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11 PCSR 12-28-1993 (f ,\ .( ITEM 11 ty of TO: PLANNING COMMISSION lk1 River FROM: STEVEN B. ACH, CITY PLANNER,Zet DATE: DECEMBER 28, 1993 SUBJECT: PROPOSED ORDINANCE AMENDMENT ESTABLISHING A BUSINESS PARK (BP) ZONING DISTRICT AND ACCOMPANYING TEXT REQUESTED ACTION Consider a request to amend the zoning ordinance establishing a Business Park Zoning District and text. ATTACHMENTS -Proposed Business Park Ordinance. -Excerpt from Focus Area Study dated July, 1990. BACKGROUND In June, 1993, the Business Park Task Force met for the first time to begin discussions on future industrial development in • Elk River. The Task Force has discussed several issues over the past six months ranging from the City' s involvement in developing business parks to the creation of a Business/Office Park Zoning Ordinance and potential locations for this district. In discussing future industrial sites for development, the Task Force has made reference to the Focus Area Study completed in July, 1990, by BRW, Inc . along with input from the City Council, Planning Commission, and City staff . One of the four areas highlighted in the study describes the development of a business park for light industry, offices, office/warehouse, and office showroom uses . Also suggested is the creation of a new zoning designation and accompanying text to establish uses and standards to ensure an attractive and well planned business park environment. I 've attached selected pages from the Focus Area Study relating to the concept of a business park. The proposed ordinance has incorporated comments from the Focus Area Studies, Business Task Force, and discussions the Planning Commission had at their workshop on November 16, 1993 . In addition, the City Attorney and myself have reviewed the ordinance for interpretation conflicts and context to make sure the ordinance ' s structure maintains its integrity and intent of a business park. ANALYSIS • Generally speaking, the ordinance is structured to facilitate the development of light manufacturing and office uses along P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Business Park Ordinance Page 2 December 28, 1993 • with limited commercial . The standards found in this ordinance are a step above current standards in the I1 and I2 Districts . Therefore, the Business Park Zoning Ordinance would be the third tier of industrial development in the community with increased standards . The ordinance as drafted is by no means an attempt to reinvent the wheel . Rather, it is a compilation of sections from zoning ordinances from other communities that currently have in place similar business park ordinances . In addition, some sections have been customized to fit Elk River' s objectives . The proposed Business Park Zoning Ordinance as drafted can be broken down and discussed as follows : STATEMENT OF PURPOSE Statement of Purpose gives a written description of the intent of the Business Park Zoning District. USES The uses have been broken down into permitted, accessory, and conditional uses . The list covers a variety of light manufacturing, office, institutional, and limited commercial 411 that make up the business park zone. The Planning Commission requested the handling and storage of hazardous material be listed as a conditional use. The Business Park Task Force and staff are recommending this issue be dealt with as a standard. There are some drawbacks listing this as a use that will be elaborated upon at the meeting. STANDARDS Setbacks/screening: The minimum lot size of 1 1/2 acres is 1/2 acre larger than currently required in the I1 and I2 Districts . With the proposed building and parking setback requirements, a 1/2 acre lot could support approximately a 20,000 square foot building. Screening for refuse enclosures, rooftop/ground equipment, and loading area are included to ensure buffering from public view. ARCHITECTURAL The building and architectural standards for the Business Park District are an enhancement of the current standards . Buildings will have to be primarily constructed of a decorative masonry, face brick, precast panels and/or architectural metal . LANDSCAPING • The method in calculating the minimum number of trees is the same as current ordinance provides, however, a diversity of Business Park Ordinance Page 3 December 28, 1993 • plant material is recommended. In addition, credit to landscaping requirements will be given if design amenities (i .e. , ponds) are provided. The last major point regarding landscaping is installing underground irrigation within all front yards and landscaped areas along public right-of-ways . The Business Park Task Force was concerned with how and what type of landscaping is required. Although no changes were suggested, the Task Force wanted this concern carried forward. SIGNAGE Free standing signs will consist of monument style signs that are low profile (maximum height of 8 feet) and architecturally compatible with the building. The type of monument sign will compliment the above described standards and reflect a business park environment. STANDARDS FOR RETAIL SHOPS AND SERVICES To protect the integrity of the "business park" with limited commercial uses, its important to establish criteria for those commercial uses . A maximum building size will control the intensity of commercial activity and still allow those uses which are truly service related and complementary to the • business park. RECOMMENDATION Staff recommends the Planning Commission review and modify, if necessary, and recommend approval of the proposed ordinance. 411 1 . B-P Business Park STATEMENT OF PURPOSE: The Business Park District is established to encourage a planned, integrated environment for certain industrial, office, and limited commercial uses which are compatible with and compliment each other as well as the surrounding land uses . It is the intent of this ordinance that development reflects 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 predominately warehouse type uses . a. Permitted Uses - i . Light manufacturing ii . Research and development laboratories iii . Governmental, business, and professional offices iv. Mail order operations v. Telecommunication operations vi . Financial institutions vii . Outpatient health care facilities viii .Personal service establishments ix. Health and athletic clubs x. Restaurants (Class I ) b. Accessory Uses - i . Off-street parking lots or facilities ii . Private recreational facilities iii . Public shelters and essential services c. Conditional Uses - i . Any permitted use which involves more than 30% warehouse space. 411ii . Hotels and motels • iii . Licensed day care facilities iv. Zero lot line developments v. Retail shops and stores which compliment and serve the Business Park subject to the standards setforth in 2 . ( j ) below. vi . Vocational, technical, and trade schools vii . Motor vehicle specialty service stations viii . Multiple buildings on a lot ix. Above ground storage tanks 2 . STANDARDS a. Minimum lot size - one and one-half ( 1 1/2 ) acres b. Building setbacks (minimum) i . Front Yard - Thirty-five (35) feet, or one-half ( 1/2) the total building height whichever is greater. 110 ii . Side Yard - Twenty (20) feet, or one-half ( 1/2) the total building height, whichever is greater. iii . Rear Yard - Twenty (20) feet, or one-half ( 1/2/) the total building height, whichever is greater. iv. All setbacks shall be determined from the planned Right-of-Way (ROW) , as designated in the City, County, or State Transportation Plan, and normally defined in the subdivision regulations . c. Parking Lot Setbacks (minimum) i . Front Yard - Twenty-five (25) feet. ii . Side Yard - Twenty (20) feet. iii . Rear Yard - Twenty (20) feet. iv. All setbacks shall be determined from the planned Right-of-Way (ROW) , as designated in the City, County, or State Transportation Plan, and normally defined in the subdivision regulations . • d. Loading Spaces/Overhead Doors . i . Loading spaces/overhead doors shall be located primarily in designated rear yards and secondarily in designated side yards . Overhead doors will be permitted in front yards under unusual circumstances, as approved by the Zoning Administrator. ii . Loading spaces and overhead doors should be designed to be compatible with the principle building. Architectural techniques should be employed to reduce visual impacts from adjacent properties and roadways . e. Dumpsters/Refuse Enclosures i . All dumpsters shall be completely screened from public view by using enclosures constructed of similar material as the principal building. ii . Refuse enclosures shall include gates and be located in designated rear or side yards . f . Roof-Top/Ground Electrical Equipment All roof-top equipment shall either be: • i . Screened from the eye level view of adjoining properties by use of exterior wall (s) and/or landscaping; or, ii . Painted to match or complement the building structure; or, iii . Incorporated into an architectural design, as approved by the Zoning Administrator. g. Architectural Standards i . Major exterior surfaces of all walls shall be face brick, stone, glass, stucco, architecturally treated concrete cast in place or pre-cast panels, decorative block, or architectural metal, or approved equivalent, as determined by the Zoning Administrator. h. Landscaping (a) Not withstanding the provisions of Section 900 . 30, the following requirements shall be met: i . Of the total number of overstory trees required, a minimum of twenty-five (25) percent shall be ornamental trees and twenty five (25) 110 percent shall be conifer trees . • ii . A landscaping credit of up to twenty-five (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 Zoning Administrator. iii . Underground irrigation shall be installed within the front yard and all landscaped areas adjacent to a public right-of-way. i . Signage (a) Not withstanding the provisions of Section 900 . 22, the following requirements shall be met: i . All freestanding signage be of a monument style sign and have a maximum size of sixty-four ( 64 ) square feet and height of eight ( 8) feet. ii . One ( 1) on-premise business wall sign per occupancy, not to exceed two (2) square feet in sign area for each linear foot of the building frontage up to a maximum of one hundred and twenty-eight ( 128) square feet per occupancy is • permitted. j . Standards For Retail Shops and Stores i . Maximum building size shall not exceed 20, 000 square feet. ii . Retail shops and stores shall complement other uses within the business park and provide a service to those businesses . k. Hazardous Material i . Any business which involves the handling or storage of hazardous material shall provide data information sheets to the City for review and receive appropriate permits from applicable agencies . • • It is assumed that the municipal ballfields will be relocated to • another site in the city. • Single—family housing will be built along both sides of County Road 30 (Mississippi Road) with the exception of a site plan— ned for an elementary school near the intersection of Mississippi Road and Waco Street. Single—family housing is also planned west of Waco Street and along the Elk River north of Highway 10. Care will be taken to ensure that the size of future residential lots which abut older large lots (such as the Grandview Addition) are of sufficient size so as to not diminish the value of the existing homes. • Multiple—family housing is planned in the northeast between the single—family housing and the business park. Multiple—family housing may consist of duplexes, four—, six—, or eight—family buildings or apartments. • # • A future business park would be developed along the south side of Highway 10 on both sides of the Sherburne County Government Center. The business park would include light industry, offices, office—warehouse, and office—showroom buildings. A new zoning district would be created which would be created which would give the City additional control over site planning and exterior building design in the business park to ensure that all developments project an attractive image. Additionally, the City would create a master landscaping plan for the edges of the new business park streets and at the entrances, requiring that private developers implement it. Please refer to the following section, "Focus Area A Site Design Recommendations" for fur— 1 ther discussion of business park site planning and street edge landscaping. 1111, 38 k EXCERPT FROM FOCUS AREA STUDY DATED JULY 1990 �' L • COMMERCIAL AND INDUSTRIAL SUE PLANNING Substantial liberty can be granted to designers of commercial or industrial L developments as long as certain minimum requirements, described below, are satisfied. These elements should be reviewed by either the City Planner/Zoning Administrator or by the City Planning Commission, or both. Because there is oftentimes some judgment involved in adminis— tering site planning guidelines and regulations, review of site plans by the City Planning Commission and City Council is helpful. Generic site plans for a commercial and an industrial development lop— ment project have been included to illustrate the design features of importance, which are also listed below. 1. Soften parking areas Use berming along the front property line with landscaping to soften the view to any parking lot between the road and the building. Ideally, the major parking lot for industrial or • office projects should be on the side of the building with perhaps only visitor parking in the front, or no parking in the front at all. Landscaping should not hide buildings or signs but serve to catch the eye and "soften" the image. Berming should be approximately three feet in height. 2. Hide and shield truck docks Truck docks should be oriented away from the public road by placing them on the side or rear of the building. When on the side of the building or otherwise visible from residential areas, wing walls and landscaping should be used. 3. Hide trash handling areas If trash must be stored outdoors, it must be concealed with walls and landscaping. • 42 EXCERPT FROM FOCUS AREA STUDY DATED JULY 1990 • 4. Disallow or conceal outdoor storage • Outdoor storage should not be allowed if the City's intention for Area A is to create a better—quality business park for attractive light industry, office—showroom buildings, and offices. Any outdoor storage that may be allowed should be in an inconspicuous location and hidden by walls, opaque fencing, and landscaping. 5. Equal facade treatment on all sides In the business park, buildings should have the same materi— als on all sides. It may be appropriate to grant a dispensation from this requirement for commercial development if the less—attractive side is not visible to residential development. However, with materials such as rock—face concrete block, lower—cost construction can be achieved with attractive results. • 6. Generous use of landscaping The City should require that all commercial, industrial, and multiple—family residential developments submit prior to approval a landscaping plan (preferably prepared by a regis— tered landscape architect) which indicates species and sizes. Minimum sizes for plantings should be 2 inches caliper for deciduous trees and six feet in height for coniferous trees. Landscaping should be used to soften parking areas, hide trash areas, soften blank building walls, blend the building into the site, and add seasonal color and interest. The City should either draft and adopt a landscaping ordi— nance which either ( 1) quantifies the number of plantings or the percentage of screening along site edges or (2) gives freedom to the City Planning commission and City Council (with staff recommendations) to make subjective judgments about the quality of the plan and require changes if seen fit. • 44 EXCERPT FROM FOCUS AREA STUDY DATED JULY 1990 • 7. Paved parking areas with curb and gutter All parking areas should be paved with asphalt (or concrete) and have concrete curb and gutter. 8. Use ponds as amenities Surface water ponds should be used to detain runoff and reduce the need for storm sewers. These can be used as ame— nities throughout the area. 9. Keep signage subdued The sign portion of the Elk River Zoning Ordinance is relatively restrictive. Its continued enforcement should ensure that signs do not get out of control. The City should con— sider adding provisions which restrict the number of businesses which can be advertised on one sign or else require a common typeface, color, and size for more than three names on one sign. Multi—tenant signs should be designed to appear as a single sign. Low—scale "monument" signs should be encouraged in the business park. 10. Establish a positive character for the business park The business park, if it is to avoid some of the marketing problems encountered by the Elk River Industrial Park, should include regulations on exterior building materials (no metal sided, metal frame structures) and site planning as described above. Additionally, the City should design a comprehensive boulevard landscaping plan which would be implemented on a lot—by—lot basis by business park occu— pants and which includes special emphasis at the major entryways. S 46 EXCERPT FROM FOCUS AREA STUDY DATED JULY 1990