HomeMy Public PortalAbout11-2008CITY OF MEDINA
2052 COUNTY ROAD 24
MEDINA, MN 55340
AGENDA
MEDINA PLANNING COMMISSION
WEDNESDAY, NOVEMBER 12, 2008 *
7:00 P.M.
MEDINA CITY HALL
1. Call to Order
2. Public Comments on items not on the agenda
3. Update from City Council proceedings
4. Planning Department Report
5. Approval of October 14, 2008 Planning Commission draft minutes.
6. Public Hearing - Ordinance Amendment - Chapter 8 of Medina's City
Code regarding General Business and Industrial Zoning Districts, whereby
creating a new Office/Light Industrial Zone and the Industrial -General
Zone.
7. Open Discussion — Residential Zoning Update; Planning Staff update on
completed and proposed land use (zoning) controls; 2010 Comprehensive
Plan; and future land use applications.
8. Adjourn
* Note Normal Tuesday night meeting date changed due to Veteran's Day Holiday of
November 11, 2008
Posted in City Hall November 7, 2008
Agenda Item: 6
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, Associate Planner; through Planning Director Benetti
DATE: November 6, 2008
MEETING: November 12, 2008 Planning Commission
SUBJ: Commercial Zoning Regulations
Background
The Planning Commission broadly discussed the Commercial, General Business, and Industrial
Business land uses at the September meeting. Staff also held an Open House with developers
and property owners, where the existing Urban Commercial, Business Park, and Industrial Park
zoning districts were used as a reference point for discussion.
The Commission recommended approval of the ordinance creating new zoning districts related
to the commercial land use last month. Staff has now prepared an ordinance related to the
General Business and Industrial Business land uses.
Comprehensive Plan Compliance
As mentioned each time a zoning ordinance is discussed, the goal is to ensure that the ordinances
are consistent with the Comprehensive Plan and can help implement the Plan. The following
excerpts from the Comp Plan discuss the General Business and Industrial Business land uses.
Description from Chapter5: Land Use
General Business (GB) provides opportunities for corporate campus uses, including light
industrial and retail uses. This designation identifies larger tracts of land that are suitable for
office and business park developments and are served or will be served by urban services.
Industrial Business (IB) identifies areas that are currently used for manufacturing or
processing of products and refers to lighter industrial uses in the community. The area is
concentrated on TH 55 to allow access to primary transportation corridors and is served by
urban services.
Objectives (of Commercial, GeneralBusines4 and Industrial Business) from Chapter5
1. Provide convenient and attractive shopping and services to meet the needs of City
residents.
2. Avoid multiple access points to collector and arterial roads.
3. Encourage businesses that benefit the local community by providing employment
opportunities offering convenience goods and services, utilizing high quality design, and
having limited impact on public services.
GB/IB Zoning Districts
Page 1 of 6 November 12, 2008
Ordinance Planning Commission Meeting
4. Require commercial activities that serve the broader metropolitan market to have access
to a regional highway or frontage road.
5. Regulate the impact of commercial development along the border between commercially
and residentially guided areas to ensure that commercial property has a minimal impact
on residential areas.
6. Regulate construction to ensure high quality, energy and resource efficient buildings and
to promote such Green Building standards as LEED Certifications, or the State of
Minnesota Sustainable Building Guidelines: Buildings, Benchmarks and Beyond (B-3)
standards.
7. Encourage construction that enhances the visual appeal of TH 55 corridor.
8. Create standards that promote a more rural appearance, or create campus style
developments.
9. Require frontage roads that do not directly access TH 55 corridor.
10. Require developments to provide frontage roads as shown conceptually in the
transportation plan.
11. Require conditional use permits for manufacturing, processing, cleaning, storage,
maintenance and testing of goods and products in order to prevent adverse affects to the
City and its residents.
12. Use the site plan review process to ensure that commercial and industrial uses are
compatible with neighboring future and existing uses, and with the adjoining public
streets and highways. PUD's may be used to help accomplish this policy.
Feedback from Open House
A small number of property owners and developers attended the Open House, and staff was able
to facilitate a frank roundtable discussion. There was not a lot of discussion regarding the
Business Park and Industrial Park zoning districts, because most of the people present were
interested in the commercial land use. However, the topics discussed were broad and are
applicable to General/Industrial Business as well. Below is a summary of the comments that
were more related to General/Industrial Business. The summary is very similar to what was
presented in the staff report for the commercial districts.
The primary discussion surrounded hardcover regulations. As the Commission discussed in
September, Business Park limits hardcover to 50%. The attendees stated that most communities
allow around 80% hardcover within sewered commercial areas. The information reviewed by
the Commission in September does show that 70-85% is fairly common. The attendees stated
that only allowing 50% in BP makes almost any project extremely difficult, and the effect is to
block any and all development. The attendees pointed to the lack of development over the past 8
years as evidence of this point.
There was also much discussion about the allowed uses. Attendees reported that the list seems
fairly restrictive. There was concern regarding the limitation on warehousing in the Business
GB/IB Zoning Districts
Page 2 of 6 November 12, 2008
Ordinance Planning Commission Meeting
Park zoning district. The ordinance limits warehousing to 30% of the structure. The attendees
stated that this prevents an office/warehouse type use.
Attendees also commented that the tree preservation regulations were overly strict. The current
ordinances require an inch -for -inch replacement of every significant tree which is removed. This
means that if three 28 inch trees were removed, the developer would need to plant thirty-four
2.5 inch trees.
Zoning Districts
The attached ordinance would create two new zoning districts. Similar to when the Commission
was discussing the Uptown Hamel districts, it is not necessary to determine what property will
end up in each district. Rezoning will go through a separate process, which will determine what
properties are in each district. Following is a brief description of each district:
Office/Limited Industrial (O/LI) — The O/LI district allows office and lighter
industrial uses, as well as larger scale service/retail uses (hotels, hospitals, and
big -box retail). The district will have proximity to major roadways, but may
likely border on rural residential property in various locations as well.
Industrial -General (IG) — The IG district allows most of the uses in O/LI, except
does not allow larger retail uses. The IG district also would allow heavier
industrial uses. IG property will likely be separated from residential property by
either an O/LI or a commercial zoning district.
Staff believes the IG district is consistent with the General Business and the Industrial Business
land uses. Property in either land use could be zoned IG. The Planning Commission should
discuss if the Business Park and Industrial Park districts can, therefore, be deleted.
Allowed Uses
The Permitted Uses for both of the districts are fairly similar, except the Industrial -General
district allows less uses which require a lot of customer contact.
Office/Limited Industrial
Industrial -General
Essential Services
Essential Services
Parks and Open Space
Parks and Open Space
Public Services
Public Services
Office Uses
Office Uses
Retail Uses (>50,000 S.F.)
Hotels or Motels
Hotels or Motels
Physical Fitness Clubs, Dance Studio
Banks and Financial Institutions
Banks and Financial Institutions
Medical Offices
Medical Offices
Contractor services (builders, plumbers, etc)
Contractor services (builders, plumbers, etc)
Warehousing, Wholesaling (<50,000 S.F.)
Warehousing, Wholesaling (<50,000 S.F.)
Indoor Recreational Uses
GB/IB Zoning Districts
Ordinance
Page 3 of 6
November 12, 2008
Planning Commission Meeting
The Conditional Uses which are allowed in each district differentiate them from each other. The
following uses are allowed in each district upon approval of a Conditional Use Permit:
Office/Limited Industrial
Industrial -General
Pawn Shop
Pawn Shop
Adult Establishments
Adult Establishments
Motor Fuel Stations
Auto Repair, Oil Service, Auto Body
Auto Repair, Oil Service, Auto Body
Auto Towing
Auto Towing
Car Washes or Auto Detailing
Auto, Marine, or Trailer sales or rental
Auto, Marine, or Trailer sales or rental
Drive -through
Hospitals
Hospitals
Vet Clinics or Pet Stores
Warehousing, Wholesaling exceeding 50,000 SF
Warehousing, Wholesaling exceeding 50,000 SF
Assembly and Manufacturing of light products
Assembly and Manufacturing of light products
Assembly and Manufacturing of heavier products
The Commission should discuss if it recommends that larger scale Retail and Service uses be
allowed in O/LI, and if there are any other services which should be allowed.
Staff recommends removing the 30% limitation on warehousing, which currently exists in the
Business Park ordinance. The Commission should determine if it agrees with this
recommendation.
Lot Standards
Below are the lot standards for each district in the draft ordinance:
Office/Limited Industrial
Industrial -General
Lot Size
2 acres
3 acres
Lot Width
150 feet
200 feet
Lot Depth
175 feet
250 feet
Front Setback
50 feet
50 feet
Rear Setback
50 feet
50 feet
Side Setback
30 feet
50 feet
Residential Setback
75 feet
100 feet
Railroad Setback
10 feet (may be reduced to zero)
10 feet (may be reduced to zero)
Parking Setbacks:
Front
Rear/Interior Side
Side, adjacent to street
Residential
35 feet
20 feet
35 feet
50 feet
35 feet
35 feet
35 feet
50 feet
Impervious Surfaces
75%
70%
GB/IB Zoning Districts
Ordinance
Page 4 of 6
November 12, 2008
Planning Commission Meeting
Staff recommends increasing the maximum hardcover above the 50% currently allowed within
the Business Park and Industrial Park districts. The City's Stormwater Management Plan will
require that new development implement BMPs to control runoff, reduce nutrient loading, and to
treat stormwater. 70% to 85% are consistent with the surrounding communities which were
summarized in last month's staff report. The Commission should make a recommendation to the
Council on hardcover regulations. During the discussions on the commercial ordinance, the
Commission seemed to support a requirement that no more than 85% of the non -wetland
property is impervious. This would ensure that a property which has a lot of wetlands also has
some landscaped area.
Design and Development Standards
The design and development standards in the draft ordinance are very similar to those which the
Commission supported for the commercial districts.
Building Height
The Planning Commission recommended allowing up to three stories within the CH and CH-2
districts, pending discussions with the fire departments. The fire chiefs stated that 30 feet is the
"tipping point." Once an eave exceeds 30 feet, it doesn't make very much of a difference to
allow 45 feet vs. 35 feet. The fire chiefs stated that the sprinkling requirements adopted by the
City helps alleviate some of the concern, but they also noted that more buildings over 30 feet in
height will accelerate the need for an investment into a ladder truck for the departments.
The draft ordinance allows up to 45 feet in building height. The Commission should determine
if they again recommend this additional height.
Lighting
Staff utilized the lighting regulations in the existing Business Park and Industrial Park districts,
which allows 0.0 foot-candles of light adjacent to residential property, and 0.3 adjacent to other
non-residential property. This is more restrictive than the commercial districts which allowed up
to 0.5 adjacent to non-residential properties.
Tree Preservation
The ordinance, as with the commercial districts, references the tree preservation ordinance
passed last year. Essentially, this would allow approximately 30-35% (depending on lot size) of
trees to be removed prior to triggering inch -for -inch replacement.
Landscaping
The ordinance, as with the commercial districts, requires overstory trees (1 per 40 feet of lot
perimeter) and shrubs/understory trees (1 per 30 feet of lot perimeter). The current Urban
Commercial zoning district is more general about landscaping requirements (except requiring
street trees every 50 feet). The ordinance allows a property owner credit for significant trees
which are preserved as well.
Building Modulation and Transparency
The ordinance, as with the commercial districts, requires that buildings are modulated at least
once every 40 feet in order to prevent monotonous building walls. The ordinance makes a
GB/IB Zoning Districts
Page 5 of 6 November 12, 2008
Ordinance Planning Commission Meeting
general requirement that any building elevation fronting a public street include generous window
coverage. Following the discussion of the Planning Commission with regards to the commercial
zoning districts, staff does not recommend requiring a specific percentage of window coverage.
Building Materials
Staff recommends utilizing the same list of buildings materials as the Commission recommended
for the commercial zoning districts (and which were the same as the existing Urban Commercial
and Business Park regulations). The Commission should note, however, that the existing
Industrial Park district allows up to 80% concrete construction.
Multi -sided Architecture
The ordinance includes a requirement that any rear or side building elevation facing a road
include materials and design similar to the front fagade.
Outside Storage
The ordinance allows mores outside storage than the Commission approved in the commercial
districts. Outside storage would be limited to either 35% of the building footprint area, or 10%
of the gross area of the lot, whichever is less. The existing Business Park district allows no
outside storage, and the existing Industrial Park district allows 20% of the building footprint.
The Commission should make a recommendation on the amount of allowed outside storage.
Any outside storage must be fully screened, cannot be located between the building and the
street, and must meet setbacks.
Attachments
1. Conceptual zoning of GB and IB properties (for discussion purposes)
2. DRAFT ordinance
GB/IB Zoning Districts
Page 6 of 6 November 12, 2008
Ordinance Planning Commission Meeting
Conceptual Zoning
1 <all other values>
O/LI
IG
Conceptual Zoning Map for Discussion Purposes
Map Date: November 6, 2008
CITY OF MEDINA
ORDINANCE NO.
AN ORDINANCE CREATING THE OFFICE/LIMITED INDUSTRIAL AND
INDUSTRIAL -GENERAL ZONING DISTRICTS; ADDING NEW SECTION 839
THE CITY COUNCIL OF THE CITY OF MEDINA, MINNESOTA ORDAINS AS
FOLLOWS:
SECTION I. The Medina code of ordinances is amended to add new section 839.1 et seq. as
follows:
SECTION 839.1
OFFICE/LIMITED INDUSTRIAL (O/LI) DISTRICT
Section 839.1.01 Office/Limited Industrial (O/LI) - Purpose. The purpose of the
Office/Limited Industrial (O/LI) district is to provide a zoning district for a mix of office, larger
scale service/retail, warehouse, and light industrial businesses with proximity to arterial
roadways. This district shall integrate a high quality of construction and site design in order to
minimize impacts on adjacent residential property.
Section 839.1.02. (O/LI) Permitted Uses. The following shall be permitted uses within the
O/LI district, subject to applicable provisions of the city code:
■ Essential Services
■ Parks and Open Space
■ Public Services
■ Office Uses
■ Retail Uses which exceed 50,000 square feet, except no pawn shops, pet stores, or adult
establishments
■ Motels or Motels
■ Physical Fitness Clubs, Dance Studios, or Martial Arts Training
■ Banks and Financial Institutions
■ Medical Offices
■ Contractor services typically delivered off -site such as, building contractors, lawn care,
electrical, plumbing, locksmiths, and extermination or pest control
■ Warehousing, Wholesaling, and Distributors not exceeding 50,000 square feet
■ Indoor Recreational Uses
Section 839.1.03. (O/LI) Conditional Uses. The following shall be permitted uses within the
OLI district, subject to conditional use permit approval, the specific requirements established in
Section 839.5.09, and other applicable provisions of the city code:
■ Pawn shops
Comment [DF7]: These are the
larger -scale Service Uses staff thought
of...are there others?
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Subd. 3. Minimum Lot Depth: 175 feet
Subd. 4. A lot of record, which existed on or before December 31, 1999, and has one or
more of the following characteristics shall be considered buildable, without requiring a
variance, provided all other relevant provisions of the ordinance are met:
(a) Less than the required lot size
(b) Less than the required lot width
(c) Less than the required lot depth
Subd. 5. Minimum Front Yard Setback: 50 feet
Subd. 6. Minimum Rear Yard Setback: 50 feet
Subd. 7. Minimum Interior Side Yard Setback: 30 feet
Subd. 8. Minimum Side Yard Setback if adjacent to street: 50 feet
Subd. 9. Minimum Residential Setback: The required yard setback shall be increased to
75 feetlif adjacent to a residential zoning district. A front setback of 75 feet shall also be
required if across a public street from a residential zoning district and if the right-of-way
is less than 70 feet in width.
Subd. 10. Minimum Railroad Setback: A yard setback adjacent to a railroad right-of-way
may be reduced to 10 feet. This setback may be reduced to zero if necessary for
operation of the use permitted on the site, and if approved by the holder of the right-of-
way.
Subd. 11. Minimum Parking Setbacks: Parking may encroach within the yard setbacks
required by this section but shall be located the following distances from property lines:
(a) Front Yard: 35 feet
(b) Rear and Interior Side Yard: 20 feet, except to accommodate shared/joint parking
across a common lot line.
(c) Side Yard, if adjacent to street: 35 feet
(d) Residential Zoning District: 50 feet
Subd. 12. Maximum Impervious Surface: Impervious surface coverage shall not exceed
75 percent. Additionally, no more than 85% of the area of the parcel outside of any
delineated wetlands shall be covered with impervious surfaces.
i
Comment [DF4]: Current BP code 1
requires 100 feet
i
Comment [DF5]: This includes front
setbacks if the property is separated from
the street by a railroad ROW
Section 839.1.06. (WM) Design and Development Standards. The following standards shall
be observed, subject to additional requirements, exceptions and modifications set forth in the city
code:
Subd. 1. Maximum Building Height: 30 feet, unless the structure is equipped with a
sprinkler system in which case building height shall not exceed 45 feet.L
Subd. 2. Outdoor Lighting: Unless otherwise specified herein, outdoor lighting shall abide
by the requirements specified in the outdoor lighting ordinance.
(a) Lighting levels at property lines shall be limited to 0.3 foot-candle, except if
adjacent to a residential zoning district, where lighting shall be limited to 0.0 foot-
candle.
(b) Parking and walkway lighting fixtures shall utilize full cutoff luminaries with no
more than 10 percent of light output above the horizontal plane through the light
source.
(c) Landscape and architectural lighting shall be aimed directly at the area of focus.
Spill light shall be minimized through the use of narrow distribution luminaries and
control devices such as louvers, refractors, barn doors, and glare shields.
i
Comment [DF6]: Increased from35, 1
similar to commercial districts J
SECTION II. The Medina code of ordinances is amended to add new section 839.2 et seq. as
follows:
SECTION 839.2
INDUSTRIAL -GENERAL (IG) DISTRICT
Section 839.2.01 Industrial -General (IG) - Purpose. The purpose of the Industrial -General
(IG) district is to provide a zoning district for a mix of office, warehouse, and industrial
businesses with proximity to arterial roadways and which integrate a high quality of construction
and site design.
Section 839.2.02. (IG) Permitted Uses. The following shall be permitted uses within the IG
district, subject to applicable provisions of the city code:
■ Essential Services
■ Parks and Open Space
■ Public Services
■ Office Uses
■ Motels or Motels
■ Banks and Financial Institutions
■ Medical Offices
■ Contractor services typically delivered off -site such as, building contractors, lawn care,
electrical, plumbing, locksmiths, and extermination or pest control
■ Warehousing, Wholesaling, and Distributors not exceeding 50,000 square feet
Section 839.2.03. (IG) Conditional Uses. The following shall be permitted uses within the IG
district, subject to conditional use permit approval, the specific requirements established in
Section 839.5.09, and other applicable provisions of the city code:
■ Pawn shops
■ Adult establishments, subject to the requirements of Section 645 of the City Code
■ Automobile Repair, Oil Lubrication Service Shops, Auto Body Shops
■ Automobile Towing
■ Automobile, Marine, or Trailer Sales or Rental
■ Hospitals
■ Warehousing, Wholesaling, and Distributors which exceed 50,000 square feet
■ Assembly and Manufacturing of light industrial products, except the following uses and
processes shall not be permitted: leather tanning; paper manufacturing; meat slaughtering or
rendering; metal plating; Teflon coating or similar coatings requiring high temperatures; the
use of heavy or other drop forges or heavy of other hydraulic surges or devices capable of
detection at the property line.
Comment [DF7]: These are allowed
in current IP.
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�% W h o l e s a l e o f f i c e s a n d s h o w r o o m s
�% R e t a i l s a l e s o f p r o d u c t s , p r o v i d e d t h e f l o o r a r e a d o e s n o t e x c e e d 1 5 % o f t h e g r o s s f l o o r a r e a
o f t h e b u i l d i n g .
�% R a i l r o a d s p u r s
�% R e c r e a t i o n a l u s e s a n d o p e n s p a c e f o r t h e u s e o f e m p l o y e e s a n d t h e i r g u e s t s
�% F o o d s e r v i c e f o r e m p l o y e e s a n d t h e i r g u e s t s , p r o v i d e d s u c h f a c i l i t y i s w i t h i n t h e p r i n c i p a l
b u i l d i n g .
�% D a y c a r e a n d d a y n u r s e r i e s
S e c t i o n 8 3 9 . 2 . 0 5 . ( I G ) L o t S t a n d a r d s . T h e f o l l o w i n g s t a n d a r d s s h a l l b e o b s e r v e d , s u b j e c t t o
a d d i t i o n a l r e q u i r e m e n t s , e x c e p t i o n s a n d m o d i f i c a t i o n s s e t f o r t h i n t h e c i t y c o d e :
S u b d . 1 . M i n i m u m L o t S i z e : T h r e e a c r e s [
S u b d . 2 . M i n i m u m L o t W i d t h : 2 0 0 f e e t
S u b d . 3 . M i n i m u m L o t D e p t h : 2 5 0 f e e t
S u b d . 4 . A l o t o f r e c o r d , w h i c h e x i s t e d o n o r b e f o r e D e c e m b e r 3 1 , 1 9 9 9 , a n d h a s o n e o r
m o r e o f t h e f o l l o w i n g c h a r a c t e r i s t i c s s h a l l b e c o n s i d e r e d b u i l d a b l e , w i t h o u t r e q u i r i n g a
v a r i a n c e , p r o v i d e d a l l o t h e r r e l e v a n t p r o v i s i o n s o f t h e o r d i n a n c e a r e m e t :
( d ) L e s s t h a n t h e r e q u i r e d l o t s i z e
( e ) L e s s t h a n t h e r e q u i r e d l o t w i d t h
( f ) L e s s t h a n t h e r e q u i r e d l o t d e p t h
S u b d . 5 . M i n i m u m F r o n t Y a r d S e t b a c k : 5 0 f e e t
S u b d . 6 . M i n i m u m R e a r Y a r d S e t b a c k : 5 0 f e e t
C o m m e n t [ D F 8 ] : C u r r e n t B P
o r d i n a n c e l i m i t s t o 5 %
i
C o m m e n t [ D F 9 ] : C u r r e n t I P r e q u i r e s
5 a c r e s
Subd. 7. Minimum Interior Side Yard Setback: 50 feet
Subd. 8. Minimum Side Yard Setback if adjacent to street: 50 feet
Subd. 9. Minimum Residential Setback: The required yard setback shall be increased to
100 feet if adjacent to a residential zoning district. A front setback of 100 feet shall also
be required if across a public street from a residential zoning district and if the right-of-
way is less than 70 feet in width.
Subd. 10. Minimum Railroad Setback: A yard setback adjacent to a railroad right-of-way
may be reduced to 10 feet.l This setback may be reduced to zero if necessary for
operation of the use permitted on the site, and if approved by the holder of the right-of-
way.
Subd. 11. Minimum Parking Setbacks: Parking may encroach within the yard setbacks
required by this section but shall be located the following distances from property lines:
(e) Front Yard: 35 feet
(f) Rear and Interior Side Yard: 35 feet, except to accommodate shared/joint parking
across a common lot line.
(g) Side Yard, if adjacent to street: 35 feet
(h) Residential Zoning District: 50 feet
Subd. 12. Maximum Impervious Surface: Impervious surface coverage shall not exceed
70 percent. Additionally, no more than 85% of the area of the parcel outside of any
delineated wetlands shall be covered with impervious surfaces.
Section 839.2.06. (IG) Design and Development Standards. The following standards shall be
observed, subject to additional requirements, exceptions and modifications set forth in the city
code:
Subd. 1. Maximum Building Height: 30 feet, unless the structure is equipped with a
sprinkler system in which case building height shall not exceed 45 feet.
Subd. 2. Outdoor Lighting: Unless otherwise specified herein, outdoor lighting shall abide
by the requirements specified in the outdoor lighting ordinance.
(d) Lighting levels at property lines shall be limited to 0.3 foot-candle, except if
adjacent to a residential zoning district, where lighting shall be limited to 0.0 foot-
candle.
(e) Parking and walkway lighting fixtures shall utilize full cutoff luminaries with no
more than 10 percent of light output above the horizontal plane through the light
source.
(f) Landscape and architectural lighting shall be aimed directly at the area of focus.
Spill light shall be minimized through the use of narrow distribution luminaries and
control devices such as louvers, refractors, barn doors, and glare shields.
i
Com m e nt [DPI 0 ] : This includes front
setbacks if the property is separated from
the street by a railroad ROW
Com m e nt [DPI 1 ] : Increased from 35, 1
similar to commercial districts J
SECTION III. The Medina code of ordinances is amended to add new section 839.3 et seq. as
follows:
SECTION 839.3
SUPPLEMENTAL DESIGN AND DEVELOPMENT STANDARDS
FOR GENERAL BUSINESS AND INDUSTRIAL DISTRICTS
Section 839.3.01. Generally. The standards of this Section shall apply to all general business
and industrial zoning districts, subject to requirements set forth in other sections of this
ordinance. These standards are established to reduce the impact of the uses on surrounding land
uses and to achieve a high standard of development.
Section 839.3.02. Building Materials and Design.
Subd. 1. Building Materials. All exterior building materials shall be durable and meet the
following standards:
(a) A minimum of I30ipercent of the building exterior shall be brick, natural stone, stucco
(but not Exterior Insulation and Finish System), copper, or glass.
(b) A maximum of 70 percent may be decorative concrete, split face (rock face)
decorative block, and/or decorative pre -cast concrete panels. Decorative concrete
shall be color impregnated in earth tones (rather than painted) and shall be
patterned to create a high quality terrazzo, brick, stucco, or travertine appearance.
(c) A maximum of 20 percent may be wood, metal, or fiber cement lap siding, if used as
accent materials which are integrated into the overall building design.
Subd. 2. Building Modulation. Buildings shall be modulated a minimum of once per 40
feet of building perimeter to avoid long, monotonous building walls. This modulation
may include varying building height, building setback, or building materials/design.
Subd. 3. Building Fenestration and Transparency. Building elevations which face a
public street shall include generous window coverage. Alternative architectural elements
may be approved by the city when windows are not practical.
Subd. 4. Multi -sided Architecture. Any rear or side building elevation which faces a
public street, an interior access drive for the development, or a residential zoning district
shall include design and architectural elements which of a quality generally associated
with a front fagade. The elevation(s) shall be compatible with the front building
elevation. Additional signage shall be permitted for an elevation facing a public street or
interior access drive, as regulated within the sign ordinance. Multi -sided architecture
shall not be required in situations where the rear or side building elevation is fully
screened from view from the adjacent street or residential property.
Section 839.3.03. Landscaping Requirements.
Subd. 1. Generally. The entire lot shall be landscaped, except for areas occupied by
buildings, walks, trails, parking lots, drives, loading docks, plaza space, wetlands,
wetland buffers, and woodlands. Landscaping shall include trees, shrubs, plantings, and
i
Comment [DP12]: CurrentIP
regulations require 20%, and allow up to
80% concrete
----Comment [1)F73]: Planning
Commission was hesitant to require a
specific percentage (previous draft
required 25%).
sod. Areas may be seeded if determined to be practically necessary by the city. Properly
maintained natural vegetation may also be utilized.
Subd. 2. Building Setting. At least 10 feet of landscaped area shall be provided adjacent to
all buildings except for walks, plaza space and approved loading docks.
Subd. 3. Overstory Trees. A minimum of one tree per 40 feet, or fraction thereof, of lot
perimeter shall be required.
(a) Size. Deciduous trees shall not be less that 2.5 caliper inches measured four feet off
ground, and coniferous trees shall not be less than six feet in height.
(b) Location. Tree location shall be approved by the city prior to planting.
(c) Type. Trees shall be suitable for the soil and site conditions and compliment others
in the area. Native species, as listed within the tree preservation ordinance are
required unless otherwise necessary. No more than 25 percent of trees may be of
a single species.
(d) Credit for Preserved Trees. The city may reduce the required number of overstory
trees if an applicant preserves more existing Trees than required by Subd. 7 of
Section 838.5.03. The trees must satisfy the requirements of Subd. 2 of Section
838.5.03. The city shall determine the amount of credit granted for such existing
trees.
Subd. 4. Understory Trees and Shrubs. In addition to overstory trees, a full compliment
of understory trees and shrubs shall be provided to complete a quality landscape
treatment of the lot. In no instances shall the number of understory trees and shrubs be
less than one per 30 feet, or fraction thereof, of lot perimeter.
Subd. 5. Parking Lot Landscaping. A minimum of eight percent of the total land area
within parking, driveway, and loading dock areas shall be landscaped. Landscaping areas
shall break up long rows of parking approximately every 20 spaces. If practical,
landscaping areas shall be sunken in order to infiltrate stormwater runoff from the
adjacent parking area.
Subd. 6. Landscaping Guarantee. The owner shall guarantee the growth and maintenance
of all plants for a minimum of two growing seasons following an inspection of all
completed plantings. The owner shall submit a financial guarantee, in a form acceptable
to the City, prior to issuance of a building permit to ensure the planting and survival of
the plantings. Any plant which has died or severely declined (for example, 25% of the
crown has died in the case of trees) shall be replaced, and the replacement should be
guaranteed for an additional two growing seasons. The City shall retain financial
guarantee in an amount necessary for any replacements.
Subd. 7. Tree Preservation. Removal of significant trees and any construction activity
within commercial districts shall be subject to the requirements set forth by the City's
Tree Preservation Ordinance.
9
Section 839.3.04. Utilities, Mechanical Equipment, and Trash and Recycling Facilities.
Subd. 1. Utilities. All utilities shall be placed underground. To the extent possible, all
utility equipment, meters and transformers shall be placed either inside of the building or
within an outside mechanical court formed by walls. If not located within the building,
these items shall be fully screened from view from adjacent property and streets through
the use of opaque landscaping or walls constructed of materials which are compatible
with the building.
Subd. 2. Mechanical Equipment. All HVAC and other mechanical equipment shall be
designed, located, and/or screened so they are not visible from adjacent property or
public streets.
(a) Rooftop Equipment. Equipment shall be screened through the use of architectural
elements and materials which are compatible with the overall design of the
building. Wood fencing or chain link fencing with slats shall not be permitted.
(b) Ground Equipment. Equipment shall be screened with walls which are constructed of
materials which are compatible with the building or with landscaping which is
opaque during the entire year.
Subd. 3. Trash and Recycling Facilities. All trash and material to be recycled shall be
stored within the principal building, within an accessory structure, or within an enclosed
outdoor area adjacent to the principal structure. The accessory structure or enclosed area
shall be constructed of similar materials and have compatible architecture as the principal
structure and shall abide by yard setback requirements.
Section 839.3.05. Screening. All structures, parking areas, and loading areas shall be screened
from adjacent residential property. In situations where screening is required by the zoning
ordinance or as a term of a conditional use permit, the following standards shall be satisfied
through the use of fences, walls, or vegetative screens.
Subd. 1. Standards for vegetative screens. Vegetative screens shall consist of fully hardy
plant materials, planted in a way to be at least 80 percent opaque year-round. The height
of the screen shall be determined by the city, taking into account the characteristics of the
object(s) or area being screened, but shall be of adequate height immediately upon
planting.
Subd. 2. Standards for screening fences or walls. A screening fence or wall shall be
constructed of attractive, finished materials such as masonry, brick or wood. Materials
and design shall be compatible with the principal structure. The height of the fence or
wall shall be determined by the city taking into account the characteristics of the object(s)
or area being screened.
Subd. 3. Maintenance. The property owner shall be responsible for ensuring that fences
and walls are not in disrepair and that planting screens are maintained in a neat and
healthful condition. Failure to do so shall be a violation of this ordinance and may be
deemed a nuisance, subject to necessary enforcement procedures.
10
Subd. 4. Berming. If an earth berm is proposed to supplement the screening, the berm
shall be undulating in order to give a natural appearance.
Section 839.3.06. Outside Storage of Service Vehicles. A limited number of vehicles utilized
for the use permitted on a property may be stored within the required off-street parking area.
One vehicle for every 5,000 square feet of building footprint area shall be allowed, provided the
vehicles are currently licensed, operable, Iless than 32 feet in length, and not more than 26,000
lbs. of gross vehicle weight. Additional vehicles and larger vehicles than allowed above may
also be parked on the property, but shall be parked within the loading dock, or otherwise
screened from view.
Section 839.3.07. Outside Storage of Materials and Inventory. Outside storage shall be
permitted in commercial districts unless specifically prohibited in the district. The outside
storage shall meet the following requirements:
Subd. 1. The area of storage shall not exceed an area equal to 10 percent of the gross area of
the lot or 35 percent of the footprint area of the principal structure, whichever is less.
Subd. 2. The area of storage shall not be located within the front yard or side yard adjacent
to a right-of-way, and shall abide by structure setback requirements.
Subd. 3. The area of storage shall be fully screened from neighboring properties and from
the right-of-way. If a fence is used for screening, additional landscaping shall be required
adjacent to the area of storage, which shall not be counted towards the landscaping
requirements of the site. Similarly, if natural screening is utilized, these plantings shall
not be counted towards landscaping requirements.
Section 839.3.08. Loading Docks.
Subd. 1. Screened from Residential. No loading dock shall be visible, to the fullest extent
possible, from any residential zoning district. Screening may be accomplished through
one or more of the following: using buildings to screen, opaque landscaping, decorative
walls, or decorative fencing.
Subd. 2. Location. No loading dock shall encroach into the required setbacks for the front
yard or a side yard adjacent to a street. Loading docks shall be located, and landscaping
shall be utilized so as to minimize visibility from streets.
11
i
Comment [DF14]: Currently, code
limits this to 24 feet and 24,000 lbs
Section 839.3.09. Supplemental Requirements for Specific Uses within General Business
and Industrial Zoning Districts. In addition to the general standards specified in section
825.39 of the City Code and other requirements of this ordinance, no conditional use permit shall
be granted unless the city council determines that all of the specific standards contained in this
subdivision will be met:
Subd. 1. Pawn shops
(a) The structure containing the use shall be no less than 200 feet from residential
districts.
(b) Shall only operate under a valid pawnbrokers license as required by the City Code
Subd. 2. Adult Establishments — Shall abide by the specific requirements of Section 645 of
the City Code.
Subd. 3. Motor Fuel Stations
(a) Fuel pumps and structures shall be no less than 200 feet from residential zoning
districts.
(b) No ingress or egress to the site shall be provided within 60 feet of the projected curb
lines of intersecting streets.
(c) Fuel pumps shall be installed at least 12 feet from required yard setbacks.
(d) Stacking shall be provided at each fuel pump island which does not interfere with
vehicle or pedestrian circulation.
(e) Site drainage and stormwater facilities shall be designed to limit the potential impact
of fuel and other hazardous materials.
(f) Any protective canopy shall meet the required yard setbacks of the district, but in no
case shall be located closer than 20 feet from a property line. The canopy
structure shall be constructed using materials and architectural design which are
compatible with the principal structure. Canopy lighting shall be recessed or fully
shielded and shall meet the outdoor lighting requirements of this ordinance.
(g) No sales, rental, repair, or maintenance of motor vehicles or trailers shall be permitted
unless these uses are part of the conditional use permit approval and meet the
requirements set forth herein for the specific use.
(h) Screening may be required to limit the impact of headlights on adjacent property.
(i) Modification of the requirements of this section may be made for fuel stations in
existence prior to February 1, 2001 if the city council finds that, because of the
shape of the lot, size of the lot, location of the principal structure, or similar
circumstances that it would be impossible to satisfy the strict terms of this section
or that they could be satisfied only by imposing exceptional undue hardship upon
the owner of the lot.
Subd. 4. Automobile Repair, Oil Lubrication Service Shops, Auto Body Shops
(c) The structure containing the use shall be no less than 200 feet from residential
districts.
(d) Vehicles parked outside awaiting service or pick-up shall be considered outside
storage, which shall meet the standards required herein.
(e) All repair functions shall occur within an enclosed building.
12
(f) No sales, storage, or display of automobiles shall be permitted unless a conditional
use permit is granted for such a use.
(g) Equipment specifications shall be submitted. Vibration and noise reduction measures
may be required by the city.
(h) Screening may be required to limit sight and noise impacts of service bays.
(i) Adequate provision shall be made for proper inside storage of all new and used
petroleum, chemical, liquid, and other products.
(j) Towing operations shall be permitted as an accessory use, but only if allowed as part
of the conditional use permit and if clearly subordinate to the principal use. The
city may apply necessary conditions and limitation on this use.
Subd. 5. Automobile Towing
(a) Towed vehicles shall be stored inside of a building for within an approved outdoor
storage area, as regulated herein.
(b) No salvaging, crushing or recycling of vehicles shall be permitted.
(c) Screening may be required adjacent to the area where vehicle are loading into the
building and/or approved outdoor storage area.
Subd. 6. Car Washes or Auto Detailing
(a) Screening may be required to limit sight and noise impacts of service bays.
(b) Adequate provisions shall be made for circulation and stacking. Stacking
requirements shall be based on the specifications of the car wash and the amount
of time required to wash a car.
Subd. 7. Automobile, Marine, or Trailer Sales or Rental
(a) Inventory shall be stored and displayed inside of a building for within an approved
outdoor storage area, which shall meet the standards required herein.
(b) No inoperative vehicles shall be stored on the premises, unless in the process of
being repaired and are stored within a building.
(c) On -site repair or maintenance of vehicles shall be subject to the conditions
established for Automobile Repair, Oil Lubrication Service Shops, Auto Body
Shops above.
(d) No test driving of vehicles shall be permitted on local residential streets.
(e) All vehicle dealers shall be licensed by the state.
Subd. 8. Drive -through services
(a) All parts of the drive -through lane(s) shall be no less than 1200 feetfrom residential
zoning districts.
(b) Drive -through lanes shall not be permitted within required yard setback areas.
(c) The site plan shall allow adequate pedestrian circulation, vehicle circulation, and
vehicle stacking which does not to interfere with on -site parking and loading.
(d) The drive -through shall allow adequate stacking and circulation so as to avoid
impacts on adjacent property or public right-of-way.
(e) The City may require additional necessary conditions to limit the impact of
drive -through lanes on surrounding property, including but not limited to:
limiting hours of operation, restricting drive -through lane orientation, limiting the
13
i
Comment [DPI 5]: The Commission
discussed limitations on tow trucks at
auto repair shops. Would the City want
to limit to a specific number?
i
Comment [DPI 6]: Currently, all
storage must be inside a building
Comment [DPI 7]: Currently only
permitted as accessory use
i
Comment [DPI 8]: Currently, all
display must be inside a building
i
Comment [DPI 9]: Reduced from400
to be consistent with other uses.
volume of loudspeakers and ordering devises, and/or requiring additional
landscaping, berming, or other means of screening.
Subd.9. Hospitals
(a) Hospital structure(s) shall not be located within 1,500 feet of a residential zoning
district. Additionally, the primary access point to the hospital shall not be located
within 1,500 feet of a residential zoning district.
(b) Primary access shall be located on a road designated as a collector or arterial.
(c) No heliport shall be located within 1,500 feet of a residential zoning district.
(d) A traffic analysis shall be submitted which specifically takes emergency vehicle
access into consideration.
(e) A detailed plan shall be submitted for parking (long- and short-term), access, and
pedestrian circulation based on the operation of the hospital facility.
Subd. 10. Veterinarian Clinics and Pet Stores
(a) Shall not be located within 100 feet of a residential zoni g district
(b) Animals may not be kenneled outside. However, an outdoor area not to exceed
15,000 square feel may be utilized by the animals. The City may apply necessary
conditions to limit the impact of the outdoor area on neighboring properties,
including but not limited to: fencing and screening, hours of use, number of
animals permitted outdoors at one time, and other factors.
(c) The site and building plans shall be designed in a way to reduce noise. This shall
include floor plan layout, ventilation plans, and window and door locations.
(d) The site plan shall identify provisions for proper storage and disposal of hazardous
materials, medical waste, and animal waste.
Subd. 11. Warehousing, Wholesaling, and Distributors which exceed 50,000 square feet
(a) The structure containing the use shall be no less than 200 feet from residential
districts.
(b) Screening may be required to minimize impact of noise because of intensive truck
circulation on the site.
Subd. 12. Assembly and Manufacturing of light industrial products
(a) The structure containing the use shall be no less than 200 feet from residential
districts.
(b) Equipment specifications shall be submitted. Vibration and noise reduction
measures, and conditions related to building layout may be required by the city.
Measures may be required regarding ventilation systems in order to prevent
adverse effects of exhaust or emissions on adjoining property or tenant spaces.
(c) Specific provisions shall be identified for property storage and disposal of fuels,
chemicals, and any other hazardous materials.
Subd. 13. Assembly and Manufacturing of heavier industrial products
(a) The structure containing the use shall be no less than 1,000 feet from residential
districts.
14
i Comment [ DF2 0] : Is this sufficient?
i
Comment [DF21]: Should the City 1
want to limit the area? J
(b) Equipment specifications shall be submitted. Vibration and noise reduction
measures, and conditions related to building layout may be required by the city.
Measures may be required regarding ventilation systems in order to prevent
adverse effects of exhaust or emissions on adjoining property or tenant spaces.
(c) Specific provisions shall be identified for property storage and disposal of fuels,
chemicals, and any other hazardous materials.
SECTION VII. This ordinance shall become effective upon its adoption and publication.
Adopted by the city council of the city of Medina this day of , 2008.
T.M. Crosby, Jr., Mayor
ATTEST:
Chad M. Adams, City Administrator -Clerk
Published in the South Crow River News this day of , 2008.
15
MEMORANDUM
TO: Medina Planning Commission
FROM: Tim Benetti, Planning Director
DATE: November 7, 2008
RE: Planning Department Updates for November 12, 2008 Planning Commission Meeting
Land Use Applications; Developments, Projects; or Planning Issues:
A) General Business and Industrial Zone Ordinance Update: planning staff will be
presenting for first consideration the draft of the General Business Zonings, identified in
the update report as Office/Light Industrial and the Industrial Zone Districts. These new
zoning districts will replace the existing Business Park and Industrial Park Zones.
B) Residential Zoning District Updates: planning staff will conduct an open discussion of
the various residential zoning districts. Due to the "back -log" of ordinances at the
Council level, we will be delaying the presentation of any ordinance updates until the
December 2008 regular meeting. Commissioners should review their personal Zoning
Ordinance manuals and determine what, if any standards or regulations you may want
city staff to focus on, research carefully, and provide in-depth analysis as part of our
future updates. Staff may also provide preliminary information or draft material
regarding Mixed Use District standards at the December 2008 or January 2009 regular
meetings.
C) Private Recreation Zoning District. This item was originally presented at the September
2, 2008 regular meeting. After some discussion with neighboring property owners and
city council members, the council elected to table the item to have staff determine and
clarify with the ownership issues surrounding the Medina Country Club; and bring the
item back to one of the regular meetings in October. Staff intends to provide an update at
the upcoming November 18th regular meeting.
D) Hennepin County Public Works —1600 Prairie Drive: The City Council considered this
item at the November 5th regular meeting. A large turn -out of residents/property-owners
appeared requesting to be heard; with some voicing concerns and others support. Upon
the closing of public comments, and after considerable debate and discussion among the
CC, a motion was made and approved to direct city staff to prepare an ordinance of
approval for final consideration at the November 18th regular meeting.
E) Three Rivers Park District — Baker Campground: The resolution authorizing approval
of the CUP amendment to add a shower building addition to existing shower/restroom
facilities was approved by the Council at the Nov. 5th meeting.
F) Commercial District Ordinances: This draft ordinance was presented for official review
under a public hearing before the PC at the Oct. 14 regular meeting. Upon the close of
the hearing, this item was recommended for approval with minor revisions to the City
Council. Planning staff presented these ordinances before the city council at the Nov. 5th
meeting, whereby it was briefly discussed and tabled to the Nov. 18th meeting. .
Planning Dept. Update Page 1 of 1 City Council 2008