CR 97-58 Ordinance Amendment - Business Parking
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March 26, 1997
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Council Report 97-58
ORDINANCE AMENDMENT--BUSINESS PARK ZONING
Proposed Action.
Staff recommends the following motion: Move to approve Resolution 97-30. approving
Ordinance 97-795 adding a business park zoning designation to the zoning ordinance for
second reading and order the ordinance published.
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.
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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.
Attached is a memo that was given to the Planning Commission regarding proposals that were
received by the City for the Hennepin County site and also developments that were recently
constructed. Also attached is a half-section of the Hennepin County site showing the proposed
setbacks in the proposed ordinance,
Primarv Issues to Consider.
o What are the major differences between the business park 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 are the comments from the City Attorney regarding the proposed zoning
designation?
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Supportinl!: Documents.
o Analysis ofIssues
o Memo dated November 18, 1996
o Resolution 97-30
o Ordinance 97-795
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CR97-58
Page 2
Primarv 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
ProDosed Business Park
setbacks
front
side
rear
20 feet
20 feet
20 feet
20 feet
20 feet
20 feet
setbacks abuttinl!:
residential districts
front
side
rear
50-75 feet
40 feet
40 feet
50 feet
50 feet
50 feet
Darkinl!: setbacks
front
side
rear
20 ft, 50-75 ft. abutting res.
1 foot
1 foot
20 ft, 20 ft. abutting res.
10 ft, 50 ft. abutting res.
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
ODen storal!:e
allowed
not allowed
sil!:ns
250 sq. ft. maximum
150 sq. ft, maximum
landscaDinl!:
based on how large
site and building are
based on cost of project
trash
must be 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,
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CR97-58
Page 3
What is the difference between the staff and the Planning Commission
recommendation?
o
The staffhad recommended that a building 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 building 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.
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.
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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 of30 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: 97-30
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:
L 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 IDecember 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 for second reading, based on the following Findings of Fact:
L That the Comprehensive Plan has guided several parcels ofland 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 1 st day of April 1997.
Charles D. Redepehning, Mayor
ATTEST:
Terry Obermaier, City Clerk
Zoning and Planning Commission
Nancy Anderson
Monday, November 18,1996
Business Park Ordinance
..
To:
From:
Date:
Subject:
Last month the Commission asked staff to provide them with additional information
regarding recent developments within the City. Provided within this memo is
information of the recent developments and information regarding the proposals that
were received from developers for the Hennepin County Site.
Below is the information regarding the proposals received by the City. Also attached
are the site plans.
Atkinson and Associates
..
buildina
warehouse
office associated with warehouse
office/warehouse
office/showroom
office (multi-story)
office (3-story)
office (multi-story)
office (4-story)
Hoyt Properties
buildina
multi-story office
office/showroom
office/warehousellight industrial
(total square footage of buildings 630,000)
SQuare footaQe
133,000
48,000
146,000
21,000
28,000
85,000
41,000
166,000
(total square footage of buildings 450,000)
sQuare footaQe
148,000
108,000
194,000
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Meritex, Inc.
buildinQ
sauare footaae
3-story office building
office/showroom buildings
warehouse buildings
60,000
278,000
364,000
Mortenson
Approximately 500,000 square feet of warehouse and production facility, with support
office components.
Opus
An all-industrial concept including approximately 372,000 square feet of industrial
space.
The following are examples of space of recently approved developments:
R.l Johnson site approximately 13 acres
R.L. Johnson property - 222,494 square feet total - 7% to be used for office at time
building was approved.
Diamond Labs - footprint approximately 23,061 square feet - office space 6013 square
feet two stories.
Theater/restaurant site approximately three acres
Mann Theater - 25,000 square feet.
Big Ten Restaurant - 5000 square feet.
Retail areas approximately 1000 square feet each.
Attached is a site plan for the County site. The setbacks are detailed and also lots of
one acre and one and one-half acres.
Also attached are the recommendations from the Hopkins Business and Civic
Association (HBCA).
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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 park
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, warehoused or distributed on
the premises where the retail floor area 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 park is phased over a period of time, a plan for the overall site development shall
be submitted for approval.
541.03 District standards. No building or land in the Business Park District shall be used except
in conformance with the following:
a) minimum lot size I 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
f) 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. Parking 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. 05. 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 Stora~e, 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. Landscaping 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
(Including building construction,
improvements)
Minimum
Landscape Value
Below $1,000,000
2%
$1,000,000 - $2,000,000
$20,000 + 1%
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 burIapped or moved from the
growing site by tree spade. Deciduous trees shall have a minimum caliper of 2 1/2 inches.
Coniferous trees shall be a minimum of six feet in height. Ornamental trees shall have a minimum
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. Irrigation. In order to provide for adequate maintenance of landscaped areas, 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 areas 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.
I)ubd. 8. Internal Dlans. 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.
t) 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. Lighting. A lighting/illumination 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 of96 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 a multi-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 oflocation, 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. pattem 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 ae~reeate rock that
has a solit-rock. brick-like. burnished. or ribbed texture on the side to be exposed. and is available
in a variety of colors.
515.07 Subd.56. Face brick: a masonry buildine block or clay baked in a kiln until hard.
515.07 Subd. 94. Manufacturin~: to bring something into bein~ bv forming. shaping. combining.
or altering materials.
515.97. 81:1bd. 99. Meter ifeight terminal: It structl:lre er lIfea in whieh gaeEl~, WllfeS, ar
mefGhaBElise is assemllleEl, stareEl ar ElistFibuteEl.
515.07 Subd. 107. Office: A use wherein services are performed involving predominantly
administrative. professional. or clerical operations.
515.07 Subd. 117. Plain concrete block: a building block of cast concrete that has no additional
surface texturing.
515.07 Subd. 119. Precast oanel: a building wall section of concrete poured into a form at the
manufactures facility and shipped to the construction site for installation.
515.07 Subd. 145. Synthetic stucco: a nonbearing exterior wall cladding system providing both
insulating value and finished exterior surface,
515.07 Subd. 146. Tech: a business that produces or manufactures a technical oroduct.
51H)7 SttBd. 150. Warehoose: (see meter if.) SuM. 157. Warehousing and distribution:
A use engaged in storage. wholesale. and distribution of manufactured products. supplies. and
equioment. but excluding bulk storage of materials that are inflammable or explosive or that
create hazardous or commonly recognized offensive conditions.
570.01 Subd. 11. Sign - free standing: (see sign-pylon)
570.01 Subd. 13. Sign - monument: a sign whose base and structure are positioned primarilv on
the ground and are typicallv solid from grade to the top of the structure.
570.01 Subd. 16. Sign - oylon: A sign supported by one or more upright poles. columns. or
braces placed in or on the ground and not attached to any buildinfil or structure.
Other uses listed in 515.07 and 570.01 are to be renumbered accordingly.
First Reading:
January 7, 1997
Second Reading:
April 1, 1997
Date of Publication:
April 9, 1997
Date Ordinance Takes Effect:
Apri129, 1997
Charles D. Redepenning, Mayor
ATTEST:
Terry Obermaier, City Clerk
APPROVED AS TO FORM AND LEGALITY:
City Attorney Signature
Date