5.10 PCSR 05-23-1995 p-(_/ A�
( � ITEM 5.10.
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JlR River
MEMORANDUM
TO: Planning Commission
FROM: Gary Schmitz, Planning Assistant
DATE: May 23, 1995
SUBJECT: Code Amendments for Zero Lot Line
Developments, Public Hearing Case
No. OA 95-03
Issue
Consider a request by the City of Elk River to amend various sections of the
city code related to zero lot line developments.
Attachments
• • Ordinance 95-
Background
Zero lot line developments have become an increasingly popular method of
development over the past several years. In 1993, the City of Elk River
passed an ordinance amendment which allowed zero lot line developments as
a conditional use in all zoning districts. The conditional use permit process
requires a meeting before the Planning Commission and City Council which
takes approximately 2-3 months to complete. Several of the requests were
uncomplicated and due to the conditional use process, resulted in
unnecessary delays to the development process. As the City researched the
conditional use permits approved for zero lot line developments, a pattern of
similar conditions were placed on each request. Since the process has become
more standardized, staff is requesting that zero lot developments be allowed
as a permitted use in commercial and industrial zoning districts with certain
conditions to ensure that the zero lot line development will be done correctly.
Analysis
The first ordinance amendment would consist of amending Section 900.12
• "Permitted, Accessory and Conditional Uses by district" which would change
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
• zero lot line developments from a conditional use to a permitted use in
commercial and industrial zoning districts. Staff is proposing a second
amendment to Section 900.08 "Definitions" to add the following definitions
for zero lot line and zoning lot.
Zero Lot Line - The location of a building on a lot of record in
such a manner that one or more of the building's sides rests
directly on a lot line of a lot of record and shares a common
wall with one or more buildings within the zoning lot.
Zoning Lot - A parcel of land occupied or used or intended for
occupancy or use for a purpose identified in this ordinance
and identified as such for the purposes of zero lot line
development. Said parcel shall abut a public street and shall
be of sufficient size to satisfy and meet all dimensional
regulations required by this ordinance. The designated zoning
lot may encompass more than one lot of record and shall serve
as a unified development site for purposes of application of
standards.
A third amendment would include development standards being added to
Section 900.20 "General Regulations". When staff researched past
III
conditional use permits for zero lot line developments, it became clear that a
pattern of conditions were placed on each proposal. The following conditions
were consistently cited by staff:
1. The shared parking concept shall not circumvent the
perimeter parking setback requirement or the required
number of parking stalls.
2. Proper cross access and cross parking agreements shall be
prepared and executed.
3. Common architectural and design standards for all units
within the zero lot line development may be required.
Staff also researched other cities' zero lot line ordinances and recommends
that the following standards be added to the list:
1. Each zoning lot shall meet the minimum lot area and width
requirement of the zoning district.
2. The landscaping and screening provisions of this ordinance
II shall apply to the zoning lot.
s:planning:oa95-3
• 3. For the purpose of determining the placement and number of
signs for a zoning lot and the uses thereon, the zoning lot shall
be considered a lot as referenced in the City's sign ordinance.
As such, one free-standing or monument sign is permitted on
the zoning lot to identify the uses established thereon.
Recommendation
Staff recommends the Planning Commission recommend approval of the code
amendments as proposed in the attached ordinance.
•
•
s:planning:oa95-3
• ORDINANCE 95-
AN ORDINANCE OF THE CITY OF ELK RIVER
AN ORDINANCE AMENDING SECTIONS 900.20 AND 900.12
OF THE CITY OF ELK RIVER CODE OF ORDINANCES
RELATING TO ZERO LOT LINE DEVELOPMENTS
IN ALL ZONING DISTRICTS
The City Council of the City of Elk River does hereby ordain as follows:
Section 1. Section 900.20, "General Regulations" of the City of Elk River
Code of Ordinances is hereby amended to read as follows:
15. Zero Lot Line Developments
The use of a zero lot line for shared parking and drives and as a
common wall between buildings may be allowed in commercial
and industrial zoning districts in accordance with the following
requirements:
. A. The shared parking concept does not circumvent the
perimeter setback requirement or the required number of
parking stalls.
B. Proper cross access and cross parking agreements are
prepared and executed.
C. Common architectural and design standards for all units
within the zero lot line development may be required.
D. Each zoning lot shall meet the minimum lot area and
width requirement of the zoning district.
E. The landscaping and screening provisions of this
ordinance shall apply to the zoning lot.
F. For the purpose of determining the placement and
number of signs for a zoning lot and the uses thereon, the zoning
lot shall be considered a "lot" as referenced in the City's sign
ordinance. As such, one free-standing or monument sign is
permitted on the zoning lot to identify the uses established
0
thereon.
0 Section 2. Section 900.12 "Permitted, Accessory and Conditional
Uses by District" of the City of Elk River Code of Ordinances is hereby
amended to delete the following sections:
Section 900.12 (10)(C) xv
Section 900.12 (11)(C) viii
Section 900.12 (12)(C) xix
Section 900.12 (13)(C) xii
Section 900.12 (14)(C) xii
Section 900.12 (15)(C) iv
Section 3. Section 900.08 "Definitions" is hereby amended to add the
following definitions:
Zero Lot Line - The location of a building on a lot of record in such a
manner that one or more of the building's sides rests directly on a lot
line of a lot of record and shares a common wall with one or more
buildings within the zoning lot.
Zoning Lot - A parcel of land occupied or used or intended for
occupancy or use for a purpose identified in this ordinance and
identified as such for the purposes of zero lot line development. Said
• parcel shall abut a public street and shall be of sufficient size to satisfy
and meet all dimensional regulations required by this ordinance. The
designated zoning lot may encompass more than one lot of record and
shall serve as a unified development site for purposes of application of
standards.
Passed and adopted by the Elk River City Council this , day of April,
1995.
Henry A. Duitsman, Mayor
ATTEST:
Sandra A. Thackeray, City Clerk
•