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120385 Planning AGENDA PLANNING COMMISSION MEETING OF DECEMBER 3, 1985 City of New Hope, Minnesota 7:30 p.m. 9. 10. 11. 12. 13. CALL TO ORDER ROLL CALL PUBLIC HEARINGS Planning Case 85-26 - (Tabled from 11-5-85) Request for Conditional Use Permit to Allow Radio Tower in Flood Plain, Public Regulated Communications in R-1 Zone, and Radio Tower Height of More than 20' Above Roof - 7980 36th Avenue North John Parker and A1 Tedesco, Petitioners Planning Case 85-33 - (Tabled from 11-5-86) Request for Construction Approval for Apartment Building - 8401 Bass Lake Road - Vernon Stuhr, Petitioner. Planninq Case 85-36 - Request for Conditional Use Permit to Allow a Self Serve Car Wash, a Motor Fuel Station, Sub- ordinate Sale of Household Items, and Construction Appro- val - 9400 49th Avenue North - Tom Schlangen/Amoco Oil Company, Petitioners Planning Case 85-38 -Request for Amendment to PUD, Condi- tional Use Permit and Variance in Parking - Rockford Road and Winnetka Avenues North - Offices America, Inc. and Jerry Kelly, Petitioners. Public Hearing on 42nd Avenue Improvement Study and Recommendations on Comprehensive Plan Amendments. COMMITTEE REPORTS Report of Design and Review Committee Report of Land Use Committee Report of Codes and Standards Committee NEW BUSINESS Approval of Planning Commission Minutes of November 5, 1985 Review of Council Minutes of November 12, and 25, 1985 Additional Comments, Suggestions, Requests of Public, Commissioners and Staff 14. Announcements 15. Adjournment ..DATE: CASE: PETITIONER: REQUEST: LOCATION: ZONING: December 3, 1985 Planning Case 85-26 John Parker Conditional Use Permits Flood Plain and for District Bassett Winnetka R-1 for Radio Tower in a Radio Tower in R-1 Creek Flood Plain between Boone and STAFF FINDINGS AND COMMENTS: This planning case is a continuation of the KTCZ/John Parker request to reconstruct the radio receiving towers located in the flood plain. At previous hearings, the Planning Commission and Council have approved the construction of a small utility building at the rear of the Tom Thumb store on 36th Avenue North. The remainder of the case deals with two conditional use permits to allow the reconstruction of one of the radio towers in a flood plain and reconstruction of the radio tower in an R-1 zone. The two conditional use permits present two issues to be decided. The first is whether the new tower (which replaces the existing middle tower) is detrimental to the flood plain. In your packet is a report from Braun Engineering concerning this matter. The report essentially states that the new tower will in no way adversely affect the flood plain, the property that it is on, or surrounding properties. The second issue deals with whether the radio tower being constructed will have an adverse impact on the flood plain and surrounding properties. Since there is an existing tower, the Commission and Council need to consider whether the new tower is much different than the old one (refer to letter from TDM dated November 26, 1985). It appears that it does not and that the height and the type of construction will be pretty much the same. The new tower appears to be the same as the old tower except for the 55 foot vertical side-mounted FM antenna. Most of the other issues concerning this planning case. have already been settled Staff recommends approval. TDM ENGINEERING 9800 69th Ave. N. ~205 Maple Grove, Mn. 55369 (612)533-4038 November 26, 1985 Doug Sandstad City of New Hope 4401Xylon Ave. North New Hope, Mn. 55428 9 Iq85 NOV 2 .. , , L Dear Mr. Sandstad, This letter is a simple re-statement of the intentions of Parker Communications. Parker Communications intends to replace the east tower of the three tower AM directional array located northwest of the corner of Winnetka Ave. and 36th Ave. N. in the city of New Hope. The new tower will be of equal height to the tower it is replacing. Side-mounted along the top 55 feet of the new tower will be a six bay FM antenna. At the base of each of the three towers there now exists antenna tuning buildings. These buildings will be replaced by ones of a newer and more durable construction. The wood fencing will be replaced by chain link or equivalent wood fencing, with barbed wire along the top, designed to guarentee maximum security. The transmission line for the FM and AM antennas will be buried until they reach the swamp area where they will be attached to a guy cable supported approximately 10' above ground on steel poles. This support system will extend to the east tower and from there to the other two. SincDrely//~/ ~ FLOOD IMPACT STATEMENT Proposed KTCJ am/KTCZ fm Tower Addition 36th Avenue & ~innetka Avenue New Hope, Minnesota Parker Companies Prepared by Braun Environmental Laboratories, Inc. 6800 South County Road 18 P.O. Box 35108 Minneapolis, MN 55435 BIT, lUff" SITE DESCRIPTION AND PROPOSED PROJECT Three radio towers and a vacant radio office are located in the wetland surrounding Bassett Creek in the northwest corner of the intersection of Winnetka and 36th Avenues in New Hope. Although noted as a wetland, the area does not qualify as a Minnesota Department 6f Natural Resources protected wetland. According to Judy Boudreau, area hydrologist for the DNR, the vegetation in the area is not consistent with vegetation types found in pro- tected wetlands. Vegetation types at this site include reed canary grass, willows, alders, and shrubs. There are also areas of open water in the southeastern portion of the parcel. A new antenna is to be constructed at the top of the existing southernmost tower. To comply with the current wind and ice design loading on a tower of this type, new guy wire anchors are required. Because of the poor soil conditions, the anchor loads will be resisted by piles driven into the underlying mineral soils. The guy wires will be attached to a pile cap which will be used to tie the piles ,together. All six of the existing anchors for the tower will be rebuilt. To permit access to the site for the equipment needed to build the anchors and to install the antenna, the work will be done after the site has frozen. FLOOD IMPACT The construcion and subsequent operation of this proposed pro- ject, alone or in combination with the existing facilities, is not expected to affect the capacity of the floodway or increase flood heights. Because of the nature of the proposed project, the susceptibility of the proposed facility and its contents to flood damage is low. The project will not increase flood veloci- ties or impede the flow of flood waters, as the wetland acts as a ponding area. For this reason, there is also no danger that materials may be swept onto other lands or downstream to the injury of others. Anchor reconstruction should not generate any of the following: excessive sediment pollution, increased and rapid water runoff, or nutrient runoff pollution. As the pro- posed project is a non habitable structure, there will be no impact on local water supply and sanitasion. There are also no anticiapted impacts on area utilities. The proposed permanent structure will be supported on piles and will not require that fill be deposited in the floodway. The structure will not be used to store or process materials that are, in time of flooding, buoyant, flammable, explosive, or otherwise injurious to life. The project is compatible with existing development in the imme- diate area and will serve to enhance the broadcasting capabili- ties of the radio station. -2- November 15, 1985 The proposed project is not in .conflict with the Bassett Creek flood plain management program. According to Len Kremer, P.E., of the Bassett Creek Watershed Management Commission, the flood plain management program dictates that the storage volume below the 100-year storm event flood level elevation (889.3) cannot be reduced. Anchor reconstruction should not reduce storage volume as no fill will be used. The average rate of flood water rise (from normal to flood level) during an intense storm is approxi- mately 4 1/2 feet per hour. Implementation of the proposed pro- ject should not affect this rate. CONCLUSION The proposed KTCJ/KTCZ radio tower antenna addition and reanchoring is not anticipated to be a major action and does not have the potential to increase flood heights, reduce storage levels, or otherwise negatively impact the wetland site. I hereby certify that this report was prepared by me or under my direct supervision, and ~tha't I am a duly registered professional engineer under the laws of the State of Minnesota Signature Regist'rat~oh Number SHIVELY LABORATORIES FM ANTENNA HIGH POWER CIRCULARLY POLARIZED MODEL 6810' FEATURES True circular polarization Low windloading * Broadband Iow Q im'pedance characteristics * Adjustable transformer standard equipment * Mounting brackets for most towers included * 10 kw power rating per bay * Directional patterns available * Pattern optimization available * Easy to install - minimum maintenance * Automatic pressure relief valve included APPLICATIONS /. The Shively Model 6810 Circularly Polarized Antenna provides the high power FM broadcaster with a proven reliable antenna. Shively Labs is proud to have this model operating on the summit of Mt. Washington, N.H., which experiences the most extreme weather conditions in the United States. Its outstanding engineering design offers true circular polarization and excellent azimuth pattern circularity. Its bandwidth is such that it enhances stereo broadcasting and can be diplexed over a 2.4 MHz bandwidth with a VSWR of ! .1:1 or better over each channel. On a single frequency the VSWR is 1.08:1 or better over the channel. The Model 6810 is unusually capable of being directionalized. Pattern studies and optimization as well as null fill and beam tilt are available at extra cost. ELECTRICAL AND MECHANICAL DESCRIPTION Like all Shively FM antennas, the Model 6810 features sectionalized construction and can be erected with as many sections as are required for a given application. The antenna consists of a single 31/8'' interbay rigid coax lirle with individual bays of copper and brass construction separated by one wave length or approximately ten feet. The antenna bays are grounded for lightning protection. Eight bays or less are end fed; ten bays or more, and all antennas supplied with beam tilt, are center fed. An adjustable transformer for field trimming the impedance of the system is supplied as part of the antenna. The field trimming can be made without loss of pressurization and while the transmitter is running. An automatic pressure relief valve is also supplied so that the antenna can be purged at any time merely by raising the line pressure above the set pressure. This feature allows periodic purging without climbing the tower. Mounting brackets for uniform standard towers are included; brackets for other towers are available at extra cost. Full radomes of tow loss, high strength insu!atin9 material are available in either Iow windload or extra heavy icing protection versions. Deicers are also available. * US. patent issued ,' LA~,~;RA:-C~!E5 A S''-'tc¢~©'4 ©~- ~OW£LL LABORATORIES !,NC BR!DGTON ~.".E 04009'2"" Frequency Range: Polarization: VSWR: Azimuth Pattern Circularity: Input Connection' Power Input Rating: Windload: Deicer Power: Gain: No. of Gain Bays Power db Field MODEL 6810 SPECIFICATIONS Factory tuned to any channel within 88-108 MHz band Circular, clockwise (equal horizontal and vertical components) 1.08:1 over 1- 100 KHz; 1.1:1 over +_ 150 KHz for a single frequency antenna after field trimming with an adjustable transformer supplied with antenna. 1.1:1 over+ 100 KHz fora dual frequency antenna version with up to 2.4 MHz frequency separation when field trimmed with an adjustable transformer and broadbander supplied with dual frequency models Horizontal component _+ 1.5 d'b in free space Vertical component _+ 1.0 db in free space 31/~'' 50 ohm EIA female flange 10 kw per bay with maximum of 40 kw; contact factory for derating when mounting on an AM tower or when installing oyer 3,000 feet above sea level Designed for 50/33 psf (112 MPH) EIA standard 230 V, 500 watts/bay Gain is given for one polarization; it is equal for both the horizontal and vertical components. Gain will be reduced if null fill or beam tilt is provided Field Power Vertical Windload, pounds Weight, pounds Inten~lCty, Rating, Aperture, ' Without With With Without With With mVT'm kw feet Radomes Radomes Radomea Radomes Radomes Radomea and %" and 1/~., Radial Ice Radial Ice I 0.45 -3.37 .67 92 10 7 161 291 348 100 120 209 2 1.00 0. 1.00 138 20 17 321 581 697 148 188 368 3 1.55 1.91 1,24 171 30 27 481 871 1046 202 262 532 4 2.15 3.32 1.47 203 40 37 641 t161 1395 256 336 696 5 2.70 4.31 1.64 226 40 47 801 1451 1744 310 410 860 6 3.30 5.18 1.82 251 40 57 961 174t 2093 364 484 1,024 7 3.85 5.85 1.96 270 40 67 1121 2031 2442 418 558 1,188 8 4.40 6.43 2.10 290 40 77 1281 2321 2791 472 632 1,352 10 5.50 7.40 2.35 324 40 92 1584 2884 3469 580 780 1,680 12 6.60 8.20 2.57 355 40 112 1904 3464 4167 688 928 1,768 14 7.70 8.87 2.77 382 40 132 2224 4044 4865 796 1,076 2,056 16 8.80 9.45 2.97 410 40 152 2544 4624 5563 904 1,224 2,344 Shively Labs calculates its gain figures by factoring th'e directivity to allow for losses in the radiating system. Therefore, because of our conservative approach, the broadcaster using our published gain figures is assured of radiating maximum ERP. Field intensity is effective free-space field intensity in mV/m at 1 mile for I .kw antenna input power for each component. Vertical aperture includes lenqths of: bay, interbay feedline, input connection, standard mounting brackets, and a fine matchin~ transformer. Weight and windload tabulations include weights of: bay, interbay feedline, input connection, standard mounting brackets, and a fine matching transformer. Tabulated values are for an antenna at 100 MHz. Values for other frequencies can be approximated by scaling K, where K = 100 ;- frequency in MHz. Deicers add approximately 3 pounds per bay in weight and 15 pounds per bay in windload. SHIVELY LABORATORIES A DIV!SION OF HOWELL LABORATOR',ES ~NC BR~DGTON ME 04009 !2077 647-3327 '8.00 DI~I. /~.00 A = 2~.2 k .inches B = 25.0 k " k = 100 -T- (~' ~n ~z) C = 20.0 k " Windload for 50/33 psf: F = 175 k lbs OUTLINE DIME~NSIONS OF STANDARD FULL RADOME, POR FM ANTENNA TYPE 6810 ~.DATE: CASE: PETITIONER: REQUEST: LOCATION: ZONING: December 3, 1985 Planning Case 85-33 Vern Stuhr Construction Approval for Apartment Building 8401 Bass Lake Road R-4 STAFF FINDINGS AND COMMENTS: This planning case was tabled from the November meeting. Commission had asked Mr. Stuhr to go back and rethink both the design of the building, traffic circulation, and parking. The Planning Commission also asked that he resubmit plans for review by the Design and Review Committee. Nothing has been submitted as of this writing. I am recommending that the Planning Commission table the planning case one more month. Staff has been notified by Hennepin County engineers that they will not allow a curb cut on Bass Lake Road. This obviously gives the city a better stand now in requesting that the petitioner rethink his plans. ..DATE: CASE: PETITIONER: REQUEST: LOCATION: ZONING: December 3, 1985 Planning Case 85-36 Amoco Oil and Tom Schlangen Conditional Use Permits for: An Automobile Service Station in a B-3 Zone, a Car Wash in a B-3 Zone, and Accessory Subordinate Use in a B-3 Zone 9400 49th Avenue North B-3 STAFF FINDINGS AND COMMENTS: Petitioner is seeking to build a gas, convenience, car wash operation. Site is an unusual triangular shape piece of property that is boxed in between County Road 18 entrance ramp and County Road 18 frontage road at 49th. There will be three conditional use permits needed before approval can be given. The first one deals with the automobile service station. This requires that the architectural appearance of the building be compatible with adjacent buildings in the area. Design proposes functional but perhaps unattractive one and will be close to the new three story office building at 4900 County Road 18, and the new single family Plufka Addition to the southeast. Great care should be taken with the architectural design of this building. This type of development could easily develop into a real eyesore. Since they will be selling a variety of convenience items, it is important that these items not spill out onto the sidewalk for outdoor sales. This is prohibited in our ordinance and should be stressed to the petitioner. The next conditional use is the car wash. The code required items apparently have been met. The last conditional use is the subordinate use which pertains to limited retail sales of food, sporting goods, household convenience items but does not include preparation of food or unpackaged food for consumption on site. The Design and Review Committee had several concerns. These are detailed in your packet minutes. The most important is probably that the committee felt that three uses on one site may be too much. I think this major issue needs to be explored further and staff feels that the major item to concentrate on is how likely might the location degenerate into a messy gas station. The petitioner is submitting new plans based on the Design and Review meeting. There is a lot to review with the petitioner and at this time staff would not approve because of the uncertainty of meeting all of the conditions imposed by the conditional use permits. Plan Case: DESIGN AND REVIEW MEETING MINUTES 85-38 November 19, 1985 3:30 p.m., U.S. Swim and Fitness - New Hope Mall Project. Petitioner: Represented by Tom Zumwalde, architect, Denny Griswald and Chris Griswald. After a lengthy discussion about the major changes proposed on the site the following suggestions were made to the developer: Consider a Conditional Use Permit or "joint parking" with the adjacent center if the numbers are required by ordinance. . Provide parking spaces and driving aisles that meet the performance standards in our ordinance for 64 foot bay width. Document statistics if the petitioner wishes to propose parking on site that would use our category (dd) in the zoning ordinance for "other cases", because of the commercial recreation uniqueness. Designate and label all parking to the rear west side of the building as employee parking only. Provide at least two comforming semi loading truck docks at the rear of this building. Designate where trash storage in bulk will be kept on the site and how it is screened if stored outside. Eliminate the "plain rear wall" proposed for the south wing of the building, which would be unattractive from the west. This should be done with exterior materials such as brickwork for siding as on the front of the new building and could include extending the canopy around with store-front type doors and glazing. There may be some good marketing reasons to do this also. Provide landscape schedules and detailed landscape plans. I. Illustrate exterior lighting proposed for the site. Snow removal from the site would be required according to this proposal. Platting is also required, although fees have not been submitted, because with this project a separate parcel of land is included with the existing property. Committee members present: liason: Doug Sandstad. Bob Gundershaug, chairman, staff DESIGN AND REVIEW MEETING MINUTES - Pa~e 2 Plan Case: 85-36 II. 4:15 p.m., Proposed Amoco Oil Gas Station Car Wash, with store at 9400 - 49th Ave. No. Petitioner: Tom Schlangen and Jim Filippi. A brief discription of the proposed development was made by petitioners and discussion followed with the committee. The following suggestions were offered: A. Increase the landscaping on the site. Provide control for vehicle stacking for car wash, so that west driveway is not blocked. Site development with three separate uses may be overloading the property. Maximum development is occurring with minimum landscaping.~ Staff has noted that the parking spaces on the north end of the site are not realistically located near the subordinate use retail sales "store", and therefore, may not meet the intent of the zoning ordinance. E. Screen roof top units. F. Eliminate asphalt on the site where possible. Provide copies of the traffic turning design overlays that were used for this site. Provide additional detail to the Planning Commission and Council on the proposed "landscaping boulders", a style with which the city is not familiar. Committee members present: liason: Doug Sandstad. Bob Gundershaug, chariman, staff III. Both petitioners were advised that blueprint changes made after Design and Review must be submitted to staff no later than 4:00 p.m. on November 26, 1985, in order to be considered at the Planning Commission meeting, which is to be held on December 3rd and the Council meeting scheduled for December 9th. Meeting was adjourned at approximately 4:45 p.m. Next scheduled Design and Review meeting is December 24th, at 3:30 p.m. NOTE: Architect, Zumwalde, for P.C. 85-38 has agreed to relocate F.D.connection and yard hydrant at NE corner of new building. He has been encouraged, also, to provide an enclosed walkway for the project. ~.DATE: CASE: PETITIONER: REQUEST: LOCATION: ZONING: December 3, 1985 Planning Case 85-38 Office America, Inc. and Jerry Kelly Conditional Use Permit for Commercial Parking Variance, Text Amendment, Preliminary Planning 4203 Winnetka Avenue North B-4 PUD, and STAFF FINDINGS AND COMMENTS: This site is part of the City Center and has on it a 58,600 square foot building constructed in 1965. As you are well aware, the site has been the focus of several planning cases and three planning studies. The proposal being reviewed here should be considered in context with the 1977 Design Guideline Study and two recent studies concerning the shopping center presently on the site at this time and the 42nd Avenue Study. In your packet I have included the goals and objectives of the 1977 Design Guidelines. Please keep them in mind while reviewing this planning case. It appears from staff perspective that all the concerns expressed by the city over these past many years are being addressed in the current proposal. To what degree our concerns are being met is something that will have to be decided at the Commission and Council meetings. Staff has spent a considerable amount of time with the petitioners in this planning case and believe that given certain site constraints and development realities, the concerns are being readily addressed by the developer. What is left staff believes are minor and center on such things as: The south wing tends to visually isolate the K-Mart property and would be finished in an unattractive "painted back wall" on the west side which would be highly visible from 42nd Avenue. Rear parking areas must be designated for employees only. Parking bays do not meet our performance standard for width of 64 feet from curb to curb. do There is no enclosed walkway rather a canopy walkway. ee The south nine retail bays do not have good service/delivery access from the loading dock area. Outside loading zones on the west side of that wing are not acceptable. -2- The 15 foot landscaped boulevard along ~the street frontage is critical and suggested by our 1977 Design Guidelines. Parking in this area is not appropriate. The parking numbers should include 496 spaces on the site according to our ordinance. Staff further estimates that if the ordinance is followed to the letter, the parking will be further reduced to around 440 spaces. This number should be considered in context with the PUD. Some work should be done concerning the number of spaces that would be required for this development considering that we don't have any type of standard for a use such as that proposed by U.S. Swim and Fitness for their operations. Staff would recommend concept approval with the requirement to revise the site design along these guidelines and resubmit with reworked blueprints. At this hearing, I would not recommend considering any more than concept approval or the first stage PUD. PLAN CASE REPORT DATE: November 27, 1985 PLAN CASE: 85~.,38 PETITIONER: Jerry Kelly + David Lundstrom REQUEST: C,U.P. for Comme. rcial P.U'.D,,Parking Yariance +Text Ame.nd~ent SITE: 4203 Winnetka Ave. No. ZONING: B-,4 + platt±'ng ZONING ADMINISTRATOR COMMENTS; I., Submi. tt~l; Platting fees for the combination of two lots have not been submitted, yet, nor has this public notice been · published. Evidence of title has not been provided, nor has a current land survey, or Prelim, Plat.. B. "Concept Approval" is sought. I. Background; A. Thelot in question is part of our "City Center" and has a 58,600 square foot New Hope Mall building on it which was built in about 1965 and has not been expanded since. Automatic Fire sprinklers were added throughout in 1977. B. The site has been discussed in recent Plan Cases regarding a proposed Pizza Hut and a proposed Kentucky Fried Chicken restaurant that would have been remote from the mall on the eastern side of the site. Both request were denied. Before those petitions, the city had encouraged Mr-. Kelly to cooperate with Nystrom in the design and interplay between the Winnetka Shopping Center including a possible connection between the two buildings (1978). No significant cooperation resulted at that time, leaving the two shopping centers disconnected and competitive. III. Comments / Concerns; A. Generally, this proposal takes a vacant site and a blighted site and proposes a major improvement to these properties and the City Center with an integrated major expansion of the mall building, major improvements to the internal circulation on this site and the Winnetka Shopping Center and introduces an "educational-health-oriented" new major tenant as anchor which could bring new vigor to the retail area in addition to making a quantum leap forward in the area of eye-appeal for this major intersection and our City Center. NOTE: This, concept embraces two of the. fpur 0bjectiyes in the !'Conclusions" of the. 7½29/85 42nd Ave. City Center Market Study. .... B. The text amendment is required in order to allow an option for a C.U.P. for "Commercial Recreation" in the B-4 Zoning District. NAC is in agreement that the proposed use is appropriate and could be reasonable controlled with C.U.P. restrictions. If this Concept is approved , we should ask NAC to draft such ordinance language. C. Staff recommend that the blighted Sinclair station in front of this site be addressed for improvement or demolition possibilities. Sinclair has not agreed to sell to this petitioner. D. Staff have several concerns about the proposed site layout: a) The south wing tends to visually isolate the K-Mart property and would be finished as an unattractive "painted block back wall" on the west side which would be highly visible from 42nd Avenue. b) Rear parking areas must be designated for "employees only". c) Parking bays do not meet our performance standards with a width of 64 feet from curb-to-curb. d) We have recommended an enclosed walkway around the front of the building, rather than a canopy only, because of the climate and the current trends in retail construction in the suburbs.. e) The south nine bays do not have good service/delivery~ access from the loading dock area. Outside loading zones on the west side of that wing are not acceptable. f) The 15 foot landscaped boulevard along the street frontages is critical, and suggested by our 1976 Commercial Core Design guidelines. Parking in this area is not appropriate. E. The parking numbers should include 496 spaces on the site according to our ordinance, but staff recommend that the matter be addressed as a total P.U.D. including the adjacent Winnetka Shopping Center with its common driveway and sidewalk and evening-hour parking surplus well in excess of the parking shortage on this site. We recognize that U.S. Swim & Fitness will be a "nighttime use" primarily, even though they will be open 24 hours as the major tenant, 43,000 square feet in size. (We estimate that actual parking on this site will be about 440 spaces whwn redrawn to meet our standards.) F. Staff would recommend concept approval with a requirement to revise the Site design along these guidelines and resubmit the platting fees and Construction Approval fees with reworked blueprints. ~0¥ 2 5 1985 PLANT SCHEDULE KEYQU COMMON NAME BOTANICAL NAME ROOT SIZE MALL + '* t t flllllllll'lllllllfl UIIIIIIII,IIIIIIIU ~11111111~1111111~ UIIIIIIII,IIIIIIIU flllllllll'lllllll~ ~IIIIIIIIJIIIIIIU 42nd AVENUE NORTH (ROCKFORD ROAD) n R.GRIS~NOLD ASSOCIATES SINCLAIR STATION L III. GOALS AND OBJECTIVES OF THE DESIGN FRAMEWORK FOR COMMERCIAL CORE DEVELOPMENT The Following goals, objectives, and policy guidelines represent the planners perception of how the Commercial Core could appear, Function, and be implemented based upon programming sessions with City officials and owner/tenants. BUILDING MASSING Goa Is: Mass buildings in such a manner that they create a cohesive identity For the Commercial Core within the City Center. Polic); Objectives and Guidelines: Freestanding buildings should be located adjacent to another or at least 300 feet apart so that they do not cause a "stuttered" open space along public corridors. · Freestanding peripheral buildings should not be allowed across from single family residential land uses. · Freestanding peripheral buildings should not be allowed across from public (non-built) open space. · Buildings located within the interior of the Center should have high street visibility. Expansion or new buildings in the interior should not extend out into the parking lots in a manner that would substantially obstruct the visibility of other interior buildings. The front plane of the interior buildings should not vary by more than 50 feet from front plane of an adjacent building complex. 9 The interior buildings should appear as a singular complex of structures. Infill building is encouraged and should be used as the transitional elements in building massing (and architectural character). Store fronts and service areas should be separated. Service areas should be at the rear of interior buildings and not on the street side of peripheral freestanding buildlngs. Store fronts in the service area should be limited to customer pick-up operations. 10 L ~J MIDWEST PLANNING & RESEARCH INC. (~OQIS: CIRCULATION · Coordinate vehicular and pedestlran circulation systems in such a manner that movement throughout the entire Commercial Core is enhanced. Policy Objectives and Guidelines: · Improve access without increasing turning movements on 42nd and Winnetka. · Develop Xylon and 45th into a ring road with signalized intersecHons at 42nd and Winnetka. · Keep entrances to commercial areas spaced to serve total area. · Allow only 3 curb cuts into commercial area along each street (not counting the service station at 42nd and Winnetka). · Parking lots and internal circulation should function and appear as one integrated system. · Parking lot layouts and clrculaHon should link-up compatibly between sites. · Property I~nes should not appear in the landscape as barriers although they may be incidental with circulation control devices. · The opportunity for pedestrian movement between building complexes should be encouraged. · Site planning for new or infill expansion should design pedestrian links (either internal or external) to connect building complexes. 12 (~©F© '~ MIDWEST PLANNING & RESEARCH INC. LIGHTING · Utilize lighting levels and Fixture types to define and compliment spaces within the Commercial Core. Pollcy Objectives and Guidelines: Similar types of exterior light Fixtures should be used For similar purposes (recognizing the difference between street lighting, parking lot lighting~ pedestrian lighting, entry lighting~ etc.) · Peripheral freestanding Facilities may be illuminated with individualized systems. Ultimately all commercial core lighting Fixtures except the Freestanding Facilities should be similar in shape, color~ size and type of application. For immediate eFFect~ night similarity should be sought by requiring that new fixtures should equal existing fixtures in mounting heights and luminaire type matching the visual color of light (color- temperature by +200°K). · Allow individual lighting systems at building entrance. 14 MIDWEST PLANNING & RESEARCH INC. LANDSCAPE Goal: Utillze landscape treatment to reinforce a common theme around the periphery and near the building complex within the Commercial Core. Poi icy Objective and Guidel ines: Boulevards which are herein defined as public right-of-way and the first 15 feet of private land which has restrictive setback requirements should have a uniform landscape treatment (prohibiting self-focusing landscape features). · Boulevard landscape treatment should consist of approximately regularly spaced canopy trees. Exterior landscaping in parking areas, next to buildings and in common areas should have a similar theme. While allowing some expression of difference, a common theme can be established by seeking a singular type of mulch material (bark, wood chips, stone, etc.) plus repetition of certain plant materials (selected for foliage or bloom color). 16 I --I ..............~ ......... ~ ~,,,, '"~_ -_ '~' jl~ ........ ' ~ u.P' ~j~ { ~'~ ........... I ;~. ~ ~, ~s) ..... ! -~ ~' -' '~ "~ ~ ~ b d f ~ ~ : I ~ u u r~ J-J~ .... J ~ ~ Ii~:~~ ~' ' ,? ...... ~,~l~il~~ : I~ ~ ~ ,~'~ ~ : ~, ~$~ ............. ,,:,. I ~G~~~ ~ MIDWEST PLANNING ~ . r ...... & RESEARCH INC. S IG NAG E · Provide for an overall system of signs, graphics and identification for the Commercial Core and individual uses within the Core. Policy Objectives and Guidelines: · Develop a singular graphic or name identity for the Commercial Core and City Center. · Allow the display of the logo on public right-of-way. · Allow building complex logo/business identification at curb side entrances to the Commercial Core. · Develop standard format; control sign location, letter size, materials, illumination, possibly colors for commercial core signage. · Allow or provide illumination at directional or logo signage. · Allow individual slgnage for peripheral buildings in ways that do not compete with signage on interior buildings or curb side entrance signs. · Peripheral freestanding buildings should be identified separately from the interior buildings. 18 J I, ~ ~ n r MIDWEST PLANNING & RESEARCH INC. ARCH ITECTU RE Goal: To develop architectural similarities in order to create a uniform image and identity for the Commercial Core. Policy Objectives and Guidelines: Major Tenants (Interior Building Complex) - Allow form and composition of materials to vary. Generally exterior materials to fall in the medium rang e of brownish colors (lighter than City Hall, darker than Kinney Shoes on 42nd).' Materials should be masonry or brick. Exposed aggregate, concrete or wood are al lowed as accent materials or transitional elements to adjacent structures. Interior Building Complex (Except Major Tenants) - Require smooth fascia material above door height (7') to provide horizontal surface to link and unify buildings. Facade materials below fascia to be medium range of brownish brick or masonry (same as Major Tenants description). Texture of brick or masonry should be medium (prohibiting smooth~ course textured, split face block or brick). Similarly~ the color range for mixed brick walls should not include any brick lighter or darker than allowed overall. Generally~ the fascias will appear lighter than the brick or block wall panels below. Fascia color and materials are suggested to be natural cedar or sealed redwood. The use of wood fascias should avoid the use of battens, spacings or bevels which will cause a texture (shadows) which significantly darken the appearance by making them less reflective. Fascia's may be other woods or materials painted or stained to match the appearance of natural cedar or sealed redwood. All entries should be accented' for easy identification. A common technique for accenting entries should be developedf which could include use of a bright or contrasting color, an architectural expression of form (such as a cantilevered canopy, parapet, etc.) or the introduction of an architectural material not used elsewhere. Door and window trim should be dark~ anodized metal or wood, prohibiting "silver" colored trim. · Perlpheralf Freestanding Buildings - Same requirements as Interior Building Complex, except that: They be exempt from having a fascia which is continuous across the facade. They may have greater flexibility in the fascia with regard to textures as long as the overall color remains consistent with thegoal (lighter than the brick or block and similar to sealed Redwood or natural cedar in color). Entry design may be individualized· 2O J~ :MIDWEST ..... pLANNING..- & RESEARCH INC. ;i MIDWEST PLANNING & RESEARCH INC. IV. CONCEPT DEVELOPMENT PLAN The concept development plan is representative of an accumulation of the goals~ objectives, and design guide- lines as set forth in previous sections of this report. It should be emphasized that it is not a detail plan but a concept upon which to measure Future expansion and new development proposals within the Commercial Core. The study alone cannot magically create or implement a Future Commercial Core all by itself. To be useful and effective requires close cooperation, communlcatlons~ and financial commitment between the City and private business community. The plan serves as a starting point to Focus attention on the Commercial Core. To insure that the plan does not die From lack of initiative, it is recommended that the Following measures be given immed late atten tion: e e e Rezone the Commercial Core from its present commercial classification to P.U.D. (Planned Unit Develop- ment) in order to insure design flexibillty For new expansion and development. Prepare a traffic engineering study which identifies problems and provides specific solutions for turning, traffic movement, and signalization problems on 42nd Street and Winnetka Avenue North and recognizes the relationship of the proposed ring road. Prepare a preliminary engineering design For upgrading of the Xylon/45th Avenue Ring Route. Design criteria should consider the facility to be four lane divided or undlvlded~ with turning lanes and no on-street parking. Evaluate~ define and select a uniform ornamental lighting fixtUre(s) that is deemed appropriate for installation on public right-of-way and private inter[or driving and parking areas. Prepare a detail cost estimate and time schedule For replacement of existing fixtures. Prepare a detail landscape plant cost estimate and time schedule for installation of plant materials on public right-of-ways and a master plan for private participation. Develop a standard Commercial Core logo and fabricate signs at appropriate locations in order to create an immediate image and identity for the Commercial Core at 42nd and Winnetka. Continue to seek opportunities to have the overhead utilities along Winnetka and 42nd put underground. 22