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HomeMy WebLinkAbout[05b] B2 Highway Business ORDINANCE 502—ZONING ORDINANCE Section 502.54: B-2 HIGHWAY 75 BUSINESS DISTRICT Subd. 1: Intent. The Highway 75 Business District is intended to control the use and development of land and improvements by creating a mixed land use district near and adjacent to the County State Aid Highway 75 corridor in the City of St. Joseph. This shall be done by allowing for a mixture of land uses and by establishing stringent standards for development. This section shall be administered in a manner which will encourage and promote high-value development in a manner similar to a planned unit development, taking full advantage of the City's highway location. It is also the purpose of the Highway 75 Business District that a pleasant, attractive, and aesthetically pleasing environment be developed. Subd. 2: Permitted Uses. The following uses are permitted: a) Business Services 1. Banks 2. Office space b) Food Services. 1. Grocery stores 2. Supermarkets 3. Restaurants, except drive-thru restaurants 4. Delicatessen 5. Bakeries whose product is sold at retail on premises c) Personal Services. 1. Multiple Retail 2. Drug stores 3. Hardware stores 4. Book stores 5. Discount (`Big Box')retail stores 502.54-1 ORDINANCE 502—ZONING ORDINANCE 6. Retail apparel stores 7. Flower shops 8. Beauty shops and salons 9. Photography shops and studios 10. Funeral homes d) Medical Services. 1. Medical clinics 2. Dental clinics 3. Veterinary clinics 4. Other institutions providing health care. e) Movie and Performing Arts Theaters. f) Other use determined by the Planning Commission to be of the same character as contained in this Subdivision. Subd. 3: Permitted Accessory Uses. The following uses shall be permitted as an Accessory Use in the Highway 75 Business District and subject to all the requirements in this Section: a) Commercial or business building for a use accessory to the principal use, not to exceed 30%percent of the size of principal structure. b) Signs as regulated in this Ordinance. c) Temporary buildings for construction purposes for a period not to exceed construction. d) Off-street loading and parking areas, subject to applicable section(s) of this Ordinance. e) Fences, landscaping. Subd. 4: Conditional Uses. The following uses shall require a Conditional Use Permit of as provided for in this Ordinance: a) Animal/Pet Boarding, Training, Grooming and Spa provided that the following is met: 502.54-2 ORDINANCE 502—ZONING ORDINANCE 1. The establishment provides services for domestic animals only,meaning house pets such as dogs and cats. 2. Buildings must be sound controlled to protect other tenants within the structure and neighboring structures and property. 3. Outdoor animal runs/exercise areas shall be located in the rear yard,be fully enclosed with a six foot solid fence. Chain link and sheet metal fencing is prohibited. The run/exercise area shall be maintained in a dust free, erosion control manner. 4. Outdoor animal runs/exercise areas shall be located no closer than fifty (50) feet to a residential use or district. 5. Dogs shall be supervised at all times while in the animal run/exercise area and any barking dogs shall be immediately taken into the building. 6. Outdoor animal runs/exercise areas shall only be used during the hours of 7 am and 9 pm. 7. The use is subject to the noise ordinance. 8. No exterior kennels will be permitted. 9. There shall be no breeding and/or sales of animals. Amended 6/2018 b) Auto malls and/or automobile service and gas stations,provided that: 1. Motor fuel facilities are installed in accordance with state and city standards. 2. Adequate space shall be provided to access gas pumps and allow maneuverability around the pumps. Underground fuel storage tanks are to be positioned to allow adequate access by motor fuel transports and unloading operations minimize conflict with circulation, access and other activities on the site. 3. Wherever fuel pumps are to be installed, pump islands shall be installed. 4. A protective canopy located over the pump island(s)may be an accessory structure on the property; however, adequate visibility both on and off site shall be maintained. 502.54-3 ORDINANCE 502—ZONING ORDINANCE 5. An internal site pedestrian circulation system shall be defined and appropriate provisions made to protect such areas from encroachments by parked cars or moving vehicles. c) Office warehousing. d) Lawn and garden temporary sales area. e) Lumber yards and home improvement retail centers. f) New or used auto dealerships. g) Stone building material sales and service. h) Recreational vehicle sales and services. i) Transportation terminals, public utility and transfer stations, without storage yards. j) Equipment Services. 1. Radio and television shops 2. Appliance repair shops 3. Appliance show rooms k) Recreational Services. 1. Theaters 2. Bowling establishments 3. Clubs and lodges 1) Hotels m) Motels n) Drive-through and convenience food establishments, provided that an internal site pedestrian circulation system shall be defined and appropriate provisions made to protect such areas from encroachments by parked cars or moving vehicles. o) Commercial car washes (drive through, self-service and mechanical)provided that stacking space is constructed, subject to approval by the City Engineer, to accommodate that number of vehicles which can be washed during a maximum thirty(30)minute period. 502.54-4 ORDINANCE 502—ZONING ORDINANCE p) Convenience Store with gasoline, provided that: 1. The sale of food items is in compliance with state and county standards and subject to the approval of a Health Inspector who shall provide specific written sanitary requirements for each proposed sale location. 2. The approximate area and location devoted to non-automotive merchandise sales shall be specified in general terms in the application. 3. Motor fuel facilities are installed in accordance with state standards. Adequate space shall be provided to access gas pumps and allow maneuverability around the pumps. Underground fuel storage tanks are to be positioned to allow adequate access by motor fuel transports and unloading operations minimize conflict with circulation, access and other activities on the site. 4. Wherever fuel pumps are to be installed,pump islands shall be installed. 5. A protective canopy located over the pump island(s) may be an accessory structure on the property however adequate visibility both on and off site shall be maintained. 6. An internal site pedestrian circulation system shall be defined and appropriate provisions made to protect such areas from encroachments by parked cars or moving vehicles. q) Postal Stations r) Uses determined to be of a similar nature as those permitted under Subd. 2, upon a finding that the uses will not be detrimental to the health, safety and welfare of the City, and that the use is consistent with the stated intent of the zone as contained in Subd. 1. Subd. 5: Conditions Applicable to All Conditional Use Permits. The following conditions are applicable to all uses under a conditional use permit: a) When abutting a residential use in a residential use district, the property is adequately screened and landscaped. b) Parking areas shall be screened from the view of abutting residential districts. c) Vehicular access points shall be limited, shall create minimal conflict with through traffic movements, shall comply with all appropriate Chapters of this Ordinance as may be amended and shall be subject to the approval of the City Engineer. 502.54-5 ORDINANCE 502—ZONING ORDINANCE d) Provisions are made to control and reduce noise in accordance with MPCA standards. e) The entire site other than that taken up by a building, structure or plantings shall be surfaced so as to control dust subject to the approval of the City Engineer. f) The entire area shall have a drainage system subject to the approval of the City Engineer. g) The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area so as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. h) All outdoor storage shall be completely screened from view. Subd. 6: Interim Uses: The following uses shall require an Interim Use Permit as provided for in this Ordinance: a) Farmers Market/Outdoor Market—a publicly or privately operated, open-air establishment where agricultural or new or used projects are sold. 1. A site plan shall be provided illustrating that the location of the temporary/seasonal market meets all required parking lot setbacks and all other setbacks. The site plan shall be a scaled and dimensioned site plan showing the layout of the entire market area including parking spaces for the use, traffic patterns and stall areas. 2. Any temporary structure placed on the property for such sales must be removed at the end of the selling season or sale. The size of a temporary building shall not exceed 120 square feet per vendor. 3. The Interim Use Permit shall be obtained through the interim use procedures set forth in this Ordinance. b) Rental Units. 1. Residential units in areas that have been rezoned to commercial from residential may be eligible for an Interim Use Permit as a rental unit for a specific period of time. The maximum density for rental units under the Interim Use Permit shall be limited to the density which is allowed in the R-1 Single Family Residential District. 2. The Interim Use as a rental shall be obtained through the interim use procedures set forth in this Ordinance. 502.54-6 ORDINANCE 502—ZONING ORDINANCE 3. In requesting such an interim rental use, the landowner agrees to any conditions that the governing body deems appropriate for permission of the use and agrees that the use will terminate at the designated date for termination of the interim use. 4. Public hearings shall be held as set forth in this Ordinance. Subd. 7: Setback Requirements. a) Lot Size. Minimum lot size is 10,000 square feet with a minimum width of 100 feet, except lots platted prior to 1950. b) Property adjacent to County State Aid Highway 75. Shall have a ten (10) foot landscaped setback from the highway right-of-way line. Any structure shall have a twenty(20) foot setback from the highway right-of-way. c) Front yard. Setback shall be twenty(20) feet from the lot line. d) Side yard. Setback shall be ten (10) feet from the lot line. If the property's side yard is adjacent to County State Aid Highway 75, the setback shall conform to Subd. 7(b) of this Section. e) Rear yard. Setback shall be ten (10) feet from the lot line, 35 feet if abutting a residential district. f) No part of the structure including footings, soffits, gutters or other overhangs shall encroach on easement areas. Subd. 8: Height Requirements. a) Any portion of a structure shall not exceed 3 stories or 40 feet in height. Berming the building does not allow a building to be constructed higher than 40 feet. Elevation for the building shall be determined by the average grade of the land. Subd. 9: Site Coverage. No structure or combination of structures shall occupy more than 60 percent of the lot area. Maximum impervious surface coverage of all buildings,parking areas, sidewalks and all other areas covered with impervious material shall not exceed seventy- five(75)percent. Subd. 10: Other Requirements. a) Parking Lots. All parking lots shall conform to the standards set forth in this Ordinance. All lots shall include parking controls and other landscaping techniques to improve their aesthetic quality and to direct the flow of traffic. b) Loading Docks. All loading docks shall conform to the standards set forth in this Ordinance. No loading docks or overhead doors shall directly face County State 502.54-7 ORDINANCE 502—ZONING ORDINANCE Aid Highway 75. c) Building Exteriors. All construction of new facilities, excluding additions to existing facility constructed before this provision was adopted and the addition is less than 50%of the square feet of the original building, shall consist of pre-cast or cast tip up concrete walls, concrete block(painted or decorative),post frame/steel frame with a concrete block or poured concrete complete perimeter foundation with frost footings extending a minimum of eight inches (8")above the final grade, and stick built construction. Pre-finished architectural metal panels,with a minimum twenty(20) year manufacturer color-fast warranty, may be used as a construction material. The exterior building finish of thirty(30%)percent of all four sides of the structure, exclusive of windows and doors, shall consist of materials comparable to: face brick; natural stone or cultured rock; glass; vinyl; stucco, aluminum lapsiding; cut block; and, concrete block(the surface must be treated with an applied decorative texture or material). Pre-cast or cast in place concrete buildings shall provide as much adornment as is possible considering their exterior finish limitations. Accessory Buildings located in the rear yard or behind the principal structure, and not visible from the public right-of-way must have an exterior harmonious with the principal structure, all other accessory buildings must meet the 30% adornment requirement stated above. d) Roof Materials. Commercial grade asphalt shingles,wood shingles, standing seam pre-finished architectural metal, slate, tile or copper. Flat roofs are exempt from this requirement. The City Council may consider green roof options that reduce stormwater runoff and improve water quality. e) Screening. All mechanical,heating, ventilation and air conditioning equipment, and refuse storage areas shall be screened. f) Li htin . All lighting shall be hooded and no light may directly strike County State Aid Highway 75 or areas outside of the development. g) Stops and Curbs. Concrete curb to B-612 specifications shall be used for all automobile stops and for all drive and parking areas. h) Landscaping. In addition to requirements relating to parking lots,the Development Plan shall show a unified landscaping scheme for the development. i) Spoil/Construction piles. Properties annexed to the City of St. Joseph that were governed by the 1997 Orderly Annexation Agreement where the main use of the property is for business related to or reliant upon storage/use of construction material shall be allowed to continue to store material on site provided the material is stored in the rear yard. 502.54-8