus the existing 10 point maximum. 'I I Comment: No existing projects achieved points in this category, demonstrating the difficulty in maintaining a diverse housing pattern throughout an entire development. Further modifications may be made to the Points System as directed by the Planning Commission. The Commission may also direct staff to add categories for evaluation that are not currently addressed, such as affordable housing, utilization of a neighborhood focal point (Le. clock tower, statue), encouraging smaller clusters of attached housing, or other elements the City deems important. Attached please find the evaluation form for each of the five projects reviewed. Staff is prepared to modify this form as directed by the Planning Commission. 'I" . . . . . . PLANNED UNIT DEVELOPMENT PROJECT POINTS SYSTEM AUTUMN RIDGE EVALUATION In order to qualify for the flexibility granted through PUD, projects must receive a minimum score of 75% of the applicable and attainable points for the development. These standards are in addition to the provisions of Chapter 20 of the Zoning Ordinance. Applicants must demonstrate that they have attempted to earn points in all applicable categories, and are encouraged to attain as many points as possible and not to merely clear the 75% threshold. A. Category: Open Space Preservation Open space is consolidated and usable Objective: To encourage all developers to 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 space can be achieved either by creating common open areas or by reserving specific amounts of open space on each lot other than a required yard (500 sq. ft. of usable open space per dwelling unit currently required). These open space requirements 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 usable. Points are awarded for every 5% of additional open space permanently preserved, as follows: 65%-69.9% usable open space 70%-74.9% usable open space 75%-79.9% usable open space 80% usable open space or more 20 points maximum *open space areas reserved for storm water ponding may account for up to 10% of the usable open space if the ponding area serves as an amenity to the development (i.e. native plantings, trails, ete.). o points 5 points 10 points 15 points 20 points Contiguous Open Space: Open Spaces are connected with green corridors to reduce the occurrence of small or isolated open space areas. Points will be awarded for linking open space areas with natural corridors. A flat 10 points will be awarded for utilizing this technique. . 10 points maximum 10 points B. Category: Pedestrian Qualitv The convenience of pedestrian movement through a neighborhood. Objective: To locate all homes within a short walk to parks and open space and . encourage pedestrian connections. Distance to parks and open space: Homes are located within a convenient distance to parks and open space. Points are awarded based on distance from units to a park, as measured along roadways or trails. Points are as follows: · % of units within a 500 foot walk to a park · % of units within a 1,000 foot walk from a park · 20 points maximum %/5 %/10 13.8 points (within 500 foot walk) 3.1 points (within a 1,000 foot walk 16.9 points Trail connections: Encouraging the creation 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 development. Points will only be awarded for trails provided in addition to required sidewalk. . · 5 points per trail · 10 point maximum 5 points Public Access: Providing for access by the 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 facilities. · 10 point maximum 10 points C. Cateaorv: Natural Resource Preservation Objective: To encourage the preservation of unique topographical features, trees, wetlands, and other natural features. Tree Preservation: Encouraging the preservation of trees located on a development site. A minimum of 70% total caliper inches must be preserved at the time of development. Bonus paints will be awarded based on the percentage of . . . . . ...."'" "~. caliper inches preserved on top of the minimum requirement. Points are awarded as follows: · 40% of allowed removal preserved: · 45% of allowed removal preserved: · 50% of allowed removal preserved: · 55% of allowed removal preserved: . 60% or more preserved: 20 point maximum 5 points 10 points 15 points 20 points 20 points */f less than 35% total caliper inches are preserved, negative points will be applied for this category. Information not available Natural Feature Preservation: To encourage the preservation of natural resources and minimize disruption of the surrounding environment. Qualifying sites will be reviewed on a case by case basis. A flat 10 points will be awarded for preserving natural features such as ravines, hilltops, oak savannahs, and other woodlands. · 10 point maximum Not applicable Natural Resource Restoration: To encourage developers to restore wetlands, wooded areas, and other natural resources, and remove invasive species. Points are awarded on a per acre basis. Two points will be awarded per acre of natural restoration work or invasive species removal. · 10 points maximum Information not available D. Category: Historic Preservation Objective: To encourage reusing existing buildings and structures or preserving specific site features which may be inventoried by the City, County, or State historical preservation office. Points will be awarded for each historic feature preserved. Five points will be awarded for small accessory structures, artifacts, and other small-scale historic elements. Ten points will be awarded for principal buildings and large accessory structures. Determination of point values will be evaluated on a case by case basis. · 10 points maximum Not applicable E. Category: Landscaping Objective: To encourage extensive internal landscaping in excess of what is required by code. . Points will be awarded based on % of landscaping units in excess of the minimum requirement for the underlying zoning district. · % of landscaping units/5= Point Value . 20 points maximum example: 100 units required, 120 units provided = 2 points o points- code landscaping F. Cateaorv: Architectural Elements The specific design elements of housing units that would be guaranteed by covenant. Objective: To encourage the production of homes with attractive architectural elements to add visual interest. Covenants shall be provided to ensure that architectural features for which points are sought will be built. Points will be awarded based on the percentage of units that will have a particular feature. Features and applicable points are as follows: Front Porches: To encourage the use of front porches. Porches are considered front porches only if they face a street or common open space. . Points will be awarded at a rate of 1 point for every 10% of homes with a front porch. To qualify, porches must be a minimum of 5 feet deep and 7 feet wide. · 10 points maximum o points Garages: To encourage garages that are recessed from the front face of a home, or side loaded garages. Points will be awarded at a rate of 2 points for every 10% of detached units with a recessed garage or side-loaded garage. . 20 points maximum · Any garage not meeting this standard will result in negative points in this category. -20:;; all garage forward designs Building Materials: To encourage the use of brick, stone or other masonry construction as an accent or primary building 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 35% of the front face of a unit. · 1 point for every 5% of homes utilizing brick, stone, or masonry as the primary building material. · 20 points maximum o points Building colors: To encourage building colors that are aesthetically pleasing and compatible with their surroundings. Points will be awarded based on visual interest of color palettes. A flat 10 points will be awarded when at least two colors are used on each wall with no color exceeding 70% of the total wall area. · 10 points maximum o points- all one color Roof Pitch: To add visual interest by encouraging steep roof pitches. 4112_____________ ."~ ::~ :::~ 10112/ ~ Points will be awarded based on the percentage of homes with roof pitches over 6/12. The point system is as follows: . · 7/12 2.5 points x % of homes · 8/12 5 points x % of homes · 9/12+ 10 points x % of homes 10 points maximum To be determined by building department Building Articulation: To encourage attached units that are articulated into smaller increments to add visual interest and variety by avoiding long, monotonous walls. . · Points will be awarded based on the combination of differences in walls, roofs, and architectural details. Five points for each of the following techniques, or a similar approach, on both front and rear walls. (To be eligible, a project must employ a technique on at least 75% of homes): o Stepping back of extending forward a portion of the fagade. 5 points o Use of multiple siding patterns, different textures or contrasting, but compatible, materials. o points o Window bays, gables, balconies, or similar ornamental features. 5 points- all units have decks o Variations in rooflines to reinforce the articulation. 5 points · 20 points maximum *double points will be awarded for 4-sided architecture 15 total points . Other architectural features: There are a great number of architectural features that are unique to specific styles that can be awarded points. They include, but are not limited to: · dormer balconies- 0 points · turrets- 0 points · cupolas- 0 points · decorative balustrades- 0 points . accent windows- 5 points · columns- 5 points · porticos- 0 points · pediments-O points Demonstrated variety of: · shingle styles- 0 points · symmetrical & proportional window placement- 5 points This category is broad to encourage the application of compatible architectural features. The application of architectural features simply to get points will not be rewarded. Points will be awarded based on percentage of homes with each feature. · % of units / 20;;; Point Value · 5 points maximum for each feature · 30 points maximum for other architectural features 15 total points . G. Cateaorv: Roadwav Imaae The visual image of the development from public streets. Objective: To enhance visual interest of developments from public streets. Attached units: Attached town home units are located on the interior of the development to reduce the amount of such units visible from roadways. Points will be awarded based on the percentage of attached town home units located on the interior of the development. · % of interior attached units/10 · 10 points maximum 7.3 points- 73% on the interior Home's front: The front of each home faces the street to create a more attractive streetscape. . Points will be awarded based on the percentage of homes that face the road. . · % of homes that face the road /10= Point Value · 10 points maximum *Each rear-loaded home shall result in negative points in this category 10 points Rear Lanes: To create a traditional streetscape by encouraging utilization of rear lanes for vehicular access for single family detached homes. Points will be awarded based on the percentage of homes that are accessed by rear lanes. Rear lanes will need to be approved and have adequate setbacks to allow for safe passage of vehicles and pedestrians, and to allow for snow removal. · % of single family detached homes accessed by rear lanes/5= Point Value · 20 points maximum o points H. Category: Housing Diversit~ The variety and quality of housing types within a neighborhood Objective: To encourage a wide variety of housing styles within a development. Style: To encourage a wide variety of models and/or elevations within a . development. Points will be awarded based on the number of housing styles provided. · (Number of styles/number of buildings) x 20 · 10 points maximum o points- one housing style Pattern: To encourage diversity in housing 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 model 10 points maximum 2.5 points 5 points 7.5 points 10 points . A developer must propose an arrangement that contains at least 2 lots between the same model. Points will be awarded in accordance with any number of additional number of lots between the same model. Staff will consider patterns of repetition on both sides of the street. o points, all same model . I. CateQorv: LiQhtinQ Objective: To encourage the use appropriately scaled ornamental street lighting. A flat 10 points will be awarded if pedestrian friendly, ornamental street lighting is used in a development. . 10 points maximum 10 points J. CateQorv: Pattern Book Objective: To encourage the creation of a formal book containing specific details on the entire development with descriptions and drawings of units, landscaping, and other designs referencing each section of the points system. A flat 10 points will be awarded for the creation of a detailed pattern book. . 10 points maximum Not applicable K. CateQorv: InteQration with adiacent uses . Objective: To encourage projects that connect to adjacent properties and uses. A flat ten points will be awarded for a project demonstrates a conscious effort to link the neighborhood to public or semi-public uses (schools, parks, community facilities). . 10 points Not applicable A flat ten points will be awarded for projects that connect to existing developments, or provide an opportunity to link to future developments. . 10 points 10 points TOTAL BASE POINTS POSSIBLE: 350 Points not applicable: 80 Total points available: 270 POINTS EARNED: 89.2 PERCENTAGE: 33% . . BONUS POINT CATEGORIES: A project may only receive bonus points on one of the following categories: A. Cateaorv: Senior Housina Objective: To reward developments that provide senior housing Points will be awarded on a per unit basis. · 1 point for every 2 units · 20 Points maximum o points B. Cateaorv: Redevelopment Objective: To reward projects that redevelop blighted areas. . A flat twenty points will be awarded for any redevelopment project in a blighted area. Qualification of a blighted area will be determined by the City. · 20 points maximum . . . . PLANNED UNIT DEVELOPMENT PROJECT POINTS SYSTEM CARLISLE VILLAGE EVALUATION In order to qualify for the flexibility granted through PUD, projects must receive a minimum score of 75% of the applicable and attainable points for the development. These standards are in addition to the provisions of Chapter 20 of the Zoning Ordinance. Applicants must demonstrate that they have attempted to earn points in all applicable categories, and are encouraged to attain as many points as possible and not to merely clear the 75% threshold. A. Category: Open Space Preservation Open space is consolidated and usable Objective: To encourage all developers to 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 space can be achieved either by creating common open areas or by reserving specific amounts of open space on each lot other than a required yard (500 sq. ft. of usable open space per dwelling unit currently required). These open space requirements 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 usable. Points are awarded for every 5% of additional open space permanently preserved, as follows: 65%-69.9% usable open space 70%-74.9% usable open space 75%-79.9% usable open space 80% usable open space or more 20 points maximum *open space areas reserved for storm water ponding may account for up to 10% of the usable open space if the ponding area serves as an amenity to the development (i.e. native plantings, trails, etc.). 45% usable open space o points 5 points 10 points 15 points 20 points Contiguous Open Space: Open Spaces are connected with green corridors to reduce the occurrence of small or isolated open space areas. Points will be awarded for linking open space areas with natural corridors. A flat 10 points will be awarded for utilizing this technique. . 10 points maximum o points B. Category: Pedestrian Qualitv The convenience of pedestrian movement through a neighborhood. . Objective: To locate all homes within a short walk to parks and open space and encourage pedestrian connections. Distance to parks and open space: Homes are located within a convenient distance to parks and open space. Points are awarded based on distance from units to a park, as measured along roadways or trails. Points are as follows: . % of units within a 500 foot walk to a park · % of units within a 1,000 foot walk from a park . 20 points maximum 100% within a 500 foot walk 20 points %/5 %/10 Trail connections: Encouraging the creation 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 development. Points will only be awarded for trails provided in addition to required sidewalk. . . 5 points per trail . 10 point maximum 10 points Public Access: Providing for access by the 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 facilities. . 10 point maximum 10 points C. CateQorv: Natural Resource Preservation Objective: To encourage the preservation of unique topographical features, trees, wetlands, and other natural features. Tree Preservation: Encouraging the preservation of trees located on a development site. A minimum of 70% total caliper inches must be preserved at the time of development. Bonus points will be awarded based on the percentage of . . . . caliper inches preserved on top of the minimum requirement. Points are awarded as follows: · 40% of allowed removal preserved: · 45% of allowed removal preserved: · 50% of allowed removal preserved: · 55% of allowed removal preserved: . 60% or more preserved: 20 point maximum 5 points 10 points 15 points 20 points 20 points */f less than 35% total caliper inches are preserved, negative points will be applied for this category. 49.4% preserved -10 points Natural Feature Preservation: To encourage the preservation of natural resources and minimize disruption of the surrounding environment. Qualifying sites will be reviewed on a case by case basis. A flat 10 points will be awarded for preserving natural features such as ravines, hilltops, oak savannahs, and other woodlands. · 10 point maximum Not Applicable Natural Resource Restoration: To encourage developers to restore wetlands, wooded areas, and other natural resources, and remove invasive species. Points are awarded on a per acre basis. Two points will be awarded per acre of natural restoration work or invasive species removal. . 10 points maximum Tree Restoration required by the City, not eligible for points. D. Category: Historic Preservation Objective: To encourage reusing existing buildings and structures or preserving specific site features which may be inventoried by the City, County, or State historical preservation office. Points will be awarded for each historic feature preserved. Five points will be awarded for small accessory structures, artifacts, and other small-scale historic elements. Ten points will be awarded for principal buildings and large accessory structures. Determination of point values will be evaluated on a case by case basis. . 10 points maximum Not applicable . E. Category: Landscaping Objective: To encourage extensive internal landscaping in excess of what is required by code. Points will be awarded based on % of landscaping units in excess of the minimum requirement for the underlying zoning district. · % of landscaping units/5= Point Value · 20 points maximum 17.2 points- 86% in excess of requirement F. Cateaory: Architectural Elements The specific design elements of housing units that would be guaranteed by covenant. Objective: To encourage the production of homes with attractive architectural elements that add visual interest. Covenants shall be provided to ensure that architectural features for which points are sought will be built. Points will be awarded based on the percentage of units that will have a particular feature. Features and applicable points are as follows: . Front Porches: To encourage the use of front porches. Porches are considered front porches only if they face a street or common open space. Points wi/I be awarded at a rate of 1 point for every 10% of homes with a front porch. To qualify, porches must be a minimum of 5 feet deep and 7 feet wide. · 10 points maximum 5.7 points- 31/54 homes have front porches Garages: To encourage garages that are recessed from the front face of a home, or side loaded garages. Points will be awarded at a rate of 2 points for every 10% of detached units with a recessed garage or side-loaded garage. · 20 points maximum · Any garage not meeting this standard will result in negative points in this category. 11.8 points- 32 homes with recessed or side-loaded garages -8.2 fJoints- 22 homes with garage forward desi(:ms 3.6 points . . . . Building Materials: To encourage the use of brick, stone or other masonry construction as an accent or primary building 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 35% of the front face of a unit. · 1 point for every 5% of homes utilizing brick, stone, or masonry as the primary building material. . 20 points maximum 4 points- 21 homes with 35% brick or more Building colors: To encourage building colors that are aesthetically pleasing and compatible with their surroundings. Points will be awarded based on visual interest of color palettes. A flat 10 points will be awarded when at least two colors are used on each wall with no color exceeding 70% of the total wall area. . 10 points maximum o points- Rear walls of all homes comprised of one color Roof Pitch: To add visual interest by encouraging steep roof pitches. Points will be awarded based on the percentage of homes with roof pitches over 6/12. The point system is as follows: 4"2--------------- .,,~ :::~ ::~ 10112/ ~ . 7/12 2.5 points x % of homes . 8/12 5 points x % of homes . 9/12+ 10 points x % of homes 10 points maximum Not available, to be reviewed by building department Building Articulation: To encourage attached units that are articulated into smaller increments to add visual interest and variety by avoiding long, monotonous walls. · Points will be awarded based on the combination of differences in walls, roofs, and architectural details. Five points for each of the following techniques, or a similar approach, on both front and rear walls (To be eligible, a project must employ a technique on at least 75% of homes): o Stepping back of extending forward a portion of the fa<fade. 5 points- 100% of homes o Use of multiple siding patterns, different textures or contrasting, but compatible, materials. 5 points- 94% of homes o Window bays, gables, balconies, or similar ornamental features. 5 points- 100% of homes o Variations in rooflines to reinforce the articulation. 5 points- 100% of homes . 20 points maximum *double points will be awarded for 4-sided architecture 20 points . Other architectural features: There are a great number of architectural features that are unique to specific styles that can be awarded points. They include, but are not limited to: · dormers- 1.3 points . turrets- 0 points · cupolas- 0 points · decorative balustrades- 2.85 points · accent windows- 5 points · columns- 3.6 points · porticos-.2 points . pediments- 0 points Demonstrated variety of: · shingle styles- 5 points · symmetrical & proportional window placement- 5 points . This category is broad to encourage the application of compatible architectural features. The application of architectural features simply to get points will not be rewarded. Points will be awarded based on percentage of homes with each feature. · % of units / 20= Point Value · 5 points maximum for each feature · 30 points maximum for other architectural features 22.5 total points G. Cateaorv: Roadwav Imaae The visual image of the development from public streets. Objective: To enhance visual interest of developments from public streets. Attached units: Attached town home units are located on the interior of the development to reduce the amount of such units visible from roadways. Points will be awarded based on the percentage of attached townhome units located on the interior of the development. · % of interior attached units/10 · 10 points maximum 6 points . . . . Home's front: The front of each home faces the street to create a more attractive streetscape. Points will be awarded based on the percentage of homes that face the road. · % of homes that face the road /10= Point Value . 10 points maximum *Each rear-loaded home shall result in negative points in this category 10 points Rear Lanes: To create a traditional streetscape by encouraging utilization of rear lanes for vehicular access for single family detached homes. Points will be awarded based on the percentage of homes that are accessed by rear lanes. Rear lanes will need to be approved and have adequate setbacks to allow for safe passage of vehicles and pedestrians, and to allow for snow removal. . % of single family detached homes accessed by rear lanes/5= Point Value . 20 points maximum o points H. Category: Housing Diversitv The variety and quality of housing types within a neighborhood Objective: To encourage a wide variety of housing styles within a development. Style: To encourage a wide variety of models and/or elevations within a development. Points will be awarded based on the number of housing styles provided. . (Number of styles/number of buildings) x 20 . 10 points maximum 10 points Pattern: To encourage diversity in housing 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 model 10 points maximum 2.5 points 5 points 7.5 points 10 points A developer must propose an arrangement that contains at least 2 lots . between the same model. Points will be awarded in accordance with any number of additional number of lots between the same model. Staff will consider patterns of repetition on both sides of the street. o points- locations where same models are directly across from each other. I. Cateaory: Liahtina Objective: To encourage the use appropriately scaled ornamental street lighting. A flat 10 points will be awarded if pedestrian friendly, ornamental street lighting is used in a development. · 10 points maximum 10 points J. Cateaory: Pattern Book Objective: To encourage the creation of a formal book containing specific details on the entire development with descriptions and drawings of units, landscaping, and other designs referencing each section of the points system. A flat 10 points will be awarded for the creation of a detailed pattern book. · 10 points maximum Not applicable . K. Cateaory: Intearation with adjacent uses Objective: To encourage projects that connect to adjacent properties and uses. A flat ten points will be awarded for a project demonstrates a conscious effort to link the neighborhood to public or semi-public uses (schools, parks, community facilities). . 10 points Not applicable A flat ten points will be awarded for projects that connect to existing developments, or provide an opportunity to link to future developments. . 10 points 10 points . . . . TOTAL BASE POINTS POSSIBLE: 350 Points not applicable: 50 Total points available for project: 300 POINTS EARNED: 157 PERCENTAGE: 52% BONUS POINT CATEGORIES: A project may only receive bonus points on one of the following categories: A. Cateaorv: Senior Housina Objective: To reward developments that provide senior housing Points will be awarded on a per unit basis. · 1 point for every 2 units · 20 Points maximum o points B. Cateaorv: Redevelopment Objective: To reward projects that redevelop blighted areas. A flat twenty points will be awarded for any redevelopment project in a blighted area. Qualification of a blighted area will be determined by the City. · 20 points maximum o points . . . PLANNED UNIT DEVELOPMENT PROJECT POINTS SYSTEM SPIRIT HILLS TOWNHOMES EVALUATION In order to qualify for the flexibility granted through PUD, projects must receive a minimum score of 75% of the applicable and attainable points for the development. These standards are in addition to the provisions of Chapter 20 of the Zoning Ordinance. Applicants must demonstrate that they have attempted to earn points in all applicable categories, and are encouraged to attain as many points as possible and not to merely clear the 75% threshold. A. Category: Open Space Preservation Open space is consolidated and usable Objective: To encourage all developers to 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 specific amounts of open space on each lot other than a required yard (500 sq. ft. of usable open space per dwelling unit currently required). These open space requirements 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 usable. Points are awarded for every 5% of additional open space permanently preserved, as follows: 65%-69.9% usable open space 70%-74.9% usable open space 75%-79.9% usable open space 80% usable open space or more 20 points maximum *open space areas reserved for storm water ponding may account for up to 10% of the usable open space if the ponding area serves as an amenity to the development (i.e. native plantings, trails, etc.). o points- 26% usable open space 5 points 10 points 15 points 20 points Contiguous Open Space: Open Spaces are connected with green corridors to reduce the occurrence of small or isolated open space areas. Points will be awarded for linking open space areas with natural corridors. A flat 10 points will be awarded for utilizing this technique. · 10 points maximum o points B. Category: Pedestrian Qualit'( The convenience of pedestrian movement through a neighborhood. Objective: To locate all homes within a short walk to parks and open space and . encourage pedestrian connections. Distance to parks and open space: Homes are located within a convenient distance to parks and open space. Points are awarded based on distance from units to a park, as measured along roadways or trails. Points are as follows: · % of units within a 500 foot walk to a park · % of units within a 1,000 foot walk from a park . 20 points maximum 20 points- all homes within a 500 foot walk %/5 %/10 Trail connections: Encouraging the creation 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 development. Points will only be awarded for trails provided in addition to required sidewalk. . 5 points per trail . 10 point maximum 5 points . Public Access: Providing for access by the 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 facilities. · 10 point maximum 10 points for access to park C. Category: Natural Resource Preservation Objective: To encourage the preservation of unique topographical features, trees, wetlands, and other natural features. Tree Preservation: Encouraging the preservation of trees located on a development site. A minimum of 70% total caliper inches must be preserved at the time of development. Bonus points will be awarded based on the percentage of caliper inches preserved on top of the minimum requirement. Points are awarded as follows: . · 40% of allowed removal preserved: 5 points . · 45% of allowed removal preserved: · 50% of allowed removal preserved: · 55% of allowed removal preserved: · 60% or more preserved: 20 point maximum 10 points 15 points 20 points 20 points */f less than 35% total caliper inches are preserved, negative points will be applied for this category. Information not available Natural Feature Preservation: To encourage the preservation of natural resources and minimize disruption of the surrounding environment. Qualifying sites will be reviewed on a case by case basis. A flat 10 points will be awarded for preserving natural features such as ravines, hilltops, oak savannahs, and other woodlands. . 10 point maximum Information not available Natural Resource Restoration: To encourage developers to restore wetlands, wooded areas, and other natural resources, and remove invasive species. . Points are awarded on a per acre basis. Two points will be awarded per acre of natural restoration work or invasive species removal. · 10 points maximum Information not available D. CateQorv: Historic Preservation Objective: To encourage reusing existing buildings and structures or preserving specific site features which may be inventoried by the City, County, or State historical preservation office. Points will be awarded for each historic feature preserved. Five points will be awarded for small accessory structures, artifacts, and other small-scale historic elements. Ten pOints will be awarded for principal buildings and large accessory structures. Determination of point values will be evaluated on a case by case basis. . 10 points maximum Not applicable . E. CateQorv: LandscapinQ Objective: To encourage extensive internal landscaping in excess of what is required by code. Points will be awarded based on % of landscaping units in excess of the minimum requirement for the underlying zoning district. · % of landscaping units/5::; Point Value . 20 points maximum example: 100 units required, 120 units provided::; 2 points 20 points . F. Cateaorv: Architectural Elements The specific design elements of housing units that would be guaranteed by covenant. Objective: To encourage the production of homes with attractive architectural elements that add visual interest. Covenants shall be provided to ensure that architectural features for which points are sought will be built. Points will be awarded based on the percentage of units that will have a particular feature. Features and applicable points are as follows: Front Porches: To encourage the use of front porches. Porches are considered front porches only if they face a street or common open space. Points will be awarded at a rate of 1 point for every 10% of homes with a front porch. To qualify, porches must be a minimum of 5 feet deep and 7 feet wide. . 10 points maximum o points . Garages: To encourage garages that are recessed from the front face of a home, or side loaded garages. Points will be awarded at a rate of 2 points for every 10% of detached units with a recessed garage or side-loaded garage. . 20 points maximum · Any garage not meeting this standard will result in negative points in this category. 20 points Building Materials: To encourage the use of brick, stone or other masonry construction as an accent or primary building material. Points will be awarded as follows: · 1 point for every 10% of home~ utilizing brick, stone, or masonry as an accent material on at least 35% of the front face of a unit. · 1 point for every 5% of homes utilizing brick, stone, or masonry as the primary building material. · 20 points maximum . . 0 points Building colors: To encourage building colors that are aesthetically pleasing and compatible with their surroundings. Points will be awarded based on visual interest of color palettes. A flat 10 points will be awarded when at least two colors are used on each wall with no color exceeding 70% of the total wall area. . 10 points maximum 10 points Roof Pitch: To add visual interest by encouraging steep roof pitches. Points will be awarded based on the percentage of homes with roof pitches over 6/12. The point system is as follows: 4/,,_____________ .,,~ ::~ :::~ 10/12/ ~ · 7/12 2.5 points x % of homes · 8/12 5 points x % of homes · 9/12+ 10 points x % of homes 10 points maximum . To be determined by building department Building Articulation: To encourage attached units that are articulated into smaller increments to add visual interest and variety by avoiding long, monotonous walls. . · Points will be awarded based on the combination of differences in walls, roofs, and architectural details. Five points for each of the following techniques, or a similar approach, on both front and rear walls. (To be eligible, a project must employ a technique on at least 75% of homes): o Stepping back of extending forward a portion of the fagade. 5 points o Use of multiple siding patterns, different textures or contrasting, but compatible, materials. 5 points o Window bays, gables, balconies, or similar ornamental features. 5 points o Variations in rooflines to reinforce the articulation. 5 points · 20 points maximum "'double points will be awarded for 4-sided architecture 20 points X 2 for 4-sided architecture= 40 points . Other architectural features: There are a great number of architectural features that are unique to specific styles that can be awarded points. They include, but are not limited to: · dormer balconies- 0 points · turrets- 0 points · cupolas- 0 points · decorative balustrades- 5 points · accent windows- 5 points · columns- 5 points · porticos- 5 points · pediments Demonstrated variety of: · shingle styles- 5 points · symmetrical & proportional window placement- 5 points This category is broad to encourage the application of compatible architectural features. The application of architectural features simply to get pOints will not be rewarded. Points will be awarded based on percentage of homes with each feature. · % of units 120= Point Value · 5 points maximum for each feature · 30 points maximum for other architectural features 30 total points . G. Cateaorv: Roadway Imaae The visual image of the development from public streets. Objective: To enhance visual interest of developments from public streets. Attached units: Attached townhome units are located on the interior of the development to reduce the amount of such units visible from roadways. Points will be awarded based on the percentage of attached town home units located on the interior of the development. · % of interior attached units/10 · 10 points maximum 4 points Home's front: The front of each home faces the street to create a more attractive streetscape. Points will be awarded based on the percentage of homes that face the road. · % of homes that face the road 110= Point Value · 10 points maximum *Each rear-loaded home shall result in negative points in this category 10 points . . . . Rear Lanes: To create a traditional streetscape by encouraging utilization of rear lanes for vehicular access for single family detached homes. Points will be awarded based on the percentage of homes that are accessed by rear lanes. Rear lanes will need to be approved and have adequate setbacks to allow for safe passage of vehicles and pedestrians, and to allow for snow removal. · % of single family detached homes accessed by rear lanes/5= Point Value · 10 points maximum o points H. Cateaory: Housing Diversity The variety and quality of housing types within a neighborhood Objective: To encourage a wide variety of housing styles within a development. Style: To encourage a wide variety of models and/or elevations within a development. Points will be awarded based on the number of housing styles provided. · (Number of styles/number of buildings) x 20 · 10 points maximum 3.08 points- 2 styles Pattern: To encourage diversity in housing 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 model 10 points maximum 2.5 points 5 points 7.5 points 10 points A developer must propose an arrangement that contains at least 2 lots between the same model. Points will be awarded in accordance with any number of additional number of lots between the same model. Staff will consider patterns of repetition on both sides of the street. o points (models directly next door to and/or across from each other) I. Cateaory: Liahtina Objective: To encourage the use appropriately scaled ornamental street lighting. .. A flat 10 points will be awarded if pedestrian friendly, ornamental street lighting is used in a development. · 10 points maximum 10 points . J. Cateaorv: Pattern Book Objective: To encourage the creation of a formal book containing specific details on the entire development with descriptions and drawings of units, landscaping, and other designs referencing each section of the points system. A flat 10 points will be awarded for the creation of a detailed pattern book. · 10 points maximum Not applicable K. Cateaorv: Intearation with adiacent uses Objective: To encourage projects that connect to adjacent properties and uses. A flat ten points will be awarded for a project demonstrates a conscious effort to link the neighborhood to public or semi-public uses (schools, parks, community facilities). · 10 points 10 points . A flat ten points will be awarded for projects that connect to existing developments, or provide an opportunity to link to future developments. . 10 points 10 points TOTAL BASE POINTS POSSIBLE: 350 Points not applicable: 70 Total points available: 290 POINTS EARNED: 182.08 PERCENTAGE: 63% . . BONUS POINT CATEGORIES: A project may only receive bonus points on one of the following categories: A. Cateaory: Senior Housina Objective: To reward developments that provide senior housing Points will be awarded on a per unit basis. · 1 point for every 2 units · 20 Points maximum B. Cateaory: Redevelopment Objective: To reward projects that redevelop blighted areas. A flat twenty points will be awarded for any redevelopment project in a blighted area. Qualification of a blighted area will be determined by the City. · 20 points maximum . . . . . PLANNED UNIT DEVELOPMENT PROJECT POINTS SYSTEM SUNSET PONDS EVALUATION In order to qualify for the flexibility granted through PUD, projects must receive a minimum score of 75% of the applicable and attainable points for the development. These standards are in addition to the provisions of Chapter 20 of the Zoning Ordinance. Applicants must demonstrate that they have attempted to earn points in all applicable categories, and are encouraged to attain as many points as possible and not to merely clear the 75% threshold. A. CateQorv: Open Space Preservation Open space is consolidated and usable Objective: To encourage all developers to 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 space can be achieved either by creating common open areas or by reserving specific amounts of open space on each lot other than a required yard (500 sq. ft. of usable open space per dwelling unit currently required). These open space requirements 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 usable. Points are awarded for every 5% of additional open space permanently preserved, as follows: 65%-69.9% usable open space 70%-74.9% usable open space 75%-79.9% usable open space 80% usable open space or more 20 points maximum *apen space areas reserved for storm water panding may account for up to 10% of the usable open space if the panding area serves as an amenity to the development (i.e. native plantings, trails, etc.). o points- 29% usable open space 5 points 10 points 15 points 20 points Contiguous Open Space: Open Spaces are connected with green corridors to reduce the occurrence of small or isolated open space areas. Points will be awarded for linking open space areas with natural corridors. A flat 10 points will be awarded for utilizing this technique. . 10 points maximum 10 points B. CateQorv: Pedestrian Quality The convenience of pedestrian movement through a neighborhood. Objective: To locate all homes within a short walk to parks and open space and encourage pedestrian connections. . Distance to parks and open space: Homes are located within a convenient distance to parks and open space. Points are awarded based on distance from units to a park, as measured along roadways or trails. Points are as follows: · % of units within a 500 foot walk to a park · % of units within a 1,000 foot walk from a park . 20 points maximum 12.6 points- homes within a 500 foot walk 5.2 points- homes within a 1,000 foot walk %/5 %/10 Trail connections: Encouraging the creation 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 development. Points will only be awarded for trails provided in addition to required sidewalk. · 5 points per trail . 10 point maximum o points . Public Access: Providing for access by the 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 facilities. · 10 point maximum 10 points for access to park C. Cateaorv: Natural Resource Preservation Objective: To encourage the preservation of unique topographical features, trees, wetlands, and other natural features. Tree Preservation: Encouraging the preservation of trees located on a development site. A minimum of 70% total caliper inches must be preserved at the time of development. Bonus points will be awarded based on the percentage of caliper inches preserved on top of the minimum requirement. Points are awarded as follows: . . · 40% of allowed removal preserved: · 45% of allowed removal preserved: · 50% of allowed removal preserved: · 55% of allowed removal preserved: · 60% or more preserved: 20 point maximum 5 points 10 points 15 points 20 points 20 points */f less than 35% total caliper inches are preserved, negative points will be applied for this category. Information not available Natural Feature Preservation: To encourage the preservation of natural resources and minimize disruption of the surrounding environment. Qualifying sites will be reviewed on a case by case basis. A flat 10 points will be awarded for preserving natural features such as ravines, hilltops, oak savannahs, and other woodlands. · 10 point maximum Not applicable . Natural Resource Restoration: To encourage developers to restore wetlands, wooded areas, and other natural resources, and remove invasive species. Points are awarded on a per acre basis. Two points will be awarded per acre of natural restoration work or invasive species removal. · 10 points maximum Information not available D. Cateaorv: Historic Preservation Objective: To encourage reusing existing buildings and structures or preserving speCific site features which may be inventoried by the City, County, or State historical preservation office. Points will be awarded for each historic feature preserved. Five points will be awarded for small accessory structures, artifacts, and other small-scale historic elements. Ten points will be awarded for principal buildings and large accessory structures. Determination of point values will be evaluated on a case by case basis. · 10 points maximum Not applicable E. Cateaorv: Landscapina . Objective: To encourage extensive internal landscaping in excess of what is required by code. Points will be awarded based on % of landscaping units in excess of the minimum requirement for the underlying zoning district. · % of landscaping units/5= Point Value · 20 points maximum example: 100 units required, 120 units provided = 2 points 19.8 points- 99% over minimum requirement . F. Category: Architectural Elements The specific design elements of housing units that would be guaranteed by covenant. Objective: To encourage the production of homes with attractive architectural elements that add visual interest. Covenants shall be provided to ensure that architectural features for which points are sought will be built. Points will be awarded based on the percentage of units that will have a particular feature. Features and applicable points are as follows: Front Porches: To encourage the use of front porches. Porches are considered front porches only if they face a street or common open space. Points will be awarded at a rate of 1 point for every 10% of homes with a front porch. To qualify, porches must be a minimum of 5 feet deep and 7 feet wide. · 10 points maximum o points . Garages: To encourage garages that are recessed from the front face of a home, or side loaded garages. Points will be awarded at a rate of 2 points for every 10% of detached units with a recessed garage or side-loaded garage. · 20 points maximum · Any garage not meeting this standard will result in negative points in this category. 4.2 points- recessed or side loaded garages -15.8 points- front loaded qaraqes -11.6 Building Materials: To encourage the use of brick, stone or other masonry construction as an accent or primary building 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 35% of the front face of a unit. . . . . " o points- utilized on less than 10% · 1 point for every 5% of homes utilizing brick, stone, or masonry as the primary building material. o points . 20 pOints maximum o points Bui/ding colors: To encourage building colors that are aesthetically pleasing and compatible with their surroundings. Points will be awarded based on visual interest of color palettes. A flat 10 points will be awarded when at least two colors are used on each wall with no color exceeding 70% of the total wall area. · 10 points maximum o points: townhomes, one color used Single family- rear and side walls all one color Roof Pitch: To add visual interest by encouraging steep roof pitches. Points will be awarded based on the percentage of homes with roof pitches over 6/12. The point system is as follows: 4112-------------- .,,~ :::~ :::~ 10112/ ~ · 7/12 2.5 points x % of homes · 8/12 5 points x % of homes · 9/12+ 10 points x % of homes 10 points maximum To be determined by building department Bui/ding Articulation: To encourage attached units that are articulated into smaller increments to add visual interest and variety by avoiding long, monotonous walls. · Points will be awarded based on the combination of differences in walls, roofs, and architectural details. Five points for each of the following techniques, or a similar approach, on both front and rear walls. (To be eligible, a project must employ a technique on at least 75% of homes): o Stepping back of extending forward a portion of the fa(fade. 5 points o Use of multiple siding patterns, different textures or contrasting, but compatible, materials. o points, majority of townhomes one siding pattern and texture, Did not achieve 75% o Window bays, gables, balconies, or similar ornamental features. o points- used on only 5% of homes o Variations in rooflines to reinforce the articulation. o points- used on only 23% of homes . · 20 points maximum *double points will be awarded for 4-sided architecture 5 Total Points Other architectural features: There are a great number of architectural features that are unique to specific styles that can be awarded points. They include, but are not limited to: · dormer balconies- 0 points · turrets- 0 points . cupolas- 0 points · decorative balustrades- .25 points · accent windows- 5 points . columns-.45 points · porticos- .25 points . pediments- 0 points Demonstrated variety of: · shingle styles- 0 points · symmetrical & proportional window placement- 1 .15 points . This category is broad to encourage the application of compatible architectural features. The application of architectural features simply to get points will not be rewarded. Points will be awarded based on percentage of homes with each feature. · % of units / 20= Point Value · 5 points maximum for each feature · 30 points maximum for other architectural features 7.1 Total Points G. Cateaorv: Roadwav Imaae The visual image of the development from public streets. Objective: To enhance visual interest of developments from public streets. Attached units: Attached townhome units are located on the interior of the development to reduce the amount of such units visible from roadways. Points will be awarded based on the percentage of attached town home units located on the interior of the development. · % of interior attached units/10 · 10 points maximum 5.5 points- 64 of 117 townhome units located on the interior of the development . . . . Home's front: The front of each home faces the street to create a more attractive streetscape. Points will be awarded based on the percentage of homes that face the road. · % of homes that face the road 110= Point Value · 10 points maximum *Each rear-loaded home shall result in negative points in this category 10 points Rear Lanes: To create a traditional streetscape by encouraging utilization of rear lanes for vehicular access for single family detached homes. Points will be awarded based on the percentage of homes that are accessed by rear lanes. Rear lanes will need to be approved and have adequate setbacks to allow for safe passage of vehicles and pedestrians, and to allow for snow removal. · % of single family detached homes accessed by rear lanes/5= Point Value · 10 points maximum o points H. Cateaory: Housina Diversitv The variety and quality of housing types within a neighborhood Objective: To encourage a wide variety of housing styles within a development. Style: To encourage a wide variety of models andlor elevations within a development. Points will be awarded based on the number of housing styles provided. · (Number of styles/number of buildings) x 20 . 10 points maximum 3.79 points- 34 Single Family buildings/9 styles 24 Townhome buildings/2 styles Pattern: To encourage diversity in housing 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 model 10 points maximum 2.5 points 5 points 7.5 points 10 points A developer must propose an arrangement that contains at least 2 lots between the same model. Points will be awarded in accordance with any number of additional number of lots between the same model. Staff will consider patterns of repetition on both sides of the street. o points (some models directly next door to or across from each other) . I. Cateaory: Lightina Objective: To encourage the use appropriately scaled ornamental street lighting. A flat 10 points will be awarded if pedestrian friendly, ornamental street lighting is used in a development. · 10 points maximum 10 points J. Category: Pattern Book Objective: To encourage the creation of a formal book containing specific details on the entire development with descriptions and drawings of units, landscaping, and other designs referencing each section of the points system. . A flat 10 points will be awarded for the creation of a detailed pattern book. · 10 points maximum Not applicable K. Category: Intearation with adjacent uses Objective: To encourage projects that connect to adjacent properties and uses. A flat ten points will be awarded for a project demonstrates a conscious effort to link the neighborhood to public or semi-public uses (schools, parks, community facilities). · 10 points Not applicable A flat ten points will be awarded for projects that connect to existing developments, or provide an opportunity to link to future developments. · 10 points 10 points . . TOTAL BASE POINTS POSSIBLE: Points Not Applicable: Points Possible: 350 80 270 POINTS EARNED: 117.39 PERCENTAGE: 43% BONUS POINT CATEGORIES: A project may only receive bonus points on one of the following categories: A. Cateaorv: Senior Housina Objective: To reward developments that provide senior housing Points will be awarded on a per unit basis. · 1 point for every 2 units . 20 Points maximum o points B. Cateaorv: Redevelopment . Objective: To reward projects that redevelop blighted areas. A flat twenty points will be awarded for any redevelopment project in a blighted area. Qualification of a blighted area will be determined by the City. · 20 points maximum o points . . . . PLANNED UNIT DEVELOPMENT PROJECT POINTS SYSTEM TIMBER RIDGE EVALUATION In order to.qualify for the flexibility granted through PUD, projects must receive a minimum score of 75% of the applicable and attainable points for the development. These standards are in addition to the provisions of Chapter 20 of the Zoning Ordinance. Applicants must demonstrate that they have attempted to earn points in all applicable categories, and are encouraged to attain as many points as possible and not to merely clear the 75% threshold. A. Cate~orv: Open Space Preservation Open space is consolidated and usable Objective: To encourage all developers to 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 space can be achieved either by creating common open areas or by reserving specific amounts of open space on each lot other than a required yard (500 sq. ft. of usable open space per dwelling unit currently required). These open space requirements 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 usable. Points are awarded for every 5% of additional open space permanently preserved, as follows: 65%-69.9% usable open space 70%-74.9% usable open space 75%-79.9% usable open space 80% usable open space or more 20 points maximum *open space areas reserved for storm water ponding may account for up to 10% of the usable open space if the ponding area serves as an amenity to the development (i.e. native plantings, trails, etc.). o points 5 points 10 points 15 points 20 points Contiguous Open Space: Open Spaces are connected with green corridors to reduce the occurrence of small or isolated open space areas. Points will be awarded for linking open space areas with natural corridors. A flat 10 points will be awarded for utilizing this technique. · 10 points maximum o points B. Cateaory: Pedestrian Quality The convenience of pedestrian movement through a neighborhood. . Objective: To locate all homes within a short walk to parks and open space and encourage pedestrian connections. Distance to parks and open space: Homes are located within a convenient distance to parks and open space. Points are awarded based on distance from units to a park, as measured along roadways or trails. Points are as follows: · % of units within a 500 foot walk to a park · % of units within a 1,000 foot walk from a park · 20 points maximum %/5 %/10 13.2 points (within 500 foot walk) 4.4 points (within a 1,000 foot walk 17.6 points Trail connections: Encouraging the creation 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 development. Points will only be awarded for trails provided in addition to required sidewalk. . . 5 points per trail · 10 point maximum o points Public Access: Providing for access by the 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 facilities. · 10 point maximum 10 points C. Category: Natural Resource Preservation Objective: To encourage the preservation of unique topographical features, trees, wetlands, and other natural features. Tree Preservation: Encouraging the preservation of trees located on a development site. . . . . A minimum of 70% total caliper inches must be preserved at the time of development. Bonus points will be awarded based on the percentage of caliper inches preserved on top of the minimum requirement. Points are awarded as follows: · 40% of allowed removal preserved: · 45% of allowed removal preserved: · 50% of allowed removal preserved: . 55% of allowed removal preserved: · 60% or more preserved: 20 point maximum 5 points 10 points 15 points 20 points 20 points */f less than 35% total caliper inches are preserved, negative points will be applied for this category. Information not available Natural Feature Preservation: To encourage the preservation of natural resources and minimize disruption of the surrounding environment. Qualifying sites will be reviewed on a case by case basis. A flat 10 points will be awarded for preserving natural features such as ravines, hilltops, oak savannahs, and other woodlands. . 10 point maximum Not applicable Natural Resource Restoration: To encourage developers to restore wetlands, wooded areas, and other natural resources, and remove invasive species. Points are awarded on a per acre basis. Two points will be awarded per acre of natural restoration work or invasive species removal. · 10 points maximum Information not available D. Cateaorv: Historic Preservation Objective: To encourage reusing existing buildings and structures or preserving specific site features which may be inventoried by the City, County, or State historical preservation office. Points will be awarded for each historic feature preserved. Five points will be awarded for small accessory structures, artifacts, and other small-scale historic elements. Ten points will be awarded for principal buildings and large accessory structures. Determination of point values will be evaluated on a case by case basis. . 10 points maximum Not applicable E. Cateaorv: Landscapina . Objective: To encourage extensive internal landscaping in excess of what is required by code. Points will be awarded based on % of landscaping units in excess of the minimum requirement for the underlying zoning district. . % of landscaping units/5::;:; Point Value . 20 points maximum example: 100 units required, 120 units provided::;:; 2 points Landscape plan not available F. Cateaorv: Architectural Elements The specific design elements of housing units that would be guaranteed by covenant. Objective: To encourage the production of homes with attractive architectural elements to add visual interest. Covenants shall be provided to ensure that architectural features for which points are sought will be built. Points will be awarded based on the percentage of units that will have a particular feature. Features and applicable points are as follows: . Front Porches: To encourage the use of front porches. Porches are considered front porches only if they face a street or common open space. Points will be awarded at a rate of 1 point for every 10% of homes with a front porch. To qualify, porches must be a minimum of 5 feet deep and 7 feet wide. . 10 points maximum o points Garages: To encourage garages that are recessed from the front face of a home, or side loaded garages. Points will be awarded at a rate of 2 points for every 10% of detached units with a recessed garage or side-loaded garage. . 20 points maximum · Any garage not meeting this standard will result in negative points in this category. -20::;:; all garage forward designs Building Materials: To encourage the use of brick, stone or other masonry construction as an accent or primary building 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 35% of the front face of a unit. . 1 point for every 5% of homes utilizing brick, stone, or masonry as the primary building material. . 20 points maximum o points Building colors: To encourage building colors that are aesthetically pleasing and compatible with their surroundings. Points will be awarded based on visual interest of color palettes. A flat 10 points will be awarded when at least two colors are used on each wall with no color exceeding 70% of the total wall area. . 10 points maximum o points- Rear and side walls all one color Roof Pitch: To add visual interest by encouraging steep roof pitches. Points will be awarded based on the percentage of homes with roof pitches over 6/12. The point system is as follows: .,..---------- ~12~ .,,~ :::~ ~112/ ~ ~ 10/12/ ~ . 7/12 2.5 points x % of homes . 8/12 5 points x % of homes . 9/12+ 10 points x % of homes 10 points maximum To be determined by building department Building Articulation: To encourage attached units that are articulated into smaller increments to add visual interest and variety by avoiding long, monotonous walls. . Points will be awarded based on the combination of differences in walls, roofs, and architectural details. Five points for each of the following techniques, or a similar approach, on both front and rear walls. (To be eligible, a project must employ a technique on at least 75% of homes): o Stepping back of extending forward a portion of the fa~ade. 5 points o Use of multiple siding patterns, different textures or contrasting, but compatible, materials. 5 points o Window bays, gables, balconies, or similar ornamental features. 5 points- all units have decks o Variations in rooflines to reinforce the articulation. 5 points · 20 points maximum *double points will be awarded for 4-sided architecture 20 Total Points . Other architectural features: There are a great number of architectural features that are unique to specific styles that can be awarded points. They include, but are not limited to: · dormer balconies- 0 points · turrets- 0 points · cupolas- 0 points · decorative balustrades- 5 points · accent windows- 5 points · columns- 5 points · porticos- 5 points · pediments-O points Demonstrated variety of: · shingle styles- 5 points · symmetrical & proportional window placement- 5 points This category is broad to encourage the application of compatible architectural features. The application of architectural features simply to get pOints will not be rewarded. . Points will be awarded based on percentage of homes with each feature. · % of units / 20::; Point Value · 5 points maximum for each feature · 30 points maximum for other architectural features 30 Total Points G. Cateaorv: Roadwav Imaae The visual image of the development from public streets. Objective: To enhance visual interest of developments from public streets. Attached units: Attached townhome units are located on the interior of the development to reduce the amount of such units visible from roadways. Points will be awarded based on the percentage of attached town home units located on the interior of the development. · % of interior attached units/10 · 10 points maximum 8.8 points- 115 interior units Home's front: The front of each home faces the street to create a more attractive streetscape. . . Points will be awarded based on the percentage of homes that face the road. · % of homes that face the road /10= Point Value · 10 points maximum *Each rear-loaded home shall result in negative points in this category 10 points Rear Lanes: To create a traditional streetscape by encouraging utilization of rear lanes for vehicular access for single family detached homes. Points will be awarded based on the percentage of homes that are accessed by rear lanes. Rear lanes will need to be approved and have adequate setbacks to allow for safe passage of vehicles and pedestrians, and to allow for snow removal. · % of single family detached homes accessed by rear lanes/5= Point Value · 20 points maximum o points H. Category: Housing Diversity The variety and quality of housing types within a neighborhood Objective: To encourage a wide variety of housing styles within a development. . Style: To encourage a wide variety of models and/or elevations within a development. Points will be awarded based on the number of housing styles provided. · (Number of styles/number of buildings) x 20 · 10 points maximum 1.21 points- 33 buildings, 2 models Pattern: To encourage diversity in housing 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 model 10 points maximum 2.5 points 5 points 7.5 points 10 points . A developer must propose an arrangement that contains at least 2 lots between the same model. Points will be awarded in accordance with any number of additional number of lots between the same model. Staff will consider patterns of repetition on both sides of the street. o points- like models next door to and/or across from each other . I. Cateaorv: Liahtina Objective: To encourage the use appropriately scaled ornamental street lighting. A flat 10 points will be awarded if pedestrian friendly, ornamental street lighting is used in a development. · 10 points maximum 10 points J. Cateaorv: Pattern Book Objective: To encourage the creation of a formal book containing specific details on the entire development with descriptions and drawings of units, landscaping, and other designs referencing each section of the points system. A flat 10 points will be awarded for the creation of a detailed pattern book. · 10 points maximum Not applicable K. Cateaorv: Intearation with adjacent uses . Objective: To encourage projects that connect to adjacent properties and uses. A flat ten points will be awarded for a project demonstrates a conscious effort to link the neighborhood to public or semi-public uses (schools, parks, community facilities). · 10 points Not applicable A flat ten points will be awarded for projects that connect to existing developments, or provide an opportunity to link to future developments. · 10 points 10 points . . . . TOTAL BASE POINTS POSSIBLE: Points not applicable: Total points available: 350 90 260 POINTS EARNED: PERCENTAGE: 97.61 38% BONUS POINT CATEGORIES: A project may only receive bonus points on one of the following categories: A. Cateaorv: Senior Housina' Objective: To reward developments that provide senior housing Points will be awarded on a per unit basis. · 1 point for every 2 units . 20 Points maximum Not applicable B. Cateaorv: Redevelopment Objective: To reward projects that redevelop blighted areas. A flat twenty points will be awarded for any redevelopment project in a blighted area. Qualification of a blighted area will be determined by the City. · 20 points maximum Not applicable