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HomeMy WebLinkAbout[04] Ordinance Review DATE: June 3, 2011 MEMO TO: Judy Weyrens, City Administrator FROM: Cynthia Smith-Strack Municipal Development Group Administrator Judy Weyrens RE: Update of Commercial Zoning District Standards Mayor Richard Schultz At your request I have reviewed the standards contained in the B-1, B-2, and B-3 zoning classifications and have the following comments. Councilors Steve Frank B-1 Central Business District Bob Loso The uses allowed within the Central Business District appear to be adequate and consistent Renee Symanietz with the 2008 Comprehensive Plan Update (CPU). Dale Wick Performance standards seem sensible, however, the City may wish to consider how the existing EDA standards relate to converting an existing dwelling to a commercial establishment. In addition, Carolyn Yaggie- the City may wish to review incorporation of Design Standards created by an Urban Environs Heinen Committee, specifically: Chad Davey Al Rassier 1. Preservation and retaining the historic character of a property (e.g. avoid removal of Tom Skahen historic materials or alteration of features that characterize the property; promote use of Dale Wick materials common in the historic are such as hardiplank or clapboard siding, brick, stone, stucco and the like). 2. Encouraging large open views into the commercial spaces to enhance the pedestrian experience by providing a visual connection to the use inside the building. 3. Requiring front building line in heart of downtown be either even with the adjacent property or less than five feet from the property line to create a unified building wall which lends a feeling of safety to pedestrians (things can’t jump out from openings in the building walls). 4. Requiring infill development be sympathetic in bulk, scale, size, coverage to other uses in immediate vicinity. B-2 Highway Business District The uses allowed within the Central Business District appear to be adequate and consistent with the 2008 Comprehensive Plan Update (CPU). The City may wish to incorporate specific standards for drive through facilities and move those (especially restaurants) to permitted vs. special uses. Performance standards seem sensible, however, the City may wish to consider how the existing standards relate to converting an existing dwelling to a commercial establishment (i.e. Birch and Cedar Streets). Also, the City may wish to consider development adjacent to CSAH 2 north of CSAH 75 and promote for commercial use tied to the regional trail. B-3 Highway Business District This district should be carefully reviewed as it relates to the Comprehensive Plan (Chap. 4). We recommend robust discussion regarding the purpose/intent of the district. This should help the Commission decide what uses, standards, etc. are most appropriate. The following pages contain: 1. Sample purpose/intent language from other communities for their gateway nodal districts. 2. The City of Bloomington has FIVE Freeway districts, each with a different intent. We find the varying districts identified and the intents thereof thought and discussion provoking. Sample purpose/intent statements from other cities for similar areas PURPOSE: Gateway Commercial District It is the purpose of the gateway commercial district to provide retail commercial uses appropriate along major vehicular corridors while encouraging appropriate and unified development among the properties within the district. It is designed to create unique, unified, and recognizable streetscapes while ensuring land use compatibility and the exclusion of inappropriate uses. It is also intended to promote flexibility in appropriate areas of site design and to encourage mixed use developments. The gateway commercial district recognizes the significance of the automobile while simultaneously minimizing its dominance in commercially developed areas and avoiding unsightly highway strip commercial development. The gateway commercial development standards promote land uses which minimize physical and visual impacts normally associated with highway commercial developments. Landscaping, parking, and sign standards have all been enhanced as compared to the current commercial and industrial zoning districts. These standards will promote a viable, unique, and recognizable commercial area along East Valley Highway. Moreover, the gateway commercial district will encourage the development of commercial uses capable of benefiting and ensuring the long-term enhancement of properties throughout the study area. INTENT: Nodal Development Nodal development focuses future development in specific areas along the corridor, as opposed to letting growth and development occur in a free form manner, as exists today. In order to achieve the overall economic and development goals, the defined nodes should incorporate a variety of uses, including residential, commercial and retail, office, institutional, and open space. Promote nodal development concept that incorporates a mix of uses within a designate development area, reducing the number of outside trips residents and workers need to make to access everyday goods and services INTENT: Community Commercial District The intent of this district is to provide commercial nodes in convenient and strategic locations of the County to meet “community needs, and to encourage clustering commercial development as opposed to strip commercial development and commercial sprawl. Community Commercial areas are intended to provide adequate, logically placed and convenient locations for commercial establishments in relation to residential housing and to minimize trip generation for those living in zoned Rural Preservation. INTENT: General Commercial Zoning District The B-3 General Commercial Zoning District this district is intended for more intensive commercial uses and key commercial nodes that require additional controls regarding site development. Proper parking ratios and design, site development, and landscaping and buffering standards are key controls within this district. The B-3 District accommodates larger developments that may require significant parking, such as shopping centers and large-scale mixed-use development. INTENT: Commercial Nodal Development Commercial Node Development Form consists of commercial land uses that generally develop around intersections of major thoroughfares and intersections of collector streets with arterial streets. Commercial activity is directed toward the intersection, and does not extend along the intersecting streets. The size of a commercial node is generally not limited, but is determined by the type of commercial use at the particular location. A node may be small, containing neighborhood service type uses, or large shopping centers of numerous commercial structures. High intensity commercial uses are typically located at the intersection of arterial streets, while less intense commercial uses such as professional offices may be used as a buffer between high intensity uses and neighboring residential land uses. Additional screening, buffering, illumination controls and landscaping should be used to further reduce the effects of the commercial uses on adjacent residential uses, and to define the boundary of the adjoining land uses. Bloomington’s Five Freeway Commercial Districts: Purpose and Intent Statements SEC. 21.205. FREEWAY COMMERCIAL ZONING DISTRICTS, GENERAL. Purpose . It is the purpose of the Freeway Commercial Zoning Districts to provide areas near freeway corridors and interchanges for medium to large-scale development oriented to the wider community and region. Freeway Commercial District provisions are intended to: 1. Accommodate market demand for regionally and community oriented land uses; 2. Provide space for commercial uses that may be incompatible with residential uses or other less intensive types of land uses; 3. Maximize tax base opportunities for the community; 4. Accommodate development intensities that can support high quality, frequent transit service; 5. Provide a buffer between freeways and low density residential areas; 6. Avoid the underutilization of land along the freeway corridor; and 7. Encourage a citywide balance of land use types. SEC. 21.205.01. FREEWAY OFFICE AND SERVICE (C-1) DISTRICT. Intent. The Freeway Office and Service (C-1) District is designed to provide for a variety of non-retail uses that benefit from exposure and/or proximity to freeway corridors and interchanges. The C-1 District provisions are intended to: 1. Avoid the underutilization of land; and 2. Accommodate market demand for uses in a manner compatible with the City’s future vision for its freeway corridor. SEC. 21.205.02. FREEWAY COMMERCIAL (C-2) DISTRICT. Intent. The Freeway Commercial (C-2) District is designed to provide for a wide variety of regional scale retail and commercial uses near freeway corridors and interchanges. The C-2 District is intended to: 1. Designate locations within Bloomington suitable for regionally oriented retail and service uses; 2. Provide flexible building and parking placement standards to serve a variety of use types and parcel sizes; and 3. Allow the integration of residential uses. SEC. 21.205.03. FREEWAY COMMERCIAL CENTER (C-3) DISTRICT. Intent. The Freeway Commercial Center (C-3) District is designed to provide opportunities for high intensity retail and mixed uses in high profile locations near freeway corridors and interchanges that have high quality accessibility and transit service potential. The C-3 District is intended to: 1. Allow significant retail-oriented development intensity in key locations; 2. Allow the integration of residential uses; and 3. Avoid the underutilization of land. Bloomington’s Five Freeway Commercial Districts: Purpose and Intent Statements SEC. 21.205.04. FREEWAY OFFICE (C-4) DISTRICT. Intent . The Freeway Office (C-4) District is designed to provide for regionally oriented office and hotel uses as well as supporting accessory uses. The C-4 District is intended to: 1. Ensure that commercial uses with incompatible characteristics will not impede or disrupt the establishment of a cohesive grouping of office and office compatible uses; 2. Require appropriate levels of development intensity; 3. Promote hospitality uses; and 4. Allow integration of residential uses. SEC. 21.205.05. FREEWAY MIXED USE (C-5) DISTRICT. Intent . The Freeway Mixed Use (C-5) District is designed to provide for high intensity mixed residential and commercial land uses in locations where excellent, accessible transit service is anticipated to be available. The C-5 District is intended to: 1. Encourage the incorporation of high-density residential uses; 2. Promote an attractive streetscape through building placement and design; 3. Restrict incompatible uses including gas stations, auto repair and car washes; and 4. Reduce the visual impact of parked vehicles by requiring the placement of vehicle parking areas to the side or rear of buildings.