HomeMy WebLinkAbout2010-401-01 • ORDINANCE NO. 2010 - 401 -01
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
AN ORDINANCE ADOPTING THE OAK PARK HEIGHTS DESIGN GUIDELINES
THE CITY COUNCIL OF THE CITY OF OAK PARK HEIGHTS, MINNESOTA
ORDAINS:
SECTION 1. The City Council of the City of Oak Park Heights hereby repeals in its
entirety the 1998 Design Guidelines.
SECTION 2. The City Council of the City of Oak Park Heights hereby adopts the 2010
Design Guidelines, found as Attachment A to this Ordinance.
SECTION 3. This Ordinance shall be effective immediately upon its passage and
publication.
PASSED this 23 day of February 2010 by the City Council of the City of Oak Park
Heights, Minnesota.
CITY OF OAK HEIGHTS
David Beaudet, Mayor
ATTEST
/ 16 6c hnson, City Administrator
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Introduction....................................................................................... 1- 11
Purpose & Background ......................................................................................... 1
Scope& Application ............................................................................................. 2-4
Processfor Filing & Review ................................................................................... 5- 11
SustainableGuidelines ....................................................................... 12
Sustainable Development ..................................................................................... 12
ArchitecturalGuidelines ..................................................................... 13-21
FacadeTreatments .............................................................................................. 13
GroundLevel Expression ...................................................................................... 14
Transparency - Window & Door Openings .............................................................. 15
Entries................................................................................................................ 16
RoofDesign ........................................................................................................ 17
Building Materials & Colors ................................................................................... 18-20
FranchiseArchitecture ......................................................................................... 21
........ .....
SiteDesign Guidelines ....................................................................... 22-32
Building Placement / Site Planning ....................................................................... 22
Parking Areas / Screening ................................................................................... 23
Stormwater Treatments ...................................................................................... 24
Pedestrian & Common Space ............................................................................... 25
Landscaping, Trees & Site Improvements ............................................................. 26
Preferred / Prohibited Trees & Shrubs .................................................................. 27
Location and Screening of Utilities, Service, Loading, Drive Through & Storage
Areas................................................................................................................ 28
Lighting............................................................................................................. 29
Signage............................................................................................................. 30-31
Pedestrian / Bicycle Routes ................................................................................. 32
Glossary ............................................................................................ 33-38
PhotographReferences ..................................................................... 39
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purpose & background
f' The City of Oak Park Heights has created these Guidelines to assist property owners, developers
- _ and redevelopers in understanding the City's goals, objectives, and regulations for architecture
and site design in the commercial areas. This book consists of text and graphic illustrations
which communicate the City's expectations for new development, redevelopment, and
rehabilitation of property.
The Oak Park Heights Design Guidelines serve three primary functions:
_ 1. To guide developers or property owners proposing expansions, renovations, or new
construction of buildings or parking in commercial, business, warehouse, or industrial
areas.
2. To facilitate dialogue between the City and developers /property owners to achieve
creative design solutions.
3. To assist City officials, commissioners, and staff in reviewing development proposals.
The Guidelines, by definition, are a set of recommended design goals for new and existing
buildings and sites. The Guidelines set further a desired character for properties without
directly specific design requirements. A glossary of terms applicable to these Design Guidelines
is found starting on page 32.
city of oak park heights design guidelines
scope & application
The policies and regulations in the Design Guidelines apply to all projects in the "B" Business
Districts, the °I" Industrial Districts, the "P -I" Public Institutional District, and any business or
industrial planned unit developments of the City of Oak Park Heights. Any project subject to
these Guidelines will be required to conform to the Guidelines only to the extent that the
project involves design features addressed by the Guidelines. As an example, a building
project which consists of replacing windows will be required to meet the Guidelines with
respect to the windows, but will not be required to also change its non - conforming roof style
to comply with the Guidelines. Building additions that increase the total enclosed volume of
the structure will require the entire building to be brought into Guidelines conformance.
A project which complies with a policy statement will likely be viewed more favorably than one
which does not. However, adherence to the overall character is the bottom line. Projects
which achieve the character objectives may be able to overcome modifications to individual
policy statements.
For convenience, a map of those areas currently subject to the Guidelines is provided on the
following page. Rezoning actions of the City Council will alter the properties affected, and as
such, the City's official zoning map should be consulted for updated information. Depending
on the scope of the project, one of two different review processes will apply. These are as
follows:
1. Administrative Review. Many projects will require administrative review only. These
include projects which involve minor exterior alterations to existing buildings, but which
do not require separate zoning permits. Maintenance of existing buildings requiring a
building permit and replacement of exact materials consistent with the Design Guidelines
will require only administrative review.
city of oak park heights • design guifes
introduction.
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- B- 3, Highway Business and Warehouse ^ City Limits City of Oak Park Heights
�r -�; DESIGN GUIDELINES
City of Oak Park Heights B-4, Limited Business District Parcels
B -W, BusinesstWarehouse Zoning Map
- I, Industrial
.............................. ,.. _ PUD, Commercial Planned Unit Development
Sowce: Bonestroo Engineennq,
Miles The City of oak Park Heights, 6
0 0.25 0.5 t Northwest AssociatedConsunants
September 23. 2008
city of oak park heights design guidelines
2. Planning Commission and ON Council Review. Projects of greater scope, or those
which already require more extensive City zoning review, will need to be reviewed by
-- - _r - the Planning Commission and then approved by the City Council.
tit Such projects include:
a. those buildings that are completely new,
b. those which alter the building design, building wall or roof surface, or alter
window, door or bay openings and locations,
C. those which require variances, subdivision approval, conditional use permits, or
... other zoning permit or amendment,
d. those which alter the height of an existing building by more than two feet up or
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down,
. ` e. those which alter the lot coverage of an existing building by more than 10% up
or down,
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- f. those accessory buildings within areas subject to the Guidelines.
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• city of oak park heights • design guile es
process for filing & review
Procedure
1. Applicants requesting Design Guidelines review are required to contact the Zoning
Administrator in order to set up a pre - application meeting to discuss the project in
question. A meeting with City staff is required to discuss the application process,
Design Guidelines policies and regulations, review conceptual plans, provide advice
and to avoid any unnecessary plan modifications or design related conflicts.
2. Requests for Design Guidelines review by the Planning Commission and City Council
shall be filed with the office of the Zoning Administrator on an official application form
at least 30 days in advance of the meeting at which it will first be considered. Said
application shall be accompanied by a fee as provided for by City Council resolution.
Such application shall be accompanied by five large scale (22 inches by 34 inches)
copies and one reduced scale (11 inches by 17 inches) copy of the building plans and
elevations in conformity with the provisions of this section. The Zoning Administrator
may waive or alter any of the submittal requirements specified herein if not applicable
to a project. The request shall be considered officially submitted and the application
approval timeline commences only when all the information requirements of this section
are complied with and the required fees are paid.
3. Pursuant to Minnesota Statutes 15.99, an application for a project shall be approved or
denied by the City Council within 60 days from the date of its official and complete
submission, unless notice of extension is provided by the City or a time waiver is
granted by the applicant. The City may extend the review and decision - making period
an additional 60 days to the extent allowed by State law.
4. Upon receipt of the completed application, the Zoning Administrator shall schedule
review of the request at the next regularly scheduled Planning Commission meeting.
The applicant shall post a sign on the property or in the window of the building so as to
notify the public that the land in question is the subject of a review by the Planning
Commission and City Council.
city f oak ark
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5. The City Planner, Zoning Administrator, Planning Commission, and City Council may
request additional information from the applicant to clarify the application and intent of
y _.._.. -._ the project.
-- 6. The Planning Commission shall make its report to the City Council after conducting the
initial review.
7. Upon receipt of the reports and recommendation of the Planning Commission, the City
Council shall have the option to set and hold a public hearing on the request. The City
,- Council may also refer the matter back to the Planning Commission for further
consideration.
8. Approval of the application by the City Council shall require passage by a simple majority
vote of the entire City Council. The City Council may impose such conditions and
restrictions as it deems appropriate or require such revisions or modifications it deems
necessary to protect and enhance the general architectural and site character of the
City's commercial areas consistent with the policies and regulations of the Design
Guidelines.
9. The City Council reserves the right to decline approval of a request if due regard is not
shown for the policies and regulations of the Design Guidelines provided herein.
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• city of oak park heights • design guiahofives
Submission and Presentation Reauirements. In addition to any submittal requirements required
by the City, applicants shall submit the following documents to portray their design proposals
for either administrative or Planning Commission/ City Council review. The Zoning Administrator
may waive any of the requirements specified below if not applicable to a project:
1. Colored illustration site plan.
2. Colored perspective sketch representing realistic proportions of the building and its
immediate surroundings.
3. Colored building elevations (front, rear, and sides at 1/4 inch scale minimum).
4. Partial or enlarged building elevation (2 inch scale minimum).
5. Enlarged sketch of site amenities.
6. Materials board with actual examples of all building materials.
7. Colored computer graphic simulation and /or an architectural model.
* Sketches and simulations shall depict landscaping at no more than five years growth.
** Additional presentation items may be required based upon the size and complexity of the
specific development proposal.
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city of oak park heights design guidelines
Variances
1. Findings. The City Council may approve a variance from these Guidelines when, in its
;. opinion, exceptional and undue hardship may result from strict compliance. In approving
any variance, the City Council shall prescribe any conditions that it deems necessary to
d or desirable to the public interest. A variance shall only be approved when the City
Council finds that each and every one of the following apply, unless one or more of the
' criteria are
not applicable to the particular situation:
is a. There are special circumstances or highly unique conditions affecting the property
such that the strict application of the provisions of these Guidelines would deprive
`•' l� the applicant of a reasonable use of the land or buildings.
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M16 Mz --M b. The granting of the variance will not be detrimental to the public health, safety
—- and welfare or injurious to other property in the area in which property is
situated.
C. The variance is to correct inequities resulting from an extreme physical hardship
such as topography or to prevent removal of significant or desirable vegetation.
d. Hardships relating to economic difficulties shall not be considered for the purpose
of granting a variance.
� ,., f ,�. �,v,, - e. The hardship is not a result of an action by the owner, applicant or any agent.
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f. The variance will not in any manner vary the process of the Design Guidelines
or the area subject to Design Guidelines review.
city of oak park heights • design guiees
2. Procedures.
a. Requests for variance shall be filed with the Office of the Zoning Administrator
on an official application form at least 30 days in advance of the meeting at
which it will be considered. Said application shall be accompanied by a fee as
provided for by City Council resolution. The request shall be considered officially
submitted and the application approval timeline commences only when all the
information requirements of this section are complied with and the required
fees are paid.
b. Pursuant to Minnesota Statutes 15.99, as may be amended, an application for
a variance shall be approved or denied by the City Council within 60 days from
the date of its official and complete submission unless notice of extension is
provided by the City or a time waiver is granted by the applicant. The City may
extend the review and decision - making period an additional 60 days to the
extent allowed by State law.
C. The procedures for Planning Commission review and City Council consideration,
as found in the Process for Filing and Review section of the Guidelines, shall be
used for processing variances.
d. Approval of a variance request by the City Council shall be by four - fifths vote of
the full City Council.
C)
city of oak park heights design guidelines
e. Whenever a variance has been considered and denied by the City Council, a
similar application and proposal for the variance affecting the same property
shall not be considered again by the Planning Commission or City Council for a
least six months from the date of its denial, except as follows:
1) If the applicant or property owner can clearly demonstrate that the
circumstances surrounding the previous variance application have
changed significantly.
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2) The City Council may reconsider such matter by a majority vote of the
s- entire City Council.
Appeals
1. Board Designation. The City Council shall serve as the Board of Adjustments and
Appeals.
2. Applicability. An appeal shall only be applicable to an administrative order, requirement
- or interpretation of intent of provisions of these Guidelines. Opinions and evaluations
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as they pertain to the impact or result of a request are not subject to the appeal
�p procedure.
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3. Filing. An appeal from the action of an administrative officer of the City shall be filed by
�= }lRr ilri any officer, department, board or commission of the City or a property owner or their
} a agent with the Zoning Administrator within 30 business days after the making of the
order, requirement, or interpretation
being appealed.
• city of oak park heights • design guides
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4. Stay of Proceedings. An appeal stays all proceedings and the furtherance of the action
being appealed unless it is certified to the Board of Adjustment and Appeals, after the
notice of appeal is filed, that by reason of facts stated in the certificate a stay would
cause imminent peril to life and property.
5. Procedure. The procedure for making an appeal shall be as follows:
a. An appeal shall be filed by any officer, department, board, or commission of the
City or a property owner or their agent with the Zoning Administrator stating
the specific grounds upon which the appeal is made. Said application shall be
accompanied by a fee as established by City Council resolution. In cases where
the application is judged to be incomplete, the Zoning Administrator shall notify
the applicant, in writing, within 15 business days of the date of submission.
b. The Zoning Administrator shall instruct the appropriate staff persons to prepare
technical reports when appropriate and shall provide general assistance in
preparing a recommendation on the action to the Board of Adjustment and
Appeals.
C. Pursuant to Minnesota Statutes 15.99, the Board of Adjustment and Appeals
shall make its decision by resolution within sixty (60) days from the date on
which a completed application is filed.
d. The Zoning Administrator shall serve a copy of the final order of the Board upon
the applicant by mail.
city of oak park heights design guidelines
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sustainable development
! Objective
To function as a sustainable community where both public and private sectors seek to
- balance urban development and redevelopment with natural resource protection.
®` MOM�4 The City of Oak Park Heights will incorporate sustainable green building and development
practices into the design, construction, and operation of City facilities and projects. For private
sector developments and redevelopment, the City shall encourage and promote the application
in of sustainable development practices. The following factors shall be considered in all
'� development: site planning, water management, energy, material use and indoor environmental
�. quality.
Site Planning
Establishing sustainable design objectives and integrating building location and features that encourage
development, preservation, or restoration practices that limit the environmental impacts of buildings
P on local ecosystems.
Indoor Environmental Quality
Americans spend on average 90 percent of their time indoors. Indoor environmental quality can be
addressed by product manufacturing and construction practices that prevent many of the health issues
associated with buildings.
r i Energy
Use of green building technologies address the energy and atmosphere issues in two primary ways: by
reducing the amount of energy required and by using forms that are less damaging to the environment.
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71 Material Use
�. Building material choices are an important aspect of sustainable design because of the extensive
method of extraction, processing, and transportation required for their use. Sustainable design
promotes use of local, recycled and rapidly renewable materials.
Water Management
Buildings and sites that use water efficiently reduce operation and maintenance costs and reduces
M,ograph: Perkins + Will
Sustainable site planning, improvement of indoor environmental Consumer COStS Of municipal supply and treatment facilit
qualities, conservation of energy and water and utilization of
sustainable materials is vital to all [re]development.
city of oak park heights design guidelines
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facade treatments
Objective
To add visual interest and variety, emphasize the pedestrian scale and avoid long,
,. monotonous facades.
Defined Base, Middle and Top
Buildings should have swell- defined base, middle and to The base or
r' g P round floor should 9
f, • ¢ appear visually distinct from the upper stories through the use of a change in building materials,
' window shape or size, an intermediate cornice line, an awning, arcade or portico or similar
techniques. The base or ground floor of the building should include elements that relate to the
human scale, including texture, projections, doors, windows, awnings, canopies or
ornamentation.
Distinct Modules
Change in building materials and varying building setbacks The primary fagade(s) of buildings should be articulated into smaller increments of no more
provides a well defined building base, middle and top. than 30 feet in width through the use of different textures, division into storefronts with
�. separate display windows, ornamental features such as arcades or awnings, or by division of
the building mass into several small segments.
Entries
The main entry must always face the primary street, or access roadway at sidewalk grade.
Awnings
Where awnings are used canvas or fabric awnings are referred. Awnings should close)
9 9 P 9 Y
complement the building's architectural character and aesthetics. Internally illuminated awnings
_ are prohibited.
Small increments of differing facade treatments relate to the
human scale.
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city of oak park heights design guidelines
ground level expression
Objective
To create visual interest, opportunities for sociability, and overall pedestrian safety
�. and comfort.
Ground level expression refers to the way in which a building meets the street. Methods
should be use to distinguish the ground floor of a building from upper floors, such as
• ; v creating an intermediate cornice line, using different building materials or detailing, and
using awnings, trellises or arcades. Windows and clear entrances may also be used to
enhance a building's appearance on the street, and may be further augmented by pocket
parks, outdoor cafe seating and plantings adjacent to the front fagade.
Outdoor seating, windows, landscaping and architectural arcade
at the front facade expresses ground level layering.
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Interesting building footprints offer opportunities to create
pockets of landscaping which provide pedestrian respite and
visual interest. Differing architectural building materials and
detailing presented in horizontal banding enhance the building's
appearance from the street.
• city of oak park heights • design gui4w es
transparency- window & door openings
PPP Objective
Arr To enliven the streetscape and enhance security by providing views into and out of
buildings with windows and door openings.
Window and Door Design
Windows should be designed with recessed openings to create a strong rhythm of light
and shadow.
Mirrored glass or glass block should not be used on street - facing facades. Glazing in
windows and doors should be clear or slightly tinted, allowing views into and out of the
ji interior.
41
Window shape, size and patterns should emphasize the intended organization of the
- fagade and the definition of the building.
Display windows of at least 3 feet deep may be use to meet these requirements,
sp Y P Y but no
windows located above eye level.
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Level of Transparency
Where commercial or office uses are found on the ground floor, at least 20 percent of the
Large facade windows offer retail display space. ground floor primary (street- facing or access roadway) fagade and 15 percent of each side or
rear fagade shall consist of window and door openings designed as specified above. Note that
spandrel glass may be use on the up to half of the window and door surfaces on any building
- _ fagade.
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Recessed window openings create a horizontal rhythm while
offering a significant level of transparency.
city of oak park heights design guidelines
entries
Objective
To establish the visual importance of the primary street entrance and to ensure that
entries contribute to the visual attractiveness of the building and readily visible.
Primary building entrances on all buildings should face the primary abutting public street,
access roadway or walkway, or link to that street by clearly defined and visible walkway or
A -- courtyard. Additional secondary entrances may be oriented to a secondary street of parking
r � area. In the case of a corner building or a building abutting more than one street, the street
with the higher classification shall be considered primary.
- The main entrance should be place at sidewalk grade. Entries shall be designed with one or
more of the following:
Canopy, portico, overhang, arcade or arch above the entrance.
Recesses or projections in the building fagade surrounding the entrance.
Peaked roof or raised parapet over the door.
Display windows surrounding the entrance.
Architectural detailing such as tile work or ornamental moldings.
Permanent planters or window boxes for landscaping.
Facade projects from building front, creating a prominent entry
with overhang, planters and seating.
Signage, display windows, planters and landscaping clearly define
primary building entrances.
city of oak park heights • design guile es
roof design
Objective
To add visual interest and variety and to minimize views of rooftop equipment from
_ public streets and pedestrian ways.
- Roof Design
A building's roofline can establish its individuality and interest within the context of commercial
or industrial areas, and variety in rooflines from building to building can add visual interest to
mixed -use and residential areas. Some suggested techniques that add interest include varying
heights and cornices within an otherwise unified design scheme, using roofline changes to
note entrances or commercial bays, and establishing rooflines at street corners.
�,. Rooftop Equipment
Prominent rooflines and strong corner elements establish
individuality. All rooftop equipment shall be screened from view from across adjacent properties,
adjacent streets and pedestrian views from adjacent sidewalks.
If the building rooftop equipment is screened by the building's parapet, the parapet
must meet building height limits.
Rooftop equipment shall be set back from any primary fagade that fronts a public
street a distance equal to at least 1 1 /2 times its height. No enclosure shall be larger
_... than 25 percent of the roof area.
Screens shall be of durable, permanent materials (not including wood) that are
compatible with the primary building materials in quality and color.
Roofline changes with varying heights and cornices can add visual
interest to a single development.
city of oak park heights design guidelines
3
building materials & colors
Objective
To ensure that high quality, durable and authentic building materials are used and that
building colors are aesthetically pleasing and compatible with their surroundings.
�-- ALL DISTRICTS
"^ Building Colors
Building olors should accent blend with or complement the surroundings. Principal building
9 � P 9 P 9
colors should generally consist of neutral, or muted colors with low reflectance. "Warm toned"
r colors are encouraged because of their year -round appeal. No more than three principal
colors should be used on a fagade or individual storefront. Bright or primary colors are acceptable
when determined through the design and review process to be appropriate for the site and
building use.
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• city of oak park heights • design gui es
building materials & colors
COMMERCIAL DISTRICTS
h4tiy Building Materials
All buildings should be constructed of high quality materials:
The primary building materials should cover at least 60 percent of the facade. The
materials must be integrally colored and may consist of brick, natural stone, precast
concrete units, architectural precast concrete panels or glass.
Secondary building materials should cover no more than 30 percent of the fagade
and may consist of decorative block, fiber cement board, stucco or EFIS.
Accent materials may be used on up to 10 percent of any of the building's facades.
i These materials may include door and window frames, lintels, cornices, architectural
metalwork, glass block, copper flashing or similar materials.
E- - Roof materials that are acceptable include prefinished metal with a flat standing
seam, untreated copper, slate and asphalt.
Prohibited Materials
Unadorned, plain or painted concrete block.
Unadorned, precast concrete panels.
Unfinished steel or aluminum, vinyl, fiberglass, asphalt or fiberboard (masonite) siding.
Building color wraps or neon as a building accent.
High quality primary, secondary and accent materials ensures
building longevity.
city of oak park heights design guidelines
building materials & colors
INDUSTRIAL DISTRICTS
Building Materials
N Y A variety of building materials should be used to provide visual interest. Wall materials capable
of withstanding vandalism or accidental damage should be chosen. Pole buildings /post frame
,k construction (agriculture buildings) and exposed metal finished buildings are not permitted.
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Large box industrial buildings can provide visual interest with
interesting architectural elements and landscaping.
• city of oak park heights • design guides
franchise architecture
Objective
To encourage building design that supports the city's design goals.
Franchise establishments typically desire a specific architectural motif in order to emphasize
consistency in their network and attract regular customers. In many cases, this standardized
architecture conflicts with a unique regional architecture and character desired for the community.
There are ways, however, of incorporating the franchise's desire signage and even some building
treatments, while still encouraging the basic principles of commercial building design listed
above. Franchises or national chains should follow these guidelines to create context- sensitive
buildings that are sustainable and reusable.
Drive-through canopies and accessory structures when required,
9 P rY shall be constructed of the
same materials as the primary building, with the same level of architectural quality and detailing.
Multi- tenant buildings offer unique opportuntiies for alternative
franchise architecture and landscape.
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National franchises need not appear homogonized and "typical."
city of oak park heights design guidelines
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building placement / site planning
Objective
To orient buildings toward the primary street to improve walkability and attractiveness
to pedestrians.
rfi ` Buildings should have well defined front fagade with entrances facing the street or access
- roadway. Larger buildings (30,000 square feet or more in size) may be oriented perpendicular
0 to the street provided that at least one entrance facing the street is provided. Buildings shall
be set back a minimum of 85 feet from the sidewalk to allow for 2 rows of parking and drive
Building orientation towards the primary street provides positive aisles plus landscaped frontage. This setback may be increased in cases where topography or
and inviting views of development other physical or man -made conditions would prevent parking areas from being located to the
rear of the building.
. u
Building facades facing the roadway offer opportunities for
landscaped frontage.
city of oak park heights design guidelines
parking areas / screening
Objective
To soften the appearance of parking areas and minimize the visual impact of the
= r parking lots when viewed from adjacent properties, streets and sidewalks.
Parking lot frontage on pedestrian streets should be minimized and their edges and interior
>> f should be extensively greened with a combination of hedges, ornamental railings, walls, bollards,
tress, and other methods to screen parking from pedestrian areas. A landscaped buffer strip
of at least 10 feet wide should be provided between the curb of parking areas and property
lines.
g
Parking lot interiors offer visual appeal and stormwater infiltration.
Parkin areas shall be screened with a combination of landscape materials, landform, and
decorative fencing or walls sufficient to screen parked cars on a year -round basis while providing
adequate visibility for pedestrians. Internal parking lot landscaping should be incorporated
,. when possible. Within off - street parking facilities with 50 or more stalls, landscape islands,
peninsulas or rain gardens (bioinfiltration islands) should be provided at a rate of 180 square
'! ± feet per 125 surface stalls or fraction thereof. Landscape islands shall be irrigated unless
alternative stormwater management techniques are employed.
A N _
The islands or peninsulas must be contained within raised, curbed beds consistent with other
applicable parking lot construction required by city ordinance. Depressed bioinfiltration islands
shall be permissible provided a ribbon -style curb or other approved edging is installed, traffic
<., control measures are taken, trash management plans are in place and some vertical aspects
like trees or tall planting — are provided to give the bioinfiltration island more visual appeal and
break up the sight lines of the parking lot.
Strategies for shared parking between adjacent uses are encouraged, including taking advantage
of peak and off -peak business hours, nighttime activities, special events and other needs.
AA
Parking is screened from the pedestrian by landscaped materials.
• city of oak park heights • design elines
stormwater treatments
Objective
E To promote stormwater systems designed as amenities that serve as attractive
enhancements for the community, while achieving the city's water quality standards.
Stormwater Management
Innovative stormwater management strategies are strongly encouraged. Several innovative
technologies are available to improve stormwater quality, while offering benefits such as lowering
peak flow velocity and volume, lessening possibilities of erosion, filtering pollutants, silt,
phosphorous and nitrogen, and reusing water for irrigating parks and gardens rather than
installing expensive systems. Stormwater treatment strategies should also serve other purposes
- - such as creating commun amenities that enhance commons aces s biodiversi
9 tY P PP 9 tY,
and reducing the capital costs for municipal infrastructure. All stormwater strategies employed
`! in the city must meet the water quality standards of the Oak Park Heights Surface Water
Management Plan.
When designing a stormwater system for properties in Oak Park Heights, the following site
planning principals should be considered:
Minimize Total Impervious Surface
l Impervious areas prevent infiltration of rainfall and act as pollutant collectors between storms, while
• : w vegetated surfaces tend to treat or uptake pollutants. Total impervious surface should be reduced by
' located parking areas beneath buildings, minimizing building footprints by adding stories, and by using
porous paving materials rather than traditional asphalt and concrete for parking lots, roads, sidewalks,
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and driveways.
.. r
Minimize Direct Connection between Impervious Surfaces
Connected impervious surfaces result in rapid stormwater flows. Driveways, sidewalks, and streets
M is may be sloped so that runoff drains first to lawns or vegetated swales.
ti
Plant More Vegetation
Trees and shrubs can capture as much as 35 percent of the annual rainfall through
Bioinfiltration systems minimize total impervious surface, minimize
absorption or evaporation. Roots provide a path for increased water infiltration as well.
direct connection between impervious surfaces and capture and
treat rainstorm.
city of oak park heights design guidelines
pedestrian & common space
Objective
To ensure that pedestrians and bicyclists have safe and convenient access to all business
establishments and to enhance community interactions through the provision of usable
common space.
Pedestrian Areas
The coordination of public and private pedestrian treatments is required. Sidewalks may be
+ required along all street frontages, in accordance with the Comprehensive Park and Trail System
Plan. A well - defined pedestrian path shall be provided from the sidewalk to each principal
pedestrian entrance of a building. Walkways shall be located so that the distance between the
Common spaces should be visible and accessible to pedestrians. street and entrance is minimized. Walkways shall be at least 5 feet in width, and shall be
distinguished through pavement material from the surrounding parking lot. Walkways shall be
' landscaped with trees, shrubs, flower beds, and /or planter pots. Sidewalk of at least 5 feet in
width shall be provided along all building facades that abut parking areas.
a Green space is especially encouraged at the corners of main intersections in the city. These
areas should be intensely landscaped to hold the corner and enhance the pedestrian environment
and visual appearance from the street.
Common Space
The creation of common space is recommended, including plazas, courtyards, and landscaped
seating areas. Elements within common spaces might include sculptures, built -in benches,
pedestrian -scale lighting, public art, and colorful paving. Common spaces should be visible
and easily accessible, provided with adequate light, and sheltered from adverse wind.
Pedestrians linger with opportunties for respite such as
landscaped seating areas and walkways.
• city of oak park heights • design lines
landscaping, trees & site improvements
r T Objective
To ensure private landscaping and site improvements enhance the visual appearance
" of the community, complement existing and planned public improvements, and aid in
managing stormwater runoff volume.
-- All Site Improvements
Landscape improvements and site furnishings, including lighting, seating, planters, trees or
shrubs, trash receptacles, and similar elements, shall be defined and utilized throughout the
city.
Buildina_ Entrance Plantings Deciduous and or ornamental trees are required
+> near the front and entrance of buildings.
Deciduous trees shall be planted a minimum of
20 feet and ornamental trees a minimum of 15
feet from the building.
Pedestrian scale shrub planter areas within the
front walk are encouraged.
Shade Trees Within Public Ria_ ht of Wav Shade trees shall be planted within a landscape
boulevard spaced as specified in Chapter 13 of
the City Code. Intersection sight lines shall be
preserved through proper planting and ongoing
s : maintenance.
! 1 < Tree Preservation Applicants shall exert their best effort to avoid
I - damage to or the destruction of significant trees
r when designed, locating, grading for and building
Building entrances and separation of uses are emphasized improvements. Specific tree preservation policies
through site furnishings and landscape improvements.
are found in Chapter 13 of the City Code.
city of oak park heights design guidelines
preferred / prohibited trees & shrubs
Objective
To ensure trees planted in Oak Park Heights thrive and contribute to an attractive
landscaping s stem through out the city.
. P 9 Y 9 tY
k�tM Plant Material Variety
' h A mixture of plant material types is encouraged. Desirable species are (but not limited to):
N _ Deciduous Trees Deciduous Shrubs (continued)
Fragrant Red Maple -Acer rubrum and cultivars rant Sumac - Rhus aromatica g
Sugar Maple - Acer saccharum Current - Ribes spp.
River Birch - Betula nigra Dwarf Willow - Salix spp. and cultivars
r `s _�� ' ' ! "° �` Hackberry - Celtis occidentalis Lilac - Syringa spp.
r� - Ginkgo - Ginkgo biloba Viburnum - Viburnum spp.
Honeylocust - Gleditisa tnacanthos and cultivars
Kentucky Coffeetree - Gymnodadus diodus Coniferous Shrubs
Swamp White Oak - Quercus bicolor Juniper - Juniper spp.
Pin Oak - Quercus ellipsiodalis (Norther Pin Oak) Dwarf Mugho Pine - Pinus mugo pumilio
Overstory trees, shrubs and ground cover seperate vehicle Bur oak - Quercus macrocarpa Arborvitae - Thuja spp.
parking from the sidewallk and roadway. Northern Red Oak - Quercus rubra Yew - Taxus spp.
Linden - Tifia spp. and cultivars
Disease Resistant Elm cultivars Prohibited Trees & Shrubs
Amur Maple - Acer ginnala
Ornamental Trees (sterile or varieties with persistent Boxelder - Acer negundo
fruit) Norway Maple - Acer platanoides
Thornless Cockspur Hawthorn - Crataegus crus -galli var. Silver Maple - Acer saccharinum
inermis Japanese barberry - Berberis thunbergii
Flowering Crabapples - Malus spp. and cultivars (disease Siberian peashrub - Caragana arborescens
resistant cultivars, especially to fungal disease and apple Russian Olive - Elaeagnus angustifolia
' ® scabs) Ash - Fraxinus spp. (All species and varieties)
Mountain Ash - Sorbus spp. and cultivars Female Ginkgo - Ginkgo biloba
w - I Japanese Tree Lilac - Syringa reticulata Black Walnut - Juglans nigra (Unless given adequate space)
_t Exotic Honeysuckles - Lonicera tartarica, L. morrowii, L. x
Coniferous Trees bells)
Black Hills Spruce - Picea glauca densata Red Mulberry - Morus rubra
Norway Spruce - Picea abies Eastern Cottonwood - Populus deltoides (Except for cotton
r
Yom' Austrian Pine - Pinus nigra less cultivars)
Red Pine - Pinus resinosa American Elm - Ulmus americana (Except for disease resistant
White Pine — Pinus strobus varietie
c - + Siberian Elm — Ulmus pumila
Deciduous Shrubs Common Buckthorn - Rhamnus cathartica
r r� , � �• �.: ' y �•:, Chokeberry - Aronia spp. Black Locust - Robinia pseudoacacia
Dogwood - Cornus spp. Willow - Salix spp. (Except dwarf varieties)
Linear swaths of shrub plantings soften the building ground plane, Cotoneaster - Cotoneaster spp.
while offering visibility to retail development. Euonymus - Euonymus spp.
Forsythia - Forsythia spp.
Dwarf Honeysuckle - Lonicera spp. and cultivars
Ninebark- Physocarpus spp.
• city of oak park heights design lines
location & screening of utilities, service,
loading, drive - through & storage areas
Objective
To screen views from and minimize noise impacts on surrounding streets and properties.
Y f Utilities
All utilities in commercial and industrial developments shall be placed underground.
F i
Screening
Coordinated storage areas disguise utilitarian accessory uses. Any outdoor storage, service, drive - through or loading areas shall be screening as provided in
the Zoning Ordinance and located in the side or rear of the principle building.
Loading Docks, drive - throughs, truck parking, HVAC equipment, transformers, trash collection,
and other service functions shall be incorporated into the design of the building or screened
with walls of design and materials similar to the principle building. Landscape material shall
• also be incorporated to create a screen. This screening will help ensure that the visual and
z" noise impacts of these functions are fully contained.
High quality trash enclosures emphasize architectural level of
detail that is intended.
ef
HVAC screening blends seamlessly with building architecture.
city of oak park heights design guidelines
lighting
Objective
To ensure quality lighting design through glare reduction, cut off fixtures, and the use
of pedestrian- scale lighting fixtures, while maintaining adequate light levels for safety.
Fixtures
Exterior light fixtures shall be selected to minimize glare, cut off in design and comply with the
lighting provisions found in the Zoning Ordinance.
The style of lighting fixtures should be compatible with the architecture of nearby buildings.
Pedestrian scaled lighting, not exceeding 15 feet in height, should be located adjacent to
walkways and entrances to buildings.
Parking lot illumination should consist of a combination of commercial grade parking lot and
pedestrian style fixtures. Pedestrian fixtures should be used for lighting internal parking lot
walkways. Parking lot fixtures should be employed to illuminate parking bays and drive aisles.
OM W
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Full cut off wall and street fixtures reduce glare while maintaining
an adequate light level for safety.
• city of oak park heights • design elines
signage
Objective
To encourage signs that are architecturally compatible with the style, composition,
materials, colors and details of the building, and with other signs on nearby buildings.
Signs should be an integral part of the building and site design.
All Signs
Q
All signs shall comply with the sign provisions found in the Zoning Ordinance.
Wall and Projecting Signs
!, Signs should be positioned so they are an integral design feature of the building and to
complement and enhance the building's architectural features. Signs should not obscure or
cover architectural details such as stone arches, glass transom panels, or decorative brickwork.
Signs may be placed:
In the horizontal lintel above the storefront windows
Within window glass
j Projecting from the building
As part of an awning
Shape
' Wall signs should generally match the architecture of the building. In most cases, the edges
of signs shall include a raised border that sets the sign apart from the building. Individual
raised letters set onto the sign area surface are also preferred. Projecting signs may be
designed in a variety of shapes.
Acceptable signage occurs in a variety of shapes and sizes.
t
city of oak park heights design guidelines
signage (continued)
Colors
Sign colors shall be compatible with the building fagade to which the sign is attached. No more
Ram
T` than three colors should be used per sign, unless part of an illustration. To ensure the legibility
4 - j of the sign, a high degree of contrast between the background and letters is preferred. A
-.� combination of soft /neutral shades and dark /rich shades (see Building Colors standard) are
encouraged.
Materials
A coordinated sign plan offers continuity. Signs materials should be consistent or compatible with the original construction materials and
1 architectural style of the building fagade on which they are to be displayed. Natural materials
such as wood and metal are more appropriate than plastic. Neon signs may be appropriate for
windows.
WPLL *MART
Illumination
External illumination of signs is permitted if directed at the sign. Light shall not shine directly
onto the ground or adjacent buildings. Internal illumination is allowed if only the text and /or
large portions of the message are lit.
Free - Standing Signs
Ground or monument signs are encourage rather than pylon signs. Sign materials, colors, and
architectural detailing should be similar to those of the principal building. The area around the
base of the sign should be landscaped.
1 0
BAN
WATERMARK
Landscaped monument signs offer advertising space while
providing a human scale to the development.`
40 city of oak park heights . design felines
pedestrian /bicycle routes
Objective
To provide appropriate and convenient access for all people to commercial and industrial
areas of the community.
j ,b. Pedestrian and Bike Access Convenient access to the site for pedestrians and
bicycles shall be included, i.e. walkways, signage,
ramps, and bike racks.
- Sidewalks shall be included on both sides of a
major entrance to a commercial use. Sidewalks
shall continue in the development to connect with
the primary entrances to the building. The
E development plan shall be reviewed to assure
# safety of pedestrians and bicyclists through the
use of sidewalks and walkways.
Bike racks in commercial developments should
be provided in a visible and preferably, sheltered
location.
Comprehensive Park & Trail Plan The commercial and industrial sites shall include
�* trail segments and connections in coordination
yr "" with the City's Comprehensive Park & Trail
System Plan.
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Incorporating pedestrian / bicycle walkways, signage, ramps and
bike racks provides convenient access for all people.
city of oak park heights design guidelines
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The following terms are descriptive only and are set out for the convenience of the user. This glossary is not intended to replace the meaning given to the
same terms in other City ordinances.
Access A way or means of approach to provide physical entrance to a property.
Aesthetic The perception of artistic elements, or elements in the natural or man -made environment which are pleasing to the
eye.
Aisle The traveled way by which cars enter and depart parking spaces.
Architectural Control Public regulation of the design of private buildings to develop, preserve or enhance the attractiveness or character of
a particular area or individual buildings.
Awning A roof -like cover that is temporary in nature and that projects from the wall of a building for the purpose of shielding
a doorway or window from the elements.
Base of Fa4ade The most public part of the building, featuring a larger glass area and often emphasizing its horizontal dimension.
Bay The modular width of an architectural unit.
Berm A mound of earth, or the act of pushing earth into a mound.
Building Fagade The portion of any exterior elevation of a building extending from grade to the top of the parapet wall or eaves and the
entire width of the building elevation.
Building Height The distance to be measured from the mean ground level to the top of a flat roof, to the mean distance of the highest
gable on a pitched or hip roof, to the deck line of a mansard roof, to the uppermost point on all other roof types.
Building Line A line parallel to a lot line on the ordinary high water level at the required setback beyond which a structure may not
extend.
Bus Shelter A small, roofed structure having from one to three walls, located near a street, and designed primarily for the protection
and convenience of bus passengers.
Courtyard Organization Grouping of buildings to help define usable outdoor space.
city of oak park heights design guidelines
--- --------
Cut -Off Type Luminaire A luminaire with elements such as shields, reflectors, or refractor panels which direct and cut -off the light at a cut -off
angle less than 90 degrees.
Easement, Drainage A grant by a property owner for the use of a strip of land and for the purpose of constructing and maintaining streets,
trails, sidewalks, drives, and /or utilities, including, but not limited to, wetlands, ponding areas, sanitary sewers, water
mains, electric lines, telephone lines, storm sewer or storm drainage ways, and gas lines.
Facade The main exterior face of a building exposed to public view or that wall viewed by persons not within the building.
Fenestration The design and placement of windows in a building.
Footcandle A unit of illumination produced on a surface, all points of which are one (1) foot from a uniform point source of one (1)
candle.
Frontage That boundary of a lot which abuts an existing or dedicated public street, watercourse or similar barrier.
Glare The effect produced by brightness sufficient to cause annoyance, discomfort, or loss in visual performance and visibility.
Green Area Land shown on a development plan, master plan or official map for preservation, recreation, landscaping or park.
Human Scale Human scale suggests designing with the pedestrian in mind rather than the automobile. Human scale is derived from
a building's architectural details and elements whose size people are familiar with.
Impervious Surface Coverage Any structure or surface which interferes to any degree with the direct absorption of water into the ground, including
but not limited to, roofs, sidewalks, paved driveways and parking areas, patios, tennis courts, swimming pools, or any
other similar surface.
Island In parking lot design, built -up structures, usually curbed, placed at the end of parking rows as a guide to traffic and also
used for landscaping, signing or lighting.
Lot Coverage That portion of the lot that is covered by buildings and structures.
Median Island A barrier placed between lanes of traffic.
Modulation Modulation is the relationship of bays and building widths to building height. A module.
• city of oak park heights • design gui es
Off - Street Parking Space A temporary storage area for a motor vehicle that is directly accessible to an access aisle, and which is not located on
a dedicated street right -of -way.
On- Street Parking Space A temporary storage area for a motor vehicle which is located on a dedicated street right -of -way.
Opacity Degree of obscuration of light.
Open Space, Common Land within or related to a development, not individually owned or dedicated for public use, which is designed and
intended for the common use or enjoyment of the residents of the development and may include such complementary
structures and improvements as are necessary and appropriate.
Open Space, Green An open space area not occupied by any structures or impervious surfaces.
Open Space, Public Open space owned by a public agency and maintained by it for the use and enjoyment of the general public.
Open Space Ratio Total area of open space divided by the total site area in which the open space is located.
Park A tract of land, designated and used by the public for active and passive recreation.
Parking Access The area of a parking lot that allows motor vehicles ingress and egress from the street.
Parking Area Any public or private land area designed and used for parking motor vehicles including parking lots, garages, private
driveways and legally designated areas of public streets.
Parking Bay The parking module consisting of one or two rows of parking spaces and the aisle from which motor vehicles enter and
leave the spaces.
Pavement (1) Brick, stone, concrete or asphalt placed on the surface of the land; (2) That part of a street having an improved
surface.
Perimeter Landscaped Open Space A landscaped area intended to enhance the appearance of parking lots and other outdoor auto related uses or to
screen incompatible uses from each other along their boundaries.
Plaza An open space which may be improved and landscaped; usually surrounded by streets and buildings.
Polygon A closed plane figure with four or more sides.
Porch A covered entrance to a building, usually with a separate roof.
city of oak park heights design guidelines
Public Areas Public parks, playgrounds, trails, paths and other recreational areas and other public open spaces; scenic and historic
sites; schools and other public buildings and structures.
Right -of -way (1) A strip of land acquired by reservation, dedication, forced dedication, prescription or condemnation and intended to
be occupied or occupied by a road, crosswalk, railroad, electric transmission lines, oil or gas pipeline, water line,
sanitary storm sewer and other similar uses; (2) Generally, the right of one to pass over the property of another.
Roof The outside top covering of a building.
Screening A method of visually shielding or obscuring one abutting or nearby structure or use from another structure or use,
outdoor storage areas, mechanical or electrical equipment, and trash receptacles by fencing, walls, berms or densely
planted vegetation.
Setback The minimum horizontal distance between a structure and lot line, ordinary high water mark, or right -of -way easement.
Distances are to be measured from the most outwardly extended portion of the structure at ground level, except as
provided hereinafter.
Shaft One or more floors above the shop front, usually used for less public kinds of activities, featuring less window area than
the ground floor and emphasizing its vertical dimension.
Sidewalk A paved, surfaced or leveled area, paralleling and usually separated from the street, used as a pedestrian walkway.
Sight Triangle A triangular shaped portion of land established at street intersections in which nothing is erected, placed, planted or
allowed to grow in such a manner as to limit or obstruct the sight distance of motorists entering or leaving the
intersection.
Sign Area That area with the marginal lines of the surface which bears the advertisement or, in the case of messages, figures or
symbols attached directly to the part of a building, that area which is included in the smallest rectangle or series of
geometric figures which can be made to circumscribe the message, figure or symbol displayed thereon.
Sign - Area Identification A freestanding sign which identifies the name of an office or business structure containing three (3) or more structures
or an office or business structure containing three (3) or more independent operations.
Sign - Awning Canopy or A written or graphic message, identification or advertisement, as part of or permanently or semi - permanently affixed
Marquee Sign to an awning, canopy, marquee, or other similar device. Where lighting is incorporated with the awning, canopy or
marquee, the apparatus shall not be construed as a sign exclusive of the area physically designed to form the message,
identification, or advertisement thereto.
• city of oak park heights • design gui es
Sign — Flashing An illuminated sign upon which the artificial light is not kept constant in terms of intensity or color when the sign is
illuminated.
Sign — Freestanding A self - supported sign not affixed to another structure.
Sign - Holiday Signs A holiday sign shall be defined as decorations and /or messages which recognize an official national, state or local
holiday or community festival.
Sign — Illuminated Any sign which is lighted by an artificial light source either directed upon it or illuminated from an interior source.
Sign - Maximum Height Of The vertical distance measured from the grade to the top of such a sign.
Sign - Minimum Height Of The vertical distance measured from the nearest finished grade to the lower limit of such sign.
Sign — Monument A block -type sign structure not supported by poles or braces, but rather placed directly on the ground.
Sign — Portable A sign so designed as to be movable from one location to another and which is not permanently attached to the ground,
sales display device, or structure.
Sign — Projecting A sign, other than a wall sign, which is affixed to a building and which extends perpendicular from the building wall.
Sign — Pylon A freestanding sign mounted on top of a single post which is greater than ten (10) feet in height.
Sign — Roof Any sign which is erected, constructed or attached wholly or in part upon or over the roof of a building.
Sign - Sandwich Board Two boards with messages, hinged at the top and used on sidewalks or yards for advertising.
Sign — Snipe Signs affixed to trees, light or public sign poles.
Sign — Temporary Any sign which is erected or displayed for a specific period of time.
Sign — Wall A sign which is affixed to the exterior wall or a building and which is parallel to the building wall. A wall sign does not
project more than twelve (12) inches from the surface to which it is attached, nor extended beyond the top of the
parapet wall.
Sign - Wall Graphic A sign which is painted directly on an exterior wall.
city of oak park heights design guidelines
Sign — Window A sign affixed to or inside of a window in view of the general public. This does not include merchandise on display.
Storefront Building A commercial building located at the street line, with display windows and principal entry on the ground floor facing the
sidewalk. Storefront buildings typically include traditional elements such as a sign band above the storefront, a
transom, a recessed entry, and a kickplate as a base to the storefront.
Street Furniture Man -made, above - ground items that are usually found in street rights -of -way, including benches, kiosks, plants, canopies,
shelters and phone booths.
Traditional Building Typically, a one or two story storefront building, as defined above. Other buildings may be considered traditional for
the purpose of these guidelines based on their age, architectural character, or associations with persons or events
important to the City's history.
Transparent- Opaque Addresses how easy it is for pedestrian passersby to see the activity within a shop. Transparent shops serve better to
attract people into the shop, while opaque storefront represent a break in the retail continuity.
Undulation Variation in the height and /or roof lines of a series of adjacent buildings, as well as variation in the horizontal relationship
of adjacent building facades.
Usable Open Space A required ground area or terrace area on a lot which is graded, developed, landscaped and /or equipped, and which is
intended and maintained for either active or passive recreation or both, available and accessible to and usable by all
persons occupying a dwelling on the lot or a development project and their guests. Such areas shall be grassed and
landscaped or covered only for recreational purposes. Roofs, driveways, and parking areas shall not constitute usable
open space. Required front and side yards shall be excluded from the usable open space area calculation.
Window Head The upper horizontal cross member or decorative element of a window frame. The heads of windows are formed in a
variety of ways; some are semi - circle, arches or triangular shapes. Some have bold and rich decorative moldings.
• city of oak park heights Is design gui es
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Page 1, Image 1 City of Oak Park Heights, 2009 Page 20, Image 1 Fairview Conservancy, Ruan Companies, 2009
Page 3, Image 1 Zoning Map, City of Oak Park Heights, 2009 Page 20, Image 2 City of New Hope, 2009
Page 4, Image 1 Kowalski's Market, City of Oak Park Heights, 2009 Page 21, Image 1 Chipotle, City of Wayzata, 2009
Page 4, Image 2 Applebee's, City of Oak Park Heights, 2009 Page 21, Image 1 McDonalds, City of Wayzata, 2009
Page 6, Image 1 City Hall Architectural Section, City of Oak Park Heights, 2009 Page 22, Image 1 City of Plymouth, 2009
Page 6, Image 2 City Hall Architectural Section, City of Oak Park Heights, 2009 Page 22, Image 2 Solos Pizza Cafe, City of Plymouth, 2009
Page 6, Image 3 City Hall, City of Oak Park Heights, 2009 Page 23, Image 1 City of Wayzata, 2009
Page 8, Image 1 Buffalo Wild Wings, City of Oak Park Heights, 2009 Page 23, Image 2 Arbor Lakes, City of Maple Grove, 2009
Page 8, Image 2 Discount Tires Co., City of Oak Park Heights, 2009 Page 24, Image 1 Urban Resources & Borderland Alliance Network, 2009
Page 10, Image 1 Applebee's, City of Oak Park Heights, 2009 Page 24, Image 2 City of Wayzata, 2009
Page 10, Image 2 Ruby Tuesdays, City of Oak Park Heights, 2009 Page 25, Image 1 -2 Arbor Lakes, City of Maple Grove, 2009
Page 12, Image 1 Great River Energy, City of Maple Grove, 2009 Page 26, Image 1 Main Street, City of Maple Grove, 2009
Credit: McGough
Page 26, Image 2 Borders, Arbor Lakes, City of Maple Grove, 2009
Page 12, Image 2 Great River Energy, City of Maple Grove, 2009
Credit: Perkins + Will Page 27, Image 1 City of Wayzata, 2009
Page 13, Image 1 Silver Lake Clinic, Silver Lake Village, City of St. Anthony Village, 2009 Page 27, Image 2 City of Plymouth, 2009
Page 13, Image 2 Brooks Brothers, Arbor Lakes, City of Maple Grove, 2009 Page 28, Image 1 Subway, City of Plymouth, 2009
Page 14, Image 1 Lunds /Caribou Coffee, City of Plymouth, 2009 Page 28, Image 2 City of Wayzata, 2009
Page 14, Image 2 Claddagh Irish Pub, City of Maple Grove, 2009 Page 28, Image 3 Ruby Tuesdays, City of Oak Park Heights, 2009
Page 15, Image 1 Pottery Barn Baby, Arbor Lakes, City of Maple Grove, 2009 Page 29, Image 1 Chipotle, City of Wayzata, 2009
Page 15, Image 2 Market Square, City of Mendota Heights, 2009 Page 29, Image 2 Arbor Lakes, City of Maple Grove, 2009
Page 16, Image i Lunds, City of Plymouth, 2009 Page 29, Image 3 Main Street, City of Maple Grove, 2009
Page 16, Image 2 Maurices's, Arbor Lakes, City of Maple Grove, 2009 Page 30, Image 1 -4 Arbor Lakes, City of Maple Grove, 2009
Page 16, Image 3 Christopher Banks, City of Plymouth, 2009 Page 31, Image 1 -2 Silver Lake Village, City of St. Anthony Village, 2009
Page 17, Image 1 Caribou Coffee, City of Plymouth, 2009 Page 31, Image 3 City of Wayzata, 2009
Page 17, Image 2 City of Plymouth, 2009 Page 32, Image 1 City of Plymouth, 2009
Page 18, Images 1 -6 Miscellaneous Building Close -ups, 2009 Page 32, Image 2 -3 Arbor Lakes, City of Maple Grove, 2009
Page 19, Image 1 City of Wayzata, 2009 Page 32, Image 4 City of Plymouth, 2009
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