6.8 r-Q
c
Item # 6.8.
ity of
,II
River MEMORANDUM
TO: Planning Commission
FROM: Michele McPhersoector of Planning
DATE: May 17, 2000
SUBJECT: Case Number: OA 00-6
Request by Ron Wald to Amend the
Business Park Requirements to Allow
Limited Retail as an Accessory Use; Public
Hearing
Request
The applicant requests that the City amend the Business Park district requirements to
allow retail sales in a limited capacity provided that it meets a number of requirements.
This request is prompted by the potential relocation of the Post Office to the Mulvaney
Point Business Park. The Post Office now includes a "Postal Store" within its facilities
• for the sale of stamps, boxes, collectibles, etc.
Attachments
• Proposed Text Amendment (applicant's version)
• Proposed Test Amendment (staffs amended version)
Analysis
The Business Park zoning allows, when the underlying land use is Highway Business,
limited retail opportunities as conditional uses:
a. freestanding retail shops and stores that compliment the other uses within
the park not exceeding 20,000 square feet
b. retail/wholesale sales incidental to products manufactured, assembled or
warehoused, provided no more than 10% of the building is used for
retail/warehouse sales
There is no allowance for retail sales when the underlying land use is light industrial.
"Hybrid" uses, such as manufacturing or mail order uses that have a limited showroom
area for the public to complete retail transactions would not be permitted. The Post
• Office, with its Postal Store, is a good example of such a hybrid use. The primary
function of the post office fits within the current zoning and land use, but the retail
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612) 441-7420 • Fax: (612)441-7425
Memo to the Planning Commission/OA 00-6
May 17,2000
Page 2
portion does not. The retail portion would fit if the underlying land use was Highway
•
Business, but the primary function would then not be permitted.
The applicant is proposing to allow limited retail sales as an accessory in the Business
Park District when the underlying land use is Light Industrial if the following conditions
are met:
1. The sales are not located within an administrative office or commercial
sales building.
2. No more than 15% of the gross floor area is to be used for retail sales.
3. The retail sales are accessory to the principle use.
4. No signs identifying the retail use would be visible from the outside of the
building.
Staff would add the following changes:
1. The total area of the retail sales would not exceed 5,000 square feet.
2. The retail sales needs to be related to the product or primary use of the
building and would be clearly subordinate to the principle use.
The proposed amendment would allow certain flexibility for staff when "hybrid" uses are
proposed for the Business Park, but continue to preserve the intent of the Business
• Park District, that of increasing tax base and jobs.
Recommendation
Staff recommends that the Planning Commission recommend approval of the ordinance
amendment as provided by staff.
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16. 8-P Business Park
STATEMENT OF PURPOSE! The Business Park District is established
to encourage 's planned, integrated environment for certain
industrial, office, and commercial' uses which are compatible
with, and compliment each other as well as the surrounding land
uses.' The underlying land use' designation within the district
may vary, either light industrial or highway business.. �!
Development within the Business Park district will correspond
with the land use designation. Industrial and office uses
allowed where the land use designation is light industrial, and �!
commercial uses allowed where the land use designation is highway
bus inees.
.
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 . Permitted uses allowed when the underlying land
use is light industrial :
a. Light Manufacturing
b. Research and development laboratories jl
c. Government, business , and professional it
offices
d. Mail order operations
e. Telecommunication operations
f. Sherburne County fair
{
ii . Permitted uses allowed when the underlying land
use is highway business:
a. Health athletic clubs
b. Personal service establishments
c. Financial institutions
411Applicant's Version
04113'2000 14:45 5124565748 BP'ODSHO CONSULTING PAGE 03
B. Accesso Uses
1 , Off-street parking lots or facilities
ii. Private recreational facilities
iii. Public shelters and essential services
ire Retail sales, provided:
(1) The retail sales activity is not located in •
an administrative office facility, but is
located within a business, the principle
use of which is not commercial sales .
I I
(2) The retail sales activity shall not occupy
more than fifteen percent j .5%) of the
gross float :axes of the occupied gi:arters .
(.l } The retail sales q_c_tivi,Cy is_aocessory to
the principle use.
{4} Nc sign identifying the retail sales shall
be visible from the outside of the
building.
C. Conditional Vows:
• i. Conditional uses allowed when the underlying land
use is light industrial:
a. Any permitted use which involves more than
30$ warehouse space
b. Vocational, technical and trade schools
c. Multiple buildings on a lot
d. Multiple tenant buildings
e. Above ground storage tanks
Conditional uses allowed when the underlying land
use is highway business:
a. lintels and motels
b. Licensed day care facilities
c. Retail shops and stores which compliment
and serve the Business Park subject to the
standards set forth in 2 (j) below.
d. Motor vehicle specialty service stations
e. Multiple buildings on a lot
f. Multiple tenant buildings
g. Restaurants (Class I)
16. B-P Business Park
• STATEMENT OF PURPOSE: The Business Park District is established to
encourage a planned, integrated environment for certain industrial,
office, and commercial uses which are compatible with, and compliment
each other as well as the surrounding land uses . The underlying land
use designation within the district may vary, either light industrial
or highway business . Development within the Business Park district
will correspond with the land use designation. Industrial and office
uses allowed where the land use designation is light industrial, and
commercial uses allowed where the land use designation is highway
business.
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. Permitted uses allowed when the underlying
land use is light industrial:
a. Light Manufacturing
• b. Research and development laboratories
c. Government, business, and professional
offices
d. Mail order operations
e. Telecommunication operations
f. Sherburne County fair
ii . Permitted uses allowed when the underlying
land use is highway business:
a. Health athletic clubs
b. Personal service establishments
c. Financial institutions
B. Accessory Uses:
i . Off-street parking lots or facilities
• ii . Private recreational facilities
Staff's Version
iii. Public shelters and essential services
• iv. Retail Sales, provided the following
conditions are met:
a. The retail sales activity is not located
in an administrative office facility,
but is located within a business, the
principle use of which is not commercial
sales.
b. The retail sales activity shall not
occupy more than fifteen (15%) 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 is related and
subordinate to the principle use.
d. No sign identifying the retail sales
shall be visible from outside the
building.
C. Conditional Uses:
• i. Conditional uses allowed when the
underlying land use is light industrial:
a. Any permitted use which involves more than 30%
warehouse space
b. Vocational, technical and trade schools
c. Multiple buildings on a lot
d. Multiple tenant buildings
e. Above ground storage tanks
•