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Item 5.6 Item # 5.6. tik ityof Ri• ver MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Planne ,% DATE: August 22, 2000 SUBJECT: Case No. OA 00-7 Request by City of Elk River for Ordinance Amendment to Design Standards for the BP (Business Park) Zoning District— Public Hearing Request Consider a request by the City of Elk River to amend the design standards for the BP (Business Park) zoning district and to eliminate multi-tenant buildings as a conditional use. Attachments • Existing ordinance Overview As a result of recent proposals for the development of business park property, staff has been considering amendments to the Business Park District design standards and the need for a conditional use permit for multi-tenant buildings. Architectural Standards The BP district was established to allow certain industrial, office and commercial uses that are compatible with surrounding land uses. Those surrounding land uses are often residential and commercial. When looking at setting a theme for a zoning district, the architectural design and exterior building materials are as important as the uses that go in the buildings. The BP district was intended to represent high-end research, office and light manufacturing. In order to better set the stage for those types of uses, staff is suggesting amending the design standards. • 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612)441-7420 • Fax: (612) 441-7425 Memo to Planning Commission/OA 00-7 Page 2 August 22,2000 III Existing Architectural Standards "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." The above existing standards are too broad and give the Zoning Administrator too much latitude in determining appropriate building materials. Developers should know up front exactly what exterior building materials are allowed. The existing standards would also allow plain gray, smooth or rake faced concrete cast in place or pre-cast tip up panels and metal pole buildings. This type of material might be suitable for our II or 12 districts but not in the BP district. Proposed Architectural Standards All buildings shall be constructed of material listed as either Class I or Class II materials. At least 60% of each building wall facing a public right-of-way, other public property or a residential district must be of Class I material. Portions of the • building not facing a public right-of-way, other public property or residential district may be constructed of a greater percentage of Class II materials if the structure otherwise conforms to all City ordinances. The mixture of building materials must be compatible and integrated. Class I Materials : Brick, marble, granite or other natural stone, textured cement stucco, copper, porcelain, glass and integral colored split face (rock face) block Class II Materials : Exposed aggregate concrete panels, burnished concrete block, exposed aggregate concrete block, architecturally treated cast in place concrete panels (smooth or raked faced panels are not acceptable), artificial stucco (E.I.F.S., Drivit), artificial stone, pre-finished architecturally detailed metal and wood, provided the surfaces are finished for exterior use or is wood of proven exterior durability is used, such as cedar, redwood or cypress The proposed standards specifically list which walls have to consist of materials from the approved list. Those walls that face streets, residential districts and public facilities, including parks, have to consist of approved materials. The proposed standards would eliminate the need for staff to make subjective determinations about what are appropriate exterior materials. The proposed standards also eliminate smooth faced concrete masonry units and smooth or rake faced concrete cast in place or pre-cast panels from the list of approved IIIexterior materials as well. S:\PLANN ING\SCOTT\OA00-7.DOC Memo to Planning Commission/OA 00-7 Page 3 August 22,2000 IIIThe Commission should consider whether to use the term "facing" or"visible". It might be difficult to determine if a building wall is visible from a street, residential district or public facility. It may also be possible to screen the wall from the street so that it is not visible. The term "facing" is more descriptive and less open to interpretation than "visible". To address the issue of a wall being visible but not facing a street, residential district or public facility, the developer could still use a greater percentage of Class II material provided the wall is screened from view. Loading Docks and Overhead Doors Existing Ordinance Loading Spaces / Overhead Doors "Loading spaces/overhead doors shall be located primarily in designated rear yards and secondarily in designated side or front yards, as approved by the Zoning Administrator 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" III When staff started looking at amending the exterior material standards it was also noted that there were similar problems regarding loading areas and overhead doors. The existing standards are too broad and give the Zoning Administrator too much latitude in determining the appropriate location of loading areas and overhead doors. The existing ordinance allows loading areas/overhead doors in front yards and gives the Zoning Administrator too much discretion regarding their placement. It also does not specifically require that loading areas/overhead doors be compatible with the principle building or be screened from adjacent properties and roadways. Proposed Ordinance Loading Spaces / Overhead Doors "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. Loading spaces and overhead doors shall be designed to be compatible with the principle building. Architectural techniques and landscaping shall be employed to reduce visual impacts from adjacent properties and roadways." 0 S:\PIAN N I NG\SCOTT\OA00-7.DOC Memo to Planning Commission/OA 00-7 Page 4 August 22,2000 The proposed amendment specifically requires the loading areas/overhead doors • be located in the rear, and if that is not possible they could be located in the side yard. They would not be allowed in the front yard. Loading areas/overhead doors would have to be compatible with the principle structure. They would also have to be screened from adjacent properties and roadways with architectural techniques and landscaping. The proposed amendment would also eliminate staffs ability to make discretionary determinations regarding the placement of loading spaces and overhead doors. The Planning Commission, acting as the Board of Adjustment, would have to review any variance to these requirements. Multi-Tenant Buildings The code currently has multi-tenant buildings as a conditional use. Staff could not find out why it was included as a conditional use and not listed as a permitted use. No other districts have multi-tenant buildings listed as a conditional use. Should a specific tenant want to locate in a multi-tenant building and that use requires a conditional use permit, they will have to go through the conditional use process. Staff is recommending that multi-tenant buildings be eliminated as a conditional use and reviewed based on the type of uses proposed to occupy the building. Recommendation IIIStaff recommends the Planning Commission recommend the City Council approved the following ordinance amendment regarding loading areas/overhead doors and architectural standards and eliminate multi-tenant buildings as a conditional use. D. Loading Spaces/Overhead Doors 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. Loading spaces and overhead doors shall be designed to be compatible with the principle building. Architectural techniques and landscaping shall be employed to reduce visual impacts from adjacent properties and roadways. G. Architectural Standards All buildings shall be constructed of material listed as either Class I or Class II materials. At least 60% of each building wall facing a public right- • of-way, other public property or residential district must be of Class I S:\PLANNING\S COTT\OA00-7.DOC Memo to Planning Commission/OA 00-7 Page 5 August 22,2000 material. Portions of the building not facing a public right-of-way, other • public property or residential district may be constructed of a greater percentage of Class II materials, not to exceed 70%, if the structure otherwise conforms to all City ordinances. If a wall is visible but not facing a street, residential district or public facility, the developer can still use a greater percentage of Class II material provided the wall is screened from view. The mixture of building materials must be compatible and integrated. Class I Materials Brick, marble, granite or other natural stone, textured cement stucco, copper, porcelain, glass and integral colored split face (rock face) block Class II Materials Exposed aggregate concrete panels, burnished concrete block, exposed aggregate concrete block, architecturally treated cast in place concrete panels (smooth or raked faced panels are not acceptable), artificial stucco (E.I.F.S., Drivit), artificial stone, pre-finished architecturally detailed metal and wood, provided the surfaces are finished for exterior use or wood of proven exterior durability is used, such as cedar, redwood or cypress • 1111 S:\PLANN ING\SCOTT\OA00-7.DOC pis ll Code • 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) 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. 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 III primarily in designated rear yards and secondarily in - 9.42 designated side or front yards 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 utility 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 • structures; or, iii . Incorporated into an architectural design, as approved by the Zoning Administrator. 40/1 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 i. Not withstanding the provisions of Section 900 .30, the following requirements shall be met: a. Of the total number of overstory trees required, a minimum of twenty-five percent (25%) shall be ornamental trees and twenty five percent (25%) shall be conifer trees . b. A landscaping credit of up to twenty-five percent (25%) may be given to a site plan which contains exterior sculptures, fountains, ponds • beyond those required for storm drainage and 9.43