8.3. SR 09-17-2012 Elk REQUEST FOR ACTION
River
TO ITEM NUMBER
Mayor and City Council 8.3
AGENDA SECTION MEETING DATE PREPARED BY
General Business September 17, 2012 Jeremy Barnhart, Planning Manager
ITEM DESCRIPTION REVIEWED By
Request for Authorization to Consider Changes to the Business Cal Portner, City Administrator
Park Zoning District Regulations REVIEWED BY
ACTION REQUESTED
Authorize staff to prepare an amendment to the Business Park Zoning District regulations that would
allow outside storage.
BACKGROUND/DISCUSSION
The Business Park does not permit accessory outside storage. The I-1 and I-3 districts allow outside
storage as a conditional use,provided it is accessory to a principally permitted use.
Staff received a request from a property owner to designate an area of their property for outside storage
(CU 12-17). The storage area is necessary to provide a secure area to store equipment on the property.
This Conditional Use Permit (CUP) is unable to be granted due to its prohibition.
The issues associated with outside storage are commonly aesthetic; outside storage can become disorderly
and detract from the planned,integrated environment originally envisioned for the Business Park District.
If the Council feels that these issues can be sufficiently mitigated via the CUP process, the Council could
direct staff to prepare the appropriate amendments. If the Council has concerns with this type of
accessory use,the Council should suggest no change.
ATTACHMENTS
■ Business Park Zoning District regulations
Action Motion by Second by Vote
Follow Up
N:APublic Bodies\City Council\Council RCA\Agenda Packet\09-17-2012\BP ord amend.docx 4A f U R E
Municode Page 1 of 4
.. 0-1294. - BP business park district.
(a) Purpose.
(1) The business park district is established to encourage a planned, integrated environment for certain
industrial, office, and commercial uses, which are compatible with and complement each other as well
as the surrounding land uses. The underlying land use designation within the district may vary and may
be either light industrial or highway business. Development within the business park district will
correspond with the land use designation. Industrial and office uses are allowed where the land use
designation is light industrial, and commercial uses are allowed where the land use designation is
highway business.
(2) It is the intent of this section that development reflect common themes using compatible architectural
design and consistency in signage, landscaping, and lighting. It is also the intent to encourage
businesses, which generate a high number of jobs per square foot rather than predominantly warehouse
type uses.
(b) Permitted uses. Permitted uses in the BP district are as follows:
(1) Permitted uses allowed are as follows:
a• Light manufacturing.
b• Research and development laboratories.
C. Business and professional offices.
d• Mail order operations.
e. Telecommunication operations.
f. Sherburne County fair.
9. Warehouse space not exceeding 50 percent of the entire building.
h. Showroom space.
i• Repair and maintenance, excluding auto repair.
j• Physical recreation or training, if less than 5,000 square feet, provided the underlying land use in
the comprehensive plan is mixed use or highway business.
(c) Accessory uses. Accessory uses in the BP district are as follows:
(1) Off-street parking lots or facilities.
(2) Private recreational facilities.
(3) Public shelters and essential services.
(4) Retail sales, provided the following conditions are met:
a• The retail sales activity shall not be located in an administrative office facility, but shall be located
within a business, the principal use of which is not commercial sales.
b• The retail sales activity shall not occupy more than 15 percent of the gross floor area, or a
maximum of 5,000 square feet of the occupied quarters, whichever is less.
C. The retail sales activity shall be related and subordinate to the principal use.
d. No sign identifying or promoting that retail sales occur within the building shall be visible from
outside the building.
e• Freestanding retail shops and stores shall be limited to those which complement other uses
within the business park and provide a service to those other businesses, and shall not exceed
20,000 square feet in size.
f. Retail/wholesale sales incidental to products manufactured, assembled, or warehoused on the
premises may be permitted as an accessory use provided no more than ten percent of the
building is used for retail/wholesale sales.
(5) Therapeutic massage when offered within the confines of a medical or chiropractic clinic.
http://library.municode.com/print.aspx?h=&clientID=13427&HTMRequest=http%3 a%2P/o2flibrary.munic... 09/14/2012
Municode Page 2 of 4
(6) Signs as permitted in section 30-851 et seq.
(d) Conditional uses. Conditional uses in the BP district are as follows:
(1) Accessory structure provided the materials are the same as those of the existing principal structure.
(2) Warehouse space exceeding 50 percent of the total building floor area up to a maximum of 65 percent.
(3) Vocational, technical and trade schools.
(4) Loading areas/overhead doors when located in front yards.
(5) Aboveground storage tanks.
(6) Government buildings and facilities.
(7) Motor vehicle repair shops, provided that they meet the following conditions:
a• All repair services shall be conducted inside the building.
b• Merchandise shall be stored inside the building.
C. All damaged vehicles stored on the premises shall be stored within an area which is screened by
a six-foot high 100 percent opaque fence constructed of factory finished metal or vinyl material.
d• The building shall comply with the material requirements of this section, and 30 percent of any
building face and all overhead doors facing any public street shall be constructed of glass
material.
e• No sales or display of merchandise outside the building.
f• The building shall be a minimum of 15,000 square feet.
(8) Governmental offices.
(9) Physical recreation or training, if 5,000 square feet or greater, provided the underlying land use as
provided in the comprehensive plan is mixed use or highway business.
(10) Educational institution.
(e) Additional standards. The following additional standards apply in the BP district:
(1) Loading spaces and overhead doors.
a• Loading spaces/overhead doors shall be located in designated rear yards and secondarily in
designated side yards. Loading areas/overhead doors shall not be located in designated front
yards unless approved as a conditional use.
b• Loading spaces and overhead doors shall be designed to be compatible with the principal
building. Architectural techniques and landscaping shall be employed to reduce visual impacts
from adjacent properties and roadways.
(2) Dumpsters and refuse enclosures.
a• All dumpsters shall be completely screened from public view by using enclosures constructed of
similar material as the principal building.
b• Refuse enclosures shall include gates and be located in designated rear or side yards.
(3) Rooftop or ground electrical equipment, signs.
a• All utility equipment shall either be:
1 Screened from the eye level view of adjoining properties by use of exterior walls and/or
landscaping;
2. Painted to match or complement the building structures; or
3. Incorporated into an architectural design, as approved by the building and zoning
administrator.
b• Notwithstanding the provisions of subdivision II of division 5 of this article, the following
requirements regarding signage shall be met:
1 All freestanding signage shall be of a monument style sign and have a maximum size of 64
square feet and height of eight feet.
2. One on-premises business wall sign per occupancy, not to exceed two square feet in sign
area for each linear foot of the building frontage up to a maximum of 128 square feet per
occupancy, is permitted.
http://library.municode.com/print.aspx?h=&clientID=13427&HTMRequest=http%3 a%2P/`2flibrary.munic... 09/14/2012
Municode Page 3 of 4
(4) Exterior building finishes.
a. It is the intent of the city to promote and encourage high standards of creative architectural design
in the business park district.
b• In the business park zoning district, the following are acceptable building materials and finishes:
1. Brick.
2. Natural or cut stone.
3. Integrally colored split face (rock face), burnished, or glazed concrete masonry unit
(excluding plain or painted).
4. Integrally colored and exposed aggregate precast concrete panels (excluding single-T or
double-T panels, plain, uncolored, or raked finish)or specially designed, cast-in-place
concrete.
5. Glass, architectural metal, fiberglass and aluminum, provided such panels are factory
fabricated and finished with a durable nonfade surface and their fasteners are of a
corrosion-resistant design.
6. Stucco, E.I.F.S., and other cementitious coating.
7. Wood, provided the surfaces are finished for exterior use or wood of proven exterior
durability is used, such as cedar, redwood, and/or cypress.
8• Other materials determined as acceptable by the planning department.
C. Major exterior surfaces that are adjacent to any public street, public trail/path, or adjacent
residentially zoned properties shall be of one of the acceptable materials and shall be combined
with at least 30 percent of one or more acceptable materials, or with 40 percent punched
openings, with or without glass (or as much as allowed by the Uniform Building Code, whichever
is less), neither of which are to be concentrated in any one location, unless to accentuate a
design feature. Major exterior surfaces that are visible from but not adjacent to any public street,
public trail/path, or adjacent residentially zoned properties shall be considered transition walls and
may have less than the 30 percent combination or less than 40 percent punched openings, but
either shall not be reduced to zero percent). Reductions below 20 percent shall require staff
approval. Such walls shall be screened from view with additional landscaping. The requirement to
have at least 30 percent of one or more acceptable materials shall not apply to the loading dock
wall.
d. Major exterior surfaces that are adjacent to any public street, public trail/path, or adjacent
residentially zoned properties shall not exceed 160 feet zero inches in length without a minimum
four-foot depth change (recesses, protrusions, or a combination thereof), with at least two feet of
such change to be in the entire height of the facade.
e• Alternatively, exterior wall surfaces are to be designed with architectural interest through multiple
design techniques such as, but not limited to, architectural forms, reveals, textures, cornice
detailing, changes in surface planes, color, punched openings and/or changes in parapet
elevations. The use of design techniques alone or lower percentage of additional acceptable
materials noted in subsection (e)(4)c. of this section shall require site plan review and approval by
the city planning commission.
f• The building shall be designed so as to prevent the appearance of straight, unbroken lines in the
horizontal and vertical surfaces.
9. Main entrances shall be emphasized with a complementary material which is different from the
primary building material
h• Garage doors shall have a color that matches or coordinates with the building's primary body
color.
i.
The building shall be designed to screen equipment located on the roof of the building.
Alternatively, such equipment shall be located in such a manner so that it cannot be seen from
the adjacent public street, public path/trail, or adjacent residentially zoned property at the same
elevation of the first floor of the building.
http://library.municode.com/print.aspx?h=&clientID=13427&HTMRequest=http%3 a%2P/o2flibrary.munic... 09/14/2012
Municode Page 4 of 4
(5) Landscaping. Notwithstanding the provisions of subdivision IV of division 5 of this article, the following
requirements shall be met:
a• Of the total number of overstory trees required, a minimum of 25 percent shall be ornamental
trees and 25 percent shall be conifer trees.
b. A landscaping credit of up to 25 percent may be given to a site plan which contains exterior
sculptures, fountains, ponds beyond those required for storm drainage and other site
enhancements as approved by the building and zoning administrator.
C. Underground irrigation shall be installed within the front yard and all landscaped areas adjacent to
a public right-of-way.
(code 1982, §900.12(16);Ord, Na 00--11. § 1, 6-19-2000;Ord. No. 00-16, §§1---3, 9--18-2000;Ord. No. 01-13, § 1, 8-20-2001; Ord. No.
02-01, § 1, 1-22-2002;Ord. No. 02-04, §2, 4-15-2002;Ord. No. 04-11, § 1. 7-19-2004; Ord. No. 05-08, § 1, 4-4-20105,•Ord. No. 05-19, §
.2, 8-15-2005;Ord, No. 06-014, 3-20-20106; Ord. No. 07-07,§6, 7-16-2007;Ord. No. 017-11, § 1, 8-201-20017, Ord, No. 07-12, § 1, 5-20-
2007;Ord. No. 09-06, §3, 7-20-2009; Ord. No. 10-19, §2, 10-18-2010)
i�
I
I
i
I
i
I
I
i
i
http://library.municode.com/print.aspx?h=&clientID=13427&HTMRequest=http%3 a%2P/o2flibrary.munic... 09/14/2012