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09.d1 R-C Design Standards - CC Packet1 | P a g e Date of Meeting: June 20, 2023 To: Honorable Mayor and Members of the City Council From: T.J. Hofer, Consultant City Planner Re: Discussion of Character Area Standards The City has identified an error in the Unified Development Code (UDC) that should be addressed by the City. Currently, the character area standards for the R-C base zoning district are not included within the UDC. Staff believes these were omitted in error when the UDC was adopted. BACKGROUND The City adopted the UDC on September 20, 2022, to replace the previous zoning and subdivision codes. Character area standards were created with the adoption of the UDC, however, the previous zoning ordinance required compliance with the Architectural Design Guideline for some aspects of design and uses. The UDC requires compliance with the character area standards regardless of use, however, the standards for the R-C zoning district are missing within the UDC. OVERVIEW OF DRAFT ZONING AMENDMENT The draft ordinance language shows what will be struck from the ordinance with a strikethrough and new text as underlined red text. 153.400.040 CHARACTER AREA STANDARDS Subd. 1. Purpose and Intent. The City’s Base Zoning Districts are categorized and organized by Character Area as defined in [Section 153.200.010]. The development patterns and forms 2 | P a g e throughout the City differ by Character Area. The standards contained within this Section are intended to support and reinforce the desired physical development patterns and forms in the City based on the described Character Area. Applicability. The following Character Area Standards do not apply to single-family detached residences or the accessory structures that are used by the inhabitants of the principal structure, unless expressly stated in subsection (B). Architectural Design Standards. The City’s adopted Design Guidelines are standards which are generally suggested and encouraged. This Section is established to identify those standards and suggestions from the Design Guidelines that are required and are defined as the Architectural Design Standards. The following Architectural Design Standards are organized by Character Area. Character Area: Village Districts (V-N, V-C and V-HC). This Character Area is defined by a mix of new and historic residential and commercial uses. The historic core (V-HC) is pedestrian friendly, walkable with a mix of shopfronts, businesses and community gathering places. Surrounding the historic core are newer village commercial uses and neighborhoods (V-N and V-C) that reference the historic architectural and design character of the V-HC. The following standards are established for any non-residential use, conditional or interim use that proposes a new structure, expansion, or modification of an existing structure. The purpose of the following is to reinforce the character of this area as described herein: a. Architectural Design. The architectural design of the village core structures, including the V-HC and V-C Zoning Districts, is defined by the form and scale of the existing buildings. To reinforce this pattern, the following standards are required for any new structure, including single-family detached residences, within the V-C and V-HC districts: Structures should be 1 ½ to 2 stories with a maximum height as regulated by the Base Zoning District standards as defined in Section [153.200.030] Facades designed for commercial uses with frontage on a public street must be designed with bays or articulation that may include changes in wall plane, color, materials or similar. The design must include a definable base, middle and top. Facades in the V-HC must include a minimum of 60% glass transparency. Spandrel glass may be used, but may not comprise more the 15% of the minimum transparency requirement. 1. Facades in the V-HC must include a minimum of 60% glass transparency. Spandrel glass may be used, but may not comprise more the 15% of the minimum transparency requirement. Structures must be sited with the primary entrance on the first floor with a direct connection to the public sidewalk. 3 | P a g e Off-street parking must be located behind (rear) the principal structure, or to the side, where feasible. Streetside parking is permitted and encouraged. Rooflines must be compatible with adjacent buildings and structures. If non- storefront style buildings are proposed they must be designed with pitched roofs with a similar pitch as present on existing buildings within the V-C and V-HC Districts, b. Building Materials. Use of the following building materials is required for all commercial uses : The finished building materials as identified in [Subd. 2(1) C153.400.030 Subd. 3 (A) III] are permitted in the V-N. Other requested material must be approved by the City Council. The following finished building materials are permitted within the V-C and V- HC Districts: 1. Standard size clay brick 2. Fiber cement lap siding 3. Stained or painted wood lap siding 4. Flat-paneled log with dovetail corners 5. Wood board and batten siding 6. Natural or cast stone 7. Other materials as approved by the City Council c. Windows and Doors. The following window and door standards are required for all commercial uses and structures in the V-C and V-HC, and are encouraged in the V- N Zoning Districts: Windows must be wood or wood clad with baked enamel finish, exceptions may be granted if historically accurate. Window replacement on existing structures must be consistent with the original window configuration including materials to the best extent possible. Commercial, mixed-use and retail structures must incorporate typical storefront window configurations. d. Garages, Parking Areas and Landscape Plan. All off-street parking and areas and garages should be sited outside of all required front-yard setbacks, to the extent possible. Exceptions may be granted by the City Council if warranted based on the lot configuration. Multi-family structures, duplex, townhomes or condominiums with attached garages must be designed with garage entries from the side or rear to the extent 4 | P a g e feasible. Garages facing the public right-of-way must be architecturally designed and must be setback behind the front plan of the principal structure. Parking areas must be screened with fencing or vegetation that may include trees and shrubs to screen parking areas from residential uses, public right-of-way, sidewalks and other buildings. Large parking lot areas must be broken up with planting islands that should include trees and shrubs, and may also incorporate rain gardens, tree-trenches or other design elements that assist with stormwater management. A landscape plan is required for all new development, redevelopment or subdivision in this Character Area and must comply with the standards identified in Section [153.400.060]. e. Signage. All new or replacement signs are required to meet the sign standards identified in Section [153.400.100]. Signs may be affixed to the building, and multi-tenant buildings may provide one sign per user with an approved unified sign plan. New or replacement signs on commercial structures must be designed with clear lettering and minimalistic style. Permitted sign locations include: 1. On a canvas awning 2. Transom window, window glass or glass door 3. Projecting wall sign (at 90-degree hanging oriented to pedestrians) 4. Architectural stone detailing such as cornerstone detail or roof parapet Lighting of Signs in V-C and V-HC: 1. Internally lit, and backlit signs are not permitted. 2. Mounted and directional lighting of signs is permitted 3. Neon signs are permitted within the storefront window, but may not be affixed to the exterior of a building. 4. Flashing, blinking, and rotating signs are not permitted. 5. LED digital signs are not permitted. f. Mechanical Equipment and Utility Areas. Mechanical equipment must be screened on all sides. Mechanical equipment includes air conditioning units, heating units, transformers, and any equipment that provides service to a building. Rooftop mechanical equipment may not be 5 | P a g e visible from the public right-of-way or sidewalk. Screening of rooftop equipment must be compatible with the architectural design of the building. 1. Rooftop mechanical equipment may not be visible from the public right-of- way or sidewalk. Screening of rooftop equipment must be compatible with the architectural design of the building. Utility areas, including exterior trash and storage areas, service yards, and loading areas must be screened on all four sides. These areas must not be visible from streets, parking lots, sidewalks, or nearby buildings. Acceptable screening materials must be compatible with the principal or accessory buildings on site, and may include vegetation or berms. If new sidewalks are installed, or renovations to existing sidewalks are made, planting islands should be created to include shade trees, grassy boulevards, flowers, and other public realm landscape elements. g. Design Guidelines. In addition to the standards listed herein, consideration of the City’s adopted Design Guidelines is required for any new use or development. Character Area: Business Districts (R-C and I-P). This Character Area is defined by commercial and light industrial uses that are primarily auto-oriented, with green space buffer areas between rights-of-way and adjacent residential uses. Throughout the City, the rural commercial (R-C) nodes should echo the character of Scandia’s core. This character area is defined by businesses and parking areas but is intended to maintain the rural character of the City. a. Within the commercial nodes, including R-C and I-P Zoning Districts, buildings should be sited to meet the minimum setback requirements, where possible. Setback areas should be designed to allow for green space and landscaping along roadways. b. Parking for commercial uses must be located to the side or rear of buildings, to the extent possible. c. Parking areas must be screened with vegetation including trees and shrubs to screen parking areas from residential uses, public right-of-way, sidewalks and other buildings. d. A landscape plan is required and must comply with the standards identified in Section [153.400.060]. e. Large parking lot areas must be broken up with planting islands that must include trees and shrubs, and may also incorporate raingardens, tree-trenches or other design elements that assist with stormwater management. Large parking lot areas must be broken up with planting islands that must include trees and shrubs, and may also incorporate raingardens, tree-trenches or other design elements that assist with stormwater management. f. Building Materials and Architectural Standards in the R-C Zoning District. Use of the following building materials is required for all commercial uses : 6 | P a g e The finished building materials as identified in [153.400.030 Subd. 3 (A) III] are permitted in the R-C. Additionally, the following are permitted in the R-C zoning district: 1. Standard size clay brick 2. Fiber cement lap siding 3. Stained or painted wood lap siding 4. Flat-paneled log with dovetail corners 5. Wood board and batten siding 6. Natural or cast stone 7. Other materials as approved by the City Council Windows and Doors. The following window and door standards are required for all commercial uses and structures in the R-C: 1. Windows must be wood or wood clad with baked enamel finish, exceptions may be granted if historically accurate. 2. Window replacement on existing structures must be consistent with the original window configuration including materials to the best extent possible. 3. Commercial, mixed-use and retail structures must incorporate typical storefront window configurations that are detailed in the City’s adopted Design Guidelines. Architectural Design. The architectural design of rural commercial structures, including the R-C Zoning District, should mimic the commercial and mixed-use structures found in the Village Districts. To reinforce this pattern, the following standards are required for any new structure, including single-family detached residences, within the R-C district: 1. Structures should be 1 ½ to 2 stories with a maximum height as regulated by the Base Zoning District standards as defined in Section [153.200.030]. Exceptions may be granted by the City Council through a Conditional Use Permit where the use dictates a taller building may be necessary. 2. Facades designed for commercial uses with frontage on a public street must be designed with bays or articulation that may include changes in wall plane, color, materials or similar. The design must include a definable base, middle and top. 7 | P a g e g. Building Materials in the I-P Zoning District. Unless adjacent to a historic structure or fronting an arterial or collector roadway, or if highly visible from an arterial or collector roadway, buildings may be constructed of decorative concrete block or professionally designed pre-cast concrete units if the surfaces have been integrally treated with an applied decorative material or texture, and if incorporated in a building design that is compatible with other development throughout the Zoning District. h. Mechanical Equipment and Utility Areas. Mechanical equipment must be screened on all sides. Mechanical equipment includes air conditioning units, heating units, transformers, and any equipment that provides service to a building. 1. Rooftop mechanical equipment must not be visible from the public right-of- way or sidewalk. Screening of rooftop equipment must be compatible with the architectural design of the building. Utility areas, including exterior trash and storage areas, service yards, and loading areas must be screened on all four sides. These areas must not be visible from streets, parking lots, sidewalks, or nearby buildings. Acceptable screening materials must be compatible with the principal or accessory buildings on site and may include vegetation or berms. i. Existing vegetation should be maintained to the extent possible. If trees along the street or highway must be removed for new construction, they should be replaced with native species consistent with Section [153.400.060] of this UDC. j. If new sidewalks are installed, or renovations to existing sidewalks are made, planting islands should be created to include shade trees, grassy boulevards, flowers, and other public realm landscape elements. k. Design Guidelines: In addition to the standards listed herein, consideration of the City’s adopted Design Guidelines is required for any new use or development. ANALYSIS Staff Analysis Staff believes that the proposed changes will provide guidance towards development in the R-C base zoning district and will restructure the language in the Character Area: Village Districts to meet the goals of the chapter. Certain elements of the code have been identified by staff as 8 | P a g e discussion items for the City Council. Staff is asking for direction on how to deal with these standards. As shown above, the language allows for the City Council to approve other building materials that are not directly identified within the allowed materials. Staff requests that the City Council discuss this to resolve the following issues: • Allowing other materials may set a standard that the City does not desire. Does the City Council wish to retain the ability to approve other building materials than those detailed within the UDC? Within every character area standard, the following language is present: k. Design Guidelines: In addition to the standards listed herein, consideration of the City’s adopted Design Guidelines is required for any new use or development. The above language does not require compliance with the Architectural Design Guidelines (ADG) but instead requires ‘consideration of” the guidelines. The City currently does not have the power to enforce compliance with the ADG. This language could be replaced with language that allows the City to enforce the ADG such as: • Requiring conformance with the ADG. • Requiring that applications be substantially consistent with the ADG. If the Council desires for the City to have the ability to enforce the standards established in the ADG, the Council should direct staff to amend the ADG to define substantial compliance or conformance with the standards of the ADG. RECOMMENDATION Staff is requesting direction to prepare an ordinance to amend the UDC as detailed above. Staff is also requesting additional direction regarding the issues identified above by staff. Attachments A. Unified Development Code Section 153.400.040 Character Area Standards B. Zoning Map – City of Scandia City of Scandia, MN CHAPTER 153: UNIFIED DEVELOPMENT CODE (UDC) SECTION 153.400 DEVELOPMENT, CHARACTER AND BUILDING STANDARDS Adopted 09.20.2022 153.400 page-18 c. Windows and Doors. Window and door configurations and styles must be consistent with the architectural style of the structure. For example, a traditional farmhouse design would include double hung windows with true divided light, with various configurations. d. Fences: Fences that are visible from the public-right-of way must be constructed of natural materials, such as wood or stone, composite materials if similar in appearance, or wrought iron fences. Chain link or plastic fences that are visible from the right-of-way or public sidewalk are not permitted. Fence standards are provided in [Section 153.400.060]. e. Existing vegetation should be maintained to the extent possible. If trees along the street or highway must be removed for new construction, they should be replaced with native species consistent with Section [153.400.060 Subd. 2. I. Table 8] of this UDC. f. Design Guidelines: In addition to the standards listed herein, consideration of the City’s adopted Design Guidelines is required for any new use or development. Character Area: Village Districts (V-N, V-C and V-HC). This Character Area is defined by a mix of new and historic residential and commercial uses. The historic core (V-HC) is pedestrian friendly, walkable with a mix of shopfronts, businesses and community gathering places. Surrounding the historic core are newer village commercial uses and neighborhoods (V-N and V-C) that reference the historic architectural and design character of the V-HC. The following standards are established for any non- residential use, conditional or interim use that proposes a new structure, expansion, or modification of an existing structure. The purpose of the following is to reinforce the character of this area as described herein: a. Architectural Design. The architectural design of the village core structures, including the V-HC and V-C Zoning Districts, is defined by the form and scale of the existing buildings. To reinforce this pattern, the following standards are required for any new structure, including single-family detached residences, within the V-C and V-HC districts: Structures should be 1 ½ to 2 stories with a maximum height as regulated by the Base Zoning District standards as defined in Section [153.200.030] Facades designed for commercial uses with frontage on a public street must be designed with bays or articulation that may include changes in wall plane, color, materials or similar. The design must include a definable base, middle and top. 1. Facades in the V-HC must include a minimum of 60% glass transparency. Spandrel glass may be used, but may not comprise more the 15% of the minimum transparency requirement. Structures must be sited with the primary entrance on the first-floor with a direct connection to the public sidewalk. Off-street parking must be located behind (rear) the principal structure, or to the side, where feasible. Streetside parking is permitted and encouraged. Rooflines must be compatible with adjacent buildings and structures. If non-storefront style buildings are proposed they must be designed with pitched roofs with a similar pitch as present on existing buildings within the V-C and V-HC Districts, b. Building Materials. Use of the following building materials is required for all commercial uses : The finished building materials as identified in [Subd. 2(1) C] are permitted in the V-N. Other requested material must be approved by the City Council. The following finished building materials are permitted within the V-C and V-HC Districts: 1. Standard size clay brick 2. Fiber cement lap siding City of Scandia, MN CHAPTER 153: UNIFIED DEVELOPMENT CODE (UDC) SECTION 153.400 DEVELOPMENT, CHARACTER AND BUILDING STANDARDS Adopted 09.20.2022 153.400 page-19 3. Stained or painted wood lap siding 4. Flat-paneled log with dovetail corners 5. Wood board and batten siding 6. Natural or cast stone 7. Other materials as approved by the City Council c. Windows and Doors. The following window and door standards are required for all commercial uses and structures in the V-C and V-HC, and are encouraged in the V-N Zoning Districts: Windows must be wood or wood clad with baked enamel finish, exceptions may be granted if historically accurate. Window replacement on existing structures must be consistent with the original window configuration including materials to the best extent possible. Commercial, mixed-use and retail structures must incorporate typical storefront window configurations. d. Garages, Parking Areas and Landscape Plan. All off-street parking and areas and garages should be sited outside of all required front-yard setbacks, to the extent possible. Exceptions may be granted by the City Council if warranted based on the lot configuration. Multi-family structures, duplex, townhomes or condominiums with attached garages must be designed with garage entries from the side or rear to the extent feasible. Garages facing the public right-of-way must be architectural designed and must be setback behind the front plan of the principal structure. Parking areas must be screened with fencing or vegetation that may include trees and shrubs to screen parking areas from residential uses, public right-of-way, sidewalks and other buildings. Large parking lot areas must be broken up with planting islands that should include trees and shrubs, and may also incorporate raingardens, tree-trenches or other design elements that assist with stormwater management. A landscape plan is required for all new development, redevelopment or subdivision in this Character Area and must comply with the standards identified in Section [153.400.060]. e. Signage. All new or replacement signs are required to meet the sign standards identified in Section [153.400.100]. Signs may be affixed to the building, and multi-tenant buildings may provide one sign per user with an approved unified sign plan. New or replacement signs on commercial structures must be designed with clear lettering and minimalistic style. Permitted sign locations include: 1. On a canvas awning 2. Transom window, window glass or glass door 3. Projecting wall sign (at 90-degree hanging oriented to pedestrians) 4. Architectural stone detailing such as cornerstone detail or roof parapet City of Scandia, MN CHAPTER 153: UNIFIED DEVELOPMENT CODE (UDC) SECTION 153.400 DEVELOPMENT, CHARACTER AND BUILDING STANDARDS Adopted 09.20.2022 153.400 page-20 Lighting of Signs in V-C and V-HC: 1. Internally lit, and backlit signs are not permitted. 2. Mounted and directional lighting of signs is permitted 3. Neon signs are permitted within the storefront window, but may not be affixed to the exterior of a building. 4. Flashing, blinking, and rotating signs are not permitted. 5. LED digital signs are not permitted. f. Mechanical Equipment and Utility Areas. Mechanical equipment must be screened on all side. Mechanical equipment includes air conditioning units, heating units, transformers, and any equipment that provides service to a building. 1. Rooftop mechanical equipment may not be visible from the public right-of-way or sidewalk. Screening of rooftop equipment must be compatible with the architectural design of the building. Utility areas, including exterior trash and storage areas, service yards, and loading areas must be screened on all four sides. These areas must not be visible from streets, parking lots, sidewalks, or nearby buildings. Acceptable screening materials must be compatible with the principal or accessory buildings on site, and may include vegetation or berms. If new sidewalks are installed, or renovations to existing sidewalks are made, planting islands should be created to include shade trees, grassy boulevards, flowers, and other public realm landscape elements. g. Design Guidelines. In addition to the standards listed herein, consideration of the City’s adopted Design Guidelines is required for any new use or development. Character Area: Business Districts (R-C and I-P). This Character Area is defined by commercial and light industrial uses that are primarily auto-oriented, with green space buffer areas between rights-of-way and adjacent residential uses. This character area is defined by businesses and parking areas but is intended to maintain the rural character of the City. a. Within the commercial nodes, including R-C and I-P Zoning Districts, buildings should be sited to meet the minimum setback requirements, where possible. Setback areas should be designed to allow for greenspace and landscaping along roadways. b. Parking for commercial uses must be located to the side or rear of buildings, to the extent possible. c. Parking areas must be screened with vegetation including trees and shrubs to screen parking areas from residential uses, public right-of-way, sidewalks and other buildings. A landscape plan is required and must comply with the standards identified in Section [153.400.060]. Large parking lot areas must be broken up with planting islands that must include trees and shrubs, and may also incorporate raingardens, tree-trenches or other design elements that assist with stormwater management. City of Scandia, MN CHAPTER 153: UNIFIED DEVELOPMENT CODE (UDC) SECTION 153.400 DEVELOPMENT, CHARACTER AND BUILDING STANDARDS Adopted 09.20.2022 153.400 page-21 d. Building Materials in the I-P Zoning District. Unless adjacent to a historic structure or fronting an arterial or collector roadway, or if highly visible from an arterial or collector roadway, buildings may be constructed of decorative concrete block or professionally designed pre-cast concrete units if the surfaces have been integrally treated with an applied decorative material or texture, and if incorporated in a building design that is compatible with other development throughout the Zoning District. e. Mechanical Equipment and Utility Areas. Mechanical equipment must be screened on all sides. Mechanical equipment includes air conditioning units, heating units, transformers, and any equipment that provides service to a building. 1. Rooftop mechanical equipment must not be visible from the public right-of-way or sidewalk. Screening of rooftop equipment must be compatible with the architectural design of the building. Utility areas, including exterior trash and storage areas, service yards, and loading areas must be screened on all four sides. These areas must not be visible from streets, parking lots, sidewalks, or nearby buildings. Acceptable screening materials must be compatible with the principal or accessory buildings on site and may include vegetation or berms. f. Existing vegetation should be maintained to the extent possible. If trees along the street or highway must be removed for new construction, they should be replaced with native species consistent with Section [153.400.060] of this UDC. g. If new sidewalks are installed, or renovations to existing sidewalks are made, planting islands should be created to include shade trees, grassy boulevards, flowers, and other public realm landscape elements. h. Design Guidelines: In addition to the standards listed herein, consideration of the City’s adopted Design Guidelines is required for any new use or development. Design Review for Exceptions. A landowner may request an exception to any of the standards listed herein, which will be subject to the review, establishment of reasonable conditions and approval of the Planning Commission and City Council. The request will be processed through a Design Review and will not be considered a variance. The Design Review does not require a public hearing, and the Design Review may or may not accompany another formal land use application. Design Review. An applicant or developer may request a Design Review of any proposed exception to the Standards established within this Section 153.400.040 Character Area Standards. The following process will apply: a. If requested, Design Review will occur concurrently with the application for any Building Permit, Variance, Conditional Use Permit, Administrative Permit, Site Plan Review, Planned Unit Development or other permit(s) as may be required by this Section. b. The Planning Commission will provide recommendations to the City Council on any project referred to it for Design Review. The Planning Commission may consult with staff, consultants or other experts or resources as appropriate to the application request. The City Council has final authority to grant an exception to the standards contained within this Section. 6, 01 8.7 Legend 0 4,213 Feet This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of records, information, and data located in various city, county, and state offices, and other sources affecting the area shown, and is to be used for reference purposes only. The City of Scandia is not responsible for any inaccuracies herein contained. 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