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2005-08-15 Lighting Plans 58 10TH AVENUE SOUTH WAITE PARK, MN 56387 PHONE: (320) 253-0003 FAX: (320) 253-0006 GRANITE CITY REAL EST A TE August 15,2005 City of Albertville Attn: City Clerk - Bridget Miller PO Box 9 Albertville, MN 55301 RE: Shoppes at Towne Lakes Phase II (Case #2005-18) Zoning Request Application Dear Bridget, Here are the lighting plans for Shoppes at Towne. Lakes Phase II. If you have questions or require additional information please contact me at 320-253-0003. Thanks again. Sincerely, /"';/ ,/ a~::;:>t7'-'''-iL.f? /' ... "....+~ ../. ..-" . v \I Kate Hanson Assistant Vice President Commercial/Development Divison I CITY OF ALBERTVILLE . ZONING REQUEST APPLICATION 5975 Main Avenue NE P.O. Box 9 Albertville, MN 55301-0009 (612) 497-3384 fax(612) 497-3210 Case No: ;', ( '( Base Fee: {'/1'.), (' C Escrow Amt: Date Filed: '- , ~ f . . -f''''}"> >)(-; {I i Pd.~'.t .-.- , '\ r:;:-' .- ,... ) ;'J? l' Please read carefully and answer all questions thoroughly. Only complete applications will be accepted after validation by the City Clerk and prior to acceptance of required processing fees/deposits, Street Location of Property: WEST LAKETOWNE DRIVE AND COUNTY ROAD 19 Legal Desc~~tion of Property OUTLOT E TOWNE LAKES 5TH ADDITION (Attach additIOnal sheet If necessary): ' Owner: Nmne: TENANTS IN COMMON, PLEASE SEE EXHIBIT A Address: City: Telephone (Home): State: Zip: (Fax): (Business): Applicant (If other than owner): Owner: Name: GRANITE CITY REAL ESTATE. LLC. Address: 58 10TH AVENUE SOUTH City: WAITE PARK Telephone (Home): State: MN Zip: 56387 (Fax): 320-253~0006 (Business): 320-253-0003 Type of Request(s): Site and Building Plan Review Minor Subdivision/Consolidation Preliminary Plat Final Plat Comprehensive Plan or Ordinance Amendment X Rezoning Variance Conditional Use Permit Interim Use Permit Planned Unit Development Other CONCEPT PLAN X X Description of Request(s): OWNER TS SlTRMTTTTNr. A r.ONnTTTONAT TT~F. P'fR'1'1IT, PLANNED UNIT DEVELOPMENT, AND CONCEPT PLAN FOR THE CONCEPT PHASE. " Page Two, City of Albertville Planning/Zoning Application Reason Why Request Should Be Granted: THE SHOPPES AT TOWNE LAKES PHASE II IS CONSISTENT WITH THE CITY OF ALBERTVILLE'S COMPREHENSIVE PLAN AND DEVELOPMENT GOALS. Existing Us of the Property I Nature of Facility or Business: VACANT LAND If a request for a planning/zoning action on the subject site or any part thereof bas been previously sought, please describe it below: What? NI A When? NI A Project Name, if applicable: SHOPPES AT TOWNE LAKES PHASE II I hereby apply for the above consideration and declare that the in/onnation and materials submitted with this application are in compliance with City Ordinance and Policy Requirements and are complete and accurate to the best of my knowledge. I understand that the application will be processed for the next available meeting agenda after review of the infonnation submitted to determine if any other data is needed and after completion of a staffreport. I understand that all City incurred professional fees and expenses associated with the processing of this request are the responsibility of the property owner and/or applicant and should be promptly paid If payment is not received from the applicant, the property owner acknowledges and agrees to be responsible for the unpaid fee balance either by direct payment or a special assessment against the property. (1f the property fee owner is not the applicant, the applicant must provide written authorization by the owner to make application.) Sixty (611) Day Waiver: The City hereby "otifla the appllcant that development review """ "ot be completed within the req"lretl 60 days due to public hearing reqllil'ements (I1Id agtmcy review; therefore, the City is taking fill tIIItonuJtk 6O-day extension fOl' development review. Development review will be compl.ell!d within 120 days IUIlas the applicant tlJ1PI'OVI!S . . . extensiolU. !! ~ ~~~ Date:~-II- oS Date: f!?- /1. ". s /' Date: Date: Approved _ Denied_by the Planning Commission on: (Date) (Date) Approved _ Denied _ by the City Council on: I CITY OF ALBERTVllLE ~ · ZONING REQUEST APPliCATION 1 Case No: ;)0(:/5--03 ' Base Fee: ff3oo:::: Pd 0 C~fJ cL Escrow Amt:'6I. 5 (;L) -= Pd_ DateFiled: 'd - 0'5 -05 5975 Main Avenue NE P.O. Box 9 Albertville, MN 55301-0009 (612) 497-3384 fax(612) 497-3210 Please read carefully and answer all questions thoroughly. Only complete applications will be accepted after validation by the City Clerk and prior to acocptaDCC ofrequircd processing fees/deposits. ' Street Location of Property: :S L Cc a..~ k4L Q., . il-t> , q ~ ID t!+ ~r. Legal Description of Property . . ./ . (Attach additional sheet if necessary): (),.J"r l-O r.$ ,4.,. ~ ~NL ~ ~ ~;'-~Az?1J / ?7.o~ I Owner:Name:CoN~~ ?~7 'l::>-.vE.LDt~ 6,. t:jb ~lt> H1C..Mf{.L Address: ~o~o ~'"r~1= ,pBl~r~ ~.t..':) ~tJl'rE.. Bo~ City: Rt)!c"'~; l~ State: N ~ Zip: ~ 113 Telephone (Home): (Business): t:,S-I-5"~/'-L/~z.r (Fax): ~5';L5"56-~~-.y:> Applicant (If other than owner): Name: Address: City: State: Zip: (Fax): Telephooe(Home): (Business): Type of Request(s): _ Site and Building Plan Review _ Minor Subdivision/Consolidation Preliminary Plat ~ Final Plat _ Comprehensive Plan or Ordinance Amendment ' Description of Request(s): hN;f-L~~ .y.z.. 7P~A./~AW~ IoT:$ ..c,' SJ/A/~~~";7 _ Rezoning . _Variance _ Conditional Use Permit _ Interim Use Permit _ Other J-> r..$'J Reason Why Request Should Be Granted:' d;cJ~ ,~ ~r-~?7/ hev~/#~~ ~T. / MOIlMWI$l A$$OC'Allli COM$'I"'AM'$" 'MC.. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595,9837 planners@nacplanning.com PLANNING REPORT TO: FROM: DATE: RE: FILE NO: Albertville Mayor and City Council Members Albertville Planning Commission Mike Darrow I Alan Brixius February 6, 2003 Albertville - Towne Lakes PUD Phase II 163,06 - 02.40 BACKGROUND As you are aware, Contractor Property Developers Company (CPDC) has submitted applications to rezone an area from R-1 A and B-2A to PUD preliminary plat. The proposed site is between School Lake and Mud Lake in the northeast quadrant of Albertville. The applicant is proposing to develop roughly 93 acres of land that will include "traditional neighborhood" designs. Within Phase II, a total of 215 units with a net development density of 2.41 units per acre are being considered as well as business commercial along the western portion of the proposed site along County Road 19. On January 9th, 2003, a technical report was prepared for the applications. Within the report, staff recommended that 21 items be considered for the requested rezoning and preliminary plat. The applicant has submitted both graphic and a narrative response to these items. Below are the recommendations from the January 9th, 2003 report, followed by the applicant and staff response. Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Exhibit G: Design Guidelines Component Plan Preliminary Plat Site Plan Landscape Plan Street Loaded Detached Homes Alley Loaded Townhomes Exhibit H: Exhibit I: Exhibit J: Row Townhome Residential Street Sections Concept Layout 1. The applicant should submit a ghost plat to illustrate the logical street extension and subdivision designs for lands located outside the plat at the northeast boundary line. Applicant response: We will bring a ghost plat back to the February 11, 2003 meeting but it most likely will be similar to our previous design. We would like to point out our development is proposing to provide street and utility access to site with this proposal. Staff response: The applicant has provided two conceptual plats of the D'Aigle property. One alternative is with 15,000 sf Single Family lots and the other is with a mix of Detached Town Homes and 15,000 sf Single Family lots. Staff recommends that all lots be a minimum of 15,000 sf. No angled lots will be permitted and all lot lines should be radial to the street. To facilitate these concepts the southern cul-de-sac will need to be extended to the east property line. 2. The applicant needs to provide detailed housing designs illustrating the exterior wall treatments of all the medium density multiple family product. Said product must illustrate at least 25% of each wall exterior having brick or stone or better. Applicant response: We don't believe City Ordinances in this development should specifically prescribe or restrict the historic design of the homes in the neighborhoods. Through PUD zoning we requested the flexibility to continue the small town neighborhood theme from Phase I. We request that this condition be modified to reflect similar architectural design guidelines uses in Phase I. Staff response: Phase I didn't include the use of twinhomes or townhomes. Flexibility may be granted by the City through a PUD. The applicant must submit specific standards for the exterior treatments of all medium density units. Until specific standards are submitted to the City, staff recommends that said products must illustrate at least 25% of each wall exterior having brick or stone or better. 3. The applicant must illustrate separate utility connections for each of the town home units to allow separate water turnoff and sewer connections. Applicant's response: We will revise the utility plans to reflect this. 4. The applicant should provide a block-by-block typical standard layout illustrating house placements by housing product type on the lots that illustrate setbacks, driveways, streetscape arrangements, and on-site parking. 2 Staff response: The applicant has provided block-by-block typical standard layouts which illustrate house placements. To address the Planning Commission's concerns for off street parking and garage placement too close to the street, the front setbacks for garages in the Single Family and Detached Front Load Town Home lots are now proposed at 24 ft minimum standard with a minimum 9 foot garage setback from the front of the home unless the lot is a look/walkout. In this case the applicant is proposing the garage setback still be the minimum of 24 ft back from the R-Q-W. Within the 15,000 sf lot neighborhood, the applicant is requesting a 20 ft front yard building setback be granted in an attempt to keep some consistency in the neighborhood character and minimize shoreland impact to Mud Lake. This may be appropriate if there is a minimum 9 foot garage setback from the front of the home. 5. Lot 12, Block 17 must be enlarged to a minimum lot width of 65 feet Staff response: The applicant has enlarged these lots to meet the 65 foot requirement. 6. Guest parking should be illustrated in Block 1, Common Lot 17 and Block 18, Common Lot 9, and Block 20, Common Lot 5. Staff response: The applicant has provided additional guest parking within these areas. If the applicant wishes to provide bump out parking on any of the public streets, it must be included on the site plan and reviewed by the City Engineer. 7. The Planning Commission and City Council work with the applicant to resolve flexibility regarding front yard setbacks, house placement. The information that is required for this shall be a typical lot arrangement that illustrates house placement that addresses setbacks, driveway locations, streets cape arrangements, and on-site parking. Staff response: The applicant has provided a template of setbacks for each of the proposed neighborhoods. 8. The applicant shall provide a revised plan that illustrates a buffer yard 20 feet in width extending south of 70th Street. Said plan shall provide intense landscape screening from the residential properties that abut this street. Staff response: The landscape plan has been revised to add the requested landscape buffering along 70th Street. 9. The City shall undertake a study to determine the cost of improving both County Road 19 and 70th Street as minor arterial streets and assign a cost associated with their development to the Towne Lake Phase II residential development. Said money shall be set aside in escrow to help finance these later street improvements. 3 Applicant's response: We reserve judgment and the right to appeal escrow amounts until we see the costs associated with this study and improvements. 10. Towne lakes freliminary plat shall illustrate a dedication of 70 foot of right-of- way along 70t Street. Applicant response: We are willing to dedicate the 50 feet of R-O-W as requested and provide for the 20 foot landscaping buffer along 70th Street The recent request to increase the R-O-W to 70 feet is unfounded and we request data to support the need for such excessive R-O-W. Additional R-O-W will result in a loss of lot sizes. The additional right of way dedication along 70th Street has necessitated the need to modify dwelling types/lot and street configuration north of Street 2. We have deleted the Twin Homes and replaced them with Detached Town Homes for a net loss of 6 overall. Staff response: Staff recommends a 60 foot R-O-W between Street 1 and the eastern most section of the plat. However, due to improvements on County Rd 19 and 70th, a 70 foot R-O-W will be required between County Rd 19 and Street 1. 11. The following streets shall be revised on the plat to show a minimum street width of 32 feet for West lake Town Drive east of the roundabout extending to Towne lake 2nd Addition and lakewood Drive, Street 1 north and south of the roundabout. Applicant response: We will modify the plans to the requested street widths, except for Lakewood Drive. We feel strongly that Lakewood Drive remain as a residential street similar to West Towne Lake Drive in Phase I which was built to 28 feet wide, Staff response: City staff and the City Engineer will review the request for Lakewood Drive. 12.AII public streets having a width of 24 feet shall have posted no parking. Applicant response: We also may look at increase street width in some areas to 26 feet to have parking on one side of the street. 13. Street 2 extending between Street 1 and County Road 19 shall be eliminated from the plat. Applicant response: According to Assistant County Engineer, if County Road 1 9 is upgraded with a raised median I divided highway then they would permit a right in I right out at this location. We request that the condition be modified to read "Street 2, extending between Street 1 and County Road 19, shall be removed if the applicant I 4 developer is unable to obtain a driveway access permit from Wright County Department of Highways." 14.AII street improvements including streetscape amenities, sidewalks on both sides of the street, landscaping, street lighting, and signage shall be installed at the expense of the developer. Applicant response: In agreement. 15. Private alley identified as Outlot E shall remove landscape medians. Applicant response: We believe it is more important to have medians for traffic claming measures. The alley will be private and maintained by the HOA. Staff response: The applicant's standard lot layout indicates a distance of 12 feet from street curb to the landscaped median on both sides. There will not be curb cuts adjacent to the landscape medians, therefore the proposed medians are acceptable. 16. All stormwater drainage and management shall be subject to City Engineer review and approval. Applicant response: In agreement. 17.AII utilities associated with the development shall be subject to the City Engineer review and approval. Applicant response: In agreement. 18. Wetland delineation and wetland mitigation plans shall be subject to approval by the City subject to comments by the City Engineer. Applicant response: In agreement. 19.An EAW is required for the proposed development. Said EAW must be determined to have a negative declaration prior to approval of the preliminary plat. Applicant response: In agreement. 20. Park land dedication of 8.2 acres is deemed appropriate by the City and accepted. The difference between 10% land dedication required by ordinance and the land dedication being proposed shall be compensated with a cash contribution. Applicant response: At the January 14th, 2003 Planning Commission Meeting, the Park Dedication fees should be recalculated less the R-O-Warea being dedicated for 5 County Road 19 and 70th Street. We will be providing a park plan for consideration which will build and maintain similar to Phase I which exceed the park dedication requirements. Staff response: The applicant has indicated that additional plans for park improvements. If said improvements meet the 10% land dedication required by ordinance, no additional park dedication will be necessary. 21. The conditions of the PUD approval shall be outlined in a PUD agreement which will include all provisions, all flexibility, and conditions that will govern future development of the plat. Said agreement shall be entered into by the developer and the City. Applicant's response: In agreement. CONCLUSIONS AND RECOMMENDATIONS Commercial PUD. The applicant submitted planning and design guidelines for The Shoppes at Towne Lakes on February 5, 2003. Staff did not have a sufficient amount of time to thoroughly review these plans and guidelines for the Planning Commission meeting. Therefore, staff recommend tabling the concept plan until for the March Planning Commission in order to allow staff to provide a thorough review. Variances Aside from the PUD flexibility, a number of variances are also required. The applicant and City staff has met with DNR staff to discus the need for two variances associated with the approval of the Towne Lakes PUD. The first variance deals with exceeding the 30% impervious surface. In discussion with the DNR, they recognize that the overall site design provides sensitivity to the existing lakes and felt comfortable with the variance form this requirement. In this respect, City staff agrees with the DNR assessment and recommends approval of a variance allowing for impervious surface in excess of 30% provided the following items are addressed: 1) The site plan provides a 200+ foot setback from the OHWM from all development from School Lake. 2) The applicant incorporate stormwater treatment measures to increase the water quality entering the lake. The second variance that is necessary deals with maintaining at least 50% of the project being preserved as open space for public and private enjoyment and at least half of that preserved open space is required to be in Tier 1. Again, in discussion with the DNR, it was recognized that this is impossible in light of the small amount of Tier 1 space we have. The overall open space does represent 50% of the overall site, 6 however, the Tier 1 application cannot be met and is seen as a physical hardship unique to the property. In this respect, staff recommends approval of that variance. Preliminary Plat Staff recommends approval of the preliminary plat and variances subject to the following conditions: 1) All lots within the ghost plat shall be 15,000 square feet. No angled lots shall be permitted and all lot lines should be radial to the street. The southern cui de sac will need to be extended to the east property line. 2) The applicant shall submit specific standards for the exterior treatments of all medium density units. 3) The applicant must illustrate separate utility connections for each of the townhome units to allow separate water turnoff and sewer connections. 4) The City shall undertake a study to determine the cost of improving both County Road 19 and 70th Street as minor arterial streets and assign a cost associated with their development to the Towne Lake Phase II residential development. Said money shall be set aside in escrow to help finance these later street improvements. 5) Towne Lakes preliminary plat shall illustrate a dedication of 60 foot right-of-way from Street 1 to the eastern portion of the preliminary plat. The preliminary plat shall illustrate a dedication of 70 foot right-of-way from County Rd 19 until Street 1. 6) All stormwater drainage and management shall be subject to City Engineer review and approval. 7) All utilities associated with the development shall be subject to the City Engineer review and approval. 8) Wetland delineation and wetland mitigation plans shall be subject to approval by the City subject to comments by the City Engineer. 9) An EAW is required for the proposed development. Said EAW must be determined to have a negative declaration prior to approval of the preliminary plat. 1 O)Park land dedication of 8.2 acres is deemed appropriate by the City and accepted. The difference between 10% land dedication required by ordinance and the land dedication being proposed shall be compensated with a cash contribution. If additional improvements meet the 10% land dedication required by ordinance, no additional park dedication will be necessary. 11 )The conditions of the PUD approval shall be outlined in a PUD agreement which will include all provisions, all flexibility, and conditions that will govern future 7 SUMMARY EXAMPLE ~~~ ::. ( ~i~ -~ ,~ii , :.SB f '~~,- -~]f?::; - -:~ ...., Decorative paving materials Regularly spaced 3-4" caliper deciduous boulevard trees. Front yard planting must include foundation planting as well as overstory trees. Careful tree & shrub positioning softens & blends homes to the streetscape. DETAIL D. PAVING!FLATWORK 1. Flatwork and steps with decorative nosings and detail are encouraged at tl1 front yard as well as the rear yard. 2. Decorative or colored paving is encc aged. This includes decorative expansi joints, break lines, stamped and colored asphalt ("Street Print" or equal), stamp' and colored concrete ("Bomanite" or equaI), brick or colored concrete, interl( ing pavers. 3. Position retaining walls and slopes t, preserve trees where possible. Select w materials and colors to compliment the home design and material. E. PLANTING 1. Site planting plan common and mus include a plant list containing scientific names, sizes and planting conditions (balled and burlapped, potted, bare roo container grown, tree spade, etc.) 2. Regularly spaced 3-4" caliper decidw boulevard trees should conform to ARC guide site plan. 3. Front yard landscapes are to respon< development planting and A.R.c. reCOI1 mended planting plan. 4. Front yard planting must include fOl dation planting as well as both overstOJ deciduous and coniferous trees, unders ry trees and shrubs. F. REQUIRED PLANTING BUDGET: 1. The budget for the Landscape Planti Plan must equal or exceed 2-3% of the home's valu~. G. REQUIRED LANDSCAPE PLAN 1. A professional landscape plan mus prepared by a competent landscape designer or landscape architect. 2. ARC reserves right to require additi allandscaping (above the minimum laJ scape budget) on lots where side and n house elevations are highly visible to views from off-lot, and! or where lack architectural design or detailing must 1 offset! screened with vegetation. Pagl SUMMARY EXAMPLE T Wri '. --jiV' ~~ I I Select wet-association plants near water and upland planting for higher areas. Traditional fencing materials of brick & iron. DETAIL H. NATURAL AREAS 1. Foundation plantings should be exel ed in a manner consistent with each horne's style. (Soften blank walls, sheltE entry walks, hedges for formal design.) 2. Natural areas refer to landscape fea- tures which function as visual edges to frame each lot. They help define the Ot door "rooms". In the front yard nature areas would generally be located close 1 the street, possibly adjacent to the lot Ii] so the same idea could be continued by the neighboring lot owner. In the back yard natural areas are encouraged at or about the rear and/ or adjacent side pro erty lines. Natural landscape treatmenl should not replace foundation planting: Natural areas must be mutually agreel upon with the ARC and would include: Examples: a. Natural forest emergent vegeta- tion theme: b. Prairie grasses, wildflowers or other perennial ground covers. c. Formal garden theme: Rose bush garden, Formal perennial garl d Patch of forest theme: a stand oj young Aspen (this will require 10 to 20 trees, although they could be as small as I" caliper.) I. DECK PLANTING 1. Decks to be shaded by at least one 2 1/2" caliper deciduous shade tree. J. SOD 1. Minimum sod: front, side and 20' iJ rear yard unless it runs into a 3:1 slope. Slopes must be sodded and staked or seeded with appropriate grasses, mulct other A.R.c. treatment. K. FENCING 1. All fence designs must be reviewed and approved by the ARC prior to insti lation. L. SECURITY FENCES 1. Standard chainlink fences are not pe mitted. M. DECORATIVE FENCES 1. Front yard fences must be limited in height, must be approved by A.R.c., ar are strongly encouraged to be tradition Design: ie. picket, wrought iron... 2. Vinyl white, tan or grey picket or PagE SUMMARY EXAMPLE Picket fences with larger posts at ends & corners. DETAIL black, green or cream wrought iron fen< allowed in rear yards. 3. All fence designs must be reviewed c approved by the ARC prior to installatil 4. If fences are used, gates and archwa~ are encouraged as a welcoming entry tc property. 5. Privacy or utility screening must inb grate with and compliment the architec, ture. 6. "Invisible fences" are encouraged she be used for dog enclosures. N. RETAINING WALLS 1. Preserve trees & compliment home design with retaining materials & slope: 2. Construction details should be provi for retaining walls greater than 3 feet exposed height. 3. Retaining walls should not exceed 6' wall in height and be constructed of ma rials such as stone, veneer or decorative concrete block (i.e., keystone). Break uf larger elevation drops with stepped mu pIe walls. 4. Landscape wall, surface materials an colors shall be consistent with accent m. rials used on home. O. MAIL/NEWSPAPER BOXES . Mail and newspaper boxes will be pn vided and installed by the Developer. P. HOUSE NUMBERS . Front yard house address identificati( standards (typeface & number height requirements) must be met. Q. LIGHTING 1. Exterior light fixtures should be in c1 acter & style of home. 2. Lighting sources should be indirect where possible, with all lighting in sha of white (no colored bulbs other than al holidays). 3. Spillover of glare must be avoided t< neighboring lots and light sources mU5 shielded to prevent glare. Wall washes be achieved through an eave or groun( mounted light fixture. Avoid soffit-moL ed spot lights. ARC may allow such sp only in areas not visible to street or frm Pag' SUMMARY EXAMPLE A private space created by pool and terrace. DETAIL other lots. 4. Tree uplights should be recessed belo' ground, behind shrub masses or down lights should be positioned within the trees, out of primary view. 5. Integrate landscape lighting with del arbor, post, bench & trellis elements. R. DOG RUNS/HOUSES 1. Must be immediately adjacent to the home and screened appropriately with design, materials and trim similar to the primary home. S. POOLS AND HOT TUBS 1. Design, materials and layout must be submitted for ARC review done in refer ence to the DNR openspace plan requirE ments. 2. All pools and hot tubs should be fittE to the landforms, terraces, porches and decks. Above ground pools will only bE allowed on specified lots so they can no be seen by the public or are made to appear as "in ground pools". Reviewal easements prior to planning a pool. 3. Associated code-required security fences, retaining walls, and lighting sho meet requirements described. T. SPECIAL REQUIREMENTS 1. During construction each homesite w be kept clean and free of debris. Each builder will be held responsible for del: which blows off the site, so police your site. If the developer must clean up th appropriate charges will be passed on. 2. Every owner and builder is responsi to provide erosion control per all applic ble regulations. PagE Towne Lakes Albertville's New Small Town Neighborhood Site Position Examples of Homes & Garages II- J ~ J CJC7 CJI J t::n front Loaded (sd back <J minimum or 6 fcd from thc fronl of the sIn ,dlll-c or porc\') Side Loaded ~fJ I . . fi~ " : [:::> C> II II K :J L . -:=JCJ c::n=:J c:=n=7 C J=ull'y Rccesscd (sd bnck fmm thc f,'ont of thc hOllse a minimullI of 'I:. tilc deFth of thc housc). Court'ya,-d d <::J 1 D! L ~ '-- u=J[ Rear Loaded U J~ C1 <J <1 ~ Q~: H 1\ d 01 U~ L-L1 10 "- II -1 c:=JC7 t II -= ?~ 7'~ ~'1 ~~ f~ "(', ~-- .-.------.-. - 87/ -'--'--- ---)1 \ ' J I , ,~.,,-, \ 120V A" i ~"? f.2 11 ;,h "'i: 41'V~ . , ./ .' . -,-',' :::: v. i' '~ \ '~I!'I\:i *~ ~ H:\" ~~ : I'; ffi m , ~ ' ;:;1 -- ~ h tJ: , I" I s...t- ~ I. ; :;;: i -b-;:1j ~'"'~ .'1 \ i JI, -- 1k ~ ~ ~ ~ ,~~ I 1:~ 3 'ii_ · i\ %~ i t?$ ~ ~ ~~\f:>?. ' .~ ~ [ ! z~ ~ I ~ ~iliJ ~*~ ~~~ ~F t~ ~I ~ \r"~ T ~ ~ "" ~ I ~ ...-~ J- 1\ ~ ~ ..... .. .. . - 'X' -.J P " /. -<'~ ~j~, -, =-------::::....- --""'~ !!." . ___ ~ v aHWL- I '~ vt ~~ ~~ ~ ~ (:)'" ::5 ~ ~ .i * ~^ \'~ ~<.l -f-oYJ;-A- y- - } I - - /' ~ '::s ~ ~ { ~ ~ - I . \ J t : '\ : \ ~ ! , , , ~ ~ f t~~ ~ ft ~ ~L , ' , ' , I ; \ , ; I : I ! s:: H_ ,i ~ f ~-~ /*- ! _. ~ __ I /')JJ V , , / '-/TlvV L 4/ ~ .... ~ ~! ~ct i 1\ ~ \' ~' 1: t:1 \ tl tJ D't"" :1. ~ =E ~ ~~ ~. ~ -s:: ~ Tj, L \L !'~ift ~'E: ~ : ,~ ~ I~ ~ -) t ,~ :s ,~ ~ ~ -< ~/ '__ ( h...,\ J J ~.-- :B ' ..j j ),-- ' ~ ..... ~ ~ (:) " j ~~ -3 -- - y" , /\- .. . I I ~- ~ ~ ~ t =:: ~ '{ to \ -wt; SL~ r-- :::. ~ \Y~ . )' 1 · i 1 t ~t ,~,,\~\ {/I-- - ~ K - .. ~ ~ '" ~ . Design Guidelines Architectural Review & Design Guidelines for: TOWNE J}KES Albertville's New Small Town Neighborhood I . GENERAL LOT PLANNING GUIDE Careful siting of each home should seek to fit the topography, blend with significant existing vegeta- tion, views, open space and other features that define the character of this neighborhood. These guide- lines will further this goal by establishing criteria aimed at achieving quality levels of landscape archi- tecture and sensitive site plans. Our goal is beautiful streetscapes and open spaces, interesting and com- plementary lot amenity features, paving and planting design. Careful consideration must be made for future additions: decks, fences, and screened porches. Consultation with an experienced landscape design consultant is recommended at the early stages of home and site planning. SUMMARY Design for the unique aspects of your home- site and the neighborhood. Refer to spe- cific tree roca- tions and ele- vations and try to provide a balance between home position, "foot print" and preservation of significant trees. 8/16/00 EXAMPLE Summer Peak , Horizon 2. Respect the existing topography and work with it. Adapt it with natural form~ and retaining that continues the lines of t] home. 3. ARC may require maintenance of sigh lines of other homes to natural or built amenities. 2. Preserve undergrowth in protected for areas. Pathways are appropriate. 3. For Concept ARC Review Plan submit show the location, size species, and eleva of existing trees greater than 8 inches in diameter and oaks, hickory and sugar m, greater than 2 inches in diameter within 1 proposed area to be disturbed and withir feet thereof. Pagl EXHIBIT A SUMMARY Position garages to reduce their visual impact on the street Cause the active, visually interesting fea- tures of the house to be prominent on the streetscape. For every four fully recessed garages, one front loaded garage is allowed (but not encour- aged) provid- ed that certain criteria are met: EXAMPLE Arxessory Dwelling . Unit r: #-..---.: I I: : _'::-1. , . . .~:nr;.,-..;....' ::,.~'i or ~ Straight:m-m1n, 35'_ setback garage. '. DETAIL C. LOT-HOME POSITION GUIDE 1. Respond to ARC garage and home pc tion from ARC-provided Lot Planning Guide. 2. On vertical curb streets, utilize existir curb cut or pay for new curbcut locatio! and street restoration/ repair. 3. Homes should be positioned with in respect to existing homes and in anticip< tion of siting of future homes. (See: The A.R.c. Lot/Home Location Guide.) D. HOUSE-DOMINANT HOME DESIG 1. Design homes with "tamed garages", emphasizing a home's elevations, to bui ing massing and architectural detailing, including a recognizable style, or domin or tasteful blend. E. TOWNE LAKES'S REDUCED SET- BACKS 1. 20' setback from property line (15' from back of most sidewalks) allows/ motivates use of deeper floor plans (see City requirements). 1. With reduced lot widths and budget c scious home design, house-dominant designs require creative two and three c. garage positioning to screen, diminish impact from road, while emphasizing he entry and approach. 2. Provide not less than two car or mOrE than four spaces without ARC approval. 3. Garage positioning that emphasizes house and minimizes garage can includ4 . 3 car L-shaped garages with tandem spaces, turned garages at side streets, sic load garages and limited use courtyard I garages (where lot width permits). 4. On lookout or walkout lots, emphasi: oversized garages (with two 1 car doors one 2 car door) to provide greater desigl freedom yet meet homeowner's need fo greater storage. Pag SUMMARY EXAMPLE i ~,No~:- .---- ",~!~ -,~~,. ol'';~'''-~ ~:" I ;1 4-' " Straight-in garage w/min. 35' setback: 3 car Tandem. . .' ~ -"... Home wlturned courtyard garage 25' setback. DETAIL "':. ~.;: '.t. Corner home w/garage @ side street. TA INl THE GARAC continu' -. . 1 ~' ~,- "I&W. . ,. .~. - Side loaded garage. Pagl SUMMARY Special uses will be approved by Administrative permit through administrative design review. Attached sin- gle family , dwelling homes for two families are encouraged on corner lots and beyond 200' of each other. EXAMPLE , Townhome . (2-3 OUt . , blclg - , architec- ture similar to sur- rounding homes). DETAIL G. ACCESSORY DWELLING UNITS 1. 800 s.f. accessory dwelling units are permitted in many Towne lakes homes. 2. "Flex space" designs for alternate use garages/homes could provide space for accessory dwelling unit, office, craft sp<J etc. H. TWO-FAMILY HOMES 1. Design structure to look like single f ily home, with garages at either end or Fag! SUMMARY EXAMPLE Front entry walk. Natural areas. DETAIL 2. Exterior design & massing, selected style, detailing to appear as a larger sinl family detached home. I. HARD SURFACES/PAVING 1. DRIVEWAYS a. Driveway gradient no greater thaI 15%. preferred drive not greater thai 10% to 20' deep apron area at garage greater than 4% slope. b. Driveways to be narrowed in the front yard area and curb cut location 2. FRONTWALKS a. With or without a side walk, eacl home is to have a walk from the fro entry / porch to the back of curb, pre ably with steps near the street right- way line/back of sidewalk (except II with unusually long drives or steep topography. 3. PAVEDAREA a. Homes without a front porch mm have a paved surface of at least 100 s.f.. A deciduous overstory or under ry tree, minimum 3" caliper must pr, vide shade for the area. Creative/m use of paved surfaces is encouraged. Pag I I . GENERAL HOME DESIGN GUIDE Provide each individual home its own identity and character. Homes must be aesthetically balanced, with details consistent with the selected architectural style, and built with quality materials and work- manship. Homes not demonstrating adequate design variety will not be approved by ARC. SUMMARY EXAMPLE .. Trellis/arbor/pergola as garage camouflage. DETAIL A. VISUAL IMPACTS 1. Create attractive off-lot visual impac Be mindful of the home's massing as SE from surrounding road approaches anc when viewed with other adjacent and ~ round homes. Avoid unaccented 2 & 3 story facades. 2. Respond to each lot's on and off- sitl opportunities to help define the views, home's outdoor spaces and guide posi- tions of home interior spaces 3. Select/ design home floor plans that establish a friendly relationship with tn street via porches, decks, gradual level changes and anteways, entry sitting arE courtyards, patios, terraces, sheltered entrys, etc. 4. Price efficiency can come with simp] lower room-count, ''box-on-box'' floor plans, blended with modern, shared-sp room layouts. 5. "Stage front" appearance will not bE approved. The home's sides and rear should support the style of the home's front elevations, with similar trim, deta ing & sidings. 6. De-emphasize/ camouflage garages with setbacks from home front, with porch extensions, arbors, trellises, win~ walls or retaining walls. Hide garbage recycle bins through design. 7. Add steps from garage to home, pre vide headroom at garage service door. Allow space for added risers in garage and/ or transition rooms within home, such as laundry/mudroom. Design should reduce impact of blank area ab( garage door(s) (ie.lowered roof line, trim/ details.) Pag( SUMMARY Provide main floor elevation that is raised 2 1/2 to 3 feet above the street eleva- tion. 5 to 7 ris- ers typical. EXAMPLE With reduced front setbacks (that encourage neighboring), raise home to protect privacy. DETAIL B. HOME TO BACK OF CURB ELEVATION 1. Raise home, with added front steps to capture an old traditional look par- ticularly with reduced setbacks... can turn on-grade homes to look-outs, look-outs to walkouts. C. ROOF PITCHES 1. The roof on each home is one of the most important visual masses on the house. Roof slopes and overhangs mus be appropriate to the selected individua style: Research your style, know its con ventions. 2. Design and refine well thought out, simple and strong roof forms. Increase( roof pitches are generally preferred (exc for some bungalow and prairie styles.) D. HARDSCAPE TERRACES/PORCHES/OUTDOOR LIVING SPACE 1. Outdoor living spaces can provideefJ tive transition between home, outdoors, and a place of interaction with neighbo] These could include patios, decks, gar- dens, terraces, seating areas. If a porch terrace is prepared shown and labeled, should be of sufficient size to allow seal ing for 2, minimum. Sheltered entries (without seating areas are acceptable) b then a terrace or other hard surface sea1 area at the front of the home must be pJ vided. Pag( I I I . DETAIL HOME DESIGN GUIDE The design of the homes for Towne Lakes will require a blend of standardized plans and custom adap- tation to site and home owner needs and likes and Towne Lake's streetscape will grow in character from the addition of one tasteful home after another. This depends a lot on details. EXAMPLE SUMMARY DETAIL A. PREFERRED STYLES · Designs utilizing modem floor plans within an architectural theme. . Colonial, · victorian, · federal, · farmhouse, · cape cod, .tudor · stick, . shingle, (early) prairie school · arts & crafts bungalow. B. PREFERRED MASSING . 2 storr- · story & 1/2, · ranch, · 2 story with attic dormers. C. GARAGETREATMffiNTS 1. Use two-story / dormer elements ove: garages for architectural interest and bot space. 2. Garage door accents and detailing should be used to break up its scale & designed to echo home style/ detailing, making it look less dominant, more a co tinuation of the structure. Do not use pi flush steel doors. 3. Where there are garage walls with ne doors, there should be windows that me other windows & trim/ architectural det of the home. 4. In area below floor line and above grade, use stone, cultured rock, siding extensions, lattice, brick, stucco and "band" / verge boards. D. ENTRY PORCH/STOOP 1. Provide a stoop or entry porch (of us able size), large enough for plants and 50 ing. They should be covered by an oveI hang, roof, trellis, portico or detail appI priate to home style. 2. Where a smaller sheltered entry is planned, provide an entry setting such veranda, deck or patio suitably sized fOJ minimum of two chairs. Pagi SUMMARY EXAMPLE ."., .~ I I, I '. ......." ._ ~:L 'I I' I ,-_..........E, !.J. ~ ~.: ~ II'" ~_. '. ~ ~ J ' I!',:' C i' t :'. . i ' .,.. . , . , . , , DETAIL E. ROOF MATERIALS 1. Well proportioned overhangs, fascia, gutter, soffit, frieze, window trim & details, skirt board & corner treatment, supportive to selected dominant archite tural style. 2. Roof materials may include cedar shakes, copper, slate, or a minimum of lb. tabbed asphalt, "dimension" shingle Small amounts of prefinished standing seam metal may be acceptable. Colors should be muted, dark shades with sha. ow coloring. 3. Valley flashing of copper, prefinishec metal, or interwoven shingles are pre- ferred. 4. Gutters and downspouts must be inl grated to color and style of house. 5. Functional roof vents are encouragec , Continuous covered ridge vent, shingle over type should be used. Avoid/minin box vents. . F. ARCHITECTURAL SIDING &. TRl 1. Use materials & Architectural trim c( sistent with home and selected home st 2. Use vents, recessed bays & cantilevel to create interest & shadow lines. 3. Exterior materials of masonry brick, stone, stucco and natural wood are pre- ferred. Use great care in selection of"e tured stone" products for ARC. Sampll are required. 4. Stained & prestained wood, clad, cementous materials or composites will accepted if sample or manufacturer's cc: logwith trim indicated and color specif are submitted. b Other vinyl sidings ma be approved by ARC. Wolverine vinyl, ing/ trim system is ARC approved. Specific colors and treatment must be A approved for each home. . G. MASONRY - BRICK/STONE, CULTURED STONE. 1. The first masonry on the house shoul be the fireplace chase, if visually promi. nent. 2. Masonry fronts must wrap corners t, logical stop, but no less than 24". 3. Masonry, if used, apply in locations most visible. Pag SUMMARY EXAMPLE _i~~;;~~1i~l~'3i~;~,: , .L. l: @ lj l:1 l (ji1 ~ 8 ~" ~tf ~,I''';'' "'.h~,"':;';:;; "'. ff!WWUUJWUUUUllllllltJUir ;! ,. DETAIL 4. Columns must be sized appropriate their height and building mass suppori H. FIREPLACE CHASE/CHIMNEY 1. Should reflect the horne's style. Masonry chimney is preferred. 2. Decorative chimney caps/screens ar encouraged. I. DIRECT VENT FIREPLACES 1. Are permitted but boxed out "dog- house" forms are not allowed. 2. Chimney caps should be detailed fh top of box type design. J. DOORS AND WINDOWS 1. The entry door is expected to be a dominant feature. Sidelights and tran- soms are encouraged. 2. Use energy-efficient, quality doors & windows selected to fit the architectura style. 3. Select window grilles to be in chara( with architectural style. K. WINDOW TRIM 1. Windows must have exterior trim c sistent with selected architectural style; elevations. 2. Windows and doors may be painte natural wood, aluminum, or vinyl cla( 3. Shutters, if used, should be sized to look as if they could close over entire v dow. Do not use with multiple windo groups. 1. DECKS 1. Must be consistent with home design/ style and should be an extensi( of the home. 2. Above ground decks must be suppc ed with 9 1/ 4"x9 1 / 4" or equal mass columns where visible*, designed in cn acter with the massing of the home. Minimum of 6"x 6" column where dec will not be visible* from existing or future streets or residences. If deck is more than 2' above grade and visible*, screening below deck must be provide Home materials must extend to deck detailing. PagE SUMMARY EXAMPLE DETAIL *visible; from existing or future streets, homes, parks or opens pace. 3. Handrailing design and detailing should be consistent with the horne's cI sen style. 4. Cedar, redwood and wood composit wood construction is encouraged. Pain or stained depending on home style. 5. Future construction! decks should bl included with the plans for approval, b indicated as future construction. When doors are provided to a deck, a rninimu 4' -x6' wide deck must be built. M. TRASH ENCLOSURE · Accommodate garbage and recycle bi through added garage width or depth, wing-wall extensions, fence enclosure extensions, retaining walls. Page IV. SUMMARY DETAIL SITE EXAMPLE ~' '~" , ' -'.. ., .... '-~.- - . : 110 ".~;.;,;;;;;.-- ",. ,I~ I)' " ,[.,- ,~ i: -:1 ~: __,ll; Ij~I'J...J. lj" ,,} ':i':nHlitltjl~~~'k~ iii~ :'1np~n!jil!I;1!ft~il, " DESIGN GUIDE DETAIL A. LOT PREPARATION 1. Lot development plan and landscape plan must be prepared by competent, exI enced landscape designer or landscape architect. 2. Completely fence trees that are to be saved at a distance of 1.5 feet times the tr diameter in inches. B. CORNER LOTS 1. Corner lots will have special review ensuring that each exposure to the street received equal landscaping attention. C. GRADING 1. Builder's and owner's responsibility t prevent erosion and assure positive drainage. 2. Show erosion control plan and schedu of tasks. 3. Show locations of topsoil stockpiles ar fill soil stockpiles, and proposed silt fencl 4. Avoid abrupt slope intercept between existing and disturbed soil surfaces, and encourage rounding which blends into tl1 natural grade. 5. Create contour and grade changes to enhance privacy, visual interest and amp] plant material impact. 6. Sod all swales. Minimum: swales min 2% swales, minimum drainage slope 6" iJ first 10' away from all building sides. 1% hard surface. 7. Contour site to protect mutual draina~ issues and existing or potential basement 8. Design, materials and layout must be submitted for ARC review. Page m t- - m - ~ l@. SOl >< 6~ ~ w ~ 6~ .. I ;:Jd J ~~ ~ ~~ j ....~ 8~ ~lL. ~ -Uti I ~ ~ ~ ~l II. b !3 ~ ~~ Z - ::j N~ ~ ~ ~~ "W ~7 .~e ~~ i ~ !~ j ~ ~~ j! !] ~ 6~ ~ h I I ~" ~\ lLJ I(r: J'~\II----~~' /1///1 j-"".:.-, ~' "" I I r 1\ ~ ~ II, \1_ _ "d' / Iii L. ' If, .. 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