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(A) Screening.
(1) All commercial or industrial principal and accessory buildings which are situated adjacent to a residential zoning district shall be screened from that district by a wooden wall or fence of not less than 100% opacity and not less than eight feet in height above the level of the residential district property at its boundary. This wall or fence shall be set back from the property line at least five feet. In the setback area shall be planted a combination of coniferous and deciduous plants and, possibly, vines in order to soften the appearance of the fence or wall from the affected residential area.
(2) Walls or fences of lesser heights or planting screens may be permitted by the City Council if there is a finding that the nature or extent of the use being screened is such that a lesser degree of screening will as adequately promote and protect the use and enjoyment of the properties within the adjacent residential district, or there is a finding that a screening of the type required by this code would interfere with the provision of adequate amounts of light and air to the residential properties.
(3) All required screening devices shall be designed so that they are architecturally harmonious with the principal structures on the site and they shall be properly maintained so as to not become unsightly, hazardous or less opaque than when originally constructed.
(B) Landscaping.
(1) All exposed ground areas surrounding or within a principal or accessory use including street boulevards which are not devoted to drives, sidewalks, patios or other such uses shall be landscaped. All landscaped areas shall be kept neat, clean and uncluttered. No landscaped area shall be used for the parking of vehicles or the storage or display of materials, supplies or merchandise.
(2) Landscape requirements.
(a) Purpose. Commercial/industrial landscaping requirements are established to foster aesthetically pleasing developments that protect and preserve the appearance, character, health, safety, and welfare of the community. In addition, these requirements are intended to increase the compatibility of adjacent land uses by minimizing the harmful impact of noise, dust, debris, motor vehicle headlight glare, other artificial light intrusions, and other objectionable activities or impacts conducted on or created by the development or adjoining or nearby land uses.
(b) General requirements. In addition to required landscaping standards, all commercial/industrial development sites shall meet the following requirements.
1. As part of a site plan review, conditional use or other development proposal, a landscaping plan is required, prepared by a qualified landscape designer or landscape architect, which demonstrates compliance with provisions herein. Landscape designs shall address:
a. Planting schedule, indicating symbols, common and botanical names, sizes of plant material and special planting instructions. Trees proposed shall be on the city's approved species list, or be approved in advance of submitting the design;
b. Location, type and size of all existing trees over six inches diameter that are to be removed or preserved. A reasonable attempt shall be made to preserve as many existing trees as practical and to incorporate them into the site plan;
c. Planting detail showing all species to scale at their normal mature crown diameter or spread for the local hardiness zone;
d. Typical sections with details of fences, tie walls, berms and other site amenities;
e. Typical sections with details of landscape islands, planter beds and foundation plantings with identifications of materials to be used;
f. Notes indicating how disturbed soil areas will be restored through the use of seeding, sodding, or other techniques;
g. Delineation of areas that will be sodded, hydro-seeded, seeded, or areas where ground cover is to be established by other means; and
h. Where landscape materials are used to provide screening from adjacent and neighboring properties, a cross-through section shall be provided indicating the perspective from the neighboring property at the property line elevation and any existing or proposed conditions that could potentially affect landscaping for screening of the site.
2. Finished sites. All managed landscaped areas shall be brought to finished grade and planted in sod, turf grass, native grasses, or other appropriate ground covers. Undisturbed areas containing existing viable natural vegetation may be left in their natural state, provided they are kept free of litter, debris and noxious and/or unsightly weeds.
3. Sodding/seeding requirements. Sod or hydro-seeding shall be utilized on all public rights-of-way. Seeding or other acceptable ground cover establishment methods may be permitted in other areas of the site.
(c) Required landscaping.
1. For all commercial and industrial areas, at least 20% of the lot area shall be managed landscaped area. The landscaping shall be concentrated between the principal structure and any adjacent street right-of-way or other areas of the lot which are visible from a street or adjacent residentially zoned property.
2. The composition and locations of managed landscaped areas shall complement the scale of the development and its surroundings. In general, larger, well-placed contiguous planting areas are preferable to smaller, disconnected areas. Managed landscaped areas of the site shall be landscaped as follows:
a. In areas where trees are used, not less than one tree, as follows:
i. One shade tree for each 1,500 square feet of managed landscaped area, or fraction thereof;
ii. One evergreen tree for each 700 square feet of managed landscaped area, or fraction thereof; and/or
iii. One ornamental tree for each 450 square feet of managed landscaped area, or fraction thereof.
b. The remainder of landscaped areas shall be covered with turf grass, native grasses, or other perennial flowering plants, vines, shrubs or trees.
(d) Exceptions to landscaping requirements. Substitution or reduction of landscaped plant materials, managed landscaped areas, or other landscaping standards may be approved by the city.
(e) Plant material standards. Landscape species shall be indigenous or be proven adaptable to the climate, but shall not be invasive to native species. Plant materials shall comply with American Standard for Nursery Stock and the following standards:
a. Minimum plant size:
Plant type | Minimum size |
Deciduous shade tree | 1½-inch diameter |
Deciduous ornamental tree | 1½-inch diameter |
Coniferous/evergreen tree | 6-feet in height |
b. Trees and landscape plants shall be tolerant of specific site conditions, including but not limited to heat, cold, drought and salt.
(f) Installation and maintenance of landscape materials. All landscape materials installed shall comply with the following:
a. Areas to be landscaped shall be prepared and improved as specified by current Minnesota Department of Transportation standards for soil preparation and drainage.
b. All landscape materials shall be installed to current industry standards.
c. Maintenance and replacement of landscape materials shall be the responsibility of the applicant/property owner.
d. All landscaping shall be subject to inspection within one growing season by the city. Landscaping not installed, maintained or replaced, as needed to comply with provisions herein, shall be considered in violation. Property owners shall receive notice of violation in accordance with city code enforcement requirements.
(C) Outdoor storage and displays.
(1) Open storage in industrial or commercial district buildings shall be allowed only with a conditional use permit. All other storage shall be maintained within an enclosed building or structure.
(2) All materials, by-products, supplies, merchandise or other similar matter not on display for direct sale, rental or lease to the consumer or user shall be stored within a completely enclosed building or within the confines of a 100% opaque wall or fence no less than five feet tall or other buffering approved by the City Council. Merchandise which is offered for sale as described heretofore may be displayed beyond the confines of a building only upon application to the City Council for special temporary permission and only following agreement to all conditions which may be attached to that authorization.
(2004 Code, § 154.115) (Ord. 464, passed 1- -1996; Ord. 16-767, passed 4-11-2017) Penalty, see § 154.999
(A) Minimum size requirements.
(1) Each space shall contain a minimum area of not less than 300 square feet including access drives, a width of not less than eight and one-half feet and a depth of not less than 20 feet. Spaces for the physically handicapped shall be 12 feet by 20 feet, plus off-loading zone.
(2) Each space shall be adequately served by access drives. All loading spaces shall be sufficient to meet the requirements of each issue and shall provide adequate space for storage and maneuvering of the vehicles it is designed to serve. The minimum dimensions allowable for a loading space or truck berth shall be 12 feet in width and 65 feet in depth.
(B) Reduction and use of parking and loading space. Off-street parking facilities existing at the effective date of this chapter shall not subsequently be reduced to an amount less than that required under this chapter for a similar new building or use. Off-street parking facilities provided to comply with the provisions of this chapter shall not subsequently be reduced below the requirements of this chapter, except as provided in § 154.172 of this chapter, regarding variances. The required parking or loading space shall not be used for storage of goods or for storage of vehicles that are inoperable or for sale or rent.
(C) Calculation of required parking. In calculating the number of parking spaces required, the following rules shall govern.
(1) For the purpose of this calculation, the following definition shall apply unless the context clearly indicates or requires a different meaning.
FLOOR SPACE. The gross floor area of the specific use.
(2) Where fractional spaces result, the parking spaces required shall be construed to be the nearest whole number.
(3) For uses not specifically listed in this chapter, uses for which a specific number of spaces have not been defined or for joint parking facilities serving two or more different uses, the Zoning Enforcement Officer shall determine the number of spaces to be required by utilizing the requirements of the most similar use listed in App. B to this chapter. Issuance of building permits for the above situations shall be subject to approval of all site plans.
(D) Loading docks and berths. Placement of loading docks and berths shall be limited to side and rear yards; except that, where a dock or berth is so designed as to be fully enclosed and incorporated within a principal structure, including any vehicle being loaded or unloaded, that dock or berth may be placed in a front area.
(E) Buffer fences and planting screens. Off-street parking and loading areas near or adjoining residential districts shall be screened by a fence not less than eight feet in height and 100% opaque. On the residential side of the fence shall be a five-foot wide area which is landscaped with coniferous and deciduous plantings and approved by the Planning Commission. Plans of the screen or fence shall be submitted for approval as a part of the required site plan, and the fence and landscaping shall be installed as part of the initial construction.
(F) Access.
(1) Parking and loading space shall have proper access from a public right-of-way.
(2) The number and width of access drives shall be so located as to minimize traffic congestion and abnormal traffic hazard, and no driveway in the R-3 and R-4 Residential Districts and all industrial districts shall be closer than 50 feet from any right-of-way line of a street intersection. In R-1 and R-2 Residential Districts and the C-1 Commercial District, the minimum distance shall be 20 feet.
(3) In R-3, R-4, C-2 and I-1 Districts, direct access shall be provided to a collector street as shown on the adopted city land use plan or to a related service road.
(G) Location of parking facilities. Off-street parking of trucks or buses with a gross weight of over four and one-half tons, except for deliveries and unloading, shall be prohibited in all residential districts.
(H) Combined facilities. Combined or joint facilities may be provided for one or more buildings or uses; provided that, the total number of spaces shall be determined as provided in this section.
(I) Construction and maintenance.
(1) In the R-3, R-4 and R-5 Residential Districts, and all commercial and industrial districts, parking areas and access drives shall be covered with an all-weather surface paved surface. The all-weather paved surface shall be a minimum standard of six-inch gravel base and three-inch plant mix bituminous surface, including concrete curb and gutter. Alternate designs may be submitted to the City Engineer for approval. This approval must be made prior to issuance of a building permit.
(2) All existing parking lots with substandard surfaces should be allowed to remain until either the property is sold or a building permit for addition or remodeling is requested.
(3) The operator of the principal building or use shall maintain the parking and loading area, access drives and yard areas in a neat and adequate manner.
(J) Lighting. Lighting shall not be directed upon the public right-of-way and nearby or adjacent properties. Illumination must be indirect or diffused.
(K) Required site plan. Any application for a building permit, zoning permit or for a certificate of occupancy shall include a site plan or plot plan drawn to scale and dimensions showing off-street parking and loading space to be provided in compliance with this chapter. All new principal buildings shall be drawn to scale on a registered land survey.
(L) Application of parking and loading requirements. Off-street parking and loading regulations shall apply to all buildings and uses of land established after the effective date of this chapter.
(M) Required number of off-street parking spaces. Off-street parking areas of sufficient size to provide parking for patrons, customers, suppliers, visitors and employees shall be provided on the premises of each use. App. B to this chapter designates the minimum number of parking and loading spaces that are required to be provided and maintained at the time any new use or structure is occupied or any existing use or structure is enlarged or increased in capacity.
(2004 Code, § 154.116) (Ord. 464, passed 1- -1996; Ord. 21-822, passed 5-11-2021) Penalty, see § 154.999
(A) Filling excavation. The use of land for major removal of topsoil, sand or gravel, and other material from the land is not permitted in any zoning district, except I-2 (municipal), except by the granting of a temporary excavation permit by the City Council after a review by the city’s Planning Commission. Permits shall be issued for a maximum period of one year and shall be subject to review and rehearing at that time. Any filling of more than 1,000 square yards requires a permit.
(B) Future use of the land. The persons who apply for a temporary excavation permit must submit a plan of intent as well as to the future use of the property being excavated as well as the development plans showing proposed elevations, drainage, access routes to be used in hauling to and/or from the site and daily hours intended for the operation as well as project period of excavation. Minor excavation requires the City Engineer’s review and approval.
(C) Safety precautions. If, during the excavation work, it becomes necessary for the person excavating to create a condition of grade of drainage not in the interest of health or safety, it shall become that person’s duty to correct, immediately, the dangerous situation created, as well as to fence that area from the general public during the period of danger.
(D) Bonding. It shall be necessary for the person securing a temporary excavation permit to present adequate proof of bonding to the city in the form of a performance bond, sufficient in value to cover the expense of the completion of the development plan or to bring that portion of the completed project to a safe grade and elevation so as to be healthful and safe to the general public and to provide safe and adequate drainage of the site.
(2004 Code, § 154.117) (Ord. 464, passed 1- -1996) Penalty, see § 154.999
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