Item 2 • Item # 2.
�j
City of
Elk -�-,
River
MEMORANDUM
S' TO: Planning Commission
FROM: Michele McPherson, Director of Planning
DATE: May 13, 2003
SUBJECT: Review Outline of Draft Business Park Ordinance
Attachment
• Draft Business Park Ordinance
IIIIAs we have discussed the past two months, staff has prepared changes to the Business Park
District Ordinance. We have removed the reference to the underlying Land Use of Highway
Business and have added as Conditional Uses daycares,Montessori Schools, and Class I (sit-
si down) restaurants. Outdoor storage has been added as an Accessory Use. We made no
changes to the design standards, as we have heard from the market they are not a detriment
to siting a client in Elk River. We are also proposing to change the minimum lot area
requirement to one acre, reduce the rear yard setback to 20 feet (consistent with the other
two industrial districts), and to increase the height to 50 feet.
Staff requests that the Commission provide input to these changes. Specifically,staff
requests that you discuss the pros and cons of the changes and any other conditions,which
should be included for the regulation of daycares,Montessori Schools,restaurants, and
outdoor storage in this district.
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•
S:\PLANNING\Michele McPherson\PLREPRTS\5-13 Bus Pk Ord.doc
Key:
Stfikethrettgh = language to be deleted
• Sec. 30-1294. BP business park district. Underline = language to be added
(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
(IC 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 •• - - - .- - .. : .- - . . - - .2; are as
follows:
a. Light manufacturing.
• b.
c. Research and development laboratories.
Government,business,and professional offices.
d. Mail order operations.
e. Telecommunication operations.
f. Sherburne County fair.
g. Warehouse space not exceeding 50 percent of the entire building.
h. Showroom space.
i. Repair and maintenance, excluding auto repair.
(2) Permitted u3cs allowed when the underlying land u3c i3 highway buaincss arc as
€spews=
a. Health athletic club3. 0==i
b. Pcr3onal 3crvicc c3tabliahmcnt3.
c. Financial in3titution3.
(c) Accessory uses. Accessory uses in the BP district are as follows:
(1) Off-street parking lots or facilities. �IJ�
(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.
Draft Business Park
May 6,2003
Page 2
• 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.
(6) Temporary signs as permitted in section 30-851 et seq.
(7) Permanent signs.
(8) Outdoor storage,provided that it is located in the side or rear yard, does not
exceed more than 15% of the lot,is in a clearly demarcated area, and is screened
from public view by opaque fencing, berming,landscaping, or a combination
thereof. The outdoor storage area shall not reduce the amount of required parking
• or greenspace. Items stored shall be related to the business and shall not exceed the
height of the screening.
(d) Conditional uses.Conditional uses in the BP district are as follows:
(1) Conditional uses ...: - -- - - .. . • . : .. . . - • - . - are
as follows:
a. Warehouse space exceeding 50 percent of the total building floor area
up to a maximum of 65 percent.
b. Vocational,technical and trade schools.
c. Loading areas/overhead doors when located in front yards.
d. Aboveground storage tanks.
e. Government buildings and facilities.
f. Daycare and Montessori schools provided that they are located in a
freestanding building and adjacent to a collector or arterial street on the outer
edge of the business park.
g. Class 1 Restaurants provided that they are located in a freestanding
building and adjacent to a collector or arterial street on the outer edge of the
business park. Such facilities shall not exceed in lot area 5% of the net
business park land area.
fellows:
1111 a. Howls and motels.
Draft Business Park
May 6,2003
Page 3
• b. Licensed day care facilities.
c. Retail shops and stores which complement and serve the business park, subject to
d. Motor vehicle specialty service stations.
f. Class I restaurants.
(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.
(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
IIIfinish) or specially designed, cast-in-place concrete.
Draft Business Park
May 6,2003
Page 4
• 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.
g. 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.
(5) Landscaping.Notwithstanding the provisions of subdivision IV of division 5
• of this article,the following requirements shall be met:
Draft Business Park
May 6,2003
Page 5
• 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.No. 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)
Secs. 30-1295--30-1310. Reserved.
Subdivision II. Dimensional Regulations
Sec. 30-1311. Principal structures.
Principal structures shall comply with the following dimensional regulations:
TABLE INSET:
Building Setbacks
Zoning Minimum Lot Front Side Rear Maximum Maximum
District Lot Width Setback Setback Setback Lot Height
Requirements (feet) (feet) (feet) Coverage
I-1 1 acre 100 feet 30 25 20 40% 45
I-2 1 acre 100 feet 30 25 20 40% 60
• BP 1 'fi acres 35 20 30
20 40% 45
1 acre 20 50
1 Must hook up to city sewer and water if within the city sewer district.
(Code 1982,§ 900.18(1))
•