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03-28-11 PC Agenda AGENDA Planning Commission Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers Monday, March 28, 2011 7 pm 1. Approval of Minutes a. March 14, 2011 Regular Planning Commission Meeting 2. Informal Public Hearing — Lot Consolidation —Venture Bank — 6210 and 6224 Wayzata Blvd — SU18-08 a. Applicant: Venture Bank b. Addresses: 6210 and 6224 Wayzata Blvd c. Purpose: The Lot Consolidation would remove the property line between the two properties located at 6210 and 6224 Wayzata Blvd. in order to create one lot. 3. Site Plan Review—Venture Bank— 6210 and 6224 Wayzata Blvd. 4. Short Recess 5. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings 6. Other Business 7. Adjournment N. 0 This document is available in alternate formats upon a 72-hour request. Please call 763-593-8006(TTY: 763-593-3968)to make a request. Examples of alternate formats f? may include large print,electronic, Braille,audiocassette,etc. Regular Meeting of the Golden Valley Planning Commission March 14, 2011 A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday, March 14, 2011. Chair Waldhauser called the meeting to order at 7 pm. Those present were Planning Commissioners Cera, Eck, Kluchka, Schmidgall, Segelbaum and Waldhauser. Also present was Director of Planning and Development Mark Grimes, City Planner Joe Hogeboom, Planning Intern Michael Simmons and Administrative Assistant Lisa Wittman. Commissioner McCarty was absent. 1. Approval of Minutes February 13, 2011 Regular Planning Commission Meeting Eck referred to the third sentence in the fifth paragraph on page 3 and stated the word "to" should be changed to the word "the." MOVED by Kluchka, seconded by Cera and motion carried unanimously to approve the February 13, 2011 minutes with the above noted correction. 2. Informal Public Hearing — Conditional Use Permit— 7550 Wayzata Blvd — CU-130 Applicant: Neptune Management Corp. d/b/a Neptune Society Addresses: 7550 Wayzata Blvd Purpose: To allow for a retail sales office for the purpose of selling cremation service plans in the 1-394 Mixed Use Zoning District. Simmons referred to a location map and discussed the applicant's proposal to operate a sales office for the purpose of selling cremation service plans. He explained that no cremation or embalming will occur at this site. However, state law requires that this business receive a "funeral establishment" license which requires them to construct an embalming room. The applicant has stated that they will not use the embalming room. Simmons referred to his staff report and reviewed the ten factors the Planning Commission must consider when reviewing a Conditional Use Permit. Segelbaum referred to the floor plan and asked where the embalming room would be located. Grimes noted that the embalming room is referred to on the floor plan as the prep room. Cera asked why the City is considering this to be a mortuary instead of just a sales office. Simmons stated that because of the required embalming room this proposal is considered to be a mortuary which requires a Conditional Use Permit. Cera stated that requiring the applicant to obtain a funeral establishment license just to have a sales office seems to be a Minutes of the Golden Valley Planning Commission March 14, 2011 Page 2 waste of time and money. He suggested the City write a letter to the Legislature regarding eliminating the embalming room requirement. Waldhauser asked about the parking for this business. Simmons referred to the site plan and noted there are a couple of parking spaces in front of the building. However, the majority of the parking is behind the building. Segelbaum asked what would stop the applicant from embalming at this location in the future if the Conditional Use Permit is approved. Waldhauser noted that the applicant has stated he would write a letter to the City stating that they will not do embalming or cremation at this site Grimes noted that the applicant doesn't do embalming or cremation at any of their locations so he wouldn't expect that they would do it here. Kluchka questioned if it is relevant to this application if they are doing embalming at this site. Cera said he thinks if the applicant were to operate a crematorium he would need a different type of license. He added that allowing a crematorium would impact the neighboring properties differently than what they've been told is just an office. He suggested adding a condition to the approval that there be no embalming or cremation allowed. Tim Nicholson, President and CEO, Neptune Society, Plantation, FL, stated that the Neptune Society has been in business for 37 years with 40 locations in nine states. He explained that they don't do any type of gatherings, memorial services or visitation services and they don't do any embalming or cremating. Waldhauser asked where those types of functions occur. Nicholson explained they are outsourced to a separate location and said this operation will be strictly a retail sales office. Kluchka asked the applicant if there are any requirements in the licensing law that would prevent them from offering additional services. Nicholson said he believes the license would allow them to do additional services but reiterated that they don't offer embalming or cremation services. Waldhauser asked the applicant to explain how their sales business works. Nicholson stated they will have advertising in newspapers and do direct mailings. He stated they will start with three full time employees; a licensed funeral director, a sales manager and an administrative person with a plan to hire additional sales people in the future. Eck questioned the position of "service manager" shown on the plans. Nicholson stated that is the funeral director who will meet with the families. Waldhauser opened the public hearing. Todd Heilicher, 7600 Wayzata Blvd, said he has no issues with this business but he is concerned about parking. He noted that this company is only taking half of the building so he is concerned about there being enough parking spaces if another tenant moves into the other half of the space. He said there is additional parking available behind the building but he questioned how people will know they are able to park there. Nicholson explained that their employees will park behind the building. He added that there would typically only be one or two families at their office at a time. Grimes said he realizes that the parking on this site is not ideal but staff feels there are enough parking spaces for the types of businesses that can be located there. He suggested Minutes of the Golden Valley Planning Commission March 14, 2011 Page 3 that directional signage be added to help direct people to the back of the building to access the additional parking spaces. Waldhauser asked Heilicher if there have been issues with the parking on his property. Heilicher stated that everyone tries to park as close as possible to the front door. He says he has issues with his tenants parking in the street. Grimes asked Nicholson if they intend to have evening hours. Nicholson said no, their hours would be 8:30 to 5:30. Seeing and hearing no one else wishing to comment, Waldhauser closed the public hearing. Schmidgall said he is in favor of this proposal. He agreed the parking situation will need to be managed but it shouldn't stop a business from going in this space. Eck agreed and said he sees no basis to deny the request. Kluchka suggested a condition be added stating that embalming and cremation services cannot be offered. Nicholson said he is concerned about getting his license from the state if that condition is added because he is required to have the embalming room. He stated he is willing to write a letter stating that no bodies will be present at the site. Kluchka stated that a letter from this applicant would not stop a future funeral establishment from doing something different so he wants to have language in the Conditional Use Permit that stays with the property. Segelbaum stated he thinks the state licensing requirements and the review process would be different for cremation services so maybe the proposed condition could separate embalming and cremation. Schmidgall said he is not in favor of adding a condition regarding embalming because the state is requiring them to have an embalming room. Having that condition is complicating a simple process. He added that even if they did offer embalming services he doesn't think it would have an impact on the neighboring property owners. Kluchka suggested adding a second condition stating that employees shall be required to park in the spaces behind the building. Cera said he is in favor of adding the condition regarding embalming because the application states that there won't be any embalming and that is what people have been led to believe. Nicholson reiterated that he is concerned the state won't issue a license if that condition is listed in the Conditional Use Permit. Kluchka suggested the proposed condition be changed to state that if the property use changes to involve cremation or embalming the applicant will have to apply for a new Conditional Use Permit. Schmidgall said he supports this proposal as it has been recommended without any additional conditions. Waldhauser said she would recommend a condition requiring that signage be installed directing employees and customers to park in the back. Eck asked the applicant if bodies are embalmed before they are cremated. Nicholson said no. He added that they haven't done any embalming in 37 years. Eck questioned why some of the Commissioner's had concerns about embalming when cremation doesn't involve embalming. Kluchka said he feels the condition regarding embalming is relevant because he Minutes of the Golden Valley Planning Commission March 14, 2011 Page 4 is concerned about the potential future use of the site being used for embalming or cremation without having to come back to the City for a new Conditional Use Permit. Nicholson ensured the Commission that the space is not set up to do embalming. Grimes suggested attaching the applicant's narrative to the Conditional Use Permit and stating in the Permit that if the conditions change from what is in the narrative the Conditional Use Permit would have to be amended. MOVED by Cera, seconded by Kluchka and motion carried unanimously to recommend approval of a Conditional Use Permit to allow for a retail sales office for the purpose of selling cremation service plans at 7550 Wayzata Blvd subject to the following conditions: 1. The site plan shall become a part of this approval. 2. The conditions found in Deputy Fire Marshal Ed Anderson's memo dated February 16, 2011, shall become a part of this approval. 3. All signage shall meet the requirements of Section 4.20 of City Code. 4. Directional signage shall be installed informing customers of parking spaces located behind the building. 5. Employees shall be required to park in the spaces located behind the building. 6. If the property use changes from what is included in the attached narrative the Conditional Use Permit must be amended. 7. All future improvements to the building shall meet the City's Building Code requirements. 8. All other applicable local, state and federal requirements shall be met at all times. --Short Recess-- 3. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings No other meetings were discussed. 4. Other Business City Attorney Allen Barnard — Planning Commissioner Training City Attorney Allen Barnard gave a PowerPoint presentation (attached) regarding the role of Planning Commission, communication between Commissioners, review processes and variance regulations. 5. Adjournment The meeting was adjourned at 9:05 pm Lester Eck, Secretary r+ � ' 0 ,,„.: i, '.' Planning 763-593-8095/ 763-593-8109 (fax) Date: March 21, 2011 To: Planning Commission From: Michael Simmons, Planning Intern Subject: Informal Public Hearing on Preliminary Plat for Lot Consolidation of 6210 and 6224 Wayzata Blvd —Venture Bank, Applicant Background Venture Bank is proposing to consolidate the properties at 6210 and 6224 Wayzata Blvd. Venture Bank, currently located in the Colonnade building, is relocating its offices to this site. The building and parking area are located on two parcels. The City requires the two parcels to be consolidated to one lot. The proposed lot consolidation qualifies as a standard subdivision (rather than a minor subdivision) because the parcels are not part of a recorded plat. However, as in a minor subdivision request, there are fewer than four lots being consolidated and no major public improvements will be required. Qualifications Governing Approval as a Subdivision According to the City's Subdivision Regulations, the following regulations are considered when approving subdivision requests. Included are staff comments related to this request: 1. Subdivisions shall be denied if the proposed lots do not meet the requirements of the appropriate zoning district. The newly proposed lot will meet the requirements set forth by the 1-394 Mixed Use Zoning District. 2. A subdivision may be denied if the City Engineer determines that the lots are not buildable. The Planning Department has not received negative feedback from the City Engineer. 3. A subdivision may be denied if there are no sewer and water connections available or if it is determined by the City Engineer that an undue strain will be placed on City utility systems by the addition of the new lots. Sewer and water connections are already provided to the site. 4. Approval of the subdivision may require the granting of certain easements to the City. The existing easements across the parcels being consolidated will be required to be vacated and then be rededicated on the final plat per the City Engineer's memo dated March 21, 2011 and City ordinances. 5. If public agencies other than the City have jurisdiction of the streets adjacent to the subdivision, the agencies will be given the opportunity to comment. No other public agencies have jurisdiction of the streets adjacent to the lot consolidation. 6. The City may ask for review of title if required by the City Attorney for dedication of certain easements. The City Attorney will determine if a title review is necessary prior to approval of the final plat. 7. The subdivision may be subject to park dedication requirements. No park dedication fee will be required for this action. Recommended Action The Planning Department recommends approval of the lot consolidation of 6210 and 6224 Wayzata Blvd. subject to the following conditions: 1. The conditions found in City Engineer Jeff Oliver's memo dated March 21, 2011 shall become a part of this approval. 2. The City Attorney will determine if a title review is necessary prior to approval of the final plat. Attachments: Location Map (1 page) Memo from City Engineer Jeff Oliver, dated March 21, 2011 (1 page) Site Plan (1 oversized page) i ' 74 6630 1658t1 6 f`-i-3:6'� 130 135 205 X200 ; ,f205 J .251 210 215 1 I r 2,8 i e� 220 225 220 t 1 225 2ils 2gq• a' J,.' i - '" _ -,. ,_ -Cortiawn Ctr 5 -. 11 s toI 'r ." 0 f i I f l I 1 1 I � 245 zat, ! 245 ' r 6655 :6615 656536535,6515!6445 6475;6455 6445 4 y /`� -y 235 r.,. 1 215 300 i 4€ 305 300 305 (Laurel Hills Pond 24°/2 2E10 J °to QE ` 2611 ■ 320 ��` 325 320 �' 325 �t •- yr Ctx+^!'l is�+^n Pond / (4 . , fieans<28 / :,;:=1'"c" 150 365 360 1 365 r r Laurel Ave Greenbelt( 'rrtlawn Pond) I y It. * '- .1 / 44.:**''.400 ( y28 .- -Laurel Av nu Greenbelt nb It � i 0 0 0 Vl 721 0, �,. ct 1/ 6100 I OW t 0 O 47 0 0 p.E , a f r, 4 7150 0 0 0:' 0 0 � 715 U 0 0 0 r //f f f p, 915 850 i I f f m, - -Golden Hills Dr, ° .- x Subject Properties 7 / -- 1 , // 0 J/ 0 0 Golden Hills / / 6660 66 i f ' 0 0 _ 0 0 (�_,_-✓ / 6440 t , I 6480 6400 c(' 6300 4 � 6105 4Y',at 6250 6224 62 10., i 0 6020 �/ Interstate H++ 394 µ " - ivd .tu---- /` i G ! r 6014 5920 ..- tia 6gYt/i £ m Interstate Hwy 394, .. ,.,.. _ ... .. .... (it , a1. ", w v x 0 m 4 14T14 5T W «..« .,.". z (AO 0 i i l 1 ITT ?ea4,c0,12.X1 rah1 Maus Carr VP-.:C.,t asG 20) S € 4 r;c tta ti? if, Memorandum Public Works uo ide n Valle 763.593.8030/763.593.3988 (fax) Date: March 21, 2011 To: /lark Grimes, Director of Planning and Development From: Jeff Oliver, PE, City Engineer CRS Subject: Lot Consolidation at 6210 and 6224 Wayzata Boulevard Venture Bank Public Works staff has reviewed the proposed preliminary plat for lot consolidation by Venture Bank. This proposal will combine the existing properties at 6210 and 6224 Wayzata Boulevard. The subject property is located north of the Interstate 394 Frontage Road (Wayzata Boulevard) and is bordered by Colorado Avenue on the east. The final plat must include the dedication of additional right-of-way at the intersection of Wayzata Boulevard and Colorado Avenue to accommodate the existing sidewalk which is located partially on the subject property. This right-of-way dedication should include a triangle connecting points 10 feet north and 10 feet west of the southeastern property corner. As shown on the preliminary plat, the subject properties have existing easements across the northern boundary that run in favor of the City. One of the easements is for sanitary sewer purposes and the other is utility easement. The easements must be vacated across the properties being combined and be rededicated on the final plat. The developer must apply for easement vacations with the Public Works Department, and prepare and submit legal descriptions for the vacation. The easement vacation will be scheduled for City Council consideration concurrent with the final plat approval. In addition to the dedication of a drainage and utility easement to cover the existing easements, the final plat must include the dedication of drainage and utility easements consistent with the subdivision ordinance. Therefore, 10-foot wide drainage and utility easements must be dedicated on the south, east and west plat boundaries. The developer has posted an escrow for the reconstruction of the sanitary sewer service serving the property, and will become compliant with the City's Inflow and Infiltration Ordinance prior to issuance of a Certificate of Occupancy for the building. Please feel free to contact me if you have any questions regarding this matter. C: Tom Burt, City Manager Jeannine Clancy, Director of Public Works Allen Barnard, City Attorney G:\Developments-Private\Venture Bank\PrePlat Review.doc P 0 " e Planning � 763-593-8095/763-593-8109 (fax) Date: March 21, 2011 To: Golden Valley Planning Commission From: Carrie Noble, Planning Intern Subject: Site Plan Review—Venture Bank (6210 and 6224 Wayzata Boulevard) Summary Venture Bank, currently located in the Colonnade building, is relocating to a freestanding building in the 1-394 corridor. City Code requires that a site plan review be performed by the Planning Commission for existing parking lots in the 1-394 Mixed Use Zoning District if the parking lot is expanding by ten percent. Parking requirements are found in the Development Standards section Chapter 11.47, Subdivision 8 of City Code. This language is attached and references specific to parking have been highlighted. The purpose of the site plan review is to promote development that is compatible with nearby properties, neighborhood character and natural features, and that is consistent with the Comprehensive Plan. The regulations are intended to minimize pedestrian and vehicular conflict, promote public safety, and to encourage a high quality of development. It is the opinion of staff that this site redevelopment improves the overall aesthetics of the area and works toward the general goals of the 1-394 Mixed Use Zoning District. Because this is not a brand new development, it is not feasible to expect that the site completely comply with all of the 1-394 Corridor development standards. The Zoning Code does allow discretion to Planning Commission when reviewing this project by stating: "Although many of the development standards in this Section are mandatory, there may be other ways to achieve the same design objective. The City may permit alternative approaches that, in its determination, meet the intent of the development standards equally well or when specific physical conditions of the site or building would make compliance infeasible or inappropriate." A representative for Venture Bank will be present to address any questions or concerns that the Planning Commission may have regarding the review of the Site Plan as it pertains to the proposed parking lot. Recommendation Venture Bank is extensively remodeling an existing building that has been on the market for several years. Staff believes that the overall site improvements, including the improvements to the parking area, benefit the 1-394 Corridor as well as the City. Therefore, staff recommends approval of the Site Plan as submitted by the applicant. Attachments Location Map (1 page) Section 11.47, Subdivisions 8 and 9 of City Code (4 pages) Renderings of Building (4 pages) Site Plan (1 page) Landscape Plan (1 page) ! ! ""'t".`•^-�, �,`, ` f jj ? ; ! �' { I 8t1 ;<i57.. 210 2151 I+ 6674:56381{ --- 5549 It16510` 64590 I 135 '2 Y a 295 2°0 295 l '� ° � I i D , 0! 220 ` 220 200 i25 205 1 .°\ i 225 4 --1�_T i '... I l 240 ; 245 240 c' 245 2 0 �� C('� 6555 ;6515;5565 6535`6515:6495 6475.5455 0445 A , �' 205 E f 2355Laus.1 1;11 Pond \ 309 „<./, 305 308 3{15 ! 280 �•'. . B' $ 2 /260 i.�l� . •�� � 32ci .2.!" 325 329 1. 325 f a CI !xt s.— l G"[utlatvtl Pond 340 I 345 1 340 x 345 // L_—____,.•',, g y� 28 358 p 365 360 1 365 gill Laurel AireGreenb9 lt(Curtlawn Pond) 498 I Laurel venue Greenbelt �ue�lAVaa E 03 0 G n p O 0 / u. ! 721 i Kt 0! ' n 708 44` 700 4, 6100 59 00 (Jj ° Q O 8 ' 1 iE ,1 0 tiyly0 0 0 � 0 G 0 r.� 0 't /1' C Cal t 905 850 f t -Golden Mlle!7 !f Subject Properties {f - 'f-...w.o . I x Q Gem Hills` 6669 j ,7 �y O 0 0 0 / 5449 41 G { 'Q* 6 '0 §%� 5185, a 7 i 2 /``r p f f «. Yxa} p 625CI62/AA 24 5210 0 6020 Interstate Hwy 394 . Yq �•`l 1 I G ,/ 1 . ." �-w �.., __�__.._.____6030 _-------.5920...-- -1"_.. 28 Hazy100 to 354 W „Q tti Ott Cnt�srsta[e Hwy 394 ct ill U7 fp tu 4 Y 4 14TH S VV C , Z Z T A9.va x.:...510 k nh°.L95 t.e,ot u i.44-ots am ; 4. �`7f7 re co Subdivision 8. Development Standards This section establishes objective development standards for all uses within the District. Standards are intended to encourage creative and sustainable approaches to development, and therefore allow some degree of flexibility in that some are mandatory and others are suggested: A. Building placement. Buildings shall be placed close to the adjacent primary street where practicable. Primary streets include: Laurel Avenue and the north-south streets of Xenia, Colorado, Hampshire, Louisiana, Pennsylvania and Rhode Island. (Additional primary streets may be established in the future.) Parking and services uses should be located in the interior of the site in order to create a vibrant pedestrian environment, slow traffic, and increase the visual interest and attractiveness of the area. B. Building design. Building facades over thirty (30) feet in length shall be visually divided into smaller increments by architectural elements such as recesses, openings, variation in materials or details. Building tops shall be defined with the use of architectural details such as cornices, parapets, contrasting materials or varied window or roof shapes. Buildings should have a defined base, middle and top, and employ elements that relate to the human scale and appeal to the pedestrian, such as awnings, windows or arcades. C. Transparency. Views into and out of buildings shall be provided to enliven the streetscape and enhance security. 1. Where nonresidential uses occupy the ground floor level, window and door openings shall comprise at least sixty percent (60%) of the length and thirty percent (30%) of the area of the ground floor facade facing the primary street and shall be located between three (3) and eight (8) feet above the adjacent grade level. Minimum window sill height shall be three (3) feet above the ground, while the maximum height of the door shall be eight (8) feet above the ground. Window and door or balcony openings shall comprise at least fifteen percent (15%) of upper stories and side and rear facades. 2. Where residential uses occupy the ground floor level, window and door openings shall comprise at least twenty percent (20%) of the primary façade and fifteen percent (15%) of each side and rear facade. 3. Window and door openings shall be clear or slightly tinted to allow unobstructed views into and out of buildings. Views shall not be blocked between three (3) and eight (8) feet above grade by storage, shelving mechanical equipment or other visual barriers. Display windows, if designed to provide equivalent visual interest, may be considered as an alternative approach as provided in Subdivision 8. The display area behind the window shall be at least four (4) feet deep and shall be used to display merchandise. D. Building entrances. Building entrances shall be provided on the primary street on which the building fronts, in addition to any entrances from rear or side parking areas. Street entrances shall be lighted and defined by means of a canopy, portico, recess, or other architectural details. E. Building materials. 1. Exterior wall finish. Exterior wall surfaces of all buildings, excluding those portions of foundation walls extending above finished grade, shall be faced with glass, exterior cement plaster (stucco), natural stone, brick, architectural concrete, non-corrugated metal, or an equivalent or better. Use of masonry and other durable materials is preferred. 2. At least twenty percent (20%) of the façade facing the primary street shall be faced with Kasota stone or other indigenous dolomitic limestone. 3. When used as architectural trim, up to fifteen percent (15%) of the exterior wall surface of a building elevation may be wood, metal, exterior insulation finish system (EIFS) or other equivalent materials as approved by the Director of Planning and Development. 4. Façade treatment. All building facades shall be constructed with materials of equivalent levels of quality to those used on the front façade, except where a façade is not visible to the public. F. Building colors. Bright or primary colors shall be limited to fifteen percent (15%) of all street-facing facades and roofs, except when used in public art or on an awning. G. Parking location. Off-street parking shall be located to the side and rear of buildings to the maximum extent feasible. Off-street parking within front yard setbacks between buildings and the primary street shall be limited to a maximum depth of forty (40) feet. On-street parking will be encouraged where appropriate and feasible. H. Parking screening. Parking areas shall be screened from public streets, sidewalks and paths by a landscaped frontage strip at least five (5) feet wide. If a parking area contains over one hundred (100) spaces, the frontage strip shall be increased to eight (8) feet in width. 1. Within the frontage strip, screening shall consist of either a masonry wall, berm or hedge or combination that forms a screen a minimum of three and one-half (3.5) and a maximum of four (4) feet in height, and not less than fifty percent (50%) opaque on a year-round basis. 2. Trees shall be planted at a minimum of one (1) deciduous tree per fifty (50) feet within the frontage strip. • I. Structured parking. The ground floor facade of any parking structure abutting any public street or walkway shall be designed and architecturally detailed in a manner consistent with adjacent commercial or office buildings. 1. Upper floors shall be designed so that sloped floors typical of parking structures do not dominate the appearance of the façade. 2. Entrance drives to structured parking (including underground parking) shall be located and designed to minimize interference with pedestrian movement. Pedestrian walks should be continued across driveways. 3. The appearance of structured parking entrances shall be minimized so that they do not dominate the street frontage of a building. Possible techniques include recessing the entry; extending portions of the structure over the entry; using screening and landscaping to soften the appearance of the entry; using the smallest curb cut and driveway possible; and subordinating the parking entrance (compared to the pedestrian entrance) in terms of size, prominence, location and design emphasis. J. Pedestrian circulation. 1. Sidewalks shall be required along all street frontages, and sidewalk and trail design shall be consistent with the City of Golden Valley Public Sidewalk and Trail Policy. 2. A well-defined pedestrian path shall be provided from the sidewalk to each principal customer/resident entrance of a building. Walkways shall be located so that the distance between street and entrance is minimized. Walkways shall be at least six (6) feet in width, and shall be distinguished through pavement material from the surrounding parking lot. Walkways shall be landscaped for at least fifty percent (50%) of their length with trees, shrubs, flower beds and/or planter pots. 3. Sidewalks of at least six (6) feet in width shall be provided along all building facades that abut public parking areas. 4. Sidewalks shall be maintained by the adjacent property owner. K. Drive-through facilities. 1. Drive-through elements shall not be located between the front façade of the principal building and the street. No service shall be rendered, deliveries made or sales conducted within the required front yard, although tables may be provided for customer use. 2. Site design shall accommodate a logical and safe vehicle and pedestrian circulation pattern. Adequate queuing lane space shall be provided, without interfering with on-site parking/circulation. 3. Drive-through canopies and other structures, where present, shall be constructed from the same materials as the primary building, and with a similar level of architectural quality and detailing. 4. Sound from any speakers used on the premises shall not be audible above a level of normal conversation at the boundary of any surrounding residential district or on any residential property. L. Outdoor seating and service areas. Outdoor seating and garbage receptacles are encouraged within front, side or rear setback areas, and temporary seating may be permitted within rights-of-way, provided that sidewalks remain clear to a width of five (5) feet. Service windows for serving food and beverages may be permitted as part of any building façade. Garbage receptacles shall be maintained by the property owner. M. Public art. Public art is encouraged as a component of new development. Subdivision 9. Alternative Approaches to Development Standards Although many of the development standards in this Section are mandatory, there may be other ways to achieve the same design objective. The City may permit alternative approaches that, in its determination, meet the intent of the development standards equally well or when specific physical conditions of the site or building would make compliance infeasible or inappropriate. 16 i''• .� •- VII@ 881 + A Zl' , i A.. Z I}, .,,,, 4 _.. . . , , ...; , .. , . ir .. : '*':.:'''. IC IMH' '... 1 t iI 1 fi:I'j i I1�P WWII RIK.. ' 1 I 1r i ll Sr( 1 it'� ► if 4- ' � ' ' -� R /� � L `_ // If I __ _ [ j i 'b fil ,,II i r �� $. I I' - �``�', '.. .,"",- --..:: __I, , -fii \ ., a =' , ti" z L. 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