CR 97-02 Ordiance Amendment- Business Parking ZoneG T
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December 31, 1996 ° P K ~ ~ Council Report 97-2
ORDINANCE AMENDMENT--BUSINESS PARK ZONING
Proposed Action.
Staff recommends the following motion: Move to drove Resolution 97-1 approving
Ordinance 97-795 adding a business park zoning designation to the zoning. ordinance for first
reading.
At the December 30 Zoning and Planning meeting, Mr. Engel moved and Mr. Brausen
seconded a motion to approve Resolution RZ96-22, recommending approval of Ordinance
97-795 adding a business park zoning designation to the zoning ordinance. The motion carried
on a 4-3 vote.
Overview.
The business park zoning district is intended to allow for business and industrial operations.
The performance standards for this district are to establish and maintain high quality site
planning, architecture, signage and landscape design to create an attractive and unified
development character.
The staff and Planning Commission do not agree on the uses for the business park ordinance.
The staff has recommended that a building have at least a 30 percent office use. The Planning
Commission is recommending that a building have at least 60 percent of a combination of
office, tech and light manufacturing uses.
The adoption of this ordinance will only add a business park zoning designation to the zoning
ordinance. If certain parcels are to be rezoned, this will occur after the zoning designation is
adopted. There are several parcels in the Comprehensive Plan that are guided business park.
Primary Issues to Consider.
o What are the major differences between the business pazk zoning and the
industrial zoning?
o Has the Hopkins Business and Civic Association reviewed the proposed
ordinance?
o What is the difference between the staff and the Planning Commission
recommendation?
o What aze the comments from the City Attorney regarding the proposed zoning
designation?
o What was the discussion at the Zoning and Planning meeting?
Supportive Documents.
o Analysis of Issues
o Resolution 97-1
o Ordinance 97-795
~_
Nanc .Anderson, AICP
Planner
CR97-2
Page 2
Primary Issues to Consider.
o What are the major differences between the business park and industrial zoning?
The following are some examples of the differences between the business park and the
industrial zoning:
Industrial Proposed Business Park
setbacks
front 20 feet 20 feet
side 20 feet 20 feet
rear 20 feet 20 feet
setbacks abuttin¢
residential districts
front 50-15 feet 50 feet
side 40 feet 50 feet
rear 40 feet 50 feet
parkin setbacks
front 20 ft, 50-75 ft. abutting res. 20 ft, 20 ft. abutting res.
side 1 foot 10 ft, 50 ft. abutting res.
rear 1 foot 10 ft, 50 ft. abutting res.
lot size 10,000-12,000 sq. ft. acre (43,560)
exterior surfaces no requirements exterior surfaces have to
be brick, glass, stucco,
synthetic stucco,
decorative block, or stone
omen storage allowed not allowed
signs 250 sq. ft. maximum 150 sq. ft. maximum
landscanine based on how large based on cost of project
site and building are
trash mustbe screened must be screened and
consolidated
o Has the Hopkins Business and Civic Association reviewed the proposed
ordinance?
The Hopkins Business and Civic Association (HBCA) reviewed the ordinance. The Planning
Commission reviewed the changes and changed the proposed ordinance to reflect several of
the HBCA recommendations.
CR97-2
Page 3
What is the difference between the staff and the Planning Commission
recommendation?
The staff had recommended that a tenant have at least 30 percent office use. The 30 percent
office use is based on the proposals the City received earlier this year. The Planning
Commission is recommending that a tenant have a minimum of 60 percent between office,
tech, and light manufacturing. This would allow for an office use of less than 30 percent.
This was a recommendation from HBCA.
o What are the comments from the City Attorney regarding the proposed zoning
designation?
The City Attorney has reviewed the proposed business park zoning district and has found it
acceptable.
What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the proposed business park ordinance. Ms. Anderson noted that the
changes had been made to the ordinance that the Commission requested. The Commission had
reviewed the proposed ordinance for several months prior to holding a public hearing. The
Commission discussion focused around the various uses allowed within the business park.
Several members of the Commission wanted the staff recommendation of 30 percent for office
use while other members of the Commission wanted flexibility in the ordinance, which is what
the IiBCA's recommendation offered. The ordinance before the Commission was the HBCA's
recommendation for a minimum use of office, tech and light manufacturing of 60 percent.
Alternatives.
1. Approve the business park zoning designation. By approving the business park zoning
designation, a new zoning designation will be added to the zoning ordinance. The action is
consistent with what has been recommended by the Commission, but not the
recommendation by the staff.
2. Deny the business park zoning designation. By denying the business park zoning
designation, a new zoning designation will not be added to the zoning ordinance. If the
City Council considers this alternative, findings will have to be identified that support this
alternative.
3. Approve a business park zoning designation that is consistent with what was originally
proposed by staff. This would include a minimum office use of 30 percent.
4. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 97-1
RESOLUTION MAKING FINDINGS OF FACT AND APPROVING
A BUSINESS PARK ZONING DESIGNATION
WHEREAS, an application for an amendment to the Zoning Ordinance, ZN96-9, has been made
by the City of Hopkins; and
WHEREAS, the procedural history of the application is as follows:
1. That an application for Ordinance Amendment ZN96-9 was made by the City of Hopkins
on November 26, 1996;
2. That the Hopkins Planning Commission, pursuant to published notice, held a public
hearing on the application and reviewed such application on December 30, 1996: all
persons present were given an opportunity to be heard.
3. That the written comments and analysis of the City staff were considered.
NOW, THEREFORE, BE IT RESOLVED that the business park zoning designation, application
ZN96-9, is hereby approved, based on the following Findings of Fact:
1. That the Comprehensive Plan has guided several parcels of land within the City as business
park.
2, That the City does not have a zoning designation for the business park designation in the
Comprehensive Plan.
3. That by adopting a business park zoning, the City will be able to re-zone the parcels in the
Comprehensive Plan designated as business park.
Adopted this 7th day of January 1997.
ATTEST:
Charles D. Redepenning, Mayor
Terry Obermaier, City Clerk
CITY OF HOPKINS
Hennepin County, Minnesota
ORDINANCE NO. 97-795
AN ORDINANCE ADDING A BUSINESS PARK DESIGNATION
TO THE ZONING ORDINANCE
That the Hopkins Zoning Ordinance No. 515-570 be, and the same is hereby amended by,
amending and adding the following sections:
Section 541--Zoning: business ~azk
541.01 Business Park. The purpose of the Business Park District is intended to allow for business
and industrial operations. The performance standards for this district are intended to establish and
maintain high quality site planning, architecture, signage and landscape design to create an
attractive and unified development character.
541.02 Uses. Within the Business Park District, no building or land shall be used except for one
or more of the following uses:
a. Free standing office buildings for corporate, administrative,
executive, professional, research, sales representatives' offices, or similar
organizations.
b. Manufacturing, production, processing, storage, servicing, repair or
testing of materials, goods or products that is wholly contained within a building
and which between office, tech, and light manufacturing occupies at least 60
percent of the gross floor area of the building and a warehouse use that occupies a
maximum of 40 percent.
c. Retail sale of products manufactured, wazehoused or distributed on
the premises where the retail floor azea does not exceed 15 percent of the gross
floor area or 3,000 square feet, whichever is less, of the building in which the sales
area is located.
If the business pazk is phased over a period of time, a plan for the overall site development shall
be submitted for approval.
541.03 District standazds. No building or land in the Business Park District shall be used except
in conformance with the following:
a) minimum lot size 1 acre (43,560 square feet)
b) minimum lot width 100 feet
c) building height: maximum 45 feet
building heights up to 80 feet maybe permitted with an increase of a
_ two foot setback for each additional foot of building height abutting
a residential district.
d) minimum building setbacks
1) front yard 20 feet
50 feet abutting residential district
2) side yard 20 feet
50 feet abutting residential district
3) rear yard 20 feet
50 feet abutting residential district
e) floor area ratio 1.00
~ minimum parking setbacks
1) front yard: 20 feet
50 feet abutting residential district
2) side yard: 10 feet
50 feet abutting residential district
3) rear yard: 10 feet
50 feet abutting residential district
(If the development involves a parking structure, the building setbacks apply to the parking
structure)
g) lot coverage: Maximum lot coverage shall be 85 percent and shall be calculated to include
buildings footprints; parking areas; driveways; loading, storage and trash areas and other areas
covered by any impervious surface.
541.04. Parkins and loading areas. Subdivision 1. Off-street parking and loading areas must
conform to the requirements of Section 550 with the following additional requirements:
Subd. 2. Curbs. All parking and loading areas, aisles and driveways shall be bordered
with raised concrete curbs approved by the City.
Subd. 3. Loading docks. All loading docks shall be located on the interior of the site or
shall be screened from the public right-of--way.
Subd. 4. Buffer. All off-street parking shall be screened by a planting buffer screen. This
buffer shall include a berm at a minimum height of three and one-half feet and landscaping
adequate to screen the parking lot.
Subd. 5. Traffic. The project shall be designed to minimize traffic impacts to any adjacent
_ residential neighborhood. A traffic study may be required to demonstrate compliance with the
requirement.
541. O5. Trash. The trash areas on the site shall be consolidated. Trash, recyclable materials,
and associated handling equipment shall be stored within the principal structure or in an accessory
structure, attached or separate from the primary structure, constructed of building material
compatible with the principal structure.
541.06. Open Storage. Open storage areas shall be prohibited in the business park zoning
district. Long-term outdoor parking or storage of commercial tractors and trailers is also
prohibited.
541.07. Landscapine requirements. Subdivision 1. All open areas of a lot that are not used or
improved for required parking areas and drives shall be landscaped with a combination of
overstory trees, understory trees, shrubs, flowers and ground cover materials. The plan for
landscaping shall include ground cover, bushes, shrubbery, trees, sculpture, fountains, decorative
walks or other similar site design features or materials. The following table is a minimum value
for bushes, shrubbery and trees:
Project Value Minimum
(Including building construction, Landscape Value
improvements)
Below $1,000,000 2%
$1,000,000 - $2,000,000 $20,000 + 1°l0
of project value
in excess of
$1,000,000
$2,000,000--$3,000,000 $30,000 + .75%
of project value
in excess of
$2,000,000
$3,000,000--$4,000,000 $37,500 + .25%
of project value
in excess of
$3,000,000
over $4,000,000 1%
Documentation showing an estimated dollar amount of landscaping shall be provided to the City
prior to any approval.
Subd. 2. Existing materials. In instances where healthy plant materials of acceptable
species as determined by the City Forester exist on a site prior to its development, the application
of the standards in this subdivision may be adjusted by the City to allow credit for such material,
provided that such adjustment is consistent with the intent of this ordinance. The City may permit
the seeding of areas reserved for future expansion of the development if consistent with the intent
of this ordinance.
Subd. 3. Preservation. A reasonable attempt shall be made to preserve as many existing
trees as is practicable and to incorporate them into the site plan. A plan shall be submitted to the
City showing the step to be undertaken to preserve the existing trees.
Subd. 4. Size. All new overstory trees shall be balled and burlapped or moved from the
growing site by tree spade. Deciduous trees shall have a minimum caliper of 2 112 inches.
Coniferous trees shall be a minimum of six feet in height. Ornamental trees shall have a mhrimum
caliper of 1 1/2 inches.
Subd. 5. Ground cover. All site areas not covered by buildings, sidewalks, parking lots,
driveways, patios or similar hard surface materials shall be covered with sod or an equivalent
ground cover approved by the City. This requirement shall not apply to site areas retained in a
natural state.
Subd. 6. Irri ation. In order to provide for adequate maintenance of landscaped azeas, an
underground sprinkler system shall be provided as part of each new development. A sprinkler
system shall be provided for all landscaped areas except areas to be preserved in a natural state.
The sprinkler system is required to have a sensor for an automatic shut-off to prevent the system
from.operating when it is raining.
Subd. 7. Parking areas. Parking azeas shall be landscaped and planted throughout the lot
to the extent of at least 5% (excluding landscaping abutting the parking area and any public
right-of--way) of the actual surfaced area.
Subd. 8. Internal plans. The landscape plan shall also show the pathway system both
interior and exterior, width and materials, screening fences with details, lighting system, recreation
features, if any.
540.08. Architectural Standards. It is not the intent of the City to restrict design freedom unduly
when reviewing project architecture in connection with a site and building plan. however, it is in
the best interest of the City to promote high standards of architecture design and compatibility
with surrounding structures and neighborhoods.
a) architectural plans shall be prepared by an architect or other qualified
person acceptable to the planning department and shall show the following:
1) elevations of all sides of the building;
2) type and color of exterior building materials;
3) typical floor plan;
4) dimensions of all structures; and
5) the location of trash containers and of heating, ventilation and air
conditioning equipment.
b) all buildings shall be finished on all sides with permanent finished
materials of consistent quality. Major exterior surfaces of all primary structures
shall be face brick, architectural concrete, glass, stucco, synthetic stucco,
decorative block, or stone. Precast panels and concrete block may be acceptable if
incorporated in a building design that is compatible with other development
throughout the district. The determination if precast panels and concrete block are
acceptable is in the sole discretion of the Zoning and Planning Commission and
City Council. A wall surface may use wood, vinyl, or metal, as accent material,
provided they are appropriately integrated into the overall building design.
c) all rooftop or ground mounted mechanical equipment, satellite dish
antennas, and exterior trash storage areas shall be screened with materials
compatible with the principal structure.
d) underground utilities shall be provided for all new and substantially
renovated structures.
e) accessory structures, either attached or detached from the primary
structure, shall be constructed of identical materials, style, quality, and appearance
as the principal structure.
f) screen walls, and exposed areas of retaining walls shall be of a similar
type, quality, and appearance as the principal structure.
540.09. Other information. The staff may require other information to complete the review of a
business park. Other requirements may include a traffic study, lighting analysis, and a shadow
analysis. All studies and analysis will be paid for by the applicant.
540.10. Li htin . A lightinglillumination plan shall be submitted for review. The
lighting/illumination plan shall detail the type and quantity of the lighting on the site. Plans for site
lighting shall be coordinated with the landscape plan for developments within the subject area.
Such lighting plans shall be designed to avoid any off-site glare from site lighting and any
unnecessary light trespass. Maximum fixture height shall be compatible with the scale for the
development and adjacent landscape features.
Section 570-Signs
570.54. Permitted signs: business park district.
Subd. 1. Business Signs. Each business other than those in multi-tenant buildings may
have one wall business sign limited to flat wall sign, not extending more than 18 inches from the
face of the building, except that such signage may extend from the face of the roof over a covered
walk. Such wall business signage shall not exceed 15% of the area of the wall to which the
signage is attached, to a maximum of 96 square feet.
Subd. 2. Monument signs. Uses other than those in multi-tenant buildings may have a
monument sign that shall not exceed 80 square feet per surface area, and 15 feet in height, and is
setback a minimum 20 feet from the property lines.
Subd. 3. Multi-tenant business signs. Each tenant in amulti-tenant building may have a
wall business sign limited to a flat wall sign, not extending more than 18 inches from the face of
the building, provided that they are designed and arranged in accordance with a comprehensive
sign plan for the entire multi-tenant building which has been prepared by, and submitted to the
City by the owner and which has been approved by the City; further, the aggregate area of such
signs shall not exceed 5% of the area of the wall to which they are attached.
Subd. 4. Multi-tenant monument signs. One monument sign shall be permitted for each
multi-tenant building provided the surface area of the sign does not exceed 100 square feet per
side, 15 feet in height, and is setback in no case less than 20 feet from the property lines. The area
may be increased to a maximum of 150 square feet per side for developments of over 20 acres.
Subd. 5. Canopies and Awnings. The design of canopies shall be in keeping with the
overall building design in terms of location, size, and color. No canopies with visible wall hangers
shall be permitted. Signage on canopies may be substituted for allowed building signage and shall
be limited to 25 percent of the canopy area. Internally illuminated canopies must be compatible
with the overall color scheme of the building.
Subd. 5. Review. All signs for tenants in multi- tenant buildings shall be reviewed by the
building ownership or management who shall provide a written endorsement at the time
application is made for the sign permit; the endorsement shall indicate that the proposed signage
has been found to be consistent with the approved comprehensive sign plan.
Subd. 6. Flexibility. To provide reasonable flexibility in the sign regulations, set forth in
this subdivision, the zoning administrator may, subject to the approval of the city council, approve
an application for a sign that exceeds the number, size or height of signs permitted by these
regulations where such exception would not be inconsistent with the intent of these regulations.
New Definitions -- Section 515
515.07 Subd. 11. Architectural concrete: A building construction material consisting of concrete
that has a surface design, pattern, and texture that enhances the architectural design of the
building and is available in a variety of colors.
515.07 Subd. 40. Decorative block: a building block of cast concrete and aggregate rock that
has a split-rock, brick-like. burnished. or ribbed texture on the side to be exposed. and is available
in a variet~of colors.
515.07 Subd. 56. Face brick: a masonry building block or clay baked in a kiln until hard.
313.7. Subd-~9. A4eter-€reiglrt terminal: ~'~.~'..~~ ~ ...":^" ^~^a°
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515.07 Subd. 106 Office• A use wherein services are performed involving_predominantly
administrative. professional. or clerical operations.
515.07 Subd. 116. Plain concrete block: a buildine block of cast concrete that has no additional
surface texturine.
515 07 Subd 118 Precast panel• a building wall section of concrete poured into a form at the
manufactures facilitXand shipped to the construction site for installation.
515.07 Subd. 144. Synthetic stucco: a nonbearing exterior wall cladding s sy tem providing both
insulating value and finished exterior surface.
"~ ^' ~••'-a ' ~^ °7°-°"°••°°: ~°°° •~°'°~ ~'°~°"'` Subd. 155. Warehousine and distribution:
A use engaged in storage. wholesale. and distribution of manufactured products. supplies, and
equipment but excluding bulk storage of materials that are inflammable or explosive or that
create hazazdous or commonly recognized offensive conditions.
570.01 Subd. 11. Sign -free standing: (see sign-pylon)
570.01 Subd. 13. Sisn -monument: a sign whose base and structure aze positioned primarily on
the ground and are typically solid from erade to the to~of the structure.
570.01 Subd. 16 Sign=pylon: A sign supported by one or more u~rieht poles, columns, or
braces klaced in or on the ground and not attached to any building or structure.
Other uses listed in 515.07 and 570.01 are to be renumbered accordingly.
First Reading:
Second Reading:
Date of Publication:
Date Ordinance Takes Effect:
January 7, 1997
January 21, 1997
January 29, 1997
February 18, 1997
Charles D. Redepenning, Mayor
ATTEST:
Terry Obermaier, City Clerk
APPROVED AS TO FORM AND LEGALITY:
City Attorney Signature
Date