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HomeMy WebLinkAboutOpportunity Site Master Plan 2006 I .f r Opportunity Site Master Plan & Development Guidelines Prepared for City of Brooklyn Center Prepared by Opportunity Site Task Force Assisted by Damon Farber Associates Elness Swenson Graham Architects Benshoof&Associates Stanley Consultants Visual Communications February 27th, 2006 Opportunity Site Master Plan&Development Guidelines TABLE OF CONTENTS A. Introduction C. Standards for Private Development A. I. Intent of the Master Plan...............................1 C. I. Intent of the Standards.................................36 C. I. a. Structure of the Standards.............................. 36 A. II. Background................................................2 C. I. b. District Overviews..........................................37 A. III. Existing Conditions..................................... 2 C. II. District Guidelines: Mixed-Use Center............38 C. II. a. Overview .................................................... 38 A. IV. Master Plan................................................ 7 C. II. b. Site Development Standards............................40 C. II. c. Architectural Guidelines.................................. 41 A. V. Purpose. What are the Guidelines?................15 A. VI. Application..................................................17 C. III. Shingle Creek Neighborhood ....................... 43 C. III. a. Overview..................................................... 43 B. Systems Guidelines C. III. b. Site Development Standards........................... 44 C. III. c. Architectural Guidelines .................................45 B. 1. Context...................................................... 20 C. IV. The Parkway Neighborhood..........................47 B. II. Mix of Uses ................................................21 C. IV. a. Overview. ....................................................47 C. IV. b. Site Development Standards............................48 B. III. Transportation System.................................22 C. IV. c. Architectural Guidelines...................... ............48 B. III. a. Street Configuration................................ ............22 B. III. b. Public Transit Provisions..................... ............30 C. V. Highway 100 District:................................... 51 B. III. c. Bicycle/Pedestrian Provisions.......................... 30 C. V. a. Overview........... ..........................................51 C. V. b. Site Development Standards............................53 B. IV. Parking Strategy ......................................... 30 C. V. c. Architectural Guidelines...................... ............54 B. V. Open Space................................................ 31 C. VI. Review and Approvals Process.....................56 B. VI. Storm Water Management System................. 32 B. VII. Utilities ......................................................33 A. INTRODUCTION A. I. Intent of the Masterplan The Opportunity Site provides the City of Brooklyn Center with an exciting opportunity to work toward a unified development framework for a 100 acre parcel of land that is currently a disjointed amalgam of commercial, retail and institutional uses that do not relate well to the context of this unique site. It provides the opportunity to integrate the site into the larger community, including: the regional trail and open space system, nearby neighborhoods, Brookdale Mall, the expanding civic uses and the Earle Brown Heritage Center. The Opportunity Site Master Plan &Guideline proposes recommendations that will reinforce and guide public/private investment in a manner that will enhance and strengthen the viability of the area and recommend Brooklyn Center, as a regional point of destination. In the winter of 2004,Team Brooklyn Center, led by Damon Farber Associates was commissioned by the City of Brooklyn Center to lead an eight member community task force to prepare a master plan, a set of design guidelines,zoning amendments and a request for proposal for a phase one developer. The purpose of the plan is to establish an appropriate framework for the redevelopment as a mixed use destination, to incorporate: • a comprehensive vision for the 113 acre site, including the pattern,form and character of new development and open space in the interest of creating a cohesive mixed-use neighborhood and city center. • a framework of transportation infrastructure to support the reuse of the area and to create appropriate levels of parking, vehicular, transit, bicycle and pedestrian access to the redevelopment. Opportunity Site Master Plan&Development Guidelines i :Jill e .rite C:n�.:i � ••• let �. a -ly t L fI i , if �r 1 Transportation The existing site has a number of strengths and weaknesses regarding the existing roadway system. The following summary identifies issues that are addressed in the Master Plan. Transportation Strengths • Bounded by regional highways on the north and east(1-with full access interchanges at 1-94& Shingle Creek Parkway and TH 100&57th Avenue N. • Slip ramps along southbound TH 100, allow easy southbound movements to and from Summit Drive and John Martin Drive. • Shingle Creek Parkway and other roadways within study area have significant unused traffic capacity. Opportunity Site Master Plan&Development Guidelines 3 rr r r r ■r rr rr rrr �r err rr �r rr �r rr err ri r� rr Opportunity Site Master Plan&Development Guidelines Transportation Weaknesses • Interchange at TH 100 and 1-94 only serves movements between the east and south. Movements between the west and south have to use the 1-94/Shingle Creek Parkway interchange and 65th Avenue. • Access between study area and northbound TH 100 is less direct and more confusing than access to/from southbound TH 100. • Confusion for some motorists traveling southbound on John Martin Drive when they cross the bridge over TH 100 and discover they have to turn left onto northbound TH 100 entrance ramp. Some of these motorists make a U-turn at the intersection of John Martin Drive and the northbound ramp. • Confusion for some motorists regarding the network of roads within the study area and how to travel to/from particular properties. • Lack of a direct vehicle connection, aside from 57th Avenue through its interchange with TH 100, between the study area and the neighborhoods east of TH 100. MM m m r m m r m m i dw m m m w m m m Opportunity Site Master Plan&Development Guidelines Public Transit&Trails The existing site is currently served by transit and is within a long walk of the existing transit hub at 57th Avenue and Northway Drive. The following summary identifies issues that are addressed in the Master Plan framework. Strengths • Metro Transit Route 722 provides 30 minute service along Shingle Creek Parkway, with transfer opportunities to multiple other routes at the Brooklyn Center Transit Center. • Frequent service is provided between the transit center and downtown Minneapolis. Transit service between the project site and downtown Minneapolis typically takes 25-30 minutes in either direction. • Study area is adjacent to regional bicycle/pedestrian trail along Shingle Creek. • Pedestrian Bridge across TH100 at 59th Avenue provides good connectivity with neighborhoods to the east. • Pedestrian access to nearby library and Hennepin County Service Center is at controlled intersection providing safe pedestrian crossing. Weaknesses • Attractiveness of transit service is limited by two factors: 1)walking distances between bus stops along Shingle Creek Parkway and parts of study area are quite significant and 2)the Brooklyn Center Transit Center is over 1/2 mile from most of the study area and, thus, not within easy walking distance. • There is not a high demand for transit service in this area, because of the lack of residential = M M M r M M M = war r + M r M M = M w uses within the site and the struggling office uses north of the site. • Existing connections between study area and bicycle/pedestrian trail along Shingle Creek and TH100 have poor identity and quality. Existing Access to Shingle Creek Trail System 6 Storm Water& Utilities The site is well served by utilities. Located between three of the city's water towers,the site has access to an existing 8 inch supply line of potable water. Sanitary sewer is also located in all major roadways. The existing sanitary sewer lift station along Shingle Creek Parkway will be upgraded to support the proposed residential uses on the site. The site is relatively flat and is served by an existing storm water piping system. Currently,the storm water collected on-site is routed directly into Shingle Creek or it flows north into the West Mississippi watershed. Future development will address storm water within the project site,thus improving the overll water quality within Shigle Creek. The location of groundwater is a concern. A number of soil borings have been taken along Shingle Creek Parkway, which indicate ground water ranging between 4-8 feet from the existing ground elevation. Careful study will be required for placing future structures. A number of areas within the Opportunity Site are within the 100 and 500 year Shingle Creek floodplain. The master plan will need to address mitigation of floodplain storage within the project limits. Opportunity Site Master Plan&Development Guidelines Existing Storm Water Flow Opportunities A number of opportunities emerged after the careful analysis of existing conditions. These opportunities informed the exploration of concepts in the next stage of the process: • Enhance pedestrian connections • Use storm water as an amenity • Improve connections to Brookdale • Improve access to transportation • Improve neighborhood connections • Improve access to public transit = M M M ! A M M = M = M M i = M M A. IV. Master Plan A number of goals emerged during the initial meetings with the Task Force that have been refined through the analysis of existing conditions and plan development. The goals were developed with an eye towards providing the development community a clear and concise understanding of the community's vision for the project. A system was needed to set standards for the overall project and to allow enough flexibility for developers to tailor their portion of the project towards the needs of the end users. An Urban Design Overlay(UDO)system allows this kind of creative flexibility. The UDO sets standards for urban design relationships that ensure the scale and character of redevelopment that the community expects, while still allowing the developer to arrive at creative solutions that meet their financial requirements and the needs of the community. The intent of the Opportunity Site Master Plan is to provide a comfortable, safe, mixed-use development with emphasis on pedestrian oriented streetscapes, diverse housing options, adequate open space and quality architecture. More specifically,the UDO and supporting Design Guidelines are intended to: • Ensure the compatible integration of retail, office and residential uses. • Ensure the compatible integration of a variety of housing types, including townhouses, medium density and high density residential. • Maintain a scale and organization of development that emphasizes sensitivity to the pedestrian environment. • Minimize the impact of automobiles through strategies such as"shared parking"in which adjacent land uses having different peak-hour parking demands can share parking facilities. • Improve access to and from Highway 100, Interstate 94 and County Road 10. • Provide safe, effective and understandable access via the regional roadway system. • Minimize the need for vehicles to travel on city roads by providing compatible neighborhood commercial uses within close proximity to residents and integrating public transit within easy walking distance of commercial and residential uses. • Meet applicable standards and access spacing standards for access to/from the regional roadway system. • Achieve"traffic calming"benefits through: an integrated street network providing options for traffic flow,the avoidance of excessively wide streets, and the provision for on-street parking. • Provide effective connectivity with Brookdale Shopping Center and with nearby neighborhoods. • Provide a network of local roadways that is easy for motorists to understand and provides convenient access to all properties in the study area. • Establish layouts for local roadways to meet multiple objectives, including: • Provide sufficient capacity to accommodate projected volumes. Provide a high level of safety for motorists, pedestrians, and bicyclists. Opportunity Site Master Plan&Development Guidelines Fulfill related development objectives, such as provision of on-street parking and traffic calming measures. • Provide for public open space that incorporates storm water treatment ponds as a visual and recreational amenity. Design for a Quality Pedestrian Environment Al 8 Storm Water as Visual Amenity • Ensure the compatibility of buildings with respect to the specific character of their immediate context within each UDO district. • Encourage active ground floor uses, such as restaurants, shops and services to animate the street within the Mixed-use Center portion of the area. • Provide frequent transit service to/from the Brooklyn Center Transit Station and convenient bus stop locations. • Provide a convenient and safe network of sidewalks and trails within the study area. The task force developed a vision statement for the entire project that will guide development of the plan and aid in the evaluation of development proposals. It is shown to the left. Opportunity Site Master Plan&Development Guidelines I-M! = M = M = M M r = r M r = r M M r M Opportunity Site Master Plan&Development Guidelines Exploration of Alternatives A number of alternatives were explored to test how the goals and vision identified by the community could be incorporated within the Opportunity Site. The following summarizes the themes and approaches used to explore the future potential of redevelopment on the site. M M r M r M M M M w M r M r M r M M M "The Village at Shingle Creek" This alternative strives to better connect the project open space with the adjacent open spaces at Shingle Creek and Central Park. Retail development is located on the east side of the open space on either side of John Martin Drive. This location provides good visibility from Shingle Creek Parkway. New civic and office uses are located on the northwest edge of the site adjacent to the existing civic core and office uses. Medium to high density housing uses are located on the southern, eastern and northern sections of the site. 10 "The Backyard Green" This alternative is modeled after the Centennial Lakes project in Edina. A central open space with a regional storm water pond is centered on the site. The pond is surrounded by residential uses. The residential backyards would overlook the open space. Retail development is adjacent to County Road 10, which has the highest level of drive-by traffic. New civic and office uses are located on the northwest edge of the site adjacent to the existing civic core and office uses. Opportunity Site Master Plan&Development Guidelines "Main Street" This alternative is centered on the spine of a community main street and two large pocket parks. Retail development would anchor the southern edge of the site and act as a terminus to the Main Street. A civic use on the northern edge of the site would also act as a focal point for the northern end of the Main Street. Housing uses would cluster around the Main Street and the two pocket parks. Office uses would serve as a transition from the Highway 100 corridor on the east. Every residential parcel would be within a one block walk of public open space. M r = r = = M = M = M M M r = = = = "The Urban Village" This alternative creates a central civic space at the east and west terminus points of John Martin Drive. A smaller neighborhood retail area is located between the civic space and Shingle Creek Parkway. Office uses are located between the retail area and the existing office uses to the north. Housing is the primary use proposed with a much more urban feel and limited green space. Storm water storage would need to be achieved off site. Ilia.' I "Earle Brown Parkwav" This alternative connects a central parkway and open space to the existing Earle Brown Parkway. A strong link is made to the existing uses to the north. A regional storm water pond and public open space is in the center of the development. Retail is located along County Road 10 and also on John Martin Drive between the open space and Shingle Creek Parkway. Office and civic uses are clustered next to the Hennepin County Service Center. Housing is located with a one block walk of the open space. A ry it �l Opportunity Site Master Plan&Development Guidelines f��ra u .......... "Interior Parkwav" WA This alternative is similar to the concept to the left but creates a closed loop around the public open space similar to the Minneapolis Grand Rounds park system. The loop road is roughly 1 mile in length. Retail uses are again between the open space and Shingle Creek Parkway but stretched out to take advantage of views to the open space. Office use is expanded along the northern edge and civic uses have been eliminated. Connections are made to Earle Brown Parkway but not in a direct manner as was done in the previous scheme. 11 The Master Plan The master plan provides a framework for the entire redevelopment effort. The project area is broken into four unique districts that relate directly to the primary public open space system. The Mixed-Use Center, Shingle Creek and Parkway Neighborhoods and the Highway 100 District form the primary development opportunities within the project. The Mixed-Use Center will provide primarily retail uses on the first floor with housing or office uses above. It will become a pedestrian friendly commercial center and community destination. The Shingle Creek and Parkway Neighborhoods will provide a range of medium to high density housing styles and choices for everyone from empty nesters to young professionals. The Highway 100 District allows flexibility to create high density office space as the market allows or to provide higher density housing along the Highway 100 frontage. All of the districts are within a block of transit service and the central open space. The network of roads and sidewalks within the project area will link people who live, recreate, work and shop in the districts to the central open space. Like spokes on a wheel, the streets provide the necessary structure for individual projects to be developed within the framework of a comprehensive redevelopment plan. Master Plan Concept 13 Opportunity Site Master Plan&Development Guidelines , J p� N x �j leg Master Plan Concept 13 Opportunity Site Master Plan&Development Guidelines t Master Plan Concept 13 = = = = i r = M = M = r M = M Master Plan Districts The Mixed-Use Center The Mixed-use Center provides the broadest variety and highest intensity of development within the project. It will require both vertically and horizontally integrated mix of uses containing multi-level retail as well as office and residential uses over ground floor retail uses. It will require public open spaces, streets, sidewalks, plazas etc that encourage and promote pedestrian activity and that connect it to the public open space. The Shingle Creek Neighborhood The Shingle Creek Neighborhood is reserved for high-density low and mid rise housing. The district will allow and encourage the integration of service and/or restaurant related retail space that is integrated into the ground floor of residential buildings. 14 Higher Density Housing Facing the Street The Parkway Neighborhood The Parkway Neighborhood is a residential neighborhood characterized by medium density housing in low to mid rise, multi-level, multi- resident buildings or in urban town homes all facing onto the central open space. The Highway 100 District The Highway 100 District allows for but does not require a mix of uses. Ground to sky residential uses will front on the central open space. Residential or office use will occupy the"highway Opportunity Site Master Plan&Development Guidelines frontage"of the district. This side of the district will also allow retail uses integrated into the ground floor of residential or office buildings. Highway 100 District Housing M = = M = = = = = = r = M = = = A. V. Purpose. What are the Guidelines? The primary purpose of Development Guidelines is to set basic parameters, describe preferences and design intent. Development Guidelines are established to ensure that public and private development projects implement the Goals, Objectives, Policies and Character envisioned by the community. The Guidelines Drovide a framework for • Enhancing the quality of the built environment • Achieving quality contextual design • Achieving design that implements the vision of each district in which the property is located, thereby promoting an identity for the Opportunity Site • Encouraging a diversity of architectural styles • Providing design flexibility instead of aesthetic control • Creating a pedestrian-oriented environment unique within the metropolitan area logo- � 0 1 11 Ji. - . !/ ! 4..r Store Fronts with Architectural Character Opportunity Site Master Plan&Development Guidelines • Providing investor and property owner confidence through design continuity The Development Guidelines achieve the above through standards for new construction that regulate site design, building placement and building design. The Guidelines include an explanation of the general and specific design principles promoted by each aspect of the guidelines, as well as a variety of images describing appropriate design solutions to implement those principles. This approach values creativity and allows for numerous design solutions for any particular project. 15 M M = M M = M M r M = = = M = = M Possible Redevelopment Schemes It is most likely that this project will be developed in phases over a number of years. The following illustrations explore the possibility of a number of the northern parcels redeveloping in the early stages of the project. Each of the options focuses on residential development and embodies the spirit of the guidelines described herein. Each of the following three scenarios depicts the design flexibility provided to the developer. Each redevelopment scheme embodies the guidelines of a pedestrian oriented mixed-use neighborhood with regional storm water pond(s), public open space and connections to nearby amenities but also allows the developer to tailor the site plan to meet the needs of the development's end users. The City Manager is responsible for the administration of the Development Guidelines. Projects in the Opportunity Site area must comply with the Development Guidelines as well as the provisions of the City Code. Compliance will be determined as part of the site plan review process. 16 � h II ''7yy� ,; Opportunity Site Master Plan&Development Guidelines M M = = = M M IM M = M = i = M = M M Opportunity Site Master Plan&Development Guidelines A. VI. Application The format and content of these guidelines are specifically tailored for use as a reference. They are organized into two separate documents that are intended to be used by two different audiences, the Systems Guidelines and the Standards for Private Development. The first document, Systems Guidelines, provides design guidance for all elements of the public infrastructure. It outlines issues and provides design standards that apply to the entire Opportunity Site redevelopment area. It is intended as an attachment to the Master Plan Document itself. The Systems Guidelines describe the following: Items of the overall infrastructure framework • Context • Open Space • Transportation Systems • Storm Water Systems • Utilities • Mix of Uses • Parking Strategy The Second document, Standards for Private Development, is intended to provide guidance to private developers as they take responsibility for individual components within the master plan. It will help assure that the private development that takes place in the Opportunity Site redevelopment area will fulfill the City's goals and objectives for the redevelopment. The Standards for Private Development deal with the four individual districts within the Master Plan and the individual buildings within those districts. 17 m s = r m = m m m m = m r m i m m I 4p AV w �� rk= B. Systems Guidelines Systems Guidelines describe the elements of the public infrastructure. It outlines issues and provides guidance for standards that apply to the entire Opportunity Site redevelopment area. It is intended as an attachment to the master plan Document itself. The Systems Guidelines will deal with the seven distinct items identified in ANI. These seven items represent the overall organizing elements that give shape and form to the public elements of the master plan. It is intended that they will be adopted by the City as part of the master plan, will become part of City policy and will be implemented by the City and/or with City participation with the work of private developers. The Systems Guidelines will identify and guide how private parcels are allowed to be developed. They will prescribe Design Standards for all above ground, visible elements of the public infrastructure including street and roadway design, streetscape and landscape design, pedestrian spaces, connectivity between private and public spaces, parking strategies and policy, etc. Systems Guidelines will prescribe everything in the public realm from curb sections and paving materials to street lights, park benches, waste receptacles,tree species and other site components. 20 B. I. Context Although unique, the Opportunity Site Area is not intended to be a stand alone district within the City; instead it will be a part of, and connect with, a variety of local, city-wide and regional systems. Each development project, whether a single building, one lot, or a series of blocks, must provide reasonable links to these systems as a primary design objective. Guideline Recommendations To insure that the Opportunity Site redevelopment takes full advantage of local and regional systems, development should: • Provide safe, easily recognized linkages to city and regional systems. The project will link to the local trail system •Coordinate with,and improve, the utility network • Make provisions for city and regional transit service and amenities to encourage their use • Integrate with and complement the existing (and future)street organization Opportunity Site Master Plan&Development Guidelines link • Become an integral part of the city and county drainage/storm water management plan. • Parks and open space will be easily accessible to all Opportunity Site redevelopment area residents, visitors, people who work here and also for the citizens of Brooklyn Center and the surrounding area. B. II. Mix of Uses The master plan identifies the desired mix of uses within the project area. A horizontal and vertical mix of uses is desired within the primary Mixed-Use Center. A mix of complimentary housing styles and scales should be incorporated into the northern residential districts of the project. New uses should reinforce the public open space and activity at street-level. The mix of uses is designed to promote daytime activity with shoppers and workers and activity will continue in the evening with residents and visitors enjoying new family entertainment opportunities. Guideline Recommendations • Promote vertical mixed use within the Mixed- Use Center of the project. Provide flexibility for developers wishing to be creative with potential retail uses in other areas of the project. 1 J Mixed-Use building with Retail on first floor and residential above Opportunity Site Master Plan&Development Guidelines • Accommodate'big box' uses,only if they are innovative and line open facades with smaller alternative retail uses. • All uses should reinforce pedestrian activity at the street level. Chain Pharmacy with street level interest 21 r M r r = = = M r r M M M M = = = M B. 111. Transportation System The transportation system for the project area consists of three principal components: roadway network, streets and public transit provisions, and bicycle/pedestrian provisions. It is important that all three components of the overall transportation system function in an effective and well integrated manner to achieve the fundamental goals of the master plan. Principal design guidelines for each of these three components are presented next. B. III. a. Street Configuration Access Improvements to/from TH 100 Access between the project area and TH 100 presently is provided through a non-standard type of interchange at County Road 10 and John Martin Drive. The ramps on the west side of TH 100(from the north and to the south)are particularly contrary to current design standards. This current situation results in considerable confusion for motorists traveling to and from the Project area and also causes increased potential for accidents. The master plan will resolve this problem by upgrading the current interchange(particularly the ramps on the west side of TH 100) into a standard split-diamond type of interchange. Ramps to and from the north on TH 100 will be at John Martin Drive, and ramps to/from the south will be at County Road 10. John Martin Drive and County Road 10 will be linked with one-way service roads. It also enhances the opportunity to create a`front door'to the redevelopment. A round-a-bout could be considered on the east side of the John Martin Drive bridge over Highway 100 would allow travelers who accidentally cross the bridge going east bound to turn around and return to the project site. 22 i' � t .. Opportunity Site Master Plan&Development Guidelines r i s./%�/r Parkway Collector Road � Local Road Shingle Creek Parkway Street Hierar Ciry M W M = M = = M = !, = M lm m m m m i A Traffic Circle provides improved Traffic Flow and a Unique Gateway to the Site A possible round-a-bout on the west side would allow for smooth traffic flow on the west side of Highway 100 and minimize future maintenance of a traffic signal at John Martin Drive and the southbound exit ramp. Alignments of Internal Roadways and Locations of Intersections The master plan includes a combination of both "fixed"locations for certain roadways and intersections and flexibility for other roadway alignments and intersections. Principal items that are fixed due to existing constraints are: • Alignment of John Martin Drive at TH 100. The plan does not envision replacement of the existing John Martin Drive bridge over TH 100. • Alignment of Summit Drive between Shingle Creek Parkway and the southeastern Earle Brown Drive intersection. • Intersections of Shingle Creek Parkway with Summit Drive and John Martin Drive. Opportunity Site Master Plan&Development Guidelines • Access locations for existing developments outside the project area on the north and east sides of Summit Drive. Access to businesses north of Summit Drive will remain 23 14.0 ,, 12.0 , 12.0 „ 18.0 „ 12.0 , 12.0 8.0 „ 14.0 2.0 1.0 1.0 2.0 1080:;, 1 .., J Opportunity Site Master Plan&Development Guidelines Cross-Section Characteristics for Each Roadway Category The master plan includes specific recommended cross-section characteristics for the following roadway categories: Shingle Creek Parkway, Summit Drive, Parkway, Local Commercial Street, and Local Residential Street. Shingle Creek Parkway This roadway, which has been designated by the City as a collector, presently accommodates between 13,300 and 17,200 vehicles per day. With its full access interchange at 1-94 and its major intersection at County Road 10, Shingle Creek Parkway serves as a highly important access route to Shingle Creek Parkway Section and from the project area. With one exception, the basic geometric configuration of Shingle Creek Parkway is proposed to remain the same as at present because the roadway provides adequate capacity to effectively accommodate the planned redevelopment. The one exception is possible widening along portions of the east side of the roadway to create on-The transportation improvements portrayed in the Master Plan combine to facilitate the Smart Growth with improved wayfinding, accessible transit operations, readily available development parcels, easily understood street parking bays. The streetscape is proposed to be enhanced with new street lighting, site furnishings, landscaping and improved pedestrian crossing to better connect the site to the existing regional trail along ShingleCreek and to the Central Park area behind City Hall. M = = M M M = M M M M = M = = r = = Summit Drive The master plan envisions Summit Drive will become a collector loop road. The northern portion will be in the same location as existing Summit Drive. As the roadway continues to the east and south, it will curve into the project area, will have a major intersection with John Martin Drive(which in turn connects with TH 100), and will continue to a new intersection on Shingle Creek Parkway north of County Road 10. The existing road is a four lane configuration, while the proposed redesign creates a three lane configuration with a center left turn lane. A multi- purpose shoulder is included to provide for transit stops and future flexibility to the roadway in case a four lane configuration is desired in the future. Opportunity Site Master Plan&Development Guidelines 2.0 1.0 1.0 2.0 100.0 1t_w ,i M = = i M = = = = M M r M M = = M M 26 2.0,, V.V, IJ.V „V.V, 14.V , 1.0 „ 60.0 RIGHT-OF-WAY Opportunity Site Master Plan&Development Guidelines Parkway A one-way parkway roadway is envisioned for the perimeter of the central open space. The approximate one mile length of parkway provides a manageable loop for recreational and family users of the open space. The direction of travel will be counter-clockwise to allow for parallel parking bays on the outside of the parkway for users of the open space and visitors to local residents. The parkway is similar in design to the parkway around much of the Minneapolis Grand Rounds system design by Horace Cleveland. A multi-use trail will be provided within the central open space to accommodate bicycles, pedestrians and roller blades. The relatively short length of the parkway will ensure that performance bicyclists will not be attracted to riding on the parkway, as is sometimes experienced on the Minneapolis system. This loop parkway roadway can be shut down for community parades and festivals without causing serious disruption to overall functioning of the roadway system. This parkway is intended to become a signature roadway within the development. promotes active living = r M = = M = M M M M M r M r i M M Primary Commercial Street This street will become the main pedestrian space within the mixed-use core. It will be characterized by wide sidewalks, decorative paving, seating, public art in prominent locations and outdoor dining areas. The overall goal is to create a rich urban experience that emphasizes pedestrians and attracts unique businesses to a quality retail destination. Decorative street lighting will enhance the unique quality of the Primary Commercial Street and will support the pedestrian character of the sidewalk and adequately light the street. Decorative banners and hanging baskets must be added to reinforce the pedestrian scale. Shade trees will provide dappled shade from summer sun. This street will be the most highly developed street within the project. The street will accommodate one lane of travel in each direction. Parallel or diagonal parking will slow traffic and provide convenient access to retail shops and restaurants. The street surface will be a decorative material to support this as a unique destination. Buildings will be set on the edge of the right of way line to maintain a consistent edge and scale on the street. First floors will be primarily commercial/retail uses. The lower levels of the buildings will be detailed to animate the street and reinforce the pedestrian scale. text Opportunity Site Master Plan&Development Guidelines 14.0 „ 8.0 , 12.0 50.0 , 12.0 , 8.0 „ 14.0 2.0 2.0 i 122.0 RIGHT-OF-WAY 27 r rr rr rr rr r rr r rr rr rr r rr r■r r r� r rr rr "A 14.0 „ 8.0 , 12.0 14.0 , 12.0 , 8.0 „ 14.0 2.0 2.0 86.0 RIGHT-OF-WAY i business 28 Commercial Street Section Opportunity Site Master Plan&Development Guidelines Local Commercial Street The development of local commercial streets is important to attracting and keeping high quality retailers in the project area. These streets will be easily accessible from Summit Drive and will provide a clear and logical system for shoppers to access local shops. The plan envisions these streets will provide one lane in each direction plus a center left turn lane. A 14 foot sidewalk/boulevard will be provided on each side to accommodate pedestrian movements and opportunities for merchants to have outdoor displays of goods and for restaurants to have outdoor dining. The cross- section for the local commercial street offers flexibility of having a wider right-of-way with on- street parking or a narrower right-of-way with no on-street parking. On-foot users of the area should be able to access the local sidewalks easily from parking areas and signage should orient them to the commercial district. The sidewalks provide an initial and lasting impression of the Mixed-Use Center. Decorative paving, lighting and landscaping all contribute to providing a high quality pedestrian experience. The visual image of the street influences the perceived quality of goods and services inside the stores. A positive visual image is important to retail success and development of a sense of place. M r = = = M = = M M M = r = r = M Local Residential Street If the Parkway is the hub of residential life,than the local residential streets are the spokes. They will become the primary entrance and exit points for residents and visitors. Convenient on-street parking allows for quick stops by visitors. Access to concealed garages will primarily be located on these streets. Front stoops will be encouraged to reinforce the pedestrian character of these roads. Sidewalks will provide safe and easy access to the central open space or to public transit stops along Summit Drive. Decorative lighting, paving and landscaping will combine to provide a high quality pedestrian environment. The canopies of large shade trees will ultimately grow together to form an umbrella shade over these streets. Residential buildings will be set back to allow for gardens between the buildings and the public right-of-way. Setbacks allow for urban yard space Opportunity Site Master Plan&Development Guidelines 12.0 „6.0, 12.0 , 12.0 ,6.0„ 12.0 2.0 2.0 64.0 RIGHT-OF-WAY M M M M M M M M r M M M M M r M r M B. Ill. b. Public Transit Provisions The plan envisions strengthening existing public transit services in the area in order to enhance accessibility and to provide viable choices of travel mode for persons who will live, work, and/or recreate in the project area. Three principal transit provisions in the master plan are: a) Frequent bus service along Shingle Creek Parkway to and from the Brooklyn Center Transit Station at County Road 10 and Northway Drive. b) Bus service along the full length of Summit Drive through the project area. c) Attractive, conveniently located bus stops, which include amenities such as shelters whenever possible. The majority of residents living in the area will be within one block of a transit stop. teErr Errxtas Public Transit will be easily accessible 30 B. III. c. Bicycle/Pedestrian Provisions The plan seeks to encourage bicycle and pedestrian movements and to accommodate these movements in a safe manner. Three specific features included in the plan are: a) Multi-use trail that loops through the central park area, that extends west to connect with the regional trail along Shingle Creek, and that connects with the bicycle/pedestrian bridge over TH 100. b) Sidewalks along all streets within the project area. c) Multi-purpose shoulder along Summit Drive that can accommodate performance or commuter oriented bicyclists. A pedestrian bridge across the central water will link the trail system and provide a visual focal point B. IV. Parking Strategy Balancing the realities of car-related necessities (streets, parking and so on)with future transit service and the desired character is a significant challenge. The goal is to provide adequate parking, both quantity and location, while promoting new strategies that support the overall Opportunity Site Master Plan&Development Guidelines needs of the Opportunity Site. Parking will be provided through a combination of on street spaces, off-street surface lots, underground lots and structured ramps to support the mix of uses at the core. Parking structures should contribute to the overall character and image of the Opportunity Site redevelopment area. Ramp design should include elements, colors and materials that reflect, or complement surrounding buildings. Liner stores or other street level uses should be integrated into ramp design along important street frontages. Access to parking on the commercial street = M = r a = = = = = = = r Guideline Recommendations Parking guidelines encourage the followin • Locate off-street surface parking lots away from the major streets, either behind or to the side of primary buildings • Provide a combination of fencing, landscaping and landform to screen parking areas from major streets and important views • Create strategies for shared parking between adjacent uses,taking advantage of peak and off- peak cycles, business hours, nighttime activities, special events and other needs • Provide facilities or services that respond to and connect with transit services to reduce required parking including bicycle lockers and pedestrian amenities. • Work with the City to review existing standards to provide flexibility including hours for on-street parking, security and enforcement practices, permit or metering. B. V. Open Space Parks and open space will be easily accessible to all Opportunity Site redevelopment area residents,visitors, people who work here and also for the citizens of Brooklyn Center and the surrounding area. Central Open Space The overall design framework of the Opportunity Site redevelopment area is based on a central open space linked to local parks,trails and regional open space. The City of Brooklyn Center will take the lead role in local parks programming, design review, construction sequencing, implementation and maintenance of key public spaces. The City will entertain development proposals that include a significant open space.The goal is to link existing parks and trails defined in regional park plans with the central park and trails of the Opportunity Site redevelopment area. Of equal importance is the contribution from each development project to this open space network by adding a variety of private, semi-private, and additional public space throughout the Opportunity Site redevelopment area. Private development and developers will share the responsibility to provide inviting, innovative and Opportunity Site Master Plan&Development Guidelines useable green space as integral parts of parcel site design. Guideline Recommendations The Brooklyn Center Opportunity Site will maintain a high standard for the design of parks and open space within the community. Open Space guidelines encourage: • Partnership with the City to create an integrated, comprehensive open space system that links with existing city and regional trails and open space • Private development(block-by-block)to share in the responsibility to provide inviting, innovative and useable green space as integral parts of each development project •The integration of storm water management components(meeting water quality and quantity requirements)within both public/private park and open space improvements.Together, the system of public and semi-public green space will result in enhanced public realm throughout the community. 31 B. VI. Storm Water Management The overall drainage system for the project is essential to the future performance and function of the central open space, and for the viability and welfare of the development, and for preserving the capacity and improving the water quality of the Shingle Creek receiving waters. The project will provide a regional storm water collection area in the community open space. The pond,which will be the primary visual amenity, will be a two part system. Preliminary ponds will receive storm water discharge from the storm water collection system. Preliminary ponds and their outlets will be designed to filter the storm water and to improve water quality. They will discharge into the primary pond. In addition to controlling the rate of discharge of storm water from the development,thus preserving the capacity of Shingle Creek, the primary pond will be a valuable aesthetic amenity while serving as a recreational facility. The pond and discharge facilities will be designed to minimize the"bounce". The project will comply with City requirements, standards of the Shingle Creek Watershed Management Organization, and the Minnesota Pollution Control Agency's Protecting Water Quality in Urban Areas. Alternative water treatment applications will be explored to minimize capital costs,future maintenance, and improve water quality. Areas that will be inundated by the 1% annual chance flood will be protected. Kara The Central Storm Water pond will become a visual amenity Guideline Recommendations Integration of the storm water management system and community open space will provide a unique amenity for the development and the City of Brooklyn Center. Design creativity, use of high quality materials, and addressing safety concerns are critical objectives to be addressed. Opportunity Site Master Plan&Development Guidelines The following objectives must also be addressed in the final design: • Regional storm water pond. • Reducing the rate of storm water runoff from the present rate of runoff. • Dual pond system—preliminary pond(s)and primary pond. • Emergency overflow of pond to Shingle Creek. • Recycle water for project irrigation. • Provide fountains to improve water oxygen levels. • Work with the DNR to stock pond and promote community fishing program. • If filling flood zones is necessary, replace flood zone volume filled contiguous with other nearby 1%annual chance flood area. • Plant pond edges with native plantings to discourage geese from using sodded areas. Pond Edges will be planted with native grasses to minimize Geese M M M M M M M M M M M M M M r M ! M M B. VII. Utilities A solid network of water distribution and wastewater collection infrastructure is vital to the health, safety, welfare, and success of the entire Study Area. While understanding the location, size, and characteristics of individual utility components is important, development proposals must also acknowledge awareness of the entire redevelopment area and areas beyond. Specifically, the infrastructure must address the overall utility system. The project will also be served by a full complement of private utilities including cable television,fiber optic cable, electric, telephone, and so on. Guideline Recommendations • Remove existing sewer, water, and other infrastructure that will not be incorporated into the new utility systems. • Provide wastewater collection infrastructure. • Install water distribution system for potable water consumption and for fire protection. • All utilities should be buried within City right-of- way and make connections to individual projects from a"back of house" location. • All utilities designed according to City standards. • Improve capacity of existing wastewater Lift Station No. 9. Opportunity Site Master Plan&Development Guidelines Capacity of Lift Station#9 will need to be increased • Work with pertinent private utility companies to ensure timely installation of private utility infrastructure. Although utilities are not typically seen and are of no aesthetic value,they play a vital role by establishing the needed framework for development to move forward and to be sustained. 33 Opportunity Site Master Plan&Development Guidelines Standards for Private Development C. Standards for Private Development C. I. Intent of the Standards The "Standards for Private Development"are intended to provide guidance to the selected private developer as they begin to design the individual pieces that comprise this redevelopment plan. The Standards will assure that the City's overall goals for the redevelopment district are met and that the individual pieces are well integrated to create a cohesive new community within the city of Brooklyn Center.These Standards for Private Development deal with the four districts within the master plan as well as the individual buildings within those districts. C. I. a. Structure of the Standards Unlike guidelines for other projects,these standards are prepared in a multi-layered fashion. They will have three distinct but interrelated parts. Ensuing sections of this document specify the development standards of each Sub-District and in greater detail. They are structured to plainly communicate the development's requirements in each category below. • Sub-District Overview • Site Development Standards • Architectural Guidelines For each district, a section entitled District Overview describes the desired characteristics and qualities of the district in non-technical, layman's terms. The section entitled Site Development Standards describes each district in standard language and terms normally associated with a 36 zoning ordinance. It is the view from 20,000 feet in the air. Site development standards specify the relationship between buildings,their edges, streets and public spaces. They imply a strong link between architecture and site, how buildings define the spaces around them, and the visual and physical connections between the private and public realm. Like a zoning ordinance,this section will prescribe allowable uses, density, building bulk, height, Floor Area Ratio and parking requirements. It will also regulate the relationship of buildings to streets, pedestrian ways and open spaces. Normally, bulk requirements establish upper limits on the intensity of development in any given district. Since a certain intensity of development will be needed in this project to sustain the public expenditure in the infrastructure improvements, the requirements for this plan may also specify lower limits of bulk and intensity. f r t. u �' ,°2�=117�6ant esme - 36tiiShS Mld t i rrr Site Development describe how buildings relate to the street Opportunity Site Master Plan&Development Guidelines If Land Use Standards are called the"view from 20,000 feet",Architectural Guidelines are the"view from 5 feet." After the overall goals prescribed by the Land Use Standards are established, this nearer view,the 5 foot perspective is needed to ensure that the design, the details,the quality and the craftsmanship of the private components of the development are appropriate to, and reflective of the overall public goals of the new community. From 20,000 feet in the air, an $18,000 Chevrolet looks just like a$70,000 Mercedes. But from 5 feet, there are distinct differences in quality, detail and amenities. In any development, the quality of the individual components and the quality of the details are equally as import as the plan itself. Architectural Guidelines control quality Architectural Guidelines define the desired quality and standards that are expected for all components within each sub-district. They establish the foundation of the architectural vision of the community. They may vary somewhat from one district to the next but they will strive to establish the guiding principles for the design of individual components of the plan so all will work together as parts of the whole. The principles will not be prescriptive. They will not encourage thematic architecture or the use of any specific architectural style and genre. Rather they will discuss individual aspects of design in hopes of establishing standards for quality and good design that can be applied to any style of design. In no order of importance, the Principles will deal with: • Scale and Context • Proportion and Massing • Articulation &Structure Organizatio • Materials and Color • Craftsmanship and Detailing • Signage • Streetscape and Pedestrian Environment • Sustainability As the guidelines move from the general to the specific,the Architectural Guidelines establish separate goals for each sub-district that regulate some or all of the major building and site components listed below. • Ground Level Expression • Fagade Transparency • Entries and Stoops • Upper Story Setbacks • Roof Design • Rooftop Screening • Franchise Architecture • Big Box Retailers • Lighting • Site Design and Landscaping C. I. b. District Overviews In addition to the public open space,there are four distinct districts available for private development. Each of these districts will have a unique character, mix and intensity of use. The districts compliment one another, and define and create the edges of the public open space at the center of the redevelopment. The districts are: The Mixed-Use Center The Mixed-use Center provides the broadest variety and greatest intensity of development within the Opportunity Site. It will require both vertically and horizontally integrated mix of uses containing multi-level retail as well as office and residential uses over ground floor retail uses. It will require public open spaces, streets, sidewalks, plazas etc that encourage and promote pedestrian activity and that connect it to the public open space. Opportunity Site Master Plan&Development Guidelines The Shingle Creek Neighborhood This Neighborhood is reserved for high-density, low and mid rise housing. The district will allow and encourage the integration of service and/or restaurant related retail space that is integrated into the ground floor of residential buildings. It is the intention of the City that housing be owner occupied. 37 mm W = man m m = � M m m m � � � � � Higher density housing facing Shingle Creek Parkway The Parkway Neighborhood The Parkway Neighborhood is a residential neighborhood characterized by medium density housing in low to mid rise, multi-level, multi- resident buildings or in urban townhomes. Front doors facing the parkway 38 The Highway 100 District The Highway 100 District allows for but does not require a mix of uses. Residential or office use will occupy the "highway frontage"of the district. This district will also allow retail uses integrated into the ground floor of residential or office buildings. Opportunity Site Master Plan&Development Guidelines A more detailed description of each of the four districts appears in the following sections of this guideline. C. II. District Guidelines: Mixed-Use Center C. II. a. Overview: (Mixed Use Center) The overarching objective of the Site Development Guidelines for the Mixed Use Center is to create a unique opportunity to recast typical, suburban commercial development patterns and to focus on the creation of an innovative, new urban development pattern that promotes richness and variety in the built environment. The Mixed-Use Center will provide the broadest variety, highest density and greatest intensity of development within the Opportunity Site. It will encourage both vertical and horizontal integration of uses and promote pedestrian circulation within the district. Major retailers, supporting services, lifestyle and impulse retailers and their related parking facilities will be encouraged to locate in multi-level, mixed use and interconnected buildings. In addition to this vital mix, the guidelines for the Mixed Use Center will describe the qualities and character of a desired 'urban form'within the Mixed-Use Center. Compact buildings and high-density blocks that define this district must include continuous built edges that relate directly to streets and sidewalks. The Mixed-Use Center must incorporate innovative parking strategies that support the mix of use and that provide easy access to shopping destinations, restaurant and entertainment venues.Together these elements will create a core area that is the center of mm m m m m M. mm r mm mm mm = m m activity—the place to see and to be seen within the Opportunity Site. These objectives require that the majority of buildings front on primary streets and pedestrian thoroughfares that may be part of the redevelopment plan and may connect and relate to public open spaces. Parking and service areas should be located internal to or on the sides of buildings, away from view.A mix of uses within individual blocks, including retail, restaurant and residential, will further enhance this model and promote activity throughout much of the day and evening hours. Site development guidelines include the following: Characteristics (Mixed Use Center) The ground floor of all buildings will be limited to retail and restaurant uses only. Street level development will be designed with storefronts, entrances, windows and related streetscapes to encourage the greatest level of pedestrian circulation and traffic as is possible. Ancillary uses, such as service and delivery spaces will be allowed but located away from pedestrian oriented storefronts. • High-density housing and office uses on the upper floors are encouraged. Except for entry lobbies, pure office uses and pure residential uses will be prohibited from the ground floor of buildings in this district. • Surface parking is to be confined to the bare minimum required for immediate passenger drop-off and pick-up. District parking structures will be encouraged. Quick-stop parking needs such as dry cleaners and coffee shops or angled parking on public or private streets also be encouraged but will be reviewed or considered on an individual basis. • Inclusion of civic, entertainment, restaurant and performance uses is encouraged. Strong pedestrian relationships between these"public" uses and the central street is required. • Special considerations for"Big Box"and "Franchise"retailers. These larger square foot retailers will be considered on a conditional basis. Larger box retailers should wrap buildings with in-line shops, provide structured parking to minimize large surface lots and orient Opportunity Site Master Plan&Development Guidelines facades towards major streets. Buildings should be 4-sided architecture. Building Placement and Setbacks (Mixed Use Center) • Buildings should be located at the build-to lines(zero setback), but allow recessed spaces for outdoor dining,front doors, other street level activities and variety of pedestrian environment. 80%of building facades should address the build-to lines. • Great emphasis should be given to building features located at primary intersections or where streets intersect with the central open space. These locations will be seen from several directions and terminate views. They will become future landmarks and orientation/way finding icons as the Opportunity Site develops. • Minimize openings between buildings. Limited driveway access and provisions for pedestrian connections through blocks are encouraged. Gaps between buildings to accommodate surface parking lots,greater 39 building setbacks or other purposes are discouraged • Encourage recessed entries and windows to create street-level interest, variety and enhance pedestrian scale along street frontage Recessed or corner entries add visual interest Parking Strategies (Mixed Use Center) - Provide required parking spaces for daily use that satisfies both quantity and location needs through a mix of on street and structured parking solutions with a minimum of small surface lots. - Encourage shared,district or municipal parking facilities that minimize total parking numbers by taking advantage of around the clock and peak/off-peak hours of operation for various uses within the core area - Locate any surface parking lots away from the major streets, either behind or to the side of primary buildings; surface parking lots along major street frontage are not allowed in the core area 40 • Encourage driveway access to parking facilities along side streets in order to maintain a pedestrian friendly environment and to maximize on-street parking within the Mixed- Use Center. Pedestrian connection from parking to retail C. II. b. Site Development Standards (Mixed Use Center) Allowable Land Use; Retail,office and high density residential uses are all allowed in the Mixed Use Center.With the exception of office or residential lobbies, retail and restaurant uses should comprise the entire ground floor of all non-parking or transit related buildings. Minimum Lot Area: NA Minimum Lot Width/Depth: NA Front Build-to Lines; On County Road 10 and Shingle Creek Parkway, 80%of the lot Opportunity Site Master Plan&Development Guidelines frontage must be built out to the built-to line or lot line. Where buildings front on common areas, pedestrian ways or other open spaces, 80%building facades must be built to the open space line. Driveways to parking structures and access drives to service areas are excepted. Side Yard Setbacks: None. Subject to individual review. Rear Yard Setback: None. Subject to individual review. Floor Area Ratio: By individual review, but multi-story buildings are encouraged throughout the Center. Free standing, single story buildings are not allowed. Minimum Building Height: 32 ft. Maximum Building Height: Five floors or 75 ft. Subject to individual review. Off Street Parking- Retail/Office: Parking facilities within the Mixed Use Center will be subject to individual review. The overarching strategy is allow a maximum of 5%of the required retail parking demand in surface lots. With clear public purpose being demonstrated, parking facilities for the remainder of retail and public uses will be considered to be part of the public infrastructure and may be co-developed with City participation. Shared or"district' parking facilities will be encouraged. Off Street Parking — Residential: Private and secure parking for residences within the Center will be fully enclosed in private facilities. Guest parking may be accommodated in public structures or on-street. Parking demand will be market driven and subject to individual review. A minimum of one space per bedroom is anticipated. C. II. c. Architectural Guidelines (Mixed Use Center) Building Character and Expression: (Mixed Use Center) Buildings in the Mixed Use Center will play a major role in defining the overall character of the district. The proposed mix of uses for this signature destination suggests the potential for a variety of building types, demanding creativity and innovation to highlight unique architecture, while knitting the entire district together as a coherent whole. Overall building design is an important consideration, but emphasis on first floor facade treatments is essential to encourage street-level activity and enhance the pedestrian experience.Architecture to be '4- sided'at all locations visible to public areas. Emphasis is to be on creating highly animated design solutions along all street frontages and pedestrian ways.Architectural guidelines include the following: • Provide a variety of building types and styles, expressed both in large scale(overall building) and small scale(design details) A variety of architectural styles adds interest • Designs should minimize blank walls along the public rights-of-way and should consider all street frontages, including buildings at corners, as primary elevations. • Emphasize transparency at street level to encourage two way viewing—both window shopping and'eyes on the street' • Promote interesting, animated architectural features without being thematic or artificial. Faux decorative elements are discouraged • Avoid large, unarticulated fagades • Emphasize important intersections by placing distinctive architectural elements or interesting fagades at these prominent locations • Provide a variety of front elevations for rows of buildings along any given block Vary fagade treatments as is shown above but allow for additional recesses and projections. The fagade plane is too consistent in this picture. Opportunity Site Master Plan&Development Guidelines Scale, Proportion and Height (Mixed Use Center) • Articulate front fagades with projections and recesses • Encourage increased building height, higher density and larger scale buildings adjacent to the Central Street Street Presence (Mixed Use Center) • Emphasize pedestrian experience with architectural features at street level—canopies, decorative light fixtures and material detail 41 e re r M r r r r r r ear M ire M M r W M ere err Furnishings,landscaping,lighting,paving and signage create a quality environment • Implement high quality streetscape improvements including special pavements, interesting concrete tinting or scoring patterns, plantings that emphasize year round interest, ornamental fencing, signage and other features (note, however, that simpler is better and too much clutter is a negative). Coordinate with the City of Brooklyn Center on the future maintenance of elements within proposed street ROW. C. III. District Guidelines (Shingle Creek Neighborhood) C. III. a. Overview (Shingle Creek Neighborhood) The Shingle Creek Neighborhood will be dominated by high-density and medium density residential developments in low-rise buildings of three four and five stories. Buildings fronting on corners on Shingle Creek Parkway may contain service and restaurant related retail spaces on the ground floor corners only. Housing density will range from 35 to 60 units per acre. Characteristics (Shingle Creek Neighborhood) • All resident parking shall be enclosed in underground garages or, if ground water levels prohibit this, in small footprint, multi-level decks that begin at the high water level. In this case, parking structures shall be located at the interior of the sites and"wrapped"with residential buildings so as to be as inconspicuous as possible. Guest parking should be on-street or located in small lots of no more than 20 cars each accessed from side streets only. Parking for retail uses should be in small lots of no more than 40 cars each, must not front on either parkway and should be accessed from side streets only. • Private courtyards within and in-between buildings and opening toward the new parkway will be encouraged. If appropriate, courtyards facing Shingle Creek may be envisioned. Opportunity Site Master Plan&Development Guidelines Residential Courtyards provide private space • Primary pedestrian entries and lobbies should orient toward the parkway but should in no way limit secondary access. Access To resident parking should be from side streets as much as is possible. Non residential entries may be accessed from Shingle Creek Parkway. Access to formal drop-offs may be from the new parkway. No vehicle access from Shingle Creek Parkway will be allowed. • Setbacks from Shingle Creek Parkway should be consistent at 30 feet. Setbacks from the new parkway at the second floor should be consistent. All buildings should be required to have some portion that extends to exactly 25 feet from the parkway. All ground floor units oriented toward the new Parkway should have stoops or porches. Ground floor stoops at the first floor should have a consistent setback of exactly 18 feet. • Additional setbacks from specific side streets that form the public gateways to the Community Open Space will also be required. 43 � A IM IM ! M = it = M ! M it IM M M M IM Residential Courts and Private Green Space (Shingle Creek Neighborhood) There are many opportunities to integrate privately owned and maintained courtyards and pocket parks within this district. These small- scale greens provide important'breathing space, contribute to storm water management and offer additional amenities to serve residents, building tenants and adjacent uses. They can help create great variety in architectural expression within the district and on its public edges. Street/sidewalk and Streetscape Elements (Shingle Creek Neighborhood) Destination streets and connector streets must balance a high level of service for the automobile with attractive and inviting amenities for the pedestrian, including: Parking Strategies (Shingle Creek Neighborhood) • All resident parking must be enclosed in below grade garages or garages that are internal to the sites. Careful consideration should be given to the level of ground water on the site to minimize long term maintenance concerns of below grade features. 44 ��� _ Residential Parkingf tucks under building • Parking spaces for ancillary retail should be provided through a combination of on-street and surface lot parking solutions. • Minimize surface parking lots fronting on Shingle Creek Parkway and the Parkway Road, buffer surface parking lots from the side streets, either behind or to the side of buildings • No more than 25%of street frontage can be utilized for surface parking lots C. III. b. Site Development Standards: (Shingle Creek Neighborhood) Allowable Land Use: High density residential. Ancillary, ground floor restaurant or service related retail. Maximum Lot Area: NA Minimum Lot Area: All lots shall be full depth from Shingle Creek Parkway to"Park Side Road". Opportunity Site Master Plan&Development Guidelines Front Build-to Lines: On Shingle Creek Parkway, primary building facades should be consistent at the built-to line. Build-to line shall be 20 ft. behind the public sidewalk. Ground floor stoops step or porches may extend to 10 ft from the sidewalk. Setbacks from the built-to line for courtyards or other recesses shall not comprise more than 40%of Shingle Creek fagade. On the Parkway Road, primary building facades should be consistent at the build-to line. Build- to line shall be 15 ft behind the public sidewalk. Ground floor stoops, steps or porches may extend to 7 '/2 feet from the sidewalk. Setbacks from the build-to line shall not comprise more than 55%of the Parkway Road facade. All buildings must be built to the build-to lines at all street corners. Side Street Setbacks: Build-to lines on side streets between Shingle Creek Parkway and the Parkway Road shall be 5 ft. behind the back of the public sidewalk. Recesses shall not comprise more than 40%of the fagade. Driveways are excepted. All buildings must be built to the build-to lines at all corners. Rear Yard Setbacks: NA Internal Side Yard Setbacks: 25 feet from an adjoining residential property. Minimum Residential Density: 35 units per acre. 1,250 square feet/dwelling unit. Maximum Residential Density: 60 units per acre. 700 square feet/dwelling unit. r rr r r rr r rr r r r r r r r� r � r r r Maximum Retail Density: Ground floor retail or restaurant space shall be limited to 50%of the ground floor,floor area and by adequacy of parking only. See below. Building Height: Building height in the Shingle Creek District shall be limited to five stories or 75 feet. Off Street Parking—Residential: Private and secure parking for residences within the Core will be fully enclosed in private facilities. Guest parking may be accommodated in public structures or on-street. Parking demand will be market driven and subject to individual review. A minimum of one space per bedroom is anticipated. Off Street Parking-Retail: Parking numbers, placement and access for ancillary retail subject to individual review and approval C. III. c. Architectural Guidelines (Shingle Creek Neighborhood) Building Character and Expression: (Shingle Creek Neighborhood) • Emphasize transparency of retail uses at street level to encourage two way viewing— both window shopping and eyes on the street • Promote interesting, animated architectural features without being thematic or artificial— faux decorative elements are discouraged • Avoid large, unarticulated facades • Emphasize important intersections by placing distinctive architectural elements or interesting fagades at these prominent locations. • Provide a variety of front elevations for rows of buildings along any given block Scale, Proportion and Height (Shingle Creek Neighborhood) • Articulate front fagades with projections and recesses • Encourage increased building height and larger scale buildings adjacent to Shingle Creek Parkway • Promote a minimum of three four stories in this sub-district, lower buildings are acceptable; continuous height rooflines should not dominate any street frontage. • Encourage upper level setbacks and variety of roof edge treatments. Street Presence (Shingle Creek Neighborhood) • Emphasize pedestrian experience with architectural features at street level including Opportunity Site Master Plan&Development Guidelines stoops, steps porches awnings canopies, decorative light fixtures and material details. • Encourage variety of color,texture and materials to complement other streetscape elements • Conceal service entries, loading facilities and mechanical services from view along public streets as much as possible • Create a continuous building edge for the majority of street frontage, visually connecting adjacent buildings with complimentary facade treatments—in limited areas where gaps occur, architectural treatments, windows and detailing of side fagades should match front fagade Window and Doors (Shingle Creek Neighborhood) • Maximize glass openings for all ground level street front facades, especially for retail, restaurant and other commercial uses. • Provide real window openings for all street facing faQades • Provide recessed entries wherever possible • Use clear or lightly tinted glass for all windows and doors—mirrored, reflective or highly tinted glazing is unacceptable;faux windows are not allowed • Provide primary access doors facing public streets 45 �r r r� r r� ar r� r r rr r� r �r ri r� ri rr rr rr Front door faces the street Materials (Shingle Creek Neighborhood) • Provide a diverse mix of materials, applied in a variety of proportions, exposures and detailing within a block, or along a street • Encourage durable, high quality materials- local sources if available • Siding is not allowed(vinyl, metal, wood) except as a complimentary use • Encourage the use of mostly brick or comparable alternative; minimum requirement of 50%of non-glazed wall area • Metal and wood components are acceptable as a complimentary use • Accommodate changes in material as follows —return 8 foot minimum at side walls and avoid terminating in the same plane • Encourage overhead projections, either as a specific building component or as permanent/temporary canopies 46 • Avoid overly complex or arbitrary use of materials • Include smaller scale elements, variety of materials and careful detailing to support street level activities and enhance the pedestrian experience Streetscape (Shingle Creek Neighborhood) • Provide gracious sidewalk design to invite pedestrian traffic • Install street trees to frame the street and provide shade. All sidewalk areas shall have streets trees to emphasize the pedestrian character of the development. Street trees provide shade&buffer traffic • Provide street lighting that meets all safety standards and design criteria, while creating a unique character for this district. Coordinate with City of Brooklyn Center on style and future maintenance considerations. • Explore street light spacing, height and a variety of fixture type that would support Opportunity Site Master Plan&Development Guidelines proposed mix of uses and activities(note, however, that too much light is as bad as too little) • Implement a range of options for streetscape improvements including special pavements, interesting concrete tinting or scoring patterns, additional plantings, ornamental fencing and other features(note, however, that simpler is better and too much clutter is a negative). Residential district streetscaping should complement the mixed-use center but should be seen as much more green than the urban solution of the mixed-use center. C. IV. The Parkway Neighborhood C. IV. a. Overview: (Parkway Neighborhood) Characteristics (Parkway Neighborhood) The Parkway Neighborhood is a pure housing neighborhood consisting of medium density housing at 15 to 40 units per acre and urban townhomes at 12 to 25 units per acre. Although roof forms may vary greatly, building heights will be predominately three stories. Retail uses in the Parkway neighborhood will be allowed on a conditional use basis and limited to small neighborhood, service and convenience retailers such as dry cleaners, dairies and the like. Retail uses will not be allowed to stand alone. They will be allowed only on a"conditional use"basis and only if they are integrated into the ground floor of residential buildings. Retail entries and storefronts will be restricted to the Summit Drive street frontage only. The size of any retail spaces in any one building will be such that they will not require any more than 20 parking spaces each. Any such parking shall be accessed from Summit Drive only. All parking for dwelling units in this district shall be in underground garages or, as in the Shingle Creek District, in mid-block garages set above high ground water elevations. Private courtyards will be encouraged as in the Shingle Creek District. Residential courts and private green space (Parkway Neighborhood) There are many opportunities to integrate privately owned and maintained courtyards and pocket parks within this sub-district. These small-scale greens provide important'breathing space, contribute to storm water management and offer additional amenities to serve residents, building tenants and adjacent uses. They can help create great variety in architectural expression within the district and on its public edges. Opportunity Site Master Plan&Development Guidelines Street/sidewalk and Streetscape Elements (Parkway Neighborhood) Destination streets and connector streets must balance a high level of service for the automobile with attractive and inviting amenities for the pedestrian. Parking Strategies: (Parkway Neighborhood) • All resident parking must be enclosed in below grade garages or garages that are internal to the sites. High water may require above ground parking garages • Parking spaces for ancillary retail should be provided through a combination of on-street and surface parking lots. • Surface parking lots may not front on primary streets. Locate surface parking lots on side streets only. No more than 25%of street frontage can be utilized for surface parking lots 47 C. IV. b. Site Development Standards: (Parkway Neighborhood) Allowable Land Use: Medium density residential. Ancillary,ground floor service retail only on a conditional-use basis. Maximum Lot Area: NA Minimum Lot Area: All lots shall be full depth from Summit Drive to"Park Side Road" Front Build-to Lines: On Summit Drive, primary building facades should be placed consistently at the built-to line. Build-to line shall be 20 ft. behind the public sidewalk. Ground floor stoops step or porches may extend to 10 ft from the sidewalk. Setbacks from the built-to line for courtyards or other recesses shall not comprise more than 40%of Summit Drive fagade. On"Park Side Road", primary building facades should be placed consistently at the build-to line. Build-to line shall be 15 ft behind the public sidewalk. Ground floor stoops, steps or porches may extend to 7 '/2 feet from the sidewalk. Setbacks from the build-to line shall not comprise more than 55%of the"Park Side Road"facade. All buildings must be built to the build-to lines at all street corners. Side Street Setbacks: Build-to lines on side streets between Summit Drive and Park Side Road shall be 5 ft. behind the back of the public sidewalk. Recesses shall not comprise more than 40%of the facade. Driveways are accepted. All buildings must be built to the build-to lines at all corners. 48 Rear Yard Setbacks: NA Internal Side Yard Setbacks: 25 feet from an adjoining residential property. Minimum Residential Density: 15 units per acre. 2,200 sf/dwelling unit. Maximum Residential Density: 40 units per acre. 1,000 sf/dwelling unit. Ground floor retail space shall be limited by adequacy of parking only. See below. Building Height: Building height in the Parkway district shall not exceed four stories or 60 feet. Off Street Parking — Residential: Private and secure parking for residences within the Core will be fully enclosed in private facilities. Guest parking may be accommodated on-street or, upon review, in small private lots of no more than 20 cars each. Parking demand will be market driven and subject to individual review. A minimum of one space per bedroom is anticipated. Off Street Parking-Retail: Parking numbers, placement and access for ancillary retail will be subject to individual review and approval. Opportunity Site Master Plan&Development Guidelines C. IV. c. Architectural Guidelines: (Parkway Neighborhood) Building Character and Expression (Parkway Neighborhood) • Promote interesting, animated architectural features without being thematic or artificial— faux decorative elements are discouraged Provide interesting facade treatments that emphasize the street level • Avoid large, unarticulated facades • Emphasize important intersections by placing distinctive architectural elements or interesting facades at these prominent locations. • Provide a variety of front elevations for rows of buildings along any given block w� r r w r �r r� r r� e■� w w r wr rr w r w aw Scale, Proportion and Height (Parkway Neighborhood) • Articulate front facades with projections and recesses • Promote a maximum of three stories in this district, lower buildings are acceptable; continuous height rooflines should not dominate any street frontage. • Encourage upper level setbacks and variety of roof edge treatments. Street Presence (Parkway Neighborhood) • Emphasize pedestrian experience with architectural features at street level including stoops, steps porches awnings canopies, decorative light fixtures and material details. • Conceal service entries, loading facilities and mechanical services from view along public streets as much as possible • Create a continuous building edge for the majority of street frontage, visually connecting adjacent buildings with complimentary fagade treatments—in limited areas where gaps occur, architectural treatments, windows and detailing of side fagades should match front fagade • Encourage variety of color, texture and materials to complement other streetscape elements t�� t A variety of color and texture can add interest Window and Doors (Parkway Neighborhood) • Maximize glass openings for all ground level, street front fagades, especially for retail, restaurant and other commercial uses. • Provide real window openings for all street facing fagades i Opportunity Site Master Plan&Development Guidelines Front porches engage the street • Provide front porch entries wherever possible • Use clear or lightly tinted glass for all windows and doors—mirrored, reflective or hinhly tintari glazing is unacceptable;faux windows are not allowed • Provide primary access doors facing public streets Materials (Parkway Neighborhood) • Provide a diverse mix of materials, applied in a variety of proportions, exposures and detailing within a block, or along a street • Encourage durable, high quality materials- local sources if available • Siding is not allowed(vinyl, metal,wood) except as a complimentary use • Encourage the use of mostly brick or comparable alternative; minimum requirement of 50% of non-glazed wall area • Metal and wood components are acceptable as a complimentary use 49 M M M i M M M M M M M M r M M M M M M • Accommodate changes in material as follows —return 8 foot minimum at side walls and avoid terminating in the same plane • Encourage overhead projections, either as a specific building component or as permanent/temporary canopies • Avoid overly complex or arbitrary use of materials • Include smaller scale elements, variety of materials and careful detailing to support street level activities and enhance the pedestrian experience Streetscape (Parkway Neighborhood) • Provide gracious sidewalk design to invite pedestrian traffic • Install street trees to frame the street and provide shade sidewalk 50 • Provide street lighting that meets all safety standards and design criteria, while creating a unique character for this district • Explore street light spacing, height and a variety of fixture type that would support proposed mix of uses and activities • Explore a range of options for streetscape improvements including special pavements, interesting concrete tinting or scoring patterns, additional plantings, ornamental fencing and other features(note, however,that simpler is better and too much clutter is a negative) Opportunity Site Master Plan&Development Guidelines C. V. Highway 100 District C. V. a. Overview (Highway 100 District) The Highway District allows for but does not require a mix of uses. Ground to sky residential uses will front on the Public Open Space. Residential or office use will occupy the "highway frontage"of the district. This east side of the district will also allow retail uses integrated into the ground floor of residential or office buildings. Buildings in the Sub-district also make a significant contribution to first impressions as people enter the Town Center from Highway 100, the John Martin bridge or Summit Drive. As such, the easterly buildings in the Highway District form gateways at the major entries into the site. Architectural elements and massing of structures begin to define the feeling and character of the entire place. materials The proposed mix of uses within this district suggests a variety of potential building types. Blending office uses with retail storefronts and housing demands design creativity and innovation in order to knit the entire sub-district together as a coherent whole. The mix of office and residential uses in this sub-district also suggest the potential for a campus-like arrangement of buildings on some blocks. These blocks should be more internally oriented than in other districts, with driveways, parking lots, courtyards and walkway connections in the center, ringed by buildings around the outside. Yet, buildings must still address adjacent streets, with both primary and secondary entries provided to animate these important fagades, particularly along Summit Drive and the Frontage Road. While this district encourages a dynamic Mix of uses, this objective will likely occur mostly within blocks, not within individual buildings as seen in other districts. Site development characteristics include the following: Characteristics: (Highway 100 District) • The Highway 100 District will allow both Residential uses and Office uses as well as mixed-use, Office/Residential buildings. The exact nature and final configuration of the mix will be market driven. • Any office uses that may occur shall place their building mass near the Frontage Road boundary of the site. Ancillary retail uses may occur on the first floor of office buildings. • Office uses will be required to enclose all of their required parking, except visitor parking, in above grade, shared parking structures or in below grade private structures. A maximum of 10%of the required parking may be in surface lots. • Office parking and service related vehicular circulation shall be required to locate their access points on side streets or the Frontage Opportunity Site Master Plan&Development Guidelines Road. Driveways will be located on Summit Drive, but should be minimized by interior site circulation. Building entries should face Summit Drive • Housing uses that occur within the Highway 100 District will be high density or medium density. They may be located over multi-level office uses or over ancillary retail uses located on the ground. • Parking for all residential uses shall be enclosed as in other residential districts • Building height of office and residential uses on the Summit Drive frontage will be limited to four stories or 50 feet, which ever is greater. Building heights along the Frontage Road will be limited to 180 feet. • The required building setback from Summit Drive for some portion of all buildings shall be no greater than 20 feet. Setbacks at private courtyards, passenger drop-offs and building lobbies for either office or residential uses may be greater. 51 Land Use (Highway 100 District) Encourage high intensity office and residential uses to locate along the Highway 100 frontage road. On the easterly office/residential sites, encourage residential development, perhaps targeting senior housing and some rental units at the Summit Drive frontage. Building Placement (Highway 100 District) • Generally, buildings should be located at the build-to lines, allowing recessed areas for building entries; no more than 60%of building shall beyond maximum setback 52 M = = = = r = M • Buildings should be placed at all four corners of key intersections • Greater emphasis should be given to architectural elements, materials and other design features for buildings located at John Martin Drive and Summit Drive. Emphasis should also be given to the entry on John Martin Drive from Highway 100. Residential courts and private green space (Highway 100 District) There are many opportunities to integrate privately owned and maintained courtyards and pocket parks within this sub-district. These small-scale greens provide important'breathing space, contribute to storm water management and offer additional amenities to serve residents, building tenants and adjacent uses. They can help create great variety in architectural expression within the district and on its public edges. Residential green space brings added value Opportunity Site Master Plan&Development Guidelines Street/sidewalk and Streetscape Elements (Highway 100 District) Destination streets and connector streets must balance a high level of service for the automobile with attractive and inviting amenities for the pedestrian. Parking Strategies (Highway 100 District) • All office parking must be contained in parking structures and within well screened surface lots. • Surface parking for office visitors and short term passenger drop off should be provided in small surface lots. • All resident parking must be enclosed in below grade garages or garages that are internal to the sites. • Parking spaces for ancillary retail should be provided through a combination of on-street and small surface parking lots. • Surface parking lots may not front on primary streets. Locate surface parking lots on side streets only. No more than 25%of street frontage can be utilized for surface parking lots M M M M M = = r M = M = M = M = = = = C. V. b. Site Development Standards: Highway 100 District Allowable Land Use: High and medium density residential on all westerly sites between Park Side Road and Summit Drive. Offices with ancillary,ground floor retail, restaurant and service retail on all easterly sites between Summit Drive and the Frontage Road. Maximum Lot Area: NA Minimum Lot Area: All lots shall be full depth. For the Westerly sites, lots shall not be divided between the Parkway and Summit Drive. For the Easterly sites, lots shall not be divided between Summit Drive and the Frontage Road Front Build-to Lines: On "the Parkway", primary building facades should be placed consistently at the build-to line. Build-to line shall be 15 ft behind the public sidewalk. Ground floor stoops, steps or porches may extend to 7 '/z feet from the sidewalk. On Summit Drive, primary building facades for the easterly office/residential sites should be placed consistently at the built-to line. Build-to line shall be 20 ft. behind the public sidewalk. Ground floor stoops, step or porches may extend to 10 ft from the sidewalk. Setbacks from the built-to line for courtyards or other recesses shall not comprise more than 40%of Summit Drive fagade. Setbacks allow for front yard space and an improved streetscape for Summit Drive On Frontage Road, primary building facades should be placed consistently at the build-to line. Build-to line shall be at the back of the public sidewalk. Setbacks from the build-to line for passenger drop-off areas, driveways and small surface parking lots shall not comprise more than 60% of the Frontage Road fagade. All buildings must be built to the build-to lines at all street corners. Opportunity Site Master Plan&Development Guidelines Side Street Setbacks: Build-to lines on side streets, both between Summit Drive and Park Side Road and between Summit Drive and Frontage Road shall be 5 ft. behind the back of the public sidewalk. Recesses shall not comprise more than 40%of the fagade. For the easterly office/residential sites, driveways and small surface parking lots are accepted. All buildings must be built to the build-to lines at all corners. Rear Yard Setbacks: NA Internal Side Yard Setbacks: 25 feet from an adjoining residential or office property. Minimum Residential Density: 30 units per acre. 1,450 sf/dwelling unit. Maximum Residential Density: 60 units per acre. 700 sf/dwelling unit. Office Density: The density of office and ancillary retail uses shall be limited to a Floor Area Ratio of 0.75 for 3 stories, 0.80 for 4 stories 0.85 for 5 stories, and 0.90 for 6 stories or by an overall height limitation of 95 feet. Retail Density: Ground floor retail space shall be limited by adequacy of parking only. See below. Building Height-Residential: Four stories or 50 feet. Building Height-Office: 95 feet between Summit Drive and the Frontage Road only. All other sites shall comply with the residential standard. 53 Off Street Parking — Residential: Private and secure parking for residences within the Core will be fully enclosed in private facilities. Guest parking may be accommodated on-street or, upon review, in small private lots of no more than 20 cars each. Parking demand will be market driven and subject to individual review. A minimum of one space per bedroom is anticipated. Off Street Parking-Office/Retail: Parking for office uses shall be provide at a minimum of 1 space per 200 rentable square feet of office space unless specifically approved otherwise. Individual offices buildings and related retail uses will be encouraged to share parking in "district"or shared parking structures that are located beneath or beside buildings and away from the primary streets. A maximum of ten percent of the total office and retail parking demand may be located in surface parking lots. Off Street Parking-Retail: Parking numbers, placement and access for ancillary retail will be subject to individual review and approval. C. V. c. Architectural Guidelines: Highway 100 District Building Character and Expression (Highway 100 District) • Provide a variety of building types and styles expressed both in large scale (overall building) and small scale(design details) • Promote interesting, animated architectural features without being thematic or artificial— faux decorative elements are discouraged 54 Proposals should balance attention to detail and overall site planning excellence • Avoid large, unbroken fagades • Emphasize transparency at street level to encourage two way viewing—both window shopping and eyes on the street • Emphasize important intersections and other nodes by placing distinctive architectural elements or interesting fagades at these prominent locations • Provide a variety of front elevations for rows of buildings along any given block • Promote interesting, animated architectural features without being thematic or artificial— faux decorative elements are discouraged • Avoid large, unarticulated fagades • Emphasize important intersections Scale, Proportion Height (Highway 100 District) • Provide a variety of building heights along any given block, perhaps related to changes in use or at demising walls Opportunity Site Master Plan&Development Guidelines • Articulate front facades with projections and recesses • Encourage increased building height, higher density and larger scale buildings adjacent to the Civic Square and Downtown Commons • Promote multiple stories in this sub-district, but occasional single story buildings are acceptable; continuous height rooflines and single story buildings should not dominate any street frontage and should be a minimum of 18 feet to the roofline Street Presence (Highway 100 District) • Emphasize pedestrian experience with architectural features at street level—canopies, decorative light fixtures and material detail street level • Encourage variety of color, texture and materials to complement other streetscape elements • Conceal service entries, loading facilities and mechanical services from view along public streets • Create a continuous building edge along street frontage, visually connecting adjacent buildings with complimentary facade treatments Windows and Doors (Highway 100 District) • Maximize glass openings for all ground level, street front fagades—especially for retail, restaurant and other commercial uses— recommend 35% minimum of total ground level fagade, or demonstrate great design through other means • Provide real window openings for all street facing facades above ground level— recommend 40% minimum of total fagade • Provide recessed entries wherever possible • Use clear glass for all windows and doors— mirrored, reflective or highly tinted glazing is discouraged • Provide primary access doors facing public streets Materials (Highway 100 District) • Provide a diverse mix of materials, applied in a variety of proportions, exposures and detailing within a block, or along a street • Encourage durable, high quality materials- local sources if available • Siding is not allowed(vinyl, metal, wood) except as a complimentary use • Encourage the use of mostly brick or comparable alternative; minimum requirement of 35%of non-glazed wall area • Encourage overhead projections, either as a specific building component or as permanent/temporary canopies • Avoid overly complex or arbitrary use of materials • Include smaller scale elements, variety of materials and careful detailing to support street level activities and enhance the pedestrian experience Opportunity Site Master Plan&Development Guidelines Streetscape (Highway 100 District) • Provide gracious sidewalk design to invite pedestrian traffic • Install street trees to frame the street and provide shade • Provide street lighting that meets all safety standards and design criteria, while creating a unique character for this district • Explore street light spacing, height and a variety of fixture type that would support proposed mix of uses and activities • Explore a range of options for streetscape improvements including special pavements, interesting concrete tinting or scoring patterns, additional plantings, ornamental fencing and other features(note, however,that simpler is better and too much clutter is a negative) attractive 55 C. VI. Review and Approvals Process The City has retained a design consultant to help interpret this document and to constructively review the developer's proposal in order to insure the architecture and site planning follow the intent of these Development Guidelines. Our mission is to work with the developer(s) very early in their schematic design process in order to avoid wasting time and money pursuing inappropriate designs. We do not believe constructive design critiques can happen at 10:30 at night in a public meeting, in the council chambers. It is also important to note that this review process will focus on exterior design and site planning. Technical/engineering issues will be reviewed by the city staff. No building permits will be issued without fully complying with codes, ordinances and other quantitative regulator requirements. It is assumed that chosen developers have thoroughly read these Guidelines so they appreciate and embrace our design intentions. Ignorance is not an excuse. 56 Review Meetin Review One: An initial introduction meeting will be scheduled by the applicant to meet the key city staff and the city's design consultant. This meeting will have five objectives: • Answer questions about the Guidelines. • Outline the schedule. • Verify the deliverables for the Approval Process. • General review of the developers initial design thoughts. The developer should present past work that most closely represents the direction they will be considering. It is assumed that the developer's experience and design skills were scrutinized by the city in the selection process. • Define the communication flow between the developer, city and consultants. Review Two: As soon as the developer has generated sufficient drawings for a meaningful design review the developer will schedule a review with the city planner and the design consultant.As previously stated,this review will focus on the architectural design and site planning. Review Three: This is a continuation of the design review process. The city is hopeful that after this review the design direction is clear and the developer can move forward with the final presentation material for the planning commission and council meetings. Additional Reviews: Only as necessary. Opportunity Site Master Plan&Development Guidelines Design Sign-off: After the final design review meeting, the design consultant will submit a simple bullet-point overview of the proposed design. The planner will include this overview along with the information packages issued to the commission and the council. The consultant will also include any inconsistencies between the proposed design and the Guidelines. The planning commission's recommendation to the council will include their position on the inconsistencies.The Council will have final say on all design disputes. Approval Process Although this site constitutes a major re- development within the community, it is the mission of the city to simplify the formal approval process for each development within each District. The Development Guidelines have been thoroughly critiqued by the city via numerous meetings and workshops in order to create a very clear architectural framework and a streamlined process for the developer. In effect, the traditional Concept Plan Approval has been completed by virtue of council approval of these Development Guidelines. It is important to note that the city is also streamlining the presentation deliverables required for the public hearings. The city wants the developer to spend dollars on a beautiful and accurate presentation.Approval of the technical issues will be the responsibility of the city staff. The following Approval Process assumes that the chosen developer is embracing the intent of the Guidelines, cooperating with the city and is not requesting variations. The city is very hopeful that all the complicated issues will be resolved prior to public meetings and thus the planning commission and council meetings should be quasi formalities. Final Plan Approval Planning Commission The developer will be required to make a formal presentation to the planning commission. This will be a public hearing. The commission will review the project and submit their recommendations to the council. Opportunity Site Master Plan&Development Guidelines City Council Within two weeks of the commission hearing, the developer will present to the city council. Barring any unusual circumstances,the council should approve the project. It should be noted that if the council conditionally approvals the project,the city staff will be responsible for validating the satisfactory resolution of each condition, rather than requiring the applicant to return for another council hearing. However, if the developer's solutions to the council's conditions do not satisfy the staff,the applicant will very likely be required to present again to the council.Approval will require a simple majority vote. 57 M M M M M M M ! M M M = r # M M M M M CREDITS: Opportunity Site Task Force: City Staff: Tim Willson— Michael McCauley— Planning Commission Chair City Manager Donn Escher— Brad Hoffman— Financial Commission Chair Community Development Director Judy Thorbus— Curt Boganey— Housing Commission Chair Assistant City ManagenDirector of Operations Bud Sorenson— Tom Bublitz— Park& Recreation Commission Chair Community Development Specialist Robert Anderson Ron Warren— Planning&Zoning Specialist Eric Berns Todd Blomstrom— Muriel Lee Director of Public Works Jeanette (Jeanne) Messersmith Dave Peterson— Deputy Director of Public Works Consultants: Damon Farber Associates Elness Swenson Graham Architects Benshoof&Associates Stanley Consultants Visual Communications RMF Entities TOLD Development 58 Opportunity Site Master Plan&Development Guidelines IMAGE CREDITS: Images from the Metropolitan Design Center Image Bank,©Regents of the University of Minnesota, all rights reserved, used with permission can be found on pages 2, 14, 26, 30, 35, 38,44, 46,48, 49, and page 51. Other images provided by Elness Swenson Graham Architects and Damon Farber Associates image libraries. We would like to thank the many concerned citizens, business owners. City Staff. State agencies and local politicians who contributed their time and ideas to the Logan and 57th Design Guidelines. It is the dedication and hard work of such individuals that make Brooklyn Center a thriving community today and provide vision for its future.