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HomeMy WebLinkAboutJuly 20, 2006 CITY OF PRIOR LAKE Economic Development Advisory Committee Meeting Thursday July 20, 2006 11 :30 - 1: 15 Fire Station / Citv Hall Council Chamber 1. Economic Development Activity Update (provided at meeting) 2. Appointment of Committee Chair and Vice-Chair 3. Consider Recommendation to Planning Commission and City Council regarding amending the C-3 Zone Design Standards and development and adoption of Downtown Illustrated Design Guidelines 4. Consider Recommendation to City Council regarding Request for Qualifications and Proposals for Redevelopment of Block 2 and Block 4 in the Downtown area 5. Consider meeting schedule for remainder of 2006 (no agenda report) 6. Adjourn MEETING DATE: AGENDA #: PREPARED BY: AGENDA ITEM: DISCUSSION: 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 ECONOMIC DEVELOPMENT ADVISORY COMMITTEE AGENDA REPORT JULY 20, 2006 4 PAUL SNOOK, ECONOMIC DEVELOPMENT DIRECTOR CONSIDER RECOMMENDATION TO CITY COUNCIL TO : 1.) ENGAGE A CONSULTANT TO ASSIST IN DEVELOPING A REQUEST FOR QUALIFICATIONS AND PROPOSALS FOR REDEVELOPMENT OF BLOCK 2 AND BLOCK 4 IN THE DOWNTOWN AREA AND PROVIDE FINANCIAL ADVISORY AND OTHER REDEVELOPMENT RELATED SERVICES AS APPROPRIATE. 2.) ISSUE THE REQUEST FOR QUALIFICATIONS AND PROPOSALS FOR REDEVELOPMENT OF BLOCK 2 AND BLOCK 4 Introduction The Economic Development Advisory Committee is asked to provide recommendation to the City Council to engage a consultant to assist in developing a RFQ-RFP for the redevelopment of Blocks 2 and 4 in the Downtown area, and provide financial advisory and other redevelopment related services as appropriate; and issue Request for Qualifications and Proposals for the redevelopment of Block 2 and Block 4. The RFQ-RFP will be issued to developers. Historv The 2030 Vision and Strategic Plan calls for a thriving downtown, and for the downtown to be a unique community focal point and attraction that contributes to the City's identity and offers opportunities for recreation, employment, housing, shopping and dining. Goals included under this element include encouraging redevelopment, and construction of mixed use buildings. Over the last few years, the City implemented a downtown fa~ade improvement program in which many existing buildings I storefronts were renovated. This was a very effective program since many properties were improved in the downtown area, and City funds leveraged private investment by nearly a 1:8 ratio. In order to initiate redevelopment, the City has worked on property acquisition on Block 2 (the block with the VFW) over the last few years; having acquired one property (Joe's Pizza building), and negotiated with the owner of another (MN Nails). Current Circumstances Downtown Prior Lake is experiencing the beginning of resurgence in commercial development. The new city hall and police station will help bring www.cityofpriorlake.com H\ED Advisory Cmte\Agendas\7-20-~~-~~Li.4lfYl~~!3ij-f)F'F~~~4~wm~Blocks 2 and 4 (7-20-06). DOC consumers downtown and serve as gateways to Lakefront Park. The Rock Creek Building at Main Ave and Hastings Ave will also be completed, adding 17,000 square feet of Class A office and retail space to the downtown. The next step is to capitalize on this revitalization and move forward with downtown redevelopment. City plans call for further revitalization of the downtown area in the form of redevelopment. Block 2, on the south side of Eagle Creek Ave (County Highway 21), and Block 4, on the north side of Eagle Creek Ave have been identified as redevelopment areas. Many buildings in these redevelopment areas are in poor shape, in which deferred maintenance is evident. In addition, many of the uses such as a auto repair facility and lumber yard, are obsolete with current zoning and the future comprehensive plan. Staff and Mayor Haugen have met with VFW officials to discover their plans for remaining downtown. They expressed an interest in not only remaining downtown but also in improving and expanding their facility. Staff has had discussions with Inter City Oil based Duluth, owner of property that Sebastian Auto leases; the company has expressed interest in entertaining an offer to purchase the property. Staff has also contacted Sebastian Auto. The owner of the business understands the future direction of downtown development, and staff will work with him on finding alternate locations. Following is a summary of ownership and redevelopment disposition of the properties. Block 2 c Current ownership. There are four properties on this block. The VFW is the largest property owner and owns an older building and a large parking lot behind the building on the western part of the block. There are two vacant buildings in a state of disrepair, one owned by the City, and another owned by a family that had a nail salon business in it. An oil company owns the property on the northeast corner and leases it to an automotive repair shop. The owner of the automotive repair shop understands that the current use of the property is obsolete and does not fit with current and future zoning, and will eventually have to move. c Redevelopment Disposition: The City has acquired one property (Joe's Pizza) through negotiated purchase. The City Council is very clear that the VFW is a community institution that needs to remain in the downtown and be part of the redevelopment. The oil company is willing to consider selling and would entertain an offer. The City has attempted to negotiate with the owners of the vacant nail salon building (MN Nails) but hasn't had success; the owners have been difficult to reach and communication is complicated in that the owners are recent immigrants from Southeast Asia with English as their second language. H\ED Advisory Cmte\Agendas\7-20-06\.I\R-Recommend RFQ-RFP for Redevelopment Blocks 2 and 4 (7-20-06).DOC Block 4 c Current ownership: the City owns parking lots, a retail building (acquired for future right of way expansion and currently leased by a flower shop) and the library (which is not subject to redevelopment). There is a lumber I building supply business in the middle of the block, which is an obsolete use and does not fit with current and future zoning. The "Professional Building" houses an antique shop and other businesses. A recently developed retail I office building (bakery on street level and and offices above) known as the "Speiker Building" is not subject to redevelopment. c Redevelopment disposition: A local developer has expressed interest in redeveloping the entire block with exception of the library and Speiker Building. The developer has informally proposed (to City staff) that the City make a commitment of its property for redevelopment first, and then the developer would proceed with acquisition of the remaining privately owned property and ultimately develop a mixed use project (retail, office, and possibly residential), along with a parking structure incorporated into the project as has been done at the Excelsior & Grand development in St. Louis Park. To date the City has not issued a redevelopment RFQ - RFP. As was done for the Main and Hastings site (where the Rock Creek building is now under construction), the City would issue a Request for Qualifications and Proposals for the selection of a developer to plan and redevelop Block 2 and I or Block 4 (including retention of the VFW). However, it will differ from the previous RFP in that it will call for the developer to acquire the necessary properties rather than the City doing the outright acquisition. Redevelopment will likely be a private-public partnership with the City participating in the financing of the project. Conclusion Redevelopment in downtown Prior Lake is supported and called for in various policy and planning documents of the City, including the 2030 Vision and Strategic Plan; The Prior Lake Downtown Development Guide; and Prior Lake Market Analysis by McComb Group, Ltd. Blocks 2 and Block 4 are areas of redevelopment opportunity. In order proceed with redevelopment it is necessary to issue Request for Qualifications and Proposals for redevelopment. A preliminary timeline for the RFQ-RFP process is as follows: c 7/19/06 - Economic Development Advisory Committee meeting: Consider Recommendation to City Council regarding Request for Qualifications and Proposals for Redevelopment of Block 2 and I or Block 4 in Downtown Prior Lake c August 7 and 21, 2006 - EDA / City Council meeting: Consider retaining Financial Advisory and Redevelopment Consultant H\ED Advisory RFQ-RFP for Redevelopment Blocks 2 and 4 (7-20-06) DOC Services to prepare RFQ-RFP. c September 2006 - Issue Request for Qualifications and Proposals for Redevelopment of Block 2 and 1 or Block 4 in Downtown Prior Lake c October 2006 - Receive proposals from potential developers for redevelopment of Blocks 2 and 1 or 4 c November 2006 - Select developer for redevelopment of Blocks 2 and I or 4 c December 2006 - Negotiate with selected developer(s) and prepare development agreement ISSUES: Prior to soliciting the RFQ-RFP the City will need to address two issues 1.) How does the City sell its portion of property for this redevelopment while remaining in conformance with state statute?; and 2.) To what extent and how can the City provide assistance to develop public parking and streetscape? These policy and legal questions will be addressed as part of the RFQ-RFP process. FINANCIAL IMPACT: A rough estimate of a consultant to assist in developing the RFQ-RFP and provide financial advisory and other redevelopment related services is estimated at $15,000 - 20,000 depending on the full scope of services. ALTERNATIVES: 1. Offer and pass a motion recommending that the City Council engage a consultant to assist in developing a RFQ-RFP for the redevelopment of Blocks 2 and 4 in the Downtown area and provide financial advisory and other redevelopment related services as appropriate; and issue Request for Qualifications and Proposals for the redevelopment of Block 2 and 4 2. Defer for a specific reason RECOMMENDED MOTION: Alternative 1. Reviewed by: (~ H\ED Advisory Cmte\Agendas\7-20-06\AR-Recommend RFQ-RFP for Redevelopment Blocks 2 and 4 (7-20-06).DOC MEETING DATE: AGENDA #: PREPARED BY: AGENDA ITEM: DISCUSSION: REQUESTED ACTION: ATTACHMENTS I EXHIBITS: Reviewed by: 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 ECONOMIC DEVELOPMENT ADVISORY COMMITTEE AGENDA REPORT JULY 20, 2006 2 PAUL SNOOK, ECONOMIC DEVELOPMENT DIRECTOR APPOINTMENT OF COMMITTEE CHAIR AND VICE CHAIR Introduction According to the Bylaws of the City of Prior Lake Economic Development Advisory Committee, a Committee Chair shall be appointed from among the Committee's membership for a two year term in November by a majority vote of the Economic Development Advisory Committee. Since the Committee was created in April of 2006, the Committee Member appointed to be Chair would serve in that capacity through October 2007. In addition, the Bylaws call for a Vice Chair to be selected annually by the Committee. The Committee Member appointed to be Vice Chair would serve in that capacity through October 2006. Conclusion . Through nomination and majority vote, the Committee should appoint both the Chair and Vice Chair. Staff advises that the Committee consider this action at the next meeting, and in the interim time between meetings, those committee members interested in serving would contact 1 notify staff of their interest. Then at the next meeting there would be a list of interested candidates from which to appoint the positions. Committee members should consider whether they are interested in serving as chair or vice chair and contact staff if they desire to serve either position. Economic Development Advisory Committee ByLaws Frank Boyles, Ci www.cityofpriorlake.com H\ED Cmte\Agendas\7-20-OPlllih~io:nY.b!4~'7'.'4~ir? Jt~ ~2~t44'7(~ij.5l6)DOC BYLAWS OF ECONOMIC DEVELOPMENT ADVISORY COMMITTEE Revised May 1, 2006 PURPOSE The Committee shall act in an advisory capacity to the Prior Lake City Council and Economic Development Authority and shall provide advice both on economic development matters identified in the purpose or as assigned to the committee by the City Councilor Economic Development Authority. Annually or as otherwise required by the Council, the Committee Chair shall give an accounting of the Committee's activities with respect to its purposes, goals and objectives. Specific powers, duties and responsibilities of the Committee include: (1) Serve as a liaison between city government and the community; (2) In conjunction with the City Council, Economic Development Authority and staff, facilitate economic growth and redevelopment activities for the City of Prior Lake; (3) Work with citizens, City staff, business owners, property owners, prospective developers, the Chamber of Commerce, and other economic development stakeholders on a variety of economic development and redevelopment activities; (4) Provide review and comment on economic development and redevelopment policies to the City Council and Economic Development Authority. (5) Make recommendations to the City Council and Economic Development Authority regarding economic development issues, strategy development and implementation and other initiatives that can be undertaken by the City to expand and strengthen its economy, inclusive but not limited to business retention & expansion, targeted business attraction I recruitment, new business I entrepreneurial development, and redevelopment; and (6) To assist City Council and Economic Development Authority in finding funding sources for economic development and redevelopment. ARTICLE 1. NAME Section A. Name - The legal name of the organization is the "Prior Lake Economic Development Advisory Committee." Section B. Office - The Office of the Prior Lake Economic Development Advisory Committee is at 16776 Fish Point Road S.E., Prior Lake, Minnesota 55372. ARTICLE 2. OFFICERS Section A. Aooointment - The Committee shall consist of a number of members as may be determined and appointed by the Prior Lake City Council for a term of three (3) years from November 1 to October 31. The Committee shall consist of two City Council members, the City Manager or designee, and a number of residents and/or business persons as may be determined and appointed by the City Council, at least the majority of which must reside in Prior Lake. Committee members may serve based upon attendance and participation, continued residence in Prior Lake and in accordance with the term limit policy established by the City Council. - H:\ED Advisory Cmte\Prior Lake ED Advisory Committee ByLaws REVISED-FINAL (5-01-06).DOC Section B. Officers - The Officers of the Prior Lake Economic Development Advisory Committee shall be a Chair, Vice-Chair and a Secretary. The City Manager or his/her designee shall serve as Secretary of the Committee. The selection of the Chair or Committee members will be filled in accordance with City Council Bylaws. Section C. Chair - The Chair of the Committee shall be appointed from among the Committee's membership for a two-year term in November by majority vote of the Economic Development Advisory Committee. The duties of the Chair include: 1. Review and approve meeting agendas. 2. Preside at meetings. 3. Participate with the City Council in the selection of Committee members. 4. Represent the Committee as appropriate. Section D. Vice-Chair - The Vice-Chair shall be selected annually by the Committee and shall perform the duties of the Chair in his/her absence. The Vice-Chair shall assume such other duties as assigned by the Chair. Section E. Secretarv - The City Manager or his/her designee shall act as the Secretary and shall be responsible for recording and compiling a written summary of all official activities of the Committee. Section F. Subcommittees - The Committee may divide its membership into Subcommittees as it deems necessary to implement its goals and objectives. Section F. Vacancies - If the office of Chair becomes vacant, the Economic Development Advisory Committee shall appoint a replacement in accordance with Article 2, Section B. If the Office of Vice-Chair becomes vacant, the Committee shall elect a successor from its membership at the next regular meeting, and such election shall be for the unexpired term of said office. Should a member resign, or otherwise vacate a seat on the Committee, Prior Lake City Council shall appoint a replacement to complete the term. Section G. Performance Criteria - Annually the Committee shall perform a written self-evaluation on the following: 1. Implementation of the purpose. 2. Member's personal attendance and participation. The Committee shall forward this evaluation to a review committee comprised of the staff member assigned to the Committee, City Manager and one member of the City Council. The review Committee shall present this report and any additional comments to the Council by the first week of December for action and recommendation at the annual meeting in accordance with the Council Bylaws. Section H. Term Limit -It is the policy of the Prior Lake City Council to impose a two term {or 6 year} service limitation for all appointed positions within the committees and commission. Partial terms do not count toward the term limitation. The purpose of the term limit policy is to encourage resident participation on City advisory bodies and provide community members with the opportunity to participate in their local government. ARTICLE 3. MEETINGS Section A. Reaular Meetinas - Regular meetings shall be held quarterly at the Prior Lake Fire Station, 16676 Fish Point Road SE, Prior Lake, Minnesota. In the event that such a date shall fall on a legal holiday, the meeting shall be held on the next succeeding day. Regular meetings may be rescheduled, canceled or changed depending upon unique circumstances and subject to the approval and consent of both the Chair and/or Vice-Chair. Section B. Soecial Meetinas - Special Meetings of the Committee may be called by the Chair, or two {2} H:\ED Advisory Cmte\Prior Lake ED Advisory Committee ByLaws REVISED-FINAL (5-01-06).DOC 2 Section C. Section D. Section E. members of the Committee for the purpose of transacting any business designated in the call. Staff may recommend calling a special meeting, but must receive approval from either the chair or two members of the Committee. The call for a special meeting may be delivered prior to the time of the proposed meeting to each Committee member of the Committee at least two (2) days prior to the special meeting. At such meetings, no business shall be considered other than as designated in the call. Quorum for Reaular and Soecial Meetinas - A majority of Committee members shall constitute a quorum for the purpose of conducting its business, but a smaller number may adjourn from time to time until a quorum is obtained. When a quorum is in attendance, action may be taken by the Committee upon a vote of a majority of the Committee present. Conduct of Business at Meetinas - The agenda for a regularly scheduled meeting shall include the following in order of business: 1. Call to Order 2. Approval of minutes of previous meeting(s) 3. Old Business 4. Other Business 5. Staff Update 6. New Business 7. Adjournment Votina - All members of the Committee have equal voting authority. ARTICLE 4. CONFLICT OF INTEREST Section A. Conflict of Interest - A member shall refrain from discussing, voting on, or in any manner taking part in an action or decision of the Economic Development Advisory Committee if: 1. The member has, or reasonable expects to have during the member's term of office, a direct interest in the outcome of the action or decision, unless the effect of the action or decision on the member's interests would be no greater than its effect on other persons or property similarly situated; or 2. The member has a direct or indirect interest in any sale, lease, or contract that is the subject of the action or decision, except as expressly permitted under state lows governing municipal contracts. If a conflict involves the presiding officer, in addition to refraining from participation in the action or decision as provided in this section, the presiding officer shall disqualify him/herself from the duties of presiding officer and shall pass the gavel to the Vice-Chair or to any member who has no conflict. The presiding officer may resume the chair once the issue has been dispatched. ARTICLE 5. CODE OF CONDUCT Section A. Code of Conduct - Committee members will adhere to the following: 1. Committee member's opinion pertaining to a function, organization or specific application or issue shall not be given to the public or media unless there is a clear qualification that the opinion is that of the member and not the official opinion of the Committee or the City. If a Committee, he/she shall do so only after receiving the official direction from the Committee. 2. The conduct of Committee members shall reflect positively upon the Committee, individual member and City. ...-..-- --,,- H:\ED Advisory Cmte\Prior Lake ED Advisory Committee ByLaws REVISED-FINAL (5-01-06).DOC 3 3. Committee members shall avoid any actual or apparent impropriety. ARTICLE 6. AMENDMENTS Section A. Amendments - These bylaws shall be reviewed by the Committee annually. The Committee may recommend revised bylaws to the City Council for final approval. - H:\ED Advisory Cmte\Prior Lake ED Advisory Committee ByLaws REVISED-FINAL (5-01-06).DOC 4 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 ECONOMIC DEVELOPMENT ADVISORY COMMITTEE AGENDA REPORT MEETING DATE: AGENDA #: PREPARED BY: JULY 20, 2006 3 PAUL SNOOK, ECONOMIC DEVELOPMENT DIRECTOR AGENDA ITEM: CONSIDER RECOMMENDATION TO PLANNING COMMISSION AND CITY COUNCIL TO AMEND C-3 ZONE DESIGN STANDARDS AND DEVELOP AND ADOPT DOWNTOWN ILLUSTRATED DESIGN GUIDELINES DISCUSSION: Introduction The Economic Development Advisory Committee is asked to make recommendations to Planning Commission and City Council to retain a consultant to: 1.) Prepare amendments to the C-3 Zone design standards in Prior Lake City Code Section 1102.1100 in accordance with staff's suggested changes, and 2.) Develop downtown illustrated design guidelines as a supplement to the C-3 design standards. The reason for this recommendation is that the existing C-3 design standards are too ambiguous (see attached City Code excerpt with areas requiring clarification) with regard to traditional downtown building design, and amending the standards and developing an illustrated design guidelines will strengthen the overall building design standards for downtown, and provide the clarity needed in order for property owners, developers and city staff to proceed with downtown development and redevelopment in a quality and efficient manner in terms of design and customer service. This is important in light of the heightened interest in downtown development and redevelopment. Historv In 2000, the City adopted a Downtown Development Guide which focuses on land use, street layout, streetscape, and architectural theme. However, it is lacking in the specific details of building design guidelines that are necessary in order to provide a very clear direction as to what is desired and required for the design of downtown buildings. The City recently completed a Fa~ade Improvement Program to improve the downtown building stock. The facade program was created to fulfill the goals and plans of the City of Prior Lake's 2030 Vision and Strategic Plan, specifically the Vision Element called Downtown Redevelopment. The purpose of the program was to revitalize, renovate exteriors, and increase investment in the downtown area. The City invested $277,086, while a dozen downtown businesses cumulatively invested $2,120,235. The total investment in the downtown fa~ade program was $2,397,321. This program was a good www.cityofpriorlake.com H\ED Advisory Cmte\Agendas\7-20-CJ'~ilJ'!J~?ij~(J1 )ilt~ 9g~lt411!~ij!JS Guides (7-20-06).DOC example of public investment leveraging significant private investment. Downtown has been improved considerably by this program. Current Circumstances An example of the inadequacy of the current C-3 design standards and lack of illustrated design guidelines can be found in the Premiere Dance Academy redevelopment. Because of the vagueness of certain areas of the design standards, the design review process took much more time than it should have, resulting in inefficiency and a building design that is not optimal for a traditional downtown setting. In interpreting how this project fit the design standards, City staff suggested design elements (such as a flat roof) that were optimal according to the standards, but the developer correctly pointed out that the optimal design elements are not required. Downtown redevelopment is becoming more of a focus with the City pursuing the Downtown Revitalization element of the 2030 Vision and Strategic Plan, and developers becoming interested in redevelopment opportunities. With this heightened activity, the City needs to have clearer design standards and illustrated design guidelines in place so there is not a repeat of the inefficiencies and lack of clarity as to the City's direction and policy for downtown building design. There are many cities across the country that have illustrated design guidelines for their respective downtowns. Some of these guides are oriented toward historic preservation in which the communities have a large inventory of historic commercial buildings and use the guidelines to assist property owners in restoration. A good example of this type of guidelines is that of Red Wing, MN. Other communities have design guidelines that address both historic preservation and new development, guiding the new development in a manner that is compatible with existing and renovated historic properties. Finally, many communities have illustrated downtown design guidelines chiefly for guiding new development so that it has a feel of a traditional downtown. Staff has acquired illustrated design guideline examples from a number of communities including Wayzata, MN; Hopkins, MN; Shakopee, MN; Aiken, South Carolina and others (Wayzata's guidelines are included with this agenda report). Conclusion The 2030 Vision and Strategic Plan calls for a thriving downtown, and for the downtown to be a unique community focal point and attraction that contributes to the City's identity and offers opportunities for recreation, employment, housing, shopping and dining. A few of the goals under this element include encouraging redevelopment, and construction of mixed use buildings. In order to achieve these goals it is essential to have clear downtown design standards and illustrated design guidelines. Current C-3 design standards are ambiguous and there needs to be more focused illustrated design guidelines. Amending C-3 design standards and adopting illustrated design guidelines will contribute to the quality revitalization of downtown. H\ED Advisory Cmte\Agendas\7-20-06\AR-Amend C-3 Design Stds & Develop Illus Des Guides (7-20-06).DOC ISSUES: Some property owners and developers may object to more focused, detailed design guidelines in that they are of the opinion that traditional downtown design makes development more expensive. Typically these objections come from developers that are use to doing development such as convenience shopping centers and power centers that do not require architectural enhancements and qualities such as flat roofs, cornices, parapets, pediments, a large percentage of glass as part of the storefront, and quality building materials such as brick and stone, etc. This should not be an issue since the design nature of a downtown is expected to be different than that of a convenience or power retail center format. FINANCIAL IMPACT: The cost of amending the C-3 design standards and developing the illustrated design guidelines would be determined in the Request for Proposal process. Funds could be available from the professional services portion of the economic development and planning budgets in an estimated cost of $10,000. ALTERNATIVES: 1. Offer and pass a motion recommending that the Planning Commission and City Council retain a consultant to prepare amendments to the C-3 Zone design standards in Prior Lake City Code Section 1102.1100 in accordance with staff's suggested changes, and develop downtown illustrated design guidelines as a supplement to the C-3 design standards. 2. Defer for a specific reason RECOMMENDED MOTION: Alternative 1. ATTACHMENTS I EXHIBITS: c Notes on Prior Lake's existing C-3 Design Standards. c Wayzata, Minnesota Design Standards Reviewed by: ~J I Frank Boyles, City H\ED Advisory Cmte\Agendas\7-20-06\,L,R-Alllend C-3 Design Stds & Des Guides (7-20-06).DOC (lJ The standards shall apply only to the building or site elements being developed or altered. That is, changes to a building shall comply with those standards that pertain to buildings, while changes to a parking area shall comply with standards for parking areas, but not for buildings. The Planning Director will make the initial determination as to which standards are applicable. There are many ways to achieve the same design objective. The City may permit alternative approaches that, in its determination, meet the objective(s) of the design standard(s) equally well. 1102.1107 Desian Review in the C-3 SDecialtv Business District (1) Application for Design Review. An application for Design Review shall be on a form provided by the City, and shall include the following information, in addition to any information required for site plan review under subsection 1108.903. ~ Elevations. Complete exterior elevations of all proposed buildings and existing buildings if they are joined to new development. Elevations should be drawn at an appropriate scale (usually ~"= 1) and should show (a) all signs to be mounted on the building(s) or erected on the site; (b) designations of materials and colors to be used on all exterior facades. ~ Materials Sam ole. Material samples shall be presented, including color and material type for walls and roof. ~ Color Samoles. Samples of all principal and secondary colors to be used. ~ Context. Photographs of surrounding buildings on the same block or street, to address issues of context. (2) Administration and Review Procedures. The following design standards shall supplement the standards and process outlined in Section 1108.900, Site Plan Review. After receipt of a complete application, the Planning Department will refer the application to City Departments and to other parties having jurisdiction. The Planning Department will then review the proposed development for compliance with the guidelines in this subsection and other applicable ordinances. Within 60 days of receipt of a complete application, the Planning Staff will take action to approve or \...././" deny the application. If a site plan review is needed, the two processes ~ will be conducted concurrently. 1102.1108 ~~r;~fJ~~iFI1~;;.:~~;-:~~Dlstii~ oLltlinec:t,in~LJb~~(;ti()riJ1tQf3,~QQ,,$it~RI~n...R~vi~W; (1) . . Compatibility wit ite elements; incluqinglandscaping, Ii . ". . e"et ., u '. compatible with the Jake theme for public 1m iU,in the Downtown as expressed in the Desian Theme StandarcJs and Gritena. . (1) oIvt v\\€vs, ~ti ~ k> s/ $.Je~v\ rook. Nt" on ~i h~1V'f ~~{~ b1,{1 s NeeJ. . "\'\II",~hir~~ o-f {'\1,~ . ~ ~ ( . W~ltti >>1e(,l"','t'\~ here 7, · UP" L..te~ i\ \\.\!>1ft\ . . t!ft. Building Fa~ade Articulation - Horizontal <(\~~ -' errlatin .. rm~r in~~~t~ _ to' rein . ... . . bays, arctled.windows and I!; equal to the a..rticulation . interval. (? ., ~ ~~lvi v1~ Ck~C(- (Ii) -+~VI'I\'hO~1~ .. , fl'\lOIste ""/f,'er ' "'?ke+CV1+ CcArn1ce/ .ICOmmet~iali~.ufh ) / bW\d.,~ , ~\'c.e. ~ ~ be'~ ~"",'ol~h1v( ~ 4rwI~rliO\l u~~ IAIh:or ~ ~ ~ be , . lIy f ttO ' ;~li!j!il': ~'~~~JQJ\~~(f'91 r~fFl \ ,'.c. . e\Use of pltch~~roof~ , ~uyvtt wit . facl ,. '. use of an intermediate \)1 ~omic~tlih~~~;~..,~;~.L~"aj~.~!:~~:;,J1tt1lJ'; eUlU me upper',eveq' . b\~~5 ' Jil ~ ~" ~"'e be tJI"" I" II v1 ffll'- I e,v.e ^ ~7 0(\ 'p\~,> \ S ttY'j ~ Not /t'~f~ ~ ~ ~ow)orw1 ~ ~'1 l.\t7I~ $ . ~ ~ Perfuiir)e'ht plantersoriwindow. boxes fo.rlandscaping~ 11" f;~~ ... '. . /'" _y'l-ll'S he , . c~~prise at least~O% .{ '9v-~ ~ ) ~hc . ~tr~et (defined as r;;7) % ~ Indows. should have a ~ ~ S"~d ~ 7 ...l- '0011\.1- eo\OV . \IV I,A \ e'I "tl.e t711-Pt b l-e I, ()f- ~ {h.:.'1 be-l-ctbYl^e '?~ @ .. ,...."'...---..... bt~ro~IIY"iillgtflln '-- ~ "'GUI~ VIOT... (Jr s:~/\ rldt? r\\fl<"::>.1(12) ~igns. Within the C-3 District, maximum sign area per property shall not 7. \ ~ceed 1 square foot of sign area per linear foot of street fa~ade at the front yard. One sign is allowed for each usable public entry to a building. Wall signs and projecting signs are permitted. Free-standing signs are permitted only in an existing front yard. ~ Proiectina Sians: Projecting signs shall not exceed 8 square feet in area and may project no more than 4 feet from the building face. Signs must maintain a minimum clearance of 9 feet above a sidewalk and 15 feet above driveways or alleys. No projecting sign shall be located within 25 feet of another projecting sign. ~ Sian Desian Guidelines: Signs should be architecturally compatible with the style, composition, materials, colors and details of the building and with other signs or nearby buildings. Signs should be positioned so they are an integral design feature of the building, and to complement and enhance the building's architectural features. Signs should not obscure or destroy architectural details suctl as stone arches, glass transom panels, or decorative brickwork. ~ Sian Colors: Sign colors shall be compatible with the building fa~ade to which the sign is attached. no more than three colors should be used per sign, unless part of an iIIusJration. A combination of soft/neutral shades and dark/rich shades within the palette of the building colors shall be used. @ ~ Materials: Sign materials shall be compatible with the original construction materials and architectural style of the building fa~ade on which they are to be displayed. Natural materials such as wood, stone and metal are preferred but other materials that are equally durable and replicate the appearance of natural materials are acceptable. ~ Illumination: External illumination of signs is permitted by incandescent, metal halide or fluorescent light that emits a continuous white light. Light shall not shine directly onto the ground or adjacent buildings. Neon signs are permitted in windows. Internally lit box signs and awnings are not permitted, with the exception of theater marquees. -((lIAS. & j// Parking. ~ Location: If off-street parking is provided within the "C_3" District, it shall be located to the side or rear of the principal building, not between the building and the street. Parking may not occupy a corner location. ~ Screenina: Parking lots adjoining the sidewalk or a walkway shall be separated from it by a landscaped yard at least 4 feet wide, containing a decorative fence or wall between 2~ and 3 feet in height. One canopy tree shall be provided for each 25 linear feet of parking lot frontage on a public street or accessway. ~ Landscaoinq: The corners of parking lots and all other areas not used for parking or vehicular circulation shall be landscaped with turf grass, native grasses or toehr perennial flowering plants, vines, shrubs and trees. Such spaces may include architectural features such as benches, kiosks or bicycle parking. The interior of parking lots containing 20 or more spaces shall contain landscaped areas equal to at least 15% of the total parking lot area, including a minimum of one deciduous shade tree per 10 parking spaces. Lawns or landscaped areas within 10 feet of the perimeter of the parking lot may be counted toward the required landscaping. 1102.1109 Non-Conformities. The adoption of this ordinance is not intended to create non-conforming uses within the C-3 Specialty Business District. All land uses within the C-3 Specialty Business District existing as of the effective date of this ordinance shall be allowed to continue in operation and are allowed to remodel or upgrade their property pursuant to the applicable provisions of this section. Such land uses may expand their size, provided that the expansion occurs on the parcel of record occupied by the use as of the effective date of this ordinance. Expansion on properties acquired after the effective date of this ordinance is prohibited. 1102.1110 Modifications. Any person seeking to remodel an existing building in the C-3 Specialty Business District may seek a modification of the Design Standards contained in Section 1102.1106 when it can be demonstrated that application of the Design Standards will result in undue hardship or practical difficulties to the owner or developer of the affected property. An application for such modifications shall accompany the building permit application and shall state the rationale for each such request. The rationale shall include an estimate of any financial costs resulting from full compliance with the Design Standards. The request for modification of the Design Standards shall be processed under the procedural requirements for a conditional use as outlined in section 1108.206 of the Zoning Code. ([j)