The URL can be used to link to this page

08-12-19 PC Agenda 7800 Golden Valley Road�Golden Valley,MN 55427 ' �� J 763-593-3992�TTY 763-593-3968�763-593-8109(fax)�www.goldenvalleymn.gov ��.y � �a11e Planning Commission � August 12,2019—7 pm REGULAR MEETING AGENDA CouncilChambers Golden Valley City Hall 7800 Golden Valley Road 1. Call to Order 2. Approval of Agenda 3. Approval of Minutes July 22, 2019, Regular Planning Commission Meeting 4. Public Hearing—Mixed Use Zoning District Applicant: City of Golden Valley Purpose: To consider amending the existing I-394 Mixed Use Zoning District language 5. Discussion—Zoning Study --Short Recess-- 6. Council Liaison Report 7. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals, and other meetings 8. Other Business 9. Adjournment , 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 may include large print, electronic, Braille, audiocassette, etc. 7800 Golden Valley Road�Golden Valley,MN 55427 ' �t v Uf 763-593-3992�TTY 763-593-3968�763-593-8109(fax)�www.goldenvalleymn.gov �� .� va11e Planning Commission � July 22,2019—7 pm REGULAR MEETING MINUTES CouncilChambers Golden Valley City Hall 7800 Golden Valley Road Call to Order The meeting was called to order at 7 pm by Chair Blum Roll Call Commissioners present: Ron Blum, Adam Brookins, Andy Johnson, Lauren Pockl, and Ryan Sadeghi Commissioners absent: Rich Baker and Chuck Segelbaum Staff present: Planning Manager Jason Zimmerman and Planning Intern Emily Anderson Council Liaison present: Steve Schmidgall Approval of Agenda MOTION made by Johnson, seconded by Pockl to approve the agenda of July 22, 2019, as submitted and the motion carried unanimously. �� , Approval of Minutes MOTION made by Brookins, seconded by Johnson to approve the June 24, 2019, minutes as submitted and the motion carried unanimously. �: Discussion— Mixed Use Zoning District Zimmerman stated that this discussion is a continuation of previous discussions the Commission has had regarding revisions to the Mixed Use Zoning District. He said this discussion will focus on the revised descriptions of the three proposed subdistricts, a review of local site examples, building setbacks and height, impervious coverage and open space, and the next steps. Zimmerman referred to the three proposed subdistricts and explained that Subdistrict A is Neighborhood Mixed Use which is typically adjacent to County Roads or other arterials or collectors and includes medium-density residential, medium-scale commercial, office, and institutional uses. The target market is surrounding neighborhoods and it allows for vertical and horizontal mixed use but does not require a mix of uses in the buildings. Zimmerman stated that Subdistrict B is Community Mixed Use which is typically adjacent to State Highways or Interstates and includes high-density residential and commercial, office, and institutional uses. The target market is surrounding neighborhoods,the broader community, and the wider region. These areas are envisioned as gateways in certain parts of the City and allow for vertical and horizontal mixed use but does not require a mix of uses in the buildings. Zimmerman stated that Subdistrict C is Employment Mixed Use and is similar to Subdistrict B but the focus is on employment and there are no residential uses allowed in these areas. 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 may include large print, electronic, Braille, audiocassette, etc. City af Golder� Valley Pianning Commission t�egular fVleeting 2 July 22, 2019—7 pm Brookins said he thinks the amended definitions make more sense and thinks the City will be able to move forward more effectively. Zimmerman referred to the local site examples that were sent to the Commissioners prior to the meeting in order to provide examples of newer developments that were mixed use and closer to residential neighborhoods. He discussed the Talo Apartment development and asked the Commissioners for feedback. Johnson said what struck him was the contour and terrain. He said it's unfortunate that technically there are setback and height requirements but when you are standing in the backyard of the houses you see headlights of cars coming in. He said it got him thinking about height separation and the difference in elevation between properties and how that can make a six story building look abnormally high. Pockl agreed and said when she saw buildings that were two or three stories tall they seemed to fit in better with residential neighborhoods. She said she also focused on parking that is adjacent to single family homes and she thinks underground parking fits in better with the neighborhoods. Zimmerman asked the Commissioners how they felt about the distance between the apartment building and the homes in the Talo example shown. Pockl said she thinks there is a good amount of space between the buildings but there is a lot of impervious surface and it would be better if it were green space. Blum agreed and said what's in between two uses makes a big difference. He said it doesn't feel like the apartment connects very well with what surrounds it. Sadeghi asked if there is subterranean parking in the apartment building. Zimmerman said yes and that the parking ratio is approximately 1.5 spaces per unit. Zimmerman referred to another site example, the Ellipse Apartments in St. Louis Park and asked for feedback. Blum said what struck him about this example is the mix of uses in the same building and that the street seemed narrow in the residential area which seemed more friendly to him. Sadeghi agreed that the street felt like an alley built-in to the neighborhood and that the landscaping, mix of uses, and height were nice. Blum said the residential height is slightly higher than the parking lot and there is a lot of articulation in the building as well. He said some of the negative things about this example are the gas station across the street and the four-lane road that isn't very pedestrian or bicycle friendly. Zimmerman referred to the next site example, the Shoreham Apartments in St. Louis Park and asked for feedback. Pockl said she likes the way this property looks and she likes that the parking is more hidden which is less impactful to the single family homes and looks more neighborly. Johnson said he likes the drive-thru area because it makes the building less massive and easier to get around. He said he also liked the distance and scale between the uses/properties. Zimmerman referred to another site example, the Village in the Park Condominiums in St. Louis Park. Pockl said of the five site examples this was her favorite because of the trees, the height, and the distance from the street and other homes. Blum said he liked the bike trail that was nearby and said it would be nice to think about that with new developments. Zimmerman referred to the next site example, West River Commons in Minneapolis. Brookins said his takeaway is that when the adjoining uses are side yards the transition is easier than when they abut backyards. He said it makes him question somewhat the areas they've identified as Mixed Use. Blum City r,f Golden Valiey Planning Cammission Regular Meeting 3 July 22, 2019— 7 pm questioned if that feeling comes from placing the parking in the rear yard. Brookins said he didn't know because every lot is unique and the Talo site was difficult, but the transitions he sees working well are the side yard transitions. Zimmerman noted that there are only two Mixed Use areas in the City that abut single family properties. Zimmerman referred to building setbacks and height. He said from previous discussions the priorities have been to locate buildings close to front lot lines, push surface parking to the rear of properties, reduce the impact of height on single-family homes by limiting stories near abutting properties, and establish minimum and maximum heights to enhance the pedestrian experience which includes stepping back the fronts of buildings along streets. He discussed the proposed Code language regarding building setback and height regulations in each Subdistrict. Brookins referred to the primary and secondary front yard requirements and asked about the reason for having a 3-foot difference between them. He questioned what would be gained by requiring 3-feet more on one side. Zimmerman explained that it helps allow the back portion of properties have access for parking and it allows one front to be continuous and emphasized. Johnson referred to the proposed maximum building allowed in Subdistrict A and said four stories might be too much because it would be significantly higher than anything else in the neighborhood. He said allowing three stories might be more sensible. Zimmerman said that is part of the challenge of pushing things to be more urban in the right locations. Sadeghi asked if there has been any neighborhood comments about the Liberty Crossing development. Zimmerman said there was concern about the height of the apartment building during the approval process, but he has not heard anything since it has been built. Blum questioned if some of the concerns about height could be alleviated by requiring buildings to be stepped back as well. Zimmerman referred to some of the examples showing buildings that are stepped back. Brookins said he feels comfortable allowing four stories for the maximum building height in Subdistrict A. He referred to the Mixed Use area on the corner of Douglas Drive and Duluth Street and suggested adding the single-family parcels to the east into the district so that it would then be across the street from an institutional property and could handle a four story building quite well. Sadeghi asked how many Mixed Use parcels directly abut single-family parcels. Zimmerman said there are only two Mixed Use areas that directly abut single-family residential properties, however in the future there could be proposals to rezone properties to Mixed Use which could abut single-family residential. Blum asked how the Commissioners feel about requiring the same height regulations in Subdistricts B and C as there are in Subdistrict A when abutting residential properties. Zimmerman noted that currently there are no residential properties abutting Subdistricts B and C. Blum said he thinks there is some merit in making the step back requirements in Subdistrict B the same as Subdistrict A. The Commissioners agreed. City af Golden Vailey Planning Commissian Regular Meeting 4 July 22, 2Q19—7 pm Johnson said it is important to state that they don't want to see monumental structures but they are trying to set the City up for success and growth. He said his concern is if someone is allowed a four story limit the first thing the City will get is an apartment building so he questions how to manage the Mixed Use areas. Zimmerman said he thinks the proposed language builds in requirements that will help achieve what they want in this zoning district. Zimmerman referred to the impervious coverage and open space priorities and said they include allowing additional impervious coverage to support increased density, emphasizing building coverage over surface parking, requiring usable outdoor space in most developments, and encouraging larger, coordinated open space amenities. Zimmerman discussed the proposed impervious coverage requirements in each of the Subdistricts. He explained that the proposed language separates the impervious coverage into different categories including: impervious coverage, building coverage, non-building coverage, and useable outdoor space. Blum asked if there needs to be a maximum building coverage requirement and what if someone doesn't want a surface parking lot. Zimmerman said there could be a range or ratio of the building coverage amount and the non-building coverage amount that could add up to the maximum amount of impervious surface allowed. He agreed that the limit should be on the amount of surface parking. Pockl asked if there has been any consideration given to heat absorption or heat reflection impacts. Zimmerman said there is some language regarding that, and building materials, in the resiliency chapter of the Comp Plan, but not in the Zoning Code yet. Blum asked if that is another rationale for better buffering in and around parking lots. Zimmerman said yes and added that the Environmental Commission will probably be working these types of issues. Sadeghi asked if a building covering 80%of a lot with subterranean parking and 5% surface parking would be allowed with the proposed new Code language. Zimmerman said it would not be allowed, which is why the Code may not need to distinguish between building coverage and impervious coverage as long as the non-building coverage is limited. Blum asked if incentivizing exceptionally minimal surface parking has been considered. Zimmerman said not specifically because it's challenging to find a trade-off in this Zoning District. Zimmerman asked the Commissioners if they feel comfortable moving forward with a public hearing or if they would prefer to have more discussion. The Commissioners agreed that they would like to move forward with the public hearing at their next meeting. Discussion—Zoning Study Anderson explained that staff is conducting a review of permitted, conditional, accessory, and prohibited uses for each of the zoning districts in the Zoning Code. She stated that the goals of the study are to City of Golcien Valley Pianning Commission Fiegular Nfeeting 5 luly 22, 2019—7 pm update the uses, make the Code easier to understand, align the Code with other peer cities in the area, update the parking requirements to match uses and reflect current needs and trends, and to consider adding restricted uses to the Code. Johnson asked if trends means local trends or if it means general trends across the nation or region. Anderson said both locally and more generally. Anderson explained that work on the study so far has included reviewing codes from 11 other cities in the Minneapolis/St. Paul region; reviewing old Golden Valley Zoning Codes to learn the history of the current code; researching restricted uses including how other cities use them; creating use tables to show what uses are allowed or not allowed in each zoning district; and updating and modernizing uses. Anderson showed the Commission several examples of use tables and explained how they are used. She then discussed several examples of updates staff is researching including modifying the five subdistricts in the Institutional Zoning District, changing densities to match the 2040 Comp Plan, updating the Code to remove unnecessary uses, and updating the language in the Code. She explained that the next steps include bringing drafts of proposed new Code language to the Planning Commission for review in regard to amended uses, use tables, minimum parking requirements, 2040 Comp Plan updates, and any related changes. Johnson asked about the differences in the R-3 Zoning district and the 2040 Comp Plan. Zimmerman stated that in order to get the densities the way the Met Council needed them, the upper limit on the R- 3 Zoning District had to go up from 15 to 20 units per acre in order to make the zoning match what is in the Comp Plan. Pockl asked if other cities zoning codes were similar to Golden Valley's. Anderson said a lot of them are similar but there have been differences in regard to the types of uses in commercial zoning districts. Blum asked how the group home classifications will changes. Anderson said that the Code will need to be updated to state that wherever single-family homes are allowed group homes serving 15 people are also allowed. Blum asked what the current Code states. Anderson said she believes the current Code states that homes serving 15 people is only listed in the R-3 and R-4 Zoning Districts. Blum asked what mechanism is used to allow them in the R-1 and R-2 Zoning Districts. Anderson said a Conditional Use Permit would be required. Zimmerman said there have been changes over time and that the Zoning Code needs to match what is required by State statute. Blum said it would be helpful to see the full range of possibilities rather than just what might have been proposed internally. Pockl said it would be helpful to have links in the use tables that helps people find the specific language associated with the uses. --Short Recess-- Council Liaison Report City of Golden Valiey Planning Commission Regular Meeting 6 July 22, 2019— 7 pm Schmidgall updated the Commission on a community meeting that the City Council held at the Talo Apartment building recently. There were concerns expressed by some tenants that the owner had increased the fees for parking in the ramp under the building and therefore the surface parking lot was crowded or even full. He also reported on a recent Minor PUD Amendment for the Xenia Apartment building that was discussed at a Council meeting. The developer was asking for the addition of one unit but the Council had numerous questions about the pace of construction and the length of time it was taking to complete the building. Because of that, the item was tabled to the next Council agenda. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals, and other meetings � No report was given. ,->_ Other Business ` � � � No other business was discussed. �� ;�; �� Adjournment MOTION made by Johnson, seconded by Pockl and the motion carried unanimously to adjourn the meeting at 8:30 pm. ��" � ��="�� Adam Brookins, Secretary �� Lisa Wittman, Administrative Assistant �� , 4�� .�. �� " f �� /~ � {� �� ../�`w�.i••p..�. �� '� � , ...� �3 V.. .: N �� . . ...� �� Phy�ical �ev�elopm�r�t TT��►eplr�rnen� ?�3-�9�-s09�l 763-593-s1{�9{fax� Date: August 12, 2019 To: Golden Valley Planning Commission From: Jason Zimmerman, Planning Manager Subject: Informal Public Hearing—Zoning Text Amendment—Amending the Mixed Use Zoning District Summary Over the past four months, the Planning Commission has been engaged in discussions regarding significant revisions to the current I-394 Mixed Use Zoning District. These changes were suggested in the City's 2040 Comprehensive Plan and would potentially remove some of the barriers to mixed use development that are a result of complicated regulations and limited applicability. With the adoption of the new language, the Mixed Use Zoning District could be utilized throughout Golden Valley at appropriate locations where more dense and flexible development is desired. Background The I-394 Mixed Use Zoning District was adopted in 2008 after a long period of investigation, community engagement, and help from an outside consultant. After the adoption of the new zoning language, a swath of properties just north of I-394 was rezoned to Mixed Use. Over time, new developments were approved within the Mixed Use Zoning District. Unfortunately, while many of the site and building standards were followed, no mixed use buildings resulted from any of the new projects and Planned Unit Development (PUD) zoning was often used to avoid the requirement that new developments consist of a mix of land uses. Ten years after the zoning language was adopted, the City was able to utilize the expertise of consultants developing Transit Oriented Development (TOD) zoning language as part of the METRO Blue Line Extension work with Hennepin County. The City's 2040 Comprehensive Plan was being developed at the same time, with staff and the Planning Commission taking a hard look at the Future Land Use map. The draft Comp Plan included a recommendation that the City modify the I-394 Mixed Use Zoning standards so that they could be applied in other locations across the city. Staff worked with the Blue Line consultants to develop new language that was more flexible and more easily understood by developers and the general public. 1 Beginning with an introductory discussion at the April 8, 2019, Planning Commission meeting, staff led the Commission through a series of conversations to begin to assess various parts of the current mixed use code and to suggest modifications that could result in improvements. Key topics included the creation of new subdistricts that related in scale to their surroundings, a close look at the lists of permitted and conditional uses allowed, changes to setback and height requirements, modifications to impervious and open space regulations, and moving architectural and material standards to the newly adopted section of the zoning code that deals with those topics. The Planning Commission considered a number of changes at meetings on April 22, May 13,June 10,June 24, July 22, and conducted visits to local sites in order to "field test" some of the concepts being proposed. The public hearing being held at tonight's meeting is the next step in the adoption of new code language. Proposed Standards The new code language differs enough from the existing text that staff intends to remove and replace the entire section of zoning code. Even though numerous tweaks were made to the mixed use regulations, the starting point for the majority of the new code is the work that was done in 2007 and 2008. The key topics of the proposed code are outlined in more detail below. Purpose The purpose of the new Mixed Use Zoning District is captured by the following principles: (1) Implement the policies of the Comprehensive Plan. (2) Enable appropriate locations within the City to evolve towards a diverse mix of compatible uses. (3) Maximize integration rather than separation of uses. (4) Improve connectivity for all modes of transportation. (5) Provide a context suitable for high-frequency transit. (6) Foster neighborhood-serving retail and service uses. The district includes specific standards for building form, height, bulk, and placement in order to encourage development that enhances walkability, frames the public realm, and seamlessly transitions to adjacent development. Mixed Use Subdistricts In contrast to the current subdistricts, which are generally distinguished by the maximum building height allowed in each as they radiate out from I-394, the new subdistricts are designed to be implemented at key locations throughout the City and to respond to their surroundings. Nei�hborhood Subdistrict (MU-N)—This subdistrict allows a mix of uses including medium- density residential and medium-scale commercial, office, and institutional uses. Properties zoned for Neighborhood Mixed Use typically sit adjacent to County Roads or other roads classified as arterials or collectors and are accessible via a variety of transportation modes. 2 The target market is the surrounding neighborhood. The built environment could incorporate freestanding businesses, religious or civic institutions, and attached housing options including small apartment buildings. These areas allow for both vertical and horizontal mixed use and do not require a mix of uses within every building. Communitv Subdistrict (MU-C)—This subdistrict allows a mix of uses including high-density residential and commercial, office, and institutional uses. Properties zoned for Community Mixed Use typically sit adjacent to State Highways or Interstates and are accessible through frequent transit service. Target markets encompass the surrounding neighborhoods, the broader community, and even the wider region. The built environment could include freestanding businesses, shopping areas, employment centers, and apartment buildings. Envisioned as compact urban development areas that serve as gateways to the city and as activity centers for the community, they allow for both vertical and horizontal mixed use and do not require a mix of uses within every building. Employment Subdistrict (MU-E)—This subdistrict is similar to the Community Subdistrict, but the focus is on employment in a variety of settings, including light industrial uses. No residential uses are allowed in these areas. euilding Setbacks and Height A repeated focus of the Planning Commission with respect to the new Mixed Use district was the importance of creating pedestrian-friendly environments that are walkable and that have a scale that is relatable. Over a number of conversations, the following priorities were identified: • Require buildings be located close to the front lot line and push surface parking to the rear of a lot • Avoid "canyon-like" streetscapes by stepping back the fronts of buildings along streets • Establish a minimum and a maximum height of buildings to help provide a pedestrian- friendly environment � Reduce the potential impact of building height on adjacent single-family homes by limiting the numbers of stories within a certain distance of abutting properties To achieve these objectives, front setbacks were designed to ensure the front fa�ades are close to the right-of-way by utilizing both a minimum and a maximum setback distance. Surface parking is prohibited in front yards and buildings are required to be at least 26 feet tall. To protect nearby single-family homes, side setbacks include limits to height when buildings are within specified distances of R-1 and R-2 zoned properties. Although there are slight variations in the requirements between the subdistricts, all three follow these general rules. Impervious Coverage and Open Space A desire to increase the building density in the mixed use areas was balanced with concern about the potential amount of impervious coverage on a lot. Open space was viewed as being important, even if it was only available for private use by building tenants. Through discussion with the Planning Commission, the following priorities were identified: 3 • Allow additional impervious coverage as a way to support increased density in the mixed use areas, but prioritize building coverage over surface parking • Require useable outdoor spaces be included in most, if not all, mixed use developments • Encourage larger, coordinated open space amenities within mixed use areas In order to limit impervious coverage that is not associated with a structure, a new "non- structure coverage" maximum was introduced to each subdistrict. Although there was interest in seeing coordinated open space amenities, it was ultimately decided that the best way to achieve this was through the creation of small area plans (such as is being developed for the downtown). Uses Overall, the types of uses allowed in the mixed use areas did not change greatly, but certain restrictions that complicated the evaluation of uses were removed. Home occupations (previously identified as live-work units) were retained, but language was revised to be more consistent with the home occupation regulations in other residential zoning districts. Gas stations and auto repair services were prohibited in this district, and the maximum floor area allowed for certain uses—such as offices—was limited to reflect the scale of the corresponding subdistrict. Drive-thrus were relegated to the rear of the lot, and surface parking by religious or other institutional uses was minimized by establishing a maximum number of surface spaces. One additional significant change was the inclusion of light industrial, R&D, and "makerspace" uses in the Employment Mixed Use subdistrict, which is targeted for jobs and does not include residential uses. Other Development Standards Many of the remaining development standards that were created for the I-394 Mixed Use district were retained, though some of the architectural and material standards were removed and will be included in Section 113-157 as part of a future text amendment. Questions for Discussion A handful of minor issues remain to be resolved: • Should a minimum height exemption be allowed for small buildings (under 5,000 square feet) in the Neighborhood Subdistrict?This is included in the I-394 Mixed Use regulations. • Should drive-thru facilities remain as conditional uses—as they are currently—or are the development standards that are included enough to allow them to be permitted with restrictions? • Should gasoline sales and auto repair be allowed in the Employment Subdistrict?Just gasoline sales? • In the Employment Subdistrict, should Child Care be allowed as an accessory use (but not as a primary use)? • What is the right definition of"makerspaces"? Recommendation 4 Staff recommends removing and replacing the text of the I-394 Mixed Use Zoning District with the new Mixed Use Zoning District. Attachments Minutes from the Planning Commission meeting of July 22, 2019 (4 pages) Draft Code Language for Sec. 113-97: Mixed Use Zoning District (8 pages) Sec. 113-97: I-394 Mixed Use Zoning District (10 pages) 5 �� '; p ,.�..�. 78C3�Golder V�16cv F;c��ci�f��c�lc3t�n Vs�ll��/:��N SS427 ,; � . *� . �" 7ti3 593 399?'7�Y 7�a3 5�3-39ti8; r63-5�3 81U��ffaxj�uv��trv.c�r�(�ie��ll�yn�n.t�ov � ' ��. � � �. �,.� � � .. �. _ ._...,,...._..�..w �.�..... .. .�.,,�„,,, ._... �,�,,. ,�,..,, .....�w,,,... ..,. .�«...«�.<�, E � , w �` a � • � �".,,:�� ..,� �' v:: July 22,2019—7 pm Council Chambers REG U LAR M E ETI N G M I N UTES Golden Valley City Hall 7800 Golden Valley Road Call to Order meeting was called to order 7 pm by Chair Blum Roll Ca Commissione esent: Ron B m, Adam Brookins, And son, Lauren Pockl, and Ryan Sadeghi Commissioners abs Rich B er and Chuck Se um Staff present: ni Manager Zimmerman and Planning tntern Emily Anderson Council Liaison present: Stev . ' mi Approval of Agenda MOTION made by John , second by Pockl to ve the agenda of luly 22, 2019, as submitted and the motion carried nimously. Approval inutes MOT made by Brookins, second by Johnson to approve the June 24, 2 , minutes as submitted a he motion carried unanimously. Discussion— Mixed Use Zoning District Zimmerman stated that this discussion is a continuation of previous discussions the Commission has had regarding revisions to the M`ixed Use Zoning District. He said this discussion will focus on the revised descriptions of the three proposed subdistricts, a review of local site examples, building setbacks and height, impervious coverage and open space, and the next steps. Zimmerman referred to the three proposed subdistricts and explained that Subdistrict A is Neighborhood Mixed Use which-is typically adjacent to County Roads or other arterials or collectors and includes medium-density residential, medium-scale commercial, office, and institutional uses. The target market is surrounding neighborhoods and it allows for vertical and horizontal mixed use but does not require a mix of uses in the buildings. Zimmerman stated that Subdistrict B is Community Mixed Use which is typically adjacent to State Highways or Interstates and includes high-density residential and commercial, office, and institutional uses. The target market is surrounding neighborhoods, the broader community, and the wider region. These areas are envisioned as gateways in certain parts of the City and allow for vertical and horizontal mixed use but does not require a mix of uses in the buildings. Zimmerman stated that Subdistrict C is Employment Mixed Use and is similar to Subdistrict B but the focus is on employment and there are no residential uses allowed in these areas. `"' This document is avail�b3e in alternate farrn�ts upon a 72-hour request. Please call 763-593-8�06(TTY: 7b3-593-3968} to make a request. Examples of alternate formats ,� rnay inelude large print, electronic, Brai(le, audiocassett�,etc. C��y c�f��Id�� 1a11ey 4��r�ir�� Cc�� i��i�r� ��1�r ��r�� 2 �l�� r ��}�.�""`� �f1� Brookins said he thinks the amended definitions make more sense and thinks the City will be able to move forward more effectively. Zimmerman referred to the local site examples that were sent to the Commissioners prior to the meeting in order to provide examples of newer developments that were mixed use and closer to residential neighborhoods. He discussed the Talo Apartment development and asked the Commissioners for feedback. Johnson said what struck him was the contour and terrain. He said it's unfortunate that technically there are setback and height requirements but when you are standing in the backyard of the houses you see headlights of cars coming in. He said it got him thinking about height separation and the difference in elevation between properties and how that can make a six story building look abnormally high. Pockl agreed and said when she saw buildings that were two or three stories tall they seemed to fit in better with residential neighborhoods. She said she also focused on parking that is adjacent to single family homes and she thinks underground parking fits in better with the neighborhoods. Zimmerman asked the Commissioners how they felt about the distance between the apartment building and the homes in the Talo example shown. Pockl said she thinks there is a good amount of space between the buildings but there is a lot of impervious surface and it would be better if it were green space. Blum agreed and said what's in between two uses makes a big difference. He said it doesn't feel like the apartment connects very well with what surrounds it. Sadeghi asked if there is subterranean parking in the apartment building. Zimmerman said yes and that the parking ratio is approximately 1.5 spaces per unit. Zimmerman referred to another site example, the Ellipse Apartments in St. Louis Park and asked for feedback. Blum said what struck him about this example is the mix of uses in the same building and that the street seemed narrow in the residential area which seemed more friendly to him. Sadeghi agreed that the street felt like an alley built-in to the neighborhood and that the landscaping, mix of uses, and height were nice. Blum said the residential height is slightly higher than the parking lot and there is a lot of articulation in the building as well. He said some of the negative things about this example are the gas station across the street and the four-Iane road that isn't very pedestrian or bicycle friendly. Zimmerman referred to the next site example, the Shoreham Apartments in St. Louis Park and asked for feedback. Pockl said she likes the way this property looks and she likes that the parking is more hidden which is less impactful to the single family homes and looks more neighborly. lohnson said he likes the drive-thru area because it makes the building less massive and easier to get around. He said he also liked the distance and scale between the uses/properties. Zimmerman referred to another site example, the Village in the Park Condominiums in St. Louis Park. Pockl said of the five site examples this was her favorite because of the trees, the height, and the distance from the street and other homes. Blum said he liked the bike trail that was nearby and said it would be nice to think about that with new developments. Zimmerman referred to the next site example, West River Commons in Minneapolis. Brookins said his takeaway is that when the adjoining uses are side yards the transition is easier than when they abut backyards. He said it makes him question somewhat the areas they've identified as Mixed Use. Blum City e�f��c��ra ��1ey Pl�r�r�ir��r�i��i�ar� �e��r ��ing � Jtaly �2, 2��.9—7 �rn questioned if that feeling comes from placing the parking in the rear yard. Brookins said he didn't know because every lot is unique and the Talo site was difficult, but the transitions he sees working well are the side yard transitions. Zimmerman noted that there are only two Mixed Use areas in the City that abut single family properties. Zimmerman referred to building setbacks and height. He said from previous discussions the priorities have been to locate buildings close to front lot lines, push surface parking to the rear of properties, reduce the impact of height on single-family homes by limiting stories near abutting properties, and establish minimum and maximum heights to enhance the pedestrian experience which includes stepping back the fronts of buildings along streets. He discussed the proposed Code language regarding building setback and height regulations in each Subdistrict. Brookins referred to the primary and secondary front yard requirements and asked about the reason for having a 3-foot difference between them. He questioned what would be gained by requiring 3-feet more on one side. Zimmerman explained that it helps allow the back portion of properties have access for parking and it allows one front to be continuous and emphasized. lohnson referred to the proposed maximum building allowed in Subdistrict A and said four stories might be too much because it would be significantly higher than anything else in the neighborhood. He said allowing three stories might be more sensible. Zimmerman said that is part of the challenge of pushing things to be more urban in the right locations. Sadeghi asked if there has been any neighborhood comments about the Liberty Crossing development. Zimmerman said there was concern about the height of the apartment building during the approval process, but he has not heard anything since it has been built. Blum questioned if some of the concerns about height could be alleviated by requiring buildings to be stepped back as well. Zimmerman referred to some of the examples showing buildings that are stepped back. Brookins said he feels comfortable allowing four stories for the maximum building height in Subdistrict A. He referred to the Mixed Use area on the corner of Douglas Drive and Duluth Street and suggested adding the single-family parcels to the east into the district so that it would then be across the street from an institutional property and could handle a four story building quite well. Sadeghi asked how many Mixed Use parcels directly abut single-family parcels. Zimmerman said there are only two Mixed Use areas that directly abut single-family residential properties, however in the future there could be proposals to rezone properties to Mixed Use which could abut single-family residential. Blum asked how the Commissioners feel about requiring the same height regulations in Subdistricts B and C as there are in Subdistrict A when abutting residential properties. Zimmerman noted that currently there are no residential properties abutting Subdistricts B and C. Blum said he thinks there is some merit in making the step back requirements in Subdistrict B the same as Subdistrict A. The Commissioners agreed. ��ty c�f�ct�d�r� 'J�I�� lanning C�rnrnissir�n �e�uC�r Meet`rr�� 4 J�1� .L.C.p �k.3.k.»T."'� y�� C" Johnson said it is important to state that they don't want to see monumental structures but they are trying to set the City up for success and growth. He said his concern is if someone is allowed a four story limit the first thing the City will get is an apartment building so he questions how to manage the Mixed Use areas. Zimmerman said he thinks the proposed language builds in requirements that will help achieve what they want in this zoning district. Zimmerman referred to the impervious coverage and open space priorities and said they include allowing additional impervious coverage to support increased density, emphasizing building coverage over surface parking, requiring usable outdoor space in most developments, and encouraging larger, coordinated open space amenities. Zimmerman discussed the proposed impervious coverage requirements in each of the Subdistricts. He explained that the proposed language separates the impervious coverage into different categories including: impervious coverage, building coverage, non-building coverage, and useable outdoor space. Blum asked if there needs to be a maximum building coverage requirement and what if someone doesn't want a surface parking lot. Zimmerman said there could be a range or-ratio of the building coverage amount and the non-building coverage amount that could add up to the maximum amount of impervious surface allowed. He agreed that the limit should be on the amount of surface parking. Pockl asked if there has been any consideration given to heat absorption or heat reflection impacts. Zimmerman said there is some language regarding that, and building materials, in the resiliency chapter. of the Comp Plan, but not in the Zoning Code yet. Blum asked if that is another rationale for better buffering in and around parking lots. Zimmerman said yes and added that the Environmental Commission will probably be working these types of issues. Sadeghi asked if a building covering 80%of a lot with subterranean parking and 5% surface parking would be allowed with the proposed new Code language. Zimmerman said it would not be allowed, which is why the Code may not need to distinguish between building coverage and impervious coverage as long as the non-building coverage is Iimited. Blum asked if incentivizing exceptionally minimal surface parking has been considered. Zimmerman said not specifically because it's-challenging to find a trade-off in this Zoning District. Zimmerman asked the Commissioners if they feel comfortable moving forward with a public hearing or if they would prefer to have more discussion. The Commissioners agreed that they would like to move forward with the public hearing at their next meeting. Discus —Zoning udy Anderson ined t t st conducting a review of permitted, conditional, accessory, and prohibited uses for each o districts in the Zoning Code. She stated that the goals of the study are to update the uses de easier to understand, align the Code with other peer cities in the area, Sec. 113-97. - Mixed Use Zoning District. (a) Purpose The purpose of the Mixed Use Zoning District is to implement the following principles: (1) Implement the policies of the Comprehensive Plan. (2) Enable appropriate locations within the City to evolve towards a diverse mix of compatible uses. (3) Maximize integration rather than separation of uses. (4) Improve connectivity for all modes of transportation. (5) Provide a context suitable for high-frequency transit. (6) Foster neighborhood-serving retail and service uses. The district includes specific standards for building form, height, bulk, and placement in order to encourage development that enhances walkability,frames the public realm, and seamlessly transitions to adjacent development. (b) District Established Properties must be developed in the manner provided for in Section 113-29.The district and/or any subsequent changes to it shall be reflected in the Official Zoning Map of the City as provided in Section 113-56. (c) Subdistrict Descriptions The subdistricts of the Mixed Use Zoning District reflect the character of the surrounding areas and support the goals of the Comprehensive Plan. Nei�hborhood Subdistrict (MU-N)—This subdistrict allows a mix of uses including medium-density residential and medium-scale commercial, office, and institutional uses. Properties zoned for Neighborhood Mixed Use typically sit adjacent to County Roads or other roads classified as arterials or collectors and are accessible via a variety of transportation modes.The target market is the surrounding neighborhood.The built environment could incorporate freestanding businesses, religious or civic institutions, and attached housing options including small apartment buildings.These areas allow for both vertical and horizontal mixed use and do not require a mix of uses within every building. Communitv Subdistrict(MU-C)—This subdistrict allows a mix of uses including high-density residential and commercial, office, and institutional uses. Properties zoned for Community Mixed Use typically sit adjacent to State Highways or Interstates and are accessible through frequent transit service. Target markets encompass the surrounding neighborhoods,the broader community, and even the wider region.The built environment could include freestanding businesses, shopping areas, employment centers, and apartment buildings. Envisioned as compact urban development areas that serve as gateways to the city and as activity centers for the community, they allow for both vertical and horizontal mixed use and do not require a mix of uses within every building Emplovment Subdistrict (MU-E)—This subdistrict is similar to the Community Subdistrict, but the focus is on employment in a variety of settings, including light industrial uses. No residential uses are allowed in these areas. (d) Dimensional Standards (1) Front Yards. a. Building fa�ades must be located within the minimum and maximum front yard setbacks. 1 b. If there is more than one front yard, staff will determine the assignment of the primary and secondary front yards. (2) Building Height. a. Building height in each of the Subdistricts reflects the policies of the Comprehensive Plan as follows: Subdistrict Scale Min Height Max Stories Max Height MU-N Neighborhood 26 feet 4 62 feet MU-C Community 26 feet 6 90 feet MU-E Community 26 feet 6 90 feet b. Building stepback requirements for upper stories shall be 15 feet from the fa�ade of the story below. c. Stories are measured as follows: i. Stories are measured from finished floor to finished ceiling. ii. Ground floor height is subject to the following requirements: 1) Ground floor height must be no less than 12 feet. 2) Ground floor height is limited to 20 feet, above which it counts as an additional story. iii. Stories above the ground floor are limited to 14 feet in height. iv. The following projections are exempt from building height restrictions: 1) Chimneys,vents, or antennas 2) Spires, belfries, domes, or architectural finials 3) Mechanical equipment or elevator penthouses (3) Fa�ades. a. Building entries must be provided along street frontages as follows: i. The primary building entrance must be located along a street frontage. ii. One entry must be provided for every 80 feet of building fa�ade.Where a building fronts onto two or more streets,the fa�ade of a secondary front yard under 50 feet in length is exempt from the entry requirement. iii. Building entries may be recessed from the fa�ade up to six feet in depth b. Encroachments are permitted as follows: i. Underground parking within the front yard setback provided the structure is not visible from the sidewalk. ii. Roof overhangs, cornices,window and door surrounds, and other fa�ade decorations may encroach up to two feet into the front yard setback. iii. Canopies and awnings may encroach into the public right-of-way to within two feet of the curb. A minimum clearance of 10 feet above the sidewalk is required. iv. Storefront display windows may project into the front yard setback no more than five feet and not beyond the property line v. Balconies, bay windows, and bow windows may encroach into the front yard setback up to three feet. (e) Uses (1) Multiple uses within a single parcel or building are encouraged. (2) Home Occupations.The use of a dwelling for an occupation or profession shall be allowed for units that have direct access to the public right-of-way, subject to the following requirements: 2 a. The business of the home occupation must be conducted by a person who resides in the dwelling unit.The business shall not employ more than two workers on-site at any one time who live outside of the unit. b. A home occupation shall not result in noise,fumes,traffic, lights, odor, excessive sewage or water use or garbage service, electrical, radio, or N interference in a manner detrimentai to the health, safety, enjoyment, and general weifare of the surrounding area. c. The business component may include offices, small service establishments, home crafts which are typically considered accessory to a dwelling unit, or limited retailing associated with fine arts, crafts, or personal services. It may not include a commercial food service requiring a license, a limousine business or auto service, repair for any vehicles other than those registered to residents of the property, or the sale or repair of firearms. d. Clients, deliveries, and other business activity shall be limited to the hours of 8 am to 9 pm. e. All buildings that permit home occupations shall adopt rules to regulate their operations in order to ensure that these units function harmoniously with other tenants within the building. (3) Uses in the Mixed Use Zoning District are subject to the requirements listed in Subsection (f) where the use notations have the following meanings: P Permitted R Permitted subject to restrictions C Allowed with the approval of a Conditional Use Permit N Not permitted (f) Subdistrict Standards (1) Neighborhood Mixed Use (MU-N) Subdistrict a. Principle Structure Setbacks. i. Primary front yard—three feet minimum to 12 feet maximum ii. Secondary front yard—six feet minimum to 15 feet maximum iii. Front yard across a public right-of-way from an R-1 or R-2 zoned property-10 feet minimum to 15 feet maximum iv. Side property line—50 feet abutting R-1 or R-2 districts; 10 feet abutting all other districts v. Rear property line—75 feet abutting R-1 or R-2 districts; 15 feet abutting all other districts b. Parking and Storage Setbacks. i. Primary front yard—30 feet ii. Secondary front yard—15 feet iii. Side property line—six feet iv. Rear property line—six feet c. Height. i. Minimum—26 feet(buildings occupying less than 5,000 square feet are exempt from this requirement) ii. Maximum—four stories or 62 feet, whichever is less iii. Parking structure maximum—building height less one story iv. Building height limited to two stories or 34 feet, whichever is less,within 75 feet of R-1 or R- 2 zoned properties d. Stepbacks. i. 15 foot minimum stepback is required above three stories for frontages on rights-of-way less than 70 feet in width 3 e. Lot Coverage. i. Impervious maximum—85% ii. Non-structure coverage maximum—15% iii. Useable outdoor space minimum—10% f. Uses. Restrictions RESIDENTIAL Units within a mixed use building P Muitifamily dwellings (three or more P units) Senior and disability housing P Home occupations R See Subsection (e)(2) above Single-family dwellings N COMMERCIAL Medical clinics P Restaurants, brewpubs P General retail/service R 20,000 square feet maximum gross floor area Breweries P Taprooms C Micro-distilleries P Cocktait rooms � Parking R Only as accessory to principal use Child care � Drive-thru facilities C See Subsection (g)(3) below Gasoline sales and automotive repair N Self-storage N Outdoor storage N Sale or repair of firearms N Firing range N OFFICE Financial institutions without drive-thru P facilities Financial institutions with drive-thru C facilities Offices R 5,000 gross square feet per floor maximum INSTITUTIONAL Civic R 50 surface lot parking spaces maximum Medical R 50 surface lot parking spaces maximum Assembly R 50 urface lot parking spaces maximum (2) Community Mixed Use (MU-C) Subdistrict a. Principle Structure Setbacks. i. Primary front yard—five feet minimum to 15 feet maximum 4 ii. Secondary front yard—10 feet minimum to 15 feet maximum iii. Front yard across a public right-of-way from an R-1 or R-2 zoned property—10 feet minimum to 15 feet maximum iv. Side property line—50 feet abutting R-1 or R-2 districts; 10 feet abutting all other districts v. Rear property line—75 feet abutting R-1 or R-2 districts; 25 feet abutting all other districts b. Parking and Storage Setbacks. i. Primary front yard—30 feet ii. Secondary front yard—15 feet iii. Side property line—six feet iv. Rear property line—six feet c. Height. i. Minimum—26 feet ii. Maximum—six stories or 90 feet,whichever is less iii. Parking structure maximum—building height less one story iv. Building height limited to two stories or 34 feet,whichever is less, within 75 feet of R-1 or R- 2 zoned properties d. Stepbacks. i. 15 foot minimum stepback is required above three stories for frontages on rights-of-way less than 70 feet in width e. Lot Coverage. i. Impervious maximum—80% ii. Non-structure coverage maximum—20% iii. Useable outdoor space minimum—15% f. Uses. Restrictions RESIDENTIAL Units within a mixed use building P Multifamily dwellings (three or more P units) Senior and disability housing P Home occupations R See Subsection (e)(2) above Single-family dwellings N COMMERCIAL Medical clinics P Hotels P Restaurants, brewpubs P General retail/service R 30,000 square feet maximum gross floor area Breweries P Taprooms C Micro-distilleries P Cocktail rooms C Parking R Only as accessory to principal use Child care � Drive-thru facilities C See Subsection (g)(3) below Gasoline sales and automotive repair N Self-storage N 5 Outdoor storage N Sale or repair of firearms N Firing range N OFFICE Financial institutions without drive-thru P facilities Financial institutions with drive-thru C facilities Offices R 7,000 gross square feet per floor maximum INSTITUTIONAL Civic R 50 surface lot parking spaces maximum Medical R 50 surface lot parking spaces maximum Assembly R 50 urface lot parking spaces maximum (3) Employment Mixed Use (MU-E) Subdistrict a. Princip/e Structure Setbacks. i. Primary front yard—five feet minimum to 15 feet maximum ii. Secondary front yard—10 feet minimum to 15 feet maximum iii. Front yard across a public right-of-way from an R-1 or R-2 zoned property—10 feet minimum to 15 feet maximum iv. Side property line—50 feet abutting R-1 or R-2 districts; 10 feet abutting all other districts v. Rear property line—75 feet abutting R-1 or R-2 districts; 25 feet abutting all other districts b. Parking and Storage Setbacks. i. Primary front yard—30 feet ii. Secondary front yard—15 feet iii. Side property line—six feet iv. Rear property line—six feet c. Height. i. Minimum—26 feet ii. Maximum—six stories or 90 feet,whichever is less iii. Parking structure maximum—building height less one story iv. Building height limited to two stories or 34 feet,whichever is less, within 75 feet of R-1 or R- 2 zoned properties d. Stepbacks. i. 15 foot minimum stepback is required above three stories for frontages on rights-of-way less than 70 feet in width e. Lot Coverage. i. Impervious maximum—80% ii. Non-structure coverage maximum—20% iii. Useable outdoor space minimum—15% f. Uses. Restrictions COMMERCIAL Medical clinics P Hotels P 6 Restaurants, brewpubs P General retail/service R 30,000 square feet maximum gross floor area Breweries P Taprooms C Micro-distilleries P Cocktail rooms C Parking R Only as accessory to principal use Child care R Only as accessory to principal use Drive-thru facilities C See Subsection (g)(3) below Gasoline sales and automotive repair C Self-storage N Outdoor storage N Sale or repair of firearms N Firing range N OFFICE Financial institutions without drive-thru P facilities Financial institutions with drive-thru C facilities Offices R 10,000 gross square feet per floor maximum INSTITUTIONAL Civic R 50 surface lot parking spaces maximum Medical R 50 surface lot parking spaces maximum Assembly R 50 surface lot parking spaces maximum LIGHT INDUSTRIAL Light manufacturing or R&D that does P not constitute a nuisance or health hazard to adjacent properties Makerspaces P Warehouses � (g) Development Standards (1) Parking. a. Required parking. Minimum required parking may be fulfilled in the following locations: i. Off-street parking shall be located to the side and rear of buildings. ii. Spaces may be provided on-site or between multiple connected sites with a recorded shared parking agreement. iii. Spaces may be leased from a private or public parking facility with a shared parking agreement with the parking facility owner. b. Access. i. Driveways are limited to 20 feet in width. ii. Sites with alley access must use the alley for ingress and egress. iii. Pedestrian access to off-street parking must be provided from front yards. 7 c. Screening. Parking areas shall be screened from public streets, sidewalks, and paths with a masonry wall or evergreen hedge not less than 50 percent opaque on a year-round basis.The height of the screening shall be between 36 and 48 inches. d. Structured parking.The ground floor of any parking structure abutting a public street must have habitable space for a depth of 30 feet facing the street. i. Upper floors must be designed and detailed in a manner consistent with adjacent buildings. ii. Entrances shali be located to minimize conflicts with pedestrian movement. iii. Ramped floors are prohibited. (2) Pedestrian Circulation. a. Sidewalks shall be required along all street frontages,and sidewalk and trail design shall be consistent with the City's Bicycle and Pedestrian Plan. b. Walkways of at least six feet in width are required along all building facades that abut parking areas. c. A well-defined pedestrian path shall be provided from the sidewaik to each primary entrance of a building. (3) Drive-thru Facilities. a. Facilities and lanes shall be located behind the principal structure. b. Queuing lanes shall not interfere with pedestrian circulation. c. Drive-through canopies and other structures shall be constructed from the same materials as the principal structure and with a similar level of architectural quality and details. (4) Outdoor Dining Areas. Outdoor seating is permitted within rights-of-way, provided that sidewalks remain clear to a width of five feet. (5) Landscaping. In addition to the minimum landscaping requirements listed in Sec. 111-8,the six foot parking and storage setback areas along the side and rear property lines shali be landscaped, planted, and maintained as a green buffer. 8 Golden Valley, MN Code of Ordinances Page 1 of 10 Sec. 113-97. - I-394 Mixed Use Zoning District. (a) Purpose. (1) The purpose of the I-394 Mixed Use Zoning District is to improve the cohesiveness, attractiveness, and sustainability of the I-394 Corridor and to implement the following principles and recommendations of the I-394 Corridor Study: a. Enable the corridor to evolve toward a diverse mix of land uses, including residential as well as commercial and industrial. b. Maximize integration rather than separation of land uses, where appropriate. c. Maintain the corridor as an employment center. d. Improve the visual coherence and attractiveness of the corridor. e. Improve connectivity for all modes of transportation. f. Foster neighborhood-serving retail and services. g. Maintain or improve the functioning of intersections and highway interchanges. h. Foster sustainable development and a balance between urban and natural systems. (2) The district includes specific standards for building form, height, bulk and placement in order to encourage development that is varied, visually appealing, accessible to non-motorized transportation and pedestrian oriented. It is designed to complement the standards of the I-394 Overlay Zoning District. (b) DistrictEstablished. Lots shall be established within the I-394 Mixed Use Zoning District in the manner provided for in Section 113-29. The district established and/or any subsequent changes to such district shall be reflected in the Official Zoning Map of the City as provided in Section 113-56. (c) Principal Uses.The following principal uses shall be permitted in the I-394 Mixed Use Zoning District: (1) Multifamily dwellings (2) Senior and disability housing (3) about:blank 8/8/2019 Golden Valley, MN Code of Ordinances Page 2 of 10 All principal uses in the Commercial Zoning District, provided that such uses are combined with other principal or conditional uses within a mixed-use building, and that the gross floor area occupied by any such single use shall not exceed 10,000 square feet (4) Class I and III restaurants (5) Business and professional offices, provided that the gross floor area occupied by the use shall not exceed 10,000 square feet (6) Medical dinics (7) Live-work units (8) All principal uses in the I-1, I-2, and I-3 Institutional Zoning Sub-Districts (9) Child care centers (10) Adult day care centers; and (11) Brewpubs. (d) AccessoryUses. The following accessory uses shall be permitted in the I-394 Mixed Use Zoning District: (1) Structured parking accessory to any permitted use. (e) Conditional Uses. The following conditional uses may be allowed after review by the Planning Commission and approval by the City Council in accordance with the standards and procedures set forth in this chapter: (1) Class II restaurants (2) Any principal use in the Commercial Zoning District in a freestanding building (3) Any principal or conditional use allowed in the Commercial Zoning District occupying more than 10,000 square feet of gross floor area (4) Business and professional offices occupying more than 10,000 square feet. The City Council may establish a maximum amount of office development that will be permitted on any lot, based upon traffic studies as required by the I-394 Overlay Zoning District, using appropriate minimum levels of service (5) Research and development laboratories (6) Convenience stores, including the sale of gasoline (7) Drive-through facilities accessory to any principal or conditional use (8) Permitted or conditional uses in buildings exceeding the height limits specified in this section about:blank 8/8/2019 Golden Valley, MN Code of Ordinances Page 3 of 10 (9) Nonresidential and mixed uses exceeding a floor area ratio (FAR) of 0.6 (10) Breweries (limited and associated retail use such as merchandise related to the brewery may be sold) (11) Taprooms (limited and associated retail use such as merchandise related to the brewery may be sold in the taproom) (12) Micro-distilleries (limited and associated retail use such as merchandise related to the microdistillery may be sold); and (13) Cocktail rooms (►imited and associated retail use such as merchandise related to the microdistillery may be sold in the cocktail room). (fl Standards forLive-Work Units,The purpose of a live-work unit is to provide a transitional use type that combines elements of a home occupation and a commercial enterprise. (1) The work space may be located on any floor of the building, but businesses serving the public shall generally be located on the first floor for accessibility. Office or studio spaces or other low-traffic activities may be located on upper floors or basements. (2) The dwelling unit component shall maintain a separate entrance located on the front or side facade and accessible from the primary abutting public street. (3) A total of two off-street parking spaces shall be provided for a live-work unit, located to the rear of the unit, or in an underground or enclosed space. (4) The business component of the building may include offices, small service establishments, home crafts which are typically considered accessory to a dwelling unit, or limited retailing associated with fine arts, crafts, or personal services. It may not include a commercial food service requiring a license, a limousine business or auto service, or repair for any vehicles other than those registered to residents of the property. (5) The business of the live-work unit must be conducted by a person who resides in the dwelling unit. The business shall not employ more than two workers on site at any one time who live outside of the live-work unit. (6) All buildings that permit live-work units shall adopt rules to regulate their operations in order to ensure that live-work units function harmoniously with other dwelling units within the building. about:blank 8/8/2019 Golden Valley, MN Code of Ordinances Page 4 of 10 (g) DimensionalStandards. Principal structures in the I-394 Mixed Use Zoning District shall be governed by the following requirements: (1) Setback Requirements.The following setbacks shall be required for principal structures in the I-394 Mixed Use Zoning District. a. FrontSetback. 1. For nonresidential or mixed uses facing an R-1 or R-2 Zoning District across a public street, the yard abutting that street shall not be less than 75 feet from the right-of-way line of the street to the structure. 2. For residential uses facing an R-1 or R-2 Zoning District across a public street, the yard abutting that street shall not be less than 30 feet from the right-of-way line of the street to the structure. 3. For buildings with a residential use at ground level, the yard abutting the street shall be not less than 10 feet from the right-of- way line of the street to the structure. 4. For buildings with nonresidential uses at ground level, there shall be no minimum front yard setback. 5. For surface parking areas, the front yard abutting the street shall be not less than 15 feet. 6. All front yard setbacks shall be landscaped according to the standards of this section. b. Side and Rear Setbacks. 1. For lots adjoining an R-1 or R-2 Zoning District, the required side yards shali be no less than 50 feet in width and the required rear yards shall be no less than 50 feet in depth. 2. For lots adjoining any other zoning district or railroad right-of-way, the required side yards shall be no less than 10 feet in width and the required rear yards shall be no less than 10 feet in depth. 3. No surface parking shall be allowed within 15 feet of a lot line. 4. All side and rear yard setbacks shall be landscaped according to the standards of this section. (2) about:blank 8/8/2019 Golden Valley, MN Code of Ordinances Page 5 of 10 HeightRestrictions. No building or structure shall exceed the maximum height listed in the corresponding sub-district except by conditional use permit: a. Sub-District A (Low): three stories b. Sub-District B (Medium): six stories; and c. Sub-District C (High): 10 stories. (3) TransitionalHeight. Buildings or portions of buildings located within 75 feet of a residential district boundary shall not exceed the maximum height permitted within that residential district. (4) Minimum HeightofNewBuildings. Buildings occupying 5,000 square feet or more must be two stories in height. A one-story wing or section of a taller building may be permitted if it comprises no more than 25 percent of the length of the facade. (h) Densityand MixofUses. Mix of uses, minimum densities, and floor area ratios are established to ensure that new development or redevelopment achieves the goals of the I-394 Corridor Study and contributes to a lively, pedestrian-oriented environment. (1) Minimum Density. a. If housing is part of a mixed use development, no minimum residential density is required. b. Freestanding residential buildings shall be developed at a minimum density of 15 units per net residential acre, with the exception of buildings or portions of buildings located within 75 feet of a residential district boundary. (2) Required MixofUses. Development sites over one acre in size shall include at least two use types from the following categories: a. Residential b. Commercial c. Office; and d. Other, including studios and other live-work uses. (3) Maximum FloorArea Ratio. Nonresidential and mixed uses shall not exceed a FAR of 0.6 except by conditional use. about:blank 8/8/2019 Golden Valley, MN Code of Ordinances Page 6 of 10 (i) lmperviousSurfaces. The total amount of impervious surfaces on any lot or parcel shall not exceed 65 percent of the area. (j) Required Open Space. Development sites over one acre in size shall reserve at least 15 percent of the site as a designed and landscaped plaza, green, park, play area, trail or parkway, or combination thereof. (k) Deve%pmentStandards.This section establishes objective development standards for all uses within the district. Standards are intended to encourage creative and sustainable approaches to development, and to allow some degree of flexibility in that some are mandatory and others are suggested: (1) BuildingPlacement. 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. (2) BuildingDesign. Building facades over 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. (3) Transparency. Views into and out of buildings shall be provided to enliven the streetscape and enhance security. a. Where nonresidential uses occupy the ground floor level, window and door openings shall comprise at least 60 percent of the length and 30 percent of the area of the ground floor facade facing the primary street and shall be located between three and eight feet above the adjacent grade level. Minimum window sill height shall be three feet above the ground, while the maximum height of the door shall be eight feet above the ground. Window and door or balcony openings shall comprise at least 15 percent of upper stories and side and rear facades. b. about:blank 8/8/2019 Golden Valley, MN Code of Ordinances Page 7 of 10 Where residential uses occupy the ground floor level, window and door openings shall comprise at least 20 percent of the primary facade and 15 percent of each side and rear facade. c. 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 and eight 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 Subsection (I) of this section. The display area behind the window shall be at least four feet deep and shall be used to display merchandise. (4) BuildingEntrances. 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. (5) Building Materials. a. 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. b. At least 20 percent of the facade facing the primary street shall be faced with Kasota stone or other indigenous dolomitic limestone. c. When used as architectural trim, up to 15 percent 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 City Manager or his/her designee. d. Facade treatment. All building facades shall be constructed with materials of equivalent levels of quality to those used on the front facade, except where a facade is not visible to the public. (6) BuildingCo%rs. Bright or primary colors shall be limited to 15 percent of all street-facing facades and roofs, except when used in pubiic art or on an awning. about:blank 8/8/2019 Golden Valley, MN Code of Ordinances Page 8 of 10 (7) ParkingLocation. 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 40 feet. On-street parking will be encouraged where appropriate and feasible. (8) ParkingScreening. Parking areas shall be screened from public streets, sidewalks and paths by a landscaped frontage strip at least five feet wide. If a parking area contains over 100 spaces, the frontage strip shall be increased to eight feet in width. a. Within the frontage strip, screening shall consist of either a masonry wall, berm or hedge or combination that forms a screen a minimum of 3.5 and a maximum of four feet in height, and not less than 50 percent opaque on a year-round basis. b. Trees shall be planted at a minimum of one deciduous tree per 50 feet within the frontage strip. (9) 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. a. Upper floors shall be designed so that sloped floors typical of parking structures do not dominate the appearance of the facade. b. 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. c. 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. (10) Pedestrian Circulation. a. about:blank 8/8/2019 Golden Valley, MN Code of Ordinances Page 9 of 10 Sidewalks shall be required along all street frontages, and sidewalk and trail design shall be consistent with the City's Public Sidewalk and Trail Policy. b. 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 feet in width, and shall be distinguished through pavement material from the surrounding parking lot. Walkways shall be landscaped for at least 50 percent of their length with trees, shrubs, flower beds and/or planter pots. c. Sidewalks of at least six feet in width shall be provided along all building facades that abut public parking areas. d. Sidewalks shall be maintained by the adjacent property owner. (11) Drive-Through Facilities. a. Drive-through elements shall not be located between the front facade 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. b. 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. c. 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. d. 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. (12) OutdoorSeatingandServiceAreas. 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 feet. Service windows for serving food and beverages may be permitted as part of any building facade. Garbage receptacles shall be maintained by the property owner. about:blank 8/8/2019 Golden Valley, MN Code of Ordinances Page 10 of 10 (13) PublicArt. Public art is encouraged as a component of new development. (I) AlternativeApproaches to Deve%pmentStandards. 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 wouid make compliance infeasible or inappropriate. (Code 1988, § 11.47; Ord. No. 397, 2nd Series, 6-6-2008; Ord. No. 540, 2nd Series, 1-30-2015; Ord. No. 567, 2nd Series, 7-30-2015) about:blank 8/8/2019 $w�L&� jf 1J�4 �,�;l�,,$:R;�:.. .. � .�, ,�, . .. ��'.�.�, , ,� �� . . Physi��1 De�elo��:nent I�epa�rtrnen�k �s�-s��-�€��r a��:�-�s�-s�,a��trt�� Date: August 12, 2019 To: Golden Valley Planning Commission From: Emily Anderson, Planning Intern Subject: Zoning Study 2019 Summary Staff is conducting a review of permitted, conditional, accessory, and prohibited uses for the different zoning districts in the Golden Valley Zoning Code and in the code of peer cities in the Minneapolis-St. Paul region. Based on this research and direction given in the 2040 Comprehensive Plan, staff has created a list of potential updates that could be made to the Zoning Code to modernize it, organize it, and make it easier for the general public to use. These potential updates are listed in this document and staff would like feedback from the Commissioners. Uses to Add - Consider adding bed and breakfasts as a conditional residential use in R-1 and R-2 o Cities that have this as a use in their code—Crystal (conditional), Plymouth (conditional), Richfield (conditional), Woodbury (conditional), Roseville (accessory), St. �ouis Park (restricted) - Consider adding rowhomes and/or townhomes as conditional or permitted residential use in R-2 - Consider adding bowling alley as a permitted commercial use o Listed in parking requirements but not in land uses o Should either add as a use or remove from parking requirements - Consider adding community center as a permitted institutional use o Listed in parking requirements but not in land uses o Already have existing Brookview Community Center but community centers aren't listed in land uses—bring into compliance - Consider adding hotel/motel as permitted use in light industrial and office 1 o Currently allowed in commercial and industrial o Peer cities have as a use in commercial (Crystal, Roseville, Robbinsdale, Plymouth, Edina, Woodbury, Richfield), industrial (Crystal, Roseville, New Hope), office (Roseville, Woodbury, Minnetonka, Plymouth, St. Louis Park) and residential (St. Louis Park) - Consider adding indoor commercial recreation as a use in commercial, light industrial, and industrial o Need feedback on whether it should permitted, conditional, or restricted use o Trying to capture many new unique uses—escape rooms, virtual reality rooms, laser tag, etc. Uses to Change and Update Industrial - Combine all veterinarian and animal uses o Animal hospitals/vets/grooming facilities (conditional commercial) o Animal kennels where animals are customarily kept, boarded, cared for,trained, or fed, or bought and sold, as a business (permitted industrial) o Animal hospital where domestic animals are received for treatment, care and cure by a duly licensed veterinarian (conditional light industrial and industrial) Residential - In R-3, increase permitted densities from 12 units per acre for multifamily dwellings and 20 units per acre for senior housing, to 20 units per acre for multifamily dwellings and 30 units per acre for senior housing, as documented in the 2040 Comp Plan Institutional - Consider changing residential facilities from conditional institutional to permitted institutional Uses to Remove Industrial - Consider removing hotel/motel - Consider removing vending machines Commercial - Consider removing comfortstations - Consider removing vending machines - Consider removing marine engine repair - Consider removing pool hall - Consider removing messenger/telegraph services Staff Request Staff is looking for feedback on each of the changes listed above. 2 Next Steps Staff will develop sample use tables based on feedback from this discussion. Attachments Existing Uses in Zoning Code (7 pages) 3 Existin� Uses in Zonin� Code R-1 of 12 units per acre with density Permitted bonuses, consistent with the City's 1. Single-family dwellings, consistent with Mixed-Income Housing Policy the City's Mixed-Income Housing Policy 4. Senior and disability housing up to 10 2. Residential facilities serving six or units per acre with the potential for 12 fewer persons units per acre with density bonuses, 3. Foster family homes; and consistent with the City's Mixed- 4. Essential services, Class I. Income Housing Policy Conditional 5. Foster family homes 1. Residential facilities serving from 6. Group foster family homes seven to 25 persons; and 7• Residential facilities serving up to 25 2. Group foster family homes. persons; and 8. Essential services, Class I. R-2 R-4 Permitted 1. Single-family dwellings, consistent Permitted with the City's Mixed-Income Housing 1. Multiple-family dwellings, consistent Policy with the City's Mixed-Income Housing 2. Two-family dwellings, consistent with Policy the City's Mixed-Income Housing 2• Senior and physical disability housing, Policy consistent with the City's Mixed- 3. Foster family homes Income Housing Policy 4. Residential facilities serving six or 3. Foster family homes fewer persons; and 4. Group foster family homes 5. Essential services, Class I. 5. Residential facilities serving up to 25 Conditional persons; and 1. Residential facilities serving from 6. Essential services, Class I and II. seven to 25 persons; and Conditional 2. Group foster family homes. 1. Multifamily dwellings to a density of 100 units per acre, consistent with the City's Mixed-Income Housing Policy R-3 2. Senior and disability housing to a Permitted density of 100 units per acre, 1. Townhouses, consistent with the City's consistent with the City's Mixed- Mixed-Income Housing Policy Income Housing Policy 2. Two-family dwellings, consistent with 3. Principal structures in excess of five the City's Mixed-Income Housing Policy stories or 60 feet in height 3. Multiple-family dwellings of up to 10 4. Residential facilities serving more than units or less per acre with the potential 25 persons; and 5. Retail sales, Class I and II restaurants, 25. Class I restaurants and professionai offices within 26. Seasonal farm produce sales principal structures containing 20 or 27. Shoe repair shops more dwelling units when located 28. Skating rinks (ice or roller) privately upon any minor arterial or major owned and operated for profit collector street. Any such sales, 29. Shopping centers (general retail - restaurant, or office shall be located convenience shopping only on the ground floor and have 30. Tanning parlors direct access to the street. 31. Theaters 32. Trade school or training centers, both Commercial public and private 33. General retail services and/or sales Permitted that are consistent with the purpose of 1. Bakeries the Commercial Zoning District and not 2. Barbershops and/or beauty parlors otherwise listed as a conditional use in 3. Catering establishments Subsection (e) of this section 4. Comfort stations 34. Adult-oriented services that require 5. Delicatessen City licensing pursuant to other 6. Dressmaking and tailoring provisions of the City Code; and establishments, including retail sales of 35. Essential services, Class I. clothing Conditional 7. Clothing, shoes and/or accessories 1. Animal hospitals, veterinary clinics, sales (retail) and/or pet grooming facilities 8. Electric repair shops 2. Auto repair shops, including tire and 9. Electronic equipment sales auto accessory repair and installation 10. Financial institution 3. Car washes 11. Floral shops (not to include nurseries) 4. Convenience food stores 12. Furniture sales and repair 5. Drive-through retail establishments, 13. Hardware, paint, and decorating stores such as banks, cleaners, Class II 14. Hotels/motels restaurants, and similar uses 15. Lodge halls 6. Mortuaries 16. Messenger and telegraph services 7. Off-street parking for adjacent 17. Offices, including medical and dental commercial or industrial uses 18. Pharmacies 8. Outdoor sales, including car lots, auto, 19. Photograph supplies and/or galleries and equipment rentals 20. Plumbing shops 9. Outdoor storage and/or sales of 21. Post offices horticultural nursery sites, temporary 22. Printing shops farmers market, and itinerant sales 23. Public garages 10. Pool halls 24. Recreation buildings and structures 11. Class III restaurants, bars, night clubs, (public and private), including etc. gymnasium, racquetball, etc. 12. Sales or show rooms (auto, machinery, 9. Temporary retail sales in accordance boats, etc.) with this section 13. Service stations 10. Sexually oriented businesses 14. Unattended business operations, such 11. Breweries (limited and associated as vending machines, coin-or token- retail use such as merchandise related operated machines and equipment, to the brewery may be sold) and similar uses 12. Taprooms that occupy up to 50 15. Heliports percent of the gross floor area of the 16. Child care centers brewery (limited and associated retail 17. Marine engine repair use such as merchandise related to the 18. Adult day care center brewery may be sold in the taproom) 19. Essential services, Class III, except for 13. Micro-distilleries (limited and peaking stations and substations associated retail use such as 20. Brewpubs; and merchandise related to the 21. Principal or conditional uses in microdistillery may be sold); and buildings greater than three stories in 14. Cocktail rooms that occupy up to 50 height. percent of the gross floor area of the microdistillery (limited and associated light Industrial retail use such as merchandise related to the microdistillery may be sold in Permitted the cocktail room). 1. Offices Restricted 2. Warehouses 1. Sale or repair of firearms. 3. Wholesale-retail distribution centers Conditional 4. Electronics manufacturing 1. Building materials yards (including 5. Food packaging and processing; inside and outside storage) provided, however,that no processing 2, public garages for repairing and storing shall involve any cooking, heating, motor vehicles smoking, soaking, or marinating 3. Laundries and dry-cleaning plants procedures 4. Animal hospitals where domestic 6. Assembly and/or fabricating exclusive animals are received for treatment, of sheet metal or steel fabricating, care, and cure by a duly licensed foundries, and similar uses except for veterinarian the fabricating of sheet metal as it is 5. Ball fields and other recreation used for the heating, ventilation, and facilities air conditioning business 6. Research and development 7. Other light manufacturing uses that laboratories and pilot plant operations would not constitute a nuisance or incidental thereto health hazard to surrounding or 7. Greenhouses with no outside storage, adjacent residential or commercial including an outside growing area no districts larger than the greenhouse building 8. Essential services, Class I and Class III area. Retail sales may be permitted only where located inside and retail use such as merchandise related incidental to a wholesale business to the microdistillery may be sold in 8. Packaging and/or bottling of soft the cocktail room) drinks or dairy products 25. Principal or conditional uses in 9. Bakeries (commercial-wholesale) buildings taller than 45 feet in height; 10. Chiid care centers, provided that said and facilities serve only dependents of 26. Surface lot storage of automobile sales persons employed on the same inventory. premises as are otherwise permitted by this chapter Industrial 11. Health, fitness, and/or exercise facilities, including dance studios, Permitted gymnastics training, weight lifting 1. All permitted uses in the Light studios, aerobic exercise, and Industrial Zoning District gymnasiums 2. Lumber yards, including outside 12. Heliports storage 13. Food packaging and processing that 3. Building material yards, including involves cooking, heating, smoking, outside storage soaking, or marinating procedures 4. Automobile accessory services, 14. Child care centers including battery and tire repair and 15. Truck/van terminals replacement services 16. Medical ctinics 5. Blacksmith, repair, machine, or tin 17. Trade schools or training centers shops 18. Aduft day care center 6. Animal kennels where anima�s are 19. Drive-through bank facitities with customarily kept, boarded, cared for, frontage on a collector or minor trained, fed, or bought and sold, as a arterial street business 20. Accessory retail services and/or sales 7• General manufacturing uses, including incidental to a permitted use, the compounding, assembly, or conducted in an area less than 10 treatment of articles or materials percent of the building's gross floor 8. Hotels and motels a rea 9. Class I restaurants 21. Recycling drop-off facilities 10. Metal fabrication and assembly 22. Recycling facilities 11. Temporary retail sales in accordance 23. Taprooms that occupy 50 percent or with this section more of the gross floor area of the 12. Sexually oriented businesses brewery (limited and associated retail 13. Recycling drop-off facilities; and use such as merchandise related to the 14. Distilleries. brewery may be sold in the taproom) Restricted 24. Cocktail rooms that occupy 50 percent 1. All restricted uses as provided for in or more of the gross floor area of the the Light Industrial Zoning District. microdistillery (limited and associated Conditional Office 1. Ali conditional uses as provided for in permitted the Light Industrial Zoning District 1. Offices; 2. Car washes 2. Clinics- medical, dental; or optical, 3. Structures and premises for 3. Financial institutions; and, automobile or other motor vehicle 4. Essential services, Class I. sales and showrooms, with incidental Conditional accessory service and repair facilities 1. Adult day care centers 4. Service stations 2. Child care centers 5. Bulk storage of gas, fuel oil, chemicals, 3. Daytime activity centers or other and other liquid or solid materials facilities providing school and/or which may be considered hazardous or training for disabled people toxic 4. Drive-through facilities for Financial 6. Mortuaries institutions. 7. Off-street parking lots for adjacent 5. Heliports accessory to an office. commercial, light industrial, or 6. Limited retail services accessory to an industrial uses office and within an office building. 8. Outdoor sales including motor vehicle 7. Recreational facilities accessory to an and equipment rental office; and 9. Drive-through retail establishments, g, Laboratories- medical, dental, or such as banks, cleaners, Class II research and development. restaurants, and similar uses 10. Unattended business operations, such as vending machines and equipment I-1 11. Temporary structures such as tents or Permitted air-supported structures 1. Places of worship 12. Railroad yards, railroad tracks, and 2. Schools, public and parochial, rights-of-way in such yards, railroad excepting colleges, seminaries, and shops, round houses, and any other other institutes of higher education use which shall be for railroads 3. Essential services, Class I; and 13. Automobile repair shops, auto body 4. Seasonal farm produce sales. repair and/or painting, and auto Conditional cleaning and reconditioning 1. Adult day care centers 14. Heliports 2. Child care centers; and 15. Child care centers 3. Heliports. 16. Trade schools or training centers 17. Adult day care centers; and 1_2 18. Principal or conditional uses in buildings taller than 45 feet in height. Permitted 1. Public and private libraries 2. Museums 3. Colleges, seminaries, and other I-5 institutes of higher education; and Permitted 4. Essential services, Class I. 1. Cemeteries; and Conditional 2. Essential services, Class I. 1. Adult day care centers; and 2. Child care centers I-394 Mixed Use District I-3 Permitted 1. Multifamily dwellings Permitted 2. Senior and disability housing 1. Convalescent homes, nursing homes, 3. All principal uses in the Commercial clinics, and other buildings incidental Zoning District, provided that such to the operation thereof uses are combined with other principal 2. Essential services, Class I. or conditional uses within a mixed-use Conditional building, and that the gross floor area 1. Adult day care centers occupied by any such single use shall 2. Child care centers not exceed 10,000 square feet 3. Congregate housing 4. Class I and III restaurants 4. Heliport. 5. Business and professional offices, 5. Hospitals and outpatient surgical provided that the gross floor area facilities occupied by the use shall not exceed 6. Lodge halls and private ciubs 10,000 square feet 7. Residential facilities; and 6. Medical clinics 8. Senior and disability housing. 7. Live-work units 8. All principal uses in the I-1, I-2, and I-3 I-4 Institutional Zoning Sub-Districts Permitted 9. Child care centers 1. Golf courses, country clubs, and polo 10. Adult day care centers; and fields, excepting those carried on as a 11. Brewpubs. business such as miniature golf courses Conditional 2. Parks, playgrounds, City offices, fire 1. Class II restaurants stations, and other lands incidental to 2• Any principal use in the Commercial the operation of the City; and Zoning District in a freestanding 3. Essential services, Class I. building Conditional 3. Any principal or conditional use 1. Adult day care center allowed in the Commercial Zoning 2. Child care centers; and District occupying more than 10,000 3. Heliports. square feet of gross floor area 4. Business and professional offices occupying more than 10,000 square feet. The City Council may establish a maximum amount of office development that will be permitted on any lot, based upon traffic studies as required by the I-394 Overlay Zoning District, using appropriate minimum levels of service 5. Research and development laboratories 6. Convenience stores, including the sale of gasoline 7. Drive-through facilities accessory to any principal or conditional use 8. Permitted or conditional uses in buildings exceeding the height limits specified in this section 9. Nonresidential and mixed uses exceeding a floor area ratio (FAR) of 0.6 10. Breweries (limited and associated retail use such as merchandise related to the brewery may be sold) 11. Taprooms (limited and associated retail use such as merchandise related to the brewery may be sold in the taproom) 12. Micro-distilleries (limited and associated retail use such as merchandise related to the microdistillery may be sold); and 13. Cocktail rooms (limited and associated retail use such as merchandise related to the microdistillery may be sold in the cocktail room).