HomeMy WebLinkAbout2008-010ORDINANCE NO. 200MIO
CITY OF ARDEN HILLS
COUNTY OF RAMSEY
STATE OF MINNESOTA
ORDINANCE NO. 2008-010
AN ORDINANCE AMENDING THE DEFINITIONS, PURPOSE, LAND USE CHART,
DISTRICT REQUIREMENTS CHART, SPECIAL REQUIREMENTS, AND DESIGN
STANDARDS FOR THE B-2: GENERAL BUSINESS DISTRICT
The Arden Hills City Council hereby ordains that Sections 1305.04 Subd 40 and 52 shall be
added and subsequent subdivisions renumbered accordingly; Sections 1320.04 Subd 7, 1320.06,
1320.07, 1320.085 and its subdivisions are hereby amended and repealed; and Section 1325.05
Subd 8 is hereby added to the Arden Hills City Code to read as follows:
1305.04 Definitions.
Subd.40 Consumer Small Loan Establishment. Any establishment that offers
consumer small loans, commonly referred to as "payday loans," as defined in
Minnesota State Statute 47.60 as amended from time to time.
Subd.52 Drive -up Window. A window or other opening at a business
establishment that allows customers to purchase and/or receive a service or product
without having to enter the building.
1320.04 Purpose of Districts.
Subd. 7 B-2 General Business District
A. To be a place in which people can live, work and play.
B. To create a compact, architecturally diverse, pedestrian- and bicycle -
friendly community with a distinct identity.
C. To provide a connected sidewalk system and places for people to
gather and socialize.
D. To implement design standards to promote an attractive environment
with lasting and sustainable value.
E. To group compatible retail and service business uses that tend to draw
trade that is naturally interchangeable and promotes business prosperity.
F. To provide an adequate supply of businesses and professional service
areas to meet the needs of the residents.
G. To minimize the effects of traffic congestion, noise, odor, glare and
similar safety problems.
H. To implement the Plan known as the "Guiding Plan for the 132
District," which was adopted by the City Council on October 27, 2008.
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ORDINANCE NO. 2008-010
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ORDINANCE NO.2008-010
1320.085 Special Requirements for the B-2 General Business District. The B-2 General
Business District encompasses a primary gateway into the City. The aesthetic and
transportation impacts from new developments and redevelopments must be evaluated to
help ensure the long-term viability and success of the B-2 District. Accomplishing the
purpose of the B-2 District requires particular concern for the design of buildings, site
features (such as landscaping, lighting, and signage), site layout, building materials, site
design, and other related design elements. To that end, new development and
redevelopment shall conform to the standards in this and related zoning requirements.
The "Guiding Plan for the B2 District' shall act as a guide for development but is not part
of the Zoning Code. In reviewing and approving land use applications, the City Council
shall make the final determination on the compatibility and consistency with all
provisions in this and related sections of the Zoning Ordinance.
Subd. 1 Procedure. To further accomplish the stated purpose of the B2 District,
the following procedures shall be used:
A. Proposals for new construction, redevelopment of a site, and significant
modifications to existing sites shall use the Planned Unit Development (PUD)
process. The PUD proposal shall identify any requested modifications from the
applicable zoning requirements and from the "Guiding Plan for the B2 District' as
well as the reasons why the modifications would be in the public interest and
would be consistent with the purpose of the B-2 District. Modifications to these
requirements may be granted by the City without a variance through the PUD
process. Conditional use permits may also be required for uses list in Section
1320.05.
B. Conditional Use Permits, Site Plans, and other development agreements that
were approved for development sites before November 24, 2008, shall remain in
effect but shall use the Planned Unit Development Process for future site
amendments.
C. The following items shall not be considered significant modifications to an
existing site and shall be exempt from the PUD process but shall be subject to
administrative review and approval:
1. Internal alterations to buildings that do not result in a change to the
building height, roof line, or footprint unless the changes will have a notable
increase in traffic and/or parking needs as determined by the Community
Development Director or their designee;
2. Replacement, maintenance, or repair of existing materials, including
exterior finishes, signage, landscaping, and parking lots;
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ORDINANCE NO. 2008-010
3. Minor modifications to the exterior of a building or a site that substantially
conforms to the design standards in Section 1325 and has no discernable
impact on traffic as determined by the Community Development Director or
their designee;
D. The provisions in this Section may be modified by the City Council to allow
planning flexibility without the need for a variance to encourage cooperative
dialogue between the applicant and the City. Minor improvements to existing
uses should be encouraged without costly upgrades or complete changes to a site.
Subd.2 Uses.
A. Permitted uses (as specified in the Land Use Chart, Section 1320.05, for the
B-2 District) that occupy existing buildings do not require a conditional use
permit prior to occupancy. Other city permits may be required.
B. Conditional uses (as specified in the Land Use Chart, Section 1320.05, for the
B-2 District) require an approved conditional use permit prior to occupancy.
Other city permits may be required.
C. The following land uses are not compatible with the stated purpose of the B-2
District and shall be prohibited:
1. Individual retail businesses larger than 50,000 square feet except for
Sports and Fitness Clubs.
2. Open sales, rental or storage lots, including but not limited to cars, buses,
trucks, motorcycles, bicycles, recreational vehicles, trailers, boats, mobile
homes, machinery, lumber, building materials, and similar items. Approved
open air garden centers shall be exempt.
3. Mini -storage facilities;
4. Tattoo parlors;
5. Consumer Small Loan establishments;
6. Outdoor bulk storage buildings, including but not limited to, forest, metal,
concrete, agricultural and petroleum products, chemicals and similar products;
and,
7. Manufacturing or processing that generates hazardous waste without a
valid Hazardous Waste Generator's license from the Ramsey County Public
Health Department.
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ORDINANCE NO. 2008-010
Subd. 3 Special Regulations for Drive -up Windows, Drive-in Businesses and Fast
Food Restaurants. Section 1325.04 of the Zoning Ordinance specifies additional
requirements for drive-in businesses, fast food restaurants, and automobile service
stations. For the purposes of the B2 District, these regulations shall also apply to
drive -up windows. The provision whereby the proximity requirement of one
thousand three hundred and twenty (1,320) feet between drive-in businesses, fast food
restaurants, and drive -up windows may be waived if the following conditions are met
as determined by the City Council:
A. The architectural treatment, circulation plan, and signage system of such
businesses shall be designed to visually and functionally integrate the building
and the site on which it is located.
B. The applicant shall submit a circulation plan that demonstrates that the use
will not interfere or reduce the safety of non -motorized movements, specifically
pedestrian and bicyclists.
C. Requested modifications to the provisions in section 1325.04 shall be stated in
writing along with an explanation of why the modifications would be in the public
interest and would be consistent with the purpose of the B-2 District.
Subd. 4 Hotel/Motel Additional Conditional Use Permit Criteria. In addition to
meeting the requirements of Section 1345 and 1355.04 Subd 3, hotel/motels shall
conform to the following:
A. Meet building code requirements;
B. Entrance to each room shall be from an indoor corridor;
C. Landscaping shall be brought into conformance with section 1325.05 Subd 1.
Subd. 5 Design Standards. The standards in section 1325 shall apply.
1325.05 Design Standards. The standards established in this section are designed to
encourage a high standard of development by providing assurances that neighboring land uses
and neighboring properties will be compatible. The standards shall also apply to all future
development and shall apply to existing development where so stated. Before any applications
for development or construction under the City Code are approved, it shall be determined that the
proposal will be in conformance with these standards unless a deviation has been granted. It
shall be the responsibility of the applicant to demonstrate such conformance. Revised April28,
2008.
Subd. 8 Additional Design Standards for New Development, Redevelopment, and
Modifications to Existing Sites in the B2 District. Unless preempted by the standards
in this section, all other zoning provisions shall apply:
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ORDINANCE NO.2008-010
A. Purpose and Intent. The purpose of these additional design standards is to
promote a high level of architectural, landscaping, and site design in this business
district of Arden Hills. The City seeks to create a unified, harmonious, and high -
quality environment to foster a distinct, positive, and successful image for the
City. The criteria by which new development, redevelopment, and site
modifications in this District shall be judged are as follows:
1. Consistency with provisions of the comprehensive plan and other guiding
plans as amended from time to time; provisions of the zoning ordinance and
subdivision ordinance; and all other applicable regulations.
2. Use of appropriate materials, lighting, textures, colors, and architectural
and landscape forms to create a unified, high -quality design concept for each
site that is compatible with adjacent and neighboring structures and functions.
3. Creation of unified site designs, each with a sense of internal order, that
provide desirable environments for site users and visitors and the community
as a whole and that consider all site elements.
4. Provision of safe and adequate access from public streets to sites giving
ample consideration to the location and number of access points, the safety
and convenience of merging and turning movements, and traffic management
and mitigation.
5. Provision of on -site vehicular, bicycling, and pedestrian circulation by
way of interior drives, parking areas, pathways, and walkways adequate to
handle anticipated needs and to safety buffer pedestrians and cyclists from
motor vehicles. Ample consideration shall be given to the width of interior
drives, internal traffic movement and flow, separation of pedestrian, cycling,
automobile; and delivery traffic, and the safe, convenient, and practical
arrangement of parking spaces.
B. Application. The standards in this Section should apply only to the building
or site elements being developed or altered (i.e. a proposal for changes to a
building would be required to meet only those standards that pertain to buildings
while changes to a parking area would be required to meet the standards for
parking areas but not for buildings). The design standards shall be applied
proportionately to the degree of change proposed. Upon recommendation from
the Planning Commission, the City Council may waive specific design standards
based on the scale of the project. The City Council shall make the final
determination on the compatibility and consistency with the design standards.
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ORDINANCE NO. 2008-010
C. Architectural Style and Building Character. Evaluation of the appearance of a
project shall be based on the quality of its design and on its relationship to its
surroundings. Site characteristics to be evaluated for this purpose include, but are
not limited to, building and landscaping materials, colors, textures, shapes,
massing, building components, height, roof -line, and setback. Monotony of
design, both within projects and between projects and its surrounding, is
prohibited. Variation in detail, form, and arrangement shall provide visual
interest. Architectural style should not be restricted.
D. Building Materials. Buildings shall be constructed of materials that are
enduring, timeless, and well -detailed.
1. At least seventy-five percent (75%) of the exterior building materials shall
be of brick, stone, decorative concrete plank, transparent glass or any
combination thereof.
2. Trim and other accent or decorative features may be metal, wood, or EIFS.
Other high -quality materials that increase the variety and appeal of buildings
may be considered as accents. Metals shall have a matte finish and neutral or
earth tone colors. Metals that are used on exterior walls shall have visible
corner moldings and trim.
3. Undesirable materials shall include simulated brick or stone, vinyl or
aluminum siding, sheet metal, corrugated metal, concrete blocks, materials
that have no pattern or relief when applied to large walls, brightly colored
metal roofing or canopies, and pre -cast tilt -up walls. Extensive use of
mirrored or tinted glass on the first floor and materials that represent corporate
colors or trademarks that are not in conformance with approved building
materials are also undesirable.
E. Building Design. The arrangement, geometry, massing, materials and colors
shall work to create a high quality development that is responsive to existing
buildings, site features, and site design on adjoining sites in the district.
1. At least fifty percent (50%) of the largest building on each site shall be
constructed at the front setback line.
2. Fagade treatment shall be carried around all sides. Architectural elements
such as, but not limited to, windows, shutters, awnings, doors, masonry
exterior veneers, cornice detailing, window casings, and other architectural
details should demonstrate consistency on all sides of the structure that are
reasonably visible to the general public. Plain flat walls shall not be permitted
when viewable from the public right-of-way or public areas.
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ORDINANCE NO. 2008-010
3. To avoid long unbroken expanses and to increase visual interest from the
street, buildings of more than 40 feet in width shall be divided into smaller
increments (between 20 and 40 feet) through articulation of the facades to
convey the impression of individually -constructed small storefronts or, in the
case of housing, housing units. This can be achieved through the combination
of the following techniques:
a. The use of windows and doors;
b. Facade modulation —stepping backward or forward or extending a
portion of the facade;
c. Vertical divisions into storefronts with separate display windows and
entrances;
d. Recesses and projections such as porches, dormers and bays that create
shadows and add visual interest;
e. Variation in the rooflines by using multiple roof and ridge lines
perpendicular to one another, offsetting single roof lines, stepped roofs;
f. Providing a lighting fixture, trellis, tree, or other landscape feature
with each interval.
4. Awnings or overhangs shall be provided at entryways to provide shelter
from the sun and rain. The awnings shall be opaque so as not to create a
glowing effect with lights under the awnings. Awnings shall be constructed
of durable, protective, and water repellant material; however, plastic or
fiberglass awnings shall not be permitted.
5. Any multi -level building shall distinguish the ground floor level from the
upper floors by use of any or a combination of these techniques: an
intermediate cornice line, difference in building materials or details, awnings
trellis or arcade, special window details, or brick corbels or quoins. A strong
base and top for multi -story buildings shall be established; middle layers shall
be simpler. Detail shall be an integral part of the architecture rather than a
series of applied elements.
6. Franchise architecture identified with a particular chain shall be
discouraged unless it is architecturally integrated into the district and
conforms to these design standards.
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ORDINANCE NO.2008-010
7. Entrances shall have convenient access to the street frontage and to
parking serving the use. For those properties along County Road E, access to
the street frontage shall be given priority where feasible.
F. Commercial Faqade Transparency.
1. Fifty percent (50%) of the first level fagade that includes the primary store
entrance and/or faces a public street shall be made of transparent windows and
doors that are recessed at least one inch rather than being flush with the
fagade. If the building is a one story design and the first floor elevation
exceeds twelve (12) feet, then only the first twelve (12) feet shall be included
in calculating the fagade area.
2. At least twenty percent (20%) of the remaining sides that are reasonably
visible to the public shall be window coverage, half of which may be
simulated windows (i.e. spandrel glass). If additional transparent glass is used
on the remaining sides, the City may consider a proportional reduction in the
transparent window and door requirement on the primary store entrance
and/or public street fagades:
3. For buildings with a use or function that does not readily allow windows
(e.g. cooler or freezer areas, mechanical rooms, security areas, storage areas)
the transparent window standards may be reduced at the discretion of the City
Council. However, the architectural detailing must be provided by the use of
upper level windows, which may include the partial use of simulated
windows, or architectural detailing that provides arches, patterning, recesses,
and shadowing that provide aesthetic interest. Architectural detailing may
include such things as change in materials, change in color and other
significant visual relief provided in a manner or at intervals in keeping with
the size, mass, and scale of the wall.
G. Building Color. Colors shall be harmonious. Building colors shall consist of
muted colors with low reflectance. Recommended colors include browns, grays,
tans, beiges, and dark or muted green, blues, and reds. Bright or brilliant colors
and sharply contrasting colors may be used for only accent purposes occupying a
maximum of five percent (5%) of building fagades.
H. Fences. Fences shall blend into the landscape, be compatible with other
materials used on site, and be made of a material that minimizes corrosion.
Finished and treated wood, brick, stone or wrought iron is encouraged.
I. Signs.
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ORDINANCE NO. 2008-010
1. Business signs shall be architecturally compatible with the style,
composition, materials, colors and details of the building and should be an
integral part of the building. Signs shall be incorporated into the facades of
the buildings rather than extending past the roof line and should not project
more than twelve (12) inches beyond the plane of the fagades. Retail business
wall signs shall be located in a position above the front window that is located
consistently among stores.
2. All other provisions in Chapter 12, Sign Code, shall apply.
J. Site Furnishings and Seating Areas.
1. Site furnishings shall be provided based on the scale of the project. The
site furnishings may be spread out on the site or clustered to provide a more
formal area. Placing site furnishings near landscaped areas is encouraged.
These areas may be shared by multiple tenants on a property or adjacent
properties and may include tables, chairs, benches, plantings, and other
outdoor amenities such as a plaza. These areas shall be maintained for year
round use. Creativity is highly encouraged. These spaces shall be connected
to the sidewalk system.
2. Benches and decorative plantings shall be provided near the primary
entrance of all buildings on a site.
3. Restaurants shall include a functional outdoor seating area with tables,
chairs, plantings, and access to the restaurant.
1. No outdoor seating shall be permitted in any portion of the public
sidewalks where normal pedestrian traffic flow is obstructed.
2. The outdoor seating area shall not be used for exterior storage when
the area is not in use. While such area is in operation, all tables and
chairs shall be kept in a clean, sanitary condition.
3. These areas shall be distinguished with decorative fencing and/or
plantings.
4. If alcoholic beverages are served, the establishment shall take
reasonable steps to insure that alcoholic beverages are consumed only
by patrons of the establishment who are of age. All other provisions
related to the license to serve alcohol shall apply.
K. Screening.
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ORDINANCE NO.2008-010
1. Trash and recycling equipment, materials, and containers shall be fully
enclosed and integrated into the architecture of the buildings.
2. All mechanical equipment, whether roof -mounted or ground -mounted
should be integrated into the architecture of the building. It shall be
completely screened from the ground -level view of adjacent properties and
public streets. Wood screening shall not be permitted.
3. Truck docks and delivery areas shall face away from the public street and
shall be integrated into the architecture of the building.
L. Landscaping. A generous amount of plant material and landscaping shall be
used on all new development and redevelopment sites. Office parking areas shall
include a generous amount of perimeter and internal landscaping. Parking
structures shall be visually softened with plantings. A minimum of one tree shall
be placed along the right-of-way every forty (40) feet. The tree shall not interfere
with the roadway and shall be on private property.
M. Parking.
1. Placing parking between the street right-of-way and a building shall be
discouraged.
2. No more than fifty percent (50%) of the parking on a site may be between
buildings or in the side yards.
3. Sufficient parking shall be provided to accommodate the reasonable
hourly peak on a given site. Shared parking is encouraged to reduce land
devoted to parking. Hourly variations among different types of land use may
be considered when estimated parking demands.
4. Plantings shall be used to soften and shade parking lots and parking
structures. Parking and service areas shall be visually screened from street
views with plantings and architectural treatments.
5. Parking lot islands shall be used to distribute large parking fields into
separate "outdoor" rooms that have visual relationship to the buildings they
serve. Parking lot islands shall be planted with trees or include infiltration
basins and plantings. Entry drives shall be defined by trees and shrubs.
6. A concrete curb shall be provided around the periphery of all parking lots
and access roads, except where the City Engineer determines that a curb
would impede drainage.
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ORDINANCE NO. 2008-010
7. Parking adjacent to streets should be screened from views with
landscaping, including but not limited to trees, hedges, flowers and other
bushes and/or decorative masonry walls. Berms shall be discouraged.
8. Parking structures that are visible from off the site shall display an
integration of building materials building form, textures, architectural motif,
and building colors with the principal building. No signs other than
directional signs shall be permitted on parking ramp facades.
N. Traffic Study. A traffic study shall be required for all new developments,
redevelopments, and significant modifications to existing sites unless waived by
the City Council.
O. Lighting. Exterior lighting shall be provided for the safety and convenience
of occupants and visitors.
1. A lighting plan shall be submitted that shows location, type of illumination
and design. A photometric analysis of site and building shall be submitted for
City approval with all new construction or redevelopment projects.
2. Exterior lighting shall be consistent in type, design, scale, and color to
create unity in the B-2 District. High-pressure sodium lighting and other
similar types of lighting color may be required by the City to promote a
unified lighting color throughout the B-2 District. Other lighting colors may
be considered during the City review process.
3. Exterior lighting for parking lots and buildings shall not be excessive and
shall be directed at their intended purposes.
4. Lighting under a gasoline station canopy shall not be directly visible from
the street but shall be recessed into the canopy or otherwise shielded.
5. Light washing of buildings and accent lighting may be permitted through
the City review process provided that it does not negatively impact residential
areas or traffic safety and is complementary to the district as a whole.
P. Pedestrian and Bicycle Circulation. Pedestrian and bicycle improvements
shall be installed in accordance with the City of Arden Hills Comprehensive Plan
and the local guiding plan and shall be in conformance with the following:
1. Site design shall facilitate pedestrian connections and mobility within and
between building, sites, and uses by providing clear visual indicators through
door placement, signage, striping, raised pathways, and integrating
13
ORDINANCE NO. 2008-010
landscaping components. Other features or materials may be considered that
enhance and provide a safe pedestrian experience.
2. A sidewalk shall link the primary entrance of each building on site with
the public sidewalk network. In the event a building is subdivided into
multiple separated tenant spaces, a sidewalk must link the primary entrance of
each separated tenant space with the public sidewalk network.
3. Bike racks shall be required near a public entrance of all buildings.
4. Internal sidewalk systems shall connect with adjacent planned or
developed public sidewalks or trails.
5. The grades of all walks, parking spaces, terraces, and other paved areas
shall conform to the requirements of the Americans with Disabilities Act.
6. Where there is new building construction or renovation where the
renovation value is thirty percent (30%) or more of the pre -renovation value
of the structure, a minimum six foot concrete sidewalk adjacent to or in all
rights -of -way shall be provided. The location of the sidewalk shall be
prescribed by the Public Works Director. The new sidewalks shall connect to
sidewalks on adjacent properties if they exist. At the discretion of the City
Council, the property owner may, in lieu of constructing the sidewalk, pay the
City an amount equal to the cost of constructing the sidewalk to satisfy the
obligations of this section. Said payment shall be used by the City to further
maintain and construct the pathway system within the City.
7. When there is more than one building on a site, a sidewalk must link the
primary building entrances of each building to one another.
Q. Drainage/Water Management Plan: A plan must be submitted with each
project or lot development in the B-2 District. The plan must be approved by the
Rice Creek Watershed District, other agencies as required, and the engineer
assigned by the City. Two or more lots or projects may coordinate their plans for
their mutual benefit.
R. Environmental Conservation and Sustainability. The City encourages the use
of green materials and environmentally friendly construction and site design such
as the use of pervious surfaces, green rooftops, energy efficient materials, LEED
standards, and other green building techniques.
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ORDINANCE NO. 2008-010
Effective Date. This Ordinance shall become effective the day following its publication.
Adoption Date. Passed by the City Council of the City of Arden Hills the-2 `may of
November, 2008. r
STAN HAOSTl AWMAYOR
Publication Date: December 3, 2008
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