Zoning Ordinance Steering Committee

TO: Minot Zoning Ordinance Steering Committee From: Lance A. Lang, Principal Planner RE: Proposed changes to the Zoning Ordinance DATE: April 21, 2017 The next meeting of the Steering Committee is scheduled for April 25, 2017, at 7:30 am at the Public Works Building. AGENDA: 1. Chapter 15.2 - I-1 – Northeast Light Industrial Park District 2. Chapter 15.3 - I-2 – Northeast Heavy Industrial Park District ATTACHMENTS: Zoning Ordinance Chapters for the Northeast Light and Heavy Industrial Park Districts  CHAPTER 15.2 - "I-1” NORTHEAST LIGHT INDUSTRIAL PARK DISTRICT Section 15.2-1. Regulations: The regulations set forth in this chapter are the requirements of the I-1 Light Industrial Park District. Section 15.2-2. General Purpose and Description: The Light Industrial Park District includes a broad spectrum of land uses, some of which can be compatible with mixed use development. The Light Industrial Park District is intended to reserve sites appropriate for location of industrial uses with relatively limited environmental impacts. The development concept consists of industry clusters anchored by light manufacturing, with some wholesale and selected retail components as outlined in Section 15.2-3. Best practices have established that office space and even some residential can be incorporated into a mixed use light industrial zone. Outdoor storage in this Zoning District will provide for a limited amount of products, supplies or vehicles, such as those identified in Section 15.2-3, which shall be screened from roadways and adjacent properties. This Zoning District should be located on the periphery of industrial areas along major transportation corridors, and/or in a campus like setting. The I-1 district is intended to provide space in attractive and appropriate locations for certain types of low-impact business and employment uses in a campus-like setting typical of business and industrial parks. A Planned Unit Development (PUD)master planned approach overlay would provide for more creative arrangements of buildings and open space that promote goods and idea exchange, reduce transportation costs and enhance synergies for value chain based cluster development. Targeted uses include accessory and value-added businesses such as transportation, distribution, manufacturing, and warehousing that support the base agri-business tenants and energy related establishments. Some of the permitted uses in I-1 may also be permitted in other zoning districts such as M1, however, all development standards and regulations pertaining to the I-1 district are found solely in this chapter, unless otherwise referenced. I-1 district are designated on the Future Land Use Map of the Comprehensive Development Plan as “Industrial.” Section 15.2-3. Uses Permitted: a) Distribution and Transportation Use Types Use types include the use of land for the purpose of providing facilities supporting the movement of freight and goods from one (1) point to another, such as, but not limited to: 1) Dock Facilities. Unloading materials from an incoming semi-trailer truck, railroad car, or other transportation and transferring the load directly into outbound trucks, trailers, rail cars, or other transportation; with little or no storage in between. 2) Railroad Freight Terminal. A heavy rail facility on main line trackage or rail spurs, for freight pick-up or distribution; may include intermodal distribution facilities for truck or shipping transport, railroad yards, and equipment servicing facilities. 1  3) Truck Terminal. Facility for the receipt, transfer, short term storage, and dispatching of goods transported by truck, including freight. 4) Transload Facility. The process of transferring a shipment from one mode of transportation to another, most commonly employed when one mode cannot be used for the entire trip, such as when goods must be shipped internationally from one inland point to another. 5) Intermodal Facility. The transportation of freight in an intermodal container or vehicle, using multiple modes of transportation (rail, ship, and truck), without handling of the freight itself when changing modes. 6) Distribution Center. Warehouse or other specialized building stocked with products to be redistributed to retailers or wholesalers. 7) Container Yard. A facility where cargo containers are transshipped between different transport vehicles, for continued transportation. 8)7) Transfer Services for Mining. Storage facilities for mining material, such as, but not limited to crushed granite to be redistributed to wholesalers. 8) Warehousing (enclosed and open warehousingstorage). Enclosed warehousing involves storage, distribution, and handling of goods and materials within enclosed structures. Typical uses include wholesale distributors, storage warehouses, and frac sand. Open warehousing involves open air storage, distribution, and handling of goods and materials. Typical uses include pipe yards, grain elevators, or open storage. Open storage shall be screened from view of any public or private street. Screening shall be approved by the City Planning Department. 9) Outdoor storage incidental to the primary use is allowed subject to Section 15.2-8 c). b) Agricultural Use Types 1) Food Manufacturing. The transformation of raw ingredients, by physical or chemical means into food or other forms. Food manufacturing combines raw ingredients to produce marketable food products, a business in this industry can be at any level of the value-chain. Typical uses include breakfast cereal manufacturing, fats and oils refining and blending, fruit and vegetable preserving, or pasta manufacturing. 2) Value-added Processing. A change in the physical state or form of a product for consumption use or non-consumption use. Typical consumption uses include taking pulse crops and turning them into flour, proteins, starches, and fibers, which are used as food ingredients for snacks, pastas, pet food, aquaculture, and more. Typical non- consumption uses include using agricultural fibers for manufacturing. 3) Non-Consumption Use. Providing professional services and allied activities to serve a supporting industry/use currently located at the Industrial Park.; without generating the general public. Typical uses include agricultural sales and services, research services with connection to on-site operations, bulk-ag storage, or fertilizer plants. c) Light Manufacturing Use Types 1) Custom Manufacturing. Establishments primarily engaged in the on-site production of goods by hand manufacturing using hand tools and mechanical equipment commonly associated with residential or commercial use, within enclosed structures. 2) Light Manufacturing. An establishment engaged in the indoor manufacturing, assembly, fabrication, packaging, or other industrial processing of finished parts or products, primarily from previously prepared materials, or the indoor provision of industrial services, where there are few external effects across the property linesto 2  adjacent properties; including, but not limited to, a business engaged in the processing, fabrication, assembly, treatment, or packaging of food, textiles, leather, paper, chemical, wood, plastic or metal products, precast, asphalt, and concrete manufacturing, and injection molding, but does not include basic industrial processing from raw materials. 3) Secondary Manufacturing. Establishments engaged in the manufacture of products for final use or consumption. This usually involves the secondary processing, fabrication, or assembly of semi-finished products from a primary manufacturing industry. 4) Industrial Assembly. The fitting or joining of parts of a mechanism by means of fasteners, nuts and bolts, screws, glue, welding, or other similar techniques. Industrial assembly does not include the construction, stamping, or reshaping of any of the component parts. 5) Packaging plants. Establishments engaged in the sorting and grouping of finished products which are organized in units and placed within boxes, crates, vessels, plastic wrap, or other containers for security, ease of transport to allow packages to be stored or shipped to another location. 6) Electronic Manufacturing. An establishment that tests, manufactures, distributes, and provides services for electronic components and/or the assembly of electronic components. 6)7) Recycling collection and processing. Post-consumer nonhazardous resource processing and recover facility, and nonhazardous resource collection facility. d) Commercial Use Types 1) Equipment Rental and Sales. Establishments primarily engaged in rental or sales of tools, trucks, tractors, construction equipment and similar products, including incidental storage, maintenance and servicing of such equipment. 2) Heavy Construction and/or Equipment Repair Services. Establishments primarily engaged with heavy construction activities and equipment, including; trucks with greater than a one and one-half ton rating, cranes, crawler-type tractors, earth movers, road graders, bulldozers, dump trucks, and other equipment of equal or greater size and weight. 3) Research Services and Manufacturing. A structure or group of structures used primarily for applied and developmental research, where product testing is an integral part of the operation and goods or products may be manufactured as necessary for testing, evaluation, and test marketing. 4) Laboratory Research. A facility for scientific laboratory analysis in technology- intensive fields, laboratory research facility must be an accessory to the primary use on site. Examples include; biotechnology, pharmaceuticals, genetics, plastics, polymers, resins, coatings, fibers, fabrics, films, heat transfer, and radiation research facilities. 5) Laboratory Support. A facility for scientific laboratory analysis of natural resources, construction materials, medical resources, and manufactured materials. The scientific analysis is usually performed for an outside customer, to support the work of that customer. This use type includes environmental laboratories for the analysis of air, water, and soil; medical or veterinary laboratories for the analysis of blood, tissue, or other human medical or animal products. Also, forensic laboratories for analysis of 3  evidence in support of law enforcement agencies. 6) Research and Development Facilities. Facilities providing research and development services that do not involve the mass manufacture, fabrication, processing, or sale of products. Such uses shall not violate any odor, dust, smoke, gas, noise, radiation, vibration, or similar pollution standards as required by this section. 7)6) Office buildings as ancillary support services to primary light industrial uses. 8)7) Office type uses are only allowed as incidental accessory and support uses to enhance and promote administrative, clerical, or technical services in association with industrial tenants of the park. 9) Residential living quarters are only allowed as ancillary support uses to industrial tenants, such as management and security and may require conditional approval. Travel Center Facilities that provide for the sale of fuel, provisions, supplies, including Formatted: No bullets or numbering services for over-the-road trucks. The calculation of these areasuses includes, but is are not limited to, fuel islands for diesel fuel, truck washing facilities, truck parking areas, associated maneuvering areas. Travel centers include mix uses, including food sales, general retail services, auto and equipment services, and/or restaurant. 10)8) e) Mixed Use projects will be required to submit a Planned Unit Development application. Mixed Use Projects may be allowed subject to the criteria set forth in Chapter 13 ‘PUD’ Planned Unit Development. Section 15.2-4. Conditional Use: Within any I-1 District, no structure or land shall be used for the following uses except by a conditional use permit. c)a) Any building in excess of ninety (90) feet high. Formatted: Numbered + Level: 1 + d)b) Antennas, radio, television, cellular towers as regulated by Chapter 31. Numbering Style: a, b, c, … + Start at: 1 + e) Construction Batch Plant. A temporary demountable facility used for the manufacturing Alignment: Left + Aligned at: 0.25" + of cement, concrete, asphalt, or other paving materials intended for specific construction Indent at: 0.5" projects. Other similar uses as listed in Section 14-4 as approved by the City Council. c) c) Hazardous, volatile and flammable materials as defined by Title 49 of the Code of Federal Regulations at Sec. 171.8, if the amount of the hazardous materials, hazardous substance, or hazardous waste on a particular premise at any one time exceeds the Formatted: Font: 14 pt “reportable” quantity. The reportable quantity shall be as specified in Title 49 Code of Formatted: Font: (Default) Times New Federal Regulations Sec. 171.101. Any change in ownership requires renewal of the Roman, 12 pt, Kern at 12 pt, Contextual conditional use permit. Hazardous, volatile and flammable materials. Alternates f) d) Resource extraction, on-site extraction of surface or sub –surface materials, mineral Formatted: Normal, No bullets or products, or natural resources. Typical uses include quarries, borrow pits, sand and gravel numbering operations, strip mine s, subsurface tunnel mines, or removal of soil or dirt for off-site use. Formatted: Font: (Default) Times New Roman, 12 pt, Kern at 12 pt, Contextual Section 15.2-5. Interim Uses: Alternates Formatted: Font: (Default) Times New a) Agricultural Crops. The raising and harvesting of field crops on undeveloped land for an Roman, 12 pt, Kern at 12 pt, Contextual agricultural or commercial basis. This definition may include farmers planting crops on a Alternates lease basis for property that is unoccupied at the Industrial Park. Formatted: Font: (Default) Times New Roman, Kern at 12 pt, Contextual Alternates 4 Section 15.2-6. Prohibited Uses: Industrial parks by nature, are developed for industrial use, as such they are not conducive to businesses attracting public. The following uses are prohibited anywhere within the boundaries of the I-1 zoning districts: a) Automotive services including automotive auction lots, automobile rental, automobile sales, automobile maintenance services, and automobile repair. b) Institutional, and a)c) Eleemosynary uses such as; religious or charitable organizations, hospitals, educational institutions, private clubs. b)d) Communication Services such as television studios, telecommunications service centers, film and sound recording studios, broadcast towers except as allowed for on- site communications by approved businesses. c)e) Liquor stores, bars, taverns, nightclubs, burlesque and cabaret facilities. d)f)Restaurants, except where specifically permitted in Section 15.-2-3 under Permitted Uses, Commercial Use Types, item J10: Travel Centers. e)g) Residential uses, except for allowable exemptions contained in this chapter. f)h)Indoor and outdoor recreational facilities such as gymnasiums, theaters, dance halls, bowling centers, gaming arcades, skating rinks, golf courses, stadiums, ballparks, driving ranges, batting cages, swimming pools, go cart courses, paintball ranges, and similar. g)i) Consumer services such as appliance repair shops, jewelry and watch repair, automatic teller machines, electronic hand tool repair facilities, small engine repair shops, or musical instrument repair shops. h)j) Retail sales establishments, except for allowable exemptions contained in this chapter i)k) Fabrics based industries including clothing and apparel production, assembly or distribution j)l) Building construction services including contactors yards, material sales or tradesmen shops (plumbers, electricians, HVAC services, etc.). k)m) Self-storage for personal effects, recreational vehicles, boats, or household goods within enclosed buildings or open air storage lots. l)n) Animal clinics, pet clinics, dog kennels, stables, or veterinary services, including large animals and animal crematoriums. m)o) Livestock operations including; sales barns or auction houses, confined animal feeding operations, slaughtering, dressed production plants, processing or rendering of animals. n) Consumer recycling drop-offs. o)p) Satellite parking for off-site uses. p)q) Resource extraction, on-site extraction of surface or sub –surface materials, mineral products, or natural resources, excluding site grading for a specific construction project or preparation of a site for subsequent development. Typical uses include quarries, borrow pits, sand and gravel operations, strip miners, subsurface tunnel mines, or removal of soil or dirt for off-site use. q)r)Surplus sales such as flea markets, auction houses, factory outlet centers, or merchandise liquidators. r) Institutional property, such as religious or charitable organizations, hospitals, and 5  educational institutions. s) Recreational. t) Self-storage. u) Recycling collection and processing. Post-consumer nonhazardous resource processing and recover facility, and nonhazardous resource collection facility, when conducted entirely within a building. s) Any business unable to meet wastewater pre-treatment requirements. v)t) Refuse transfer station. Section 15.2-7. Lot, Height, Area and Yard Requirements: a) Maximum height of any building shall not exceed FAA requirements. Use the following link for Formatted: Indent: Left: -0.13" the required FAA’s 7460 form and process, https://oeaaa.faa.gov/oeaaa/external/portal.jsp.. Formatted: Font: (Default) Times New b) Maximum coverage – Industrial buildings shall not cover an area greater than sixty-five Roman percent (65%) of the tract. Formatted: Font: (Default) Times New c) Minimum yards are as follows: Roman 1) Front – one hundred-ten (110) feet along the one hundred (100) foot easement area. The Formatted: Font: (Default) Times New one hundred (100) foot easement area is located on west side of 55th St. NE from Railway Roman Avenue to 30th Ave NE, and south side of 30th Ave. NE from 55th St. NE to 42nd St. NE. For the remaining areas, set back shall be forty (40) feetsetbacks shall be fifty (50) feet. Formatted: Font: (Default) Times New Roman 2) Side – street side (corner) and double fronted street side lots forty (40) feet on each street side. Formatted: Font: (Default) Times New 3) Side – interior side – ten (10) feet except where the side of the lot adjoins the "AG" Roman district or any residential district in which case the minimum side yard abutting an AG Formatted: Font: (Default) Times New district shall be twenty thirty (320) feet and the minimum side yard abutting a residential Roman, 12 pt, Kern at 12 pt, Contextual district shall be thirty (30) feet for buildings up to thirty-five (35) feet plus one foot for Alternates each foot of building height to a maximum of sixty-five (65) feet. 4) Rear – zero (0) except where the rear of the lot that adjoins the "AG" district or any residential district in which case the minimum rear yard shall be fifty (50) feet for buildings up to thirty-five (35) feet in height plus one foot for each foot of building height to a maximum of sixty-five (65) feet. Formatted: Font: (Default) Times New Roman, 12 pt, Kern at 12 pt, Contextual Minimum side and rear setbacks from residential and AG zoning districts are as follows: Alternates Height of Acces s ory Side Rear Side Rear Front Formatted: Centered, Indent: Left: 0.06", or Setback Abutting Setback Abutting Setback Abutting Setback Abutting Setback Abutting Tab stops: Not at 0.5" Principal R-Zoned R-Zoned AG Zoned AG Zoned AG Zoned Building Lot (feet) Lot (feet) Lot (feet) Lot (feet) Lot (feet) (feet) 0-35 30 50 20 20 50 30+1 for 50+1 for each foot each foot of of building building 36+ height 50 20 20 height above 35 above 35 feet to feet to max. of max. of 65 feet 65 feet 6  Height of Side Setback Rear Setback Side Setback Rear Setback Formatted Table Accessory or Abutting R- Abutting R- Abutting AG Abutting AG Principal Zoned Lot (feet) Zoned Lot (feet) Zoned Lot (feet) Zoned Lot (feet) Building (feet) 0-35 30 50 20 20 36+ 30+1 for each 50 20 20 foot of building height above 35 feet to max. of 65 d) Minimum district size – twenty (20) acres. e) Minimum lot area – five (5) acres. f) Minimum lot width – three hundred-thirty (330) feet. g) Minimum lot depth – three hundred-thirty (330) feet. h) Industrial use must have a floor area ratio of .5. For mixed use developments and industrial use must have a floor area ratio of .5. Section 15.2-8. Landscaping and Screening All development sites shall be landscaped to meet minimum requirements or better, as set forth in this section. Exception will be made for certain industrial uses based on industry exemptions where landscaping can be substantially reduced by the Planning Director on a case by case basis. a) Front Yard. 1) A landscape strip measuring at least twenty (20) feet in width shall be reserved adjacent to all public and private roads and roadway easements for the length of the property. Said landscape strip shall not include public right-of way or easement, nor the public sidewalk, if a walk is present, and shall be located between the right-of-way and the parking lot or building. The strip shall be planted to turf grass by seeding or sodding. 2) Street trees shall be planted in the front yard landscape strip. Deciduous canopy trees at least two-inches (2”) in caliper size (trunk diameter measured six inches above the root ball) shall be planted at a ratio of one (1) tree per fifty (50) lineal feet of frontage, however, trees need not be spaced evenly apart. 3) At access points from the road into parking lots or site internal drives, accent plantings shall be included on both sides of the access point. A minimum of three (3) conifer (evergreen) trees at least five feet (5’) in height and a minimum of three (3) ornamental trees at least one and one-half inch (1 ½”) caliper shall be planted in groupings in proximity to the access point. A planting bed containing at least eighteen shrubs, minimum two (2) gallon size, shall be provided on both sides of the access point, but not in such a manner as to violate the required sight distance triangle for intersections. The planting bed around these shrubs shall contain groundcover plants, perennials or annuals. b) Side and/or Rear Yard. 1) For industrial or commercial developments located on lots that abut property zoned RA, R1, R1S, R2, R3C, RM, RH, or MH a twenty-foot wide landscaped buffer yard is required. Said buffer yard may be increased in width where large setbacks are 7  present or if required by the Planning Commission and City Council. The entire buffer yard shall be planted to turf grass, either seeded or sodded. The buffer yard shall be free of paved or rocked areas and shall not contain driveways, outdoor storage areas, or parking areas. A fence may be erected to improve buffering, but shall not substitute for the required plantings. 2) Trees shall be planted in the buffer yard to provide screening. One conifer (evergreen) tree at least five feet (5’) in height shall be planted for each four-hundred square feet (400 s.f.) of buffer yard area. The trees can be staggered or evenly spaced to provide the best screening between the two properties. c) Outdoor Storage and Display. Formatted: Indent: Left: 0", Hanging: 1) No outdoor storage is allowed in the front yard; however, outdoor display is allowable. 0.13", Numbered + Level: 1 + Numbering Display areas should be no more than ten (10) percent of frontage. Style: a, b, c, … + Start at: 3 + Alignment: 2) Any incidental outdoor storage areas that are located in the side yard or rear yard and Left + Aligned at: 0.38" + Indent at: 0.63" visible from any public street shall be screened from view with a solid fence or Formatted: Indent: Left: 0.38", Numbered screening wall eight (8) feet in height. Chain-link fencing or chain-link fencing with + Level: 2 + Numbering Style: 1, 2, 3, … + internal slats shall not meet this screening requirement. Start at: 1 + Alignment: Left + Aligned at: 0.75" + Indent at: 1" Section 15.2-9. Off-Street Parking and Access Formatted: Font: (Default) Times New Roman, 12 pt, Kern at 12 pt, Contextual Alternates a) Parking areas shall be distributed around large buildings on not less than two sides in order to shorten the distance to other buildings and public sidewalks and to reduce the perceived scale of paved surfaces. b) Parking in the front yard shall be limited to thirty (30) spaces or twenty percent (20%) of the total required parking, whichever is greater. c) The areas required for hard-surfaced paving are primary access drives and fire lanes, office parking areas, other commercial use areas, and handicapped parking spaces where there is expected to be a significant amount of vehicular and pedestrian traffic. d) Off-street parking facilities, including vehicular drives and maneuvering areas, in the I-1 District are prohibited within: 1) Twenty feet (20’) of street rights-of-way. 2) Twenty Thirty feet (320’) from all residential districts. Section 15.2-10. Pervious Parking a) An exception to paving requirements can be made for parking areas and outdoor storage / display areas where crushed and/or recycled rock, concrete, gravel or other permeable/porous surfaces can be used within the defined parking area as approved during site plan review subject to the following criteria: 1) The findings of the Planning Director shall indicate what number or percentage of required parking spaces may be so provided. 2) The permeable/porous surface shall meet the approval standard specified for the product being used. of the Department of Engineering 3) Permeable/porous surfaces shall be adequately drained. 4) Permeable/porous parking areas shall be maintained by the property owner for their intended function for the duration of its life. 8 Section 15.2-11. Off-Street Parking Quantities by Use Type: The following ratios shall be used to determine the total number of off-street parking stalls required for each facility. Requirements for multi-function facilities shall be determined by dividing the facility into functional use types and calculating each use type separately, then adding the numbers to establish a final quantity. Off street parking requirements for all uses not listed below shall be one (1) parking stall per one thousand (1,000) square feet of gross floor area unless an alternative quantity is approved by the Planning Director. a) Truck terminal – one (1) stall per two thousand (2000) square feet of gross floor area b) Container yard – one (1) stall per five thousand (5000) square feet of lot area c) Custom manufacturing – one (1) stall per five hundred (500) square feet of gross floor area d) Equipment rental and sales - one (1) stall per five hundred (500) square feet of gross floor area e) Heavy construction and/or equipment repair services – one (1) stall per five hundred (500) square feet of gross floor area f) Laboratory research – one (1) stall per three hundred (300) square feet of gross floor area g) Laboratory support – one (1) stall per five hundred (500) square feet of gross floor area h) Research and development facilities – one (1) stall per three hundred (300) square feet i) Office – one (1) stall per two hundred-fifty (250) square feet of gross floor area j) Residential living quarters – one (1) per resident k)j) Travel center – one (1) truck stall per five thousand (5000) square feet of lot area and one (1) passenger car stall per tree hundred (300) square feet of gross floor area l) Warehousing – One (1) stall per two thousand (2,000) square feet when under fifty thousand (50,000) square feet of gross floor area, or one (1) stall per four thousand (4,000) square feet when over fifty thousand (50,000) square feet of gross floor area Formatted: Font: Kern at 12 pt, Contextual Alternates Formatted: Normal, Indent: Left: 0" Section 15.2-12. Industrial Park Design Guidelines Industrial Uses: a) Buildings shall to be sited along major streets (County Road 19, County Road 12, County Road 10A/46th Ave NE, 30th Ave NE, 19th Ave NE, 42nd St. NE, and 55th St. NE) shall be designed to eliminate visual monotony of so that there are no long uninterrupted building surfaces. For every one hundred (100) feet of building wall surface a minimum of a five (5) foot inset or projecting element extending a minimum of twenty (20) feet shall be provided. Equivalent aArchitectural design features which are found to meet the intent of this design measure may be approved by the Planning Director. b) Building Form and Scale: The mass and scale of large, box-like buildings shall be reduced through the incorporation of varying building heights and setbacks along the front and street side building façades: 9  1) Front and street side facades of large buildings visible from a public street shall include architectural features such as reveals, windows and openings, changes in color, texture, materials, and finishes to add interest to the building elevation and reduce its visual mass. 2) Primary building entries shall be readily identifiable and well defined through the use of vestibules, projections, recesses, columns, roof structures, or other design elements. 3) Service and loading doors shall not be located on front or street side facades adjacent to a public right-of-way. The primary construction material used for large industrial buildings will be metal panel and pre-cast concrete walls. Opportunities to diversify the blank, continuous facades that are inherent with these construction materials shall be encouraged. Non-Industrial Uses: (See diagram below.) a) The following site design and materials are required; 1) controlled site access with appropriate maneuvering areas for trucks separated from general vehicle circulation (1); 2) employee parking and service areas located at the sides and/or rear of buildings (2); 3) convenient public access and short-term visitor parking at the front of the building (3); 4) screening of storage, work areas, and mechanical equipment and buffering of adjacent less intensive land uses (4) 5) emphasis on a well-designed main building entry and street orientated landscaping (5) 6) Pedestrian amenities (6) Diagram 1 b) Building Elements: A comprehensive material and color scheme shall be developed for each site. Material and color variations in multi-building complexes shall be complementary and compatible among non-industrial buildings. 1) Large expanses of smooth material (e.g., concrete and/or metal panels) shall be broken up with expansion joints, reveals, or changes in texture and color. 2) Large expanses of highly reflective surface and mirror glass exterior walls shall be avoided to prevent glare impacts on adjacent public streets and properties. 10  3) Bright, contrasting colors shall be used for small areas of building accents only. 4) Standing seam metal and metal panel buildings are allowed in this zoning district, however, certain standards as set forth in this section shall apply to metal buildings. 5) Buildings should contain the three traditional parts of a building in appropriate proportions: base, mid-section, and top. A combination of materials and finishes shall be employed. i. Building Base – The lowest portion of a building at grade creates opportunity to establish an architectural base. The base may include horizontal or vertical projections, changes in surface texture or finish, or a change in material type or color. The size of the base should be in proportion to the overall size of the building. ii. Base materials should be highly resistant to damage, defacement, and general wear and tear. Pre-cast decorative concrete, ceramic tiles, stone masonry, brick, slate, other natural stone, and commercial grade EFIS are acceptable examples. iii. Use of metal panels shall be limited on commercial buildings to thirty percent (30%) and the metal panels shall be of a complementary style and color to the other construction materials iv. In general, the base materials should appear “heavier” and “darker” in appearance than the materials and color used for the building’s main exterior. Windows, doors, and openings should be detailed and accented to emphasize them as important parts of the building. f) Trash and Recyclable Materials: 1) All trash, recyclable materials and handling equipment shall be stored within the principal structure; or stored within an accessory structure constructed of building materials compatible with the principle structure, maintenance free or composite materials or a steel sub-structure wrapped with composite material that matches the principle building. Wood or chain link fencing with and/or without slats is not a permitted enclosure material. The structure shall have swinging doors or an overhead door on tracks with a walk door provided. g) Additions or alterations to existing buildings: 1) A one-time building addition of twenty-five percent (25%) or less of the existing floor area does not have to comply with the standards of this Section after adoption of the ordinance. Any building addition of more than twenty-five percent (25%) of the existing floor area, but less than fifty percent (50%) of the area, the addition shall comply with the standards of this Section. 2) When an existing building is expanded over fifty percent (50%) but below seventy- five (75%) of the existing square footage the building addition plus the existing building area shall meet the standards of this Section with an enhanced entry or building accenting added to the existing portion to bring the existing building closer to conformance. 3) When an existing building is completely refaced or building remodeled over seventy- five percent (75%) of the existing square footage of the building, the addition plus the existing building area shall meet the standards of this Section. Section 15.2-13. Subdivision Plat Approval Required: 11 Requests to rezone property to the I-1 district must be processed concurrently with an application for subdivision plat approval in conformance with an approved master plan for the industrial park. Section 15.2-14. Performance Standards for I-1 District: All performance standards for the Industrial Park must meet the environmental standards and regulations of the Environmental Protection Agency (EPA), the Americans with Disabilities Act (ADA) requirements, the City of Minot, the state of North Dakota, and the FAA. Performance standards include air pollution, odor, vibration, noise, fire and explosion hazard, glare, radiation, radioactive materials, electromagnetic interference, water and sewage, and height restrictions. Applicants are required to submit site and building plans. 12  CHAPTER 15.3 - I-2, NORTHEAST HEAVY INDUSTRIAL PARK DISTRICT Section 15.3-1. Purpose and Intent: The Heavy Industrial Park District is intended to accommodate a wide variety of heavy industrial uses, some of which may have significant external effects. The heavier industries are permitted, with fewer requirements as to screening, paving of parking areas and enclosure than in M-2 Districts, but with greater emphasis on complementing Light Industrial Park uses. Some I-2 uses are permitted only as a conditional use or at some distance from residential districts. The I-2 district is intended to provide space in attractive and appropriate locations for certain types of heavy manufacturing and employment uses in a campus-like setting typical of business and industrial parks. A PUD master plan approachoverlay would provide for more creative arrangements of buildings and open space that promote goods and idea exchange, reduce transportation costs and enhance synergies for value chain based cluster development. Targeted uses include accessory and value-added businesses such as transportation, distribution, manufacturing, and warehousing that support the base agri-business tenants and energy related establishments. Some of the permitted uses in I-2 may also be permitted in other zoning districts such as M2, however, all development standards and regulations pertaining to I-2 district zones are found solely in this chapter, unless otherwise referenced. I-2 district zones are designated on the Future Land Use Map of the Comprehensive Development Plan as “Industrial.” Section 15.3-2. Uses Permitted: 1) Any permitted use in I-1 Northeast Light Industrial Park District. 1)2) General Industry. Enterprises engaged in the processing, manufacturing, compounding, assembly, packaging, treatment or fabrication of materials and products from prepared materials or from raw materials. 2)3) Heavy Industry. Enterprises involved with the basic processing and manufacturing of products, predominantly from raw materials, with noticeable noise, odor, vibration, or air pollution effects across property lines; or a use or process engaged in the storage of or processes involving potentially or actually hazardous, explosive, flammable, or radioactive, or other commonly recognized hazardous materials. Typical uses include; processing and packaging alcoholic beverages, stone-work and pre-cast concrete, metal fabricating, machinery manufacturing, lumber milling. 3)4) Industrial Processing. The series of continuous actions that changes one or more raw materials into a finished product, or a product requiring subsequent processing at another site. Typical uses include; chemical processing and mechanical processing. 4)5) Primary Manufacturing. Establishments engaged in the initial processing or treatment of raw material or manufacturing of products that require additional processing, fabrication, or assembly for ultimate use by the consumer. 6) Plastics and Rubber Manufacturing. The manufacture of rubber products including: rubber Formatted: Indent: Left: -0.06" footwear, mechanical rubber goods, heels and shoes, flooring, rubber sundries from natural, synthetic, or reclaimed rubber. Aldo includes: establishments engaged in molding primary plastics for the trade, and manufacturing miscellaneous finished plastic products, fiberglass 1  manufacturing, and fiberglass application services. 7) Container Yard. A facility where cargo containers are stored, transshipped manufactured, and recycled. Formatted: Kern at 12 pt, Contextual 5)8) Open warehousing involves open air storage, distribution, and handling of goods and Alternates materials. Typical uses include pipe yards, grain elevators, or open storage. Open storage shall be screened from view of any public or private street. Screening shall be approved by the City Planning Department according to Section 15.2.8. Section 15.3-3. Conditional Uses: Within any I-2 District, no structure or land shall be used for the following uses except by a conditional use permit. a) All uses permitted within the I-1, Light Industrial Park District b) Energy. Energy uses include on-site extraction, production of, or manufacturing of products predominately from mineral products, natural resources, or raw materials. Energy use types ties in activity in the oil and gas industry or the manufacturing of a fertilizer plant. 1) Oil Refinery. Industrial process plant where crude oil is processed and refined into products such as petroleum, gasoline, asphalt base, heating oil, kerosene, etc. 2) Value-added Energy. A change in the physical state or form of the product, such as taking natural gas and producing olefins, polyolefins, and other specialty chemicals. For example, by taking ethane and producing plastic, which in turn has byproducts that can produce nitrogen. 3) Bio-Refinery. A facility that integrates biomass conversion processes and equipment to produce fuels, power, and heat. Section 15.3-4. Prohibited Uses: Industrial parks by nature, are developed for industrial use, as such they are not conducive to businesses attracting public. The following uses are prohibited anywhere within the boundaries of the I2 zoning districts: a) Automotive services including automotive auction lots, automobile rental, automobile sales, automobile maintenance services, and automobile repair. Institutional and Eleemosynary uses such as; religious or charitable organizations, hospitals, educational institutions, private clubs. b) Communication Services such as television studios, telecommunications service centers, film and sound recording studios, broadcast towers except as allowed for on-site communications by approved businesses. c) Liquor stores, bars, taverns, nightclubs, burlesque, and cabaret facilities. d) Restaurants, except where specifically permitted in Section 15-2-3 under Permitted Uses, Commercial Use Types, item J: Travel Centers. e) Residential uses, except for allowable exemptions contained in this chapter. f) Indoor and outdoor recreational facilities such as gymnasiums, theaters, dance halls, bowling centers, gaming arcades, skating rinks, golf courses, stadiums, ballparks, driving ranges, batting cages, swimming pools, go cart courses, paintball ranges, and similar. g) Consumer services such as appliance repair shops, jewelry and watch repair, automatic teller 2  machines, electronic hand tool repair facilities, small engine repair shops, or musical instrument repair shops. h) Retail sales establishments, except for allowable exemptions contained in this chapter i) Fabrics based industries including clothing and apparel production, assembly or distribution j) Building construction services including contactors yards, material sales or tradesmen shops (plumbers, electricians, HVAC services, etc.). k) Self-storage for personal effects, recreational vehicles, boats, or household goods within enclosed buildings or open air storage lots. l) Animal clinics, pet clinics, dog kennels, stables, or veterinary services, including large animals. m) Livestock operations including; sales barns or auction houses, confined animal feeding operations, slaughtering, dressed production plants, processing or rendering of animals. n) Consumer recycling drop-offs. o) Satellite parking for off-site uses. p) Resource extraction, on-site extraction of surface or sub –surface materials, mineral products, or natural resources, excluding site grading for a specific construction project or preparation of a site for subsequent development. Typical uses include quarries, borrow pits, sand and gravel operations, strip miners, subsurface tunnel mines, or removal of soil or dirt for off-site use. q) Surplus sales such as flea markets, auction houses, factory outlet centers, or merchandise liquidators. r) Institutional property, such as religious or charitable organizations, hospitals, and educational institutions. s) Recreational. t) Self-storage. u) Recycling collection and processing. Post-consumer nonhazardous resource processing and recover facility, and nonhazardous resource collection facility, when conducted entirely within a building. v) Any business unable to meet wastewater pre-treatment requirements. Section 15.3-5. Lot, Height, Area and Yard Requirements: a) Maximum height of any building shall not exceed FAA requirements. b) Maximum coverage – Industrial buildings shall not cover an area greater than sixty-five percent (65%) of the tract. c) Minimum yards are as follows: 1) Front – one hundred-ten (110) feet along the one hundred (100) foot easement area. The one hundred (100) foot easement area is located on west side of 55th St. NE from Railway Avenue to 30th Ave NE, and south side of 30th Ave. NE from 55th St. NE to 42nd St. NE. For the remaining areas, set back shall be forty (40) feet. 2) Side – street side (corner) and double fronted street side lots forty (40) feet on each street side. 3) Side – interior side – ten (10) except where the side of the lot adjoins the "AG" district or any residential district in which case the minimum side yard abutting an AG district shall be twenty (20) feet and the minimum side yard abutting a residential district shall be thirty (30) feet for buildings up to thirty-five (35) feet plus one foot for each foot of 3  building height to a maximum of sixty-five (65) feet. 4) Rear – zero (0) except where the rear of the lot adjoins the "AG" district or any residential district in which case the minimum rear yard shall be fifty (50) feet for buildings up to thirty-five (35) feet plus one foot for each foot of building height to a maximum of sixty-five (65) feet. 5) If property is served by rail, there is no setback for side adjacent to rail. Minimum side and rear setbacks from residential and AG zoning districts are as follows: Height of Side Setback Rear Setback Side Setback Rear Setback Accessory or Abutting R- Abutting R- Abutting AG Abutting AG Principal Zoned Lot (feet) Zoned Lot (feet) Zoned Lot (feet) Zoned Lot (feet) Building (feet) 0-35 30 50 20 20 36+ 30+1 for each 50 20 20 foot of building height above 35 feet to max. of 65 All yards are subject to the limitations, exceptions and other modifications set by Planning Director as per Chapter 24-1-h, 1-3. d) Minimum lot area – five (5) acres. e) Minimum lot width – three hundred-thirty (330) feet. f) Minimum lot depth – three hundred-thirty (330) feet. g) Industrial use must have a floor area ratio of .5. For mixed use developments and industrial use must have a floor area ratio of .5. Section 15.32-6. Landscaping and Screening All development sites shall be landscaped to meet minimum requirements or better, as set forth in this section. a) Front Yard. 1) A landscape strip measuring at least twenty (20) feet in width shall be reserved adjacent to all public and private roads and roadway easements for the length of the property. Said landscape strip shall not include public right-of way or easement, nor the public sidewalk, if a walk is present, and shall be located between the right-of-way and the parking lot or building. The strip shall be planted to turf grass by seeding or sodding. 2) Street trees shall be planted in the front yard landscape strip. Deciduous canopy trees at least two-inches (2”) in caliper size (trunk diameter measured six inches above the root ball) shall be planted at a ratio of one (1) tree per fifty (50) lineal feet of frontage, however trees need not be spaced evenly apart. 3) At access points from the road into parking lots or site internal drives accent plantings shall be included on both sides of the access point. A minimum of three (3) conifer (evergreen) trees at least five feet (5’) in height and a minimum of three (3) ornamental trees at least one and one-half inch (1 ½”) caliper shall be planted in groupings in 4  proximity to the access point. A planting bed containing at least eighteen shrubs, minimum two (2) gallon size, shall be provided on both sides of the access point, but not in such a manner as to violate the required sight distance triangle for intersections. The planting bed around these shrubs shall contain groundcover plants, perennials or annuals. b) Side and/or Rear Yard. 1) For industrial or commercial developments located on lots that abut property zoned RA, R1, R1S, R2, R3C, RM, RH, or MH a twenty-foot wide landscaped buffer yard is required. Said buffer yard may be increased in width where large setbacks are present or if required by the Planning Commission and City Council. The entire buffer yard shall be planted to turf grass, either seeded or sodded. The buffer yard shall be free of paved or rocked areas and shall not contain driveways, outdoor storage areas, or parking areas. A fence may be erected to improve buffering, but shall not substitute for the required plantings. 2) Trees shall be planted in the buffer yard to provide screening. One conifer (evergreen) tree at least five feet (5’) in height shall be planted for each four-hundred square feet (400 s.f.) of buffer yard area. The trees can be staggered or evenly spaced to provide the best screening between the two properties. Section 15.23-7. Off-Street Parking and Access a) Parking areas shall be distributed around large buildings on not less than two sides in order to shorten the distance to other buildings and public sidewalks and to reduce the perceived scale of paved surfaces. b) Parking in the front yard shall be limited to thirty (30) spaces or twenty percent (20%) of the total required parking, whichever is greater. c) The areas required for hard-surfaced paving are primary access drives and fire lanes, office parking areas, other commercial use areas, and handicapped parking spaces where there is expected to be a significant amount of vehicular and pedestrian traffic. d) Off-street parking facilities, including vehicular drives and maneuvering areas, in the I-1 District are prohibited within: 1) Twenty feet (20’) of street rights-of-way. 2) Twenty feet (20’) from all residential districts. Section 15.32-8. Pervious Parking a) An exception to paving requirements can be made for parking areas and outdoor storage / display areas where crushed and/or recycled rock, concrete, gravel or other permeable/porous surfaces can be used within the defined parking area as approved during site plan review subject to the following criteria: 1) The findings of the Planning Director shall indicate what number or percentage of required parking spaces may be so provided. 2) The permeable/porous surface shall meet the approval of the Department of Engineering 3) Permeable/porous surfaces shall be adequately drained. 4) Permeable/porous parking areas shall be maintained by the property owner for their intended function for the duration of its life. 5 Section 15.23-9. Off-Street Parking Quantities by Use Type: The following ratios shall be used to determine the total number of off-street parking stalls required for each facility. Requirements for multi-function facilities shall be determined by dividing the facility into functional use types and calculating each use type separately, then adding the numbers to establish a final quantity. Off street parking requirements for all uses not listed below shall be one (1) parking stall per one thousand (1,000) square feet of gross floor area unless an alternative quantity is approved by the Planning Director. a) Truck terminal – one (1) stall per two thousand (2000) square feet of gross floor area b) Container yard – one (1) stall per five thousand (5000) square feet of lot area c) Custom manufacturing – one (1) stall per five hundred (500) square feet of gross floor area d) Equipment rental and sales - one (1) stall per five hundred (500) square feet of gross floor area e) Heavy construction and/or equipment repair services – one (1) stall per five hundred (500) square feet of gross floor area f) Laboratory research – one (1) stall per three hundred (300) square feet of gross floor area g) Laboratory support – one (1) stall per five hundred (500) square feet of gross floor area h) Research and development facilities – one (1) stall per three hundred (300) square feet i) Office – one (1) stall per two hundred-fifty (250) square feet of gross floor area j) Residential living quarters – one (1) per resident k) Travel center – one (1) truck stall per five thousand (5000) square feet of lot area and one (1) passenger car stall per tree hundred (300) square feet of gross floor area l) Warehousing – One (1) stall per two thousand (2,000) square feet when under fifty thousand (50,000) square feet of gross floor area, or one (1) stall per four thousand (4,000) square feet when over fifty thousand (50,000) square feet of gross floor area Section 15.23-10. Industrial Park Design Guidelines Industrial Uses: a) Buildings shall be sited along major streets (County Road 19, County Road 12, County Road 10A/46th Ave NE, 30th Ave NE, 19th Ave NE, 42nd St. NE, and 55th St. NE) shall be designed so that there are no long uninterrupted building surfaces. For every one hundred (100) feet of building wall surface a minimum of a five (5) foot inset or projecting element extending a minimum of twenty (20) feet shall be provided. Equivalent architectural design features which are found to meet the intent of this design measure may be approved by the Planning Director. b) Building Form and Scale: The mass and scale of large, box-like buildings shall be reduced through the incorporation of varying building heights and setbacks along the front and street side building façades: 6  1) Front and street side facades of large buildings visible from a public street shall include architectural features such as reveals, windows and openings, changes in color, texture, materials, and finishes to add interest to the building elevation and reduce its visual mass. 2) Primary building entries shall be readily identifiable and well defined through the use of vestibules, projections, recesses, columns, roof structures, or other design elements. 3) Service and loading doors shall not be located on front or street side facades adjacent to a public right-of-way. The primary construction material used for large industrial buildings will be metal panel and pre-cast concrete walls. Opportunities to diversify the blank, continuous facades that are inherent with these construction materials shall be encouraged. Non-Industrial Uses: (See diagram below.) a) The following site design and materials are required; 1) controlled site access with appropriate maneuvering areas for trucks separated from general vehicle circulation (1); 2) employee parking and service areas located at the sides and/or rear of buildings (2); 3) convenient public access and short-term visitor parking at the front of the building (3); 4) screening of storage, work areas, and mechanical equipment and buffering of adjacent less intensive land uses (4) 5) emphasis on a well-designed main building entry and street orientated landscaping (5) 6) Pedestrian amenities (6) Diagram 1 b) Building Elements: A comprehensive material and color scheme shall be developed for each site. Material and color variations in multi-building complexes shall be complementary and compatible among non-industrial buildings. 1) Large expanses of smooth material (e.g., concrete and/or metal panels) shall be broken up with expansion joints, reveals, or changes in texture and color. 2) Large expanses of highly reflective surface and mirror glass exterior walls shall be avoided to prevent glare impacts on adjacent public streets and properties. 7  3) Bright, contrasting colors shall be used for small areas of building accents only. 4) Standing seam metal and metal panel buildings are allowed in this zoning district, however, certain standards as set forth in this section shall apply to metal buildings. 5) Buildings should contain the three traditional parts of a building in appropriate proportions: base, mid-section, and top. A combination of materials and finishes shall be employed. i. Building Base – The lowest portion of a building at grade creates opportunity to establish an architectural base. The base may include horizontal or vertical projections, changes in surface texture or finish, or a change in material type or color. The size of the base should be in proportion to the overall size of the building. ii. Base materials should be highly resistant to damage, defacement, and general wear and tear. Pre-cast decorative concrete, ceramic tiles, stone masonry, brick, slate, other natural stone, and commercial grade EFIS are acceptable examples. iii. Use of metal panels shall be limited on commercial buildings to thirty percent (30%) and the metal panels shall be of a complementary style and color to the other construction materials iv. In general, the base materials should appear “heavier” and “darker” in appearance than the materials and color used for the building’s main exterior. Windows, doors, and openings should be detailed and accented to emphasize them as important parts of the building. f) Trash and Recyclable Materials: 1) All trash, recyclable materials and handling equipment shall be stored within the principal structure; or stored within an accessory structure constructed of building materials compatible with the principle structure, maintenance free or composite materials or a steel sub-structure wrapped with composite material that matches the principle building. Wood or chain link fencing with and/or without slats is not a permitted enclosure material. The structure shall have swinging doors or an overhead door on tracks with a walk door provided. g) Additions or alterations to existing buildings: 1) A one-time building addition of twenty-five percent (25%) or less of the existing floor area does not have to comply with the standards of this Section after adoption of the ordinance. Any building addition of more than twenty-five percent (25%) of the existing floor area, but less than fifty percent (50%) of the area, the addition shall comply with the standards of this Section. 2) When an existing building is expanded over fifty percent (50%) but below seventy- five (75%) of the existing square footage the building addition plus the existing building area shall meet the standards of this Section with an enhanced entry or building accenting added to the existing portion to bring the existing building closer to conformance. 3) When an existing building is completely refaced or building remodeled over seventy- five percent (75%) of the existing square footage of the building, the addition plus the existing building area shall meet the standards of this Section. 8 Section 15.32-11. Subdivision Plat Approval Required: Requests to rezone property to the I-12 district must be processed concurrently with an application for subdivision plat approval in conformance with an approved master plan for the industrial park. Section 15.32-12. Performance Standards for I-12 District: All performance standards for the Industrial Park must meet the environmental standards and regulations of the Environmental Protection Agency (EPA), the Americans with Disabilities Act (ADA) requirements, the City of Minot, the state of North Dakota, and the FAA. Performance standards include air pollution, odor, vibration, noise, fire and explosion hazard, glare, radiation, radioactive materials, electromagnetic interference, water and sewage, and height restrictions. Applicants are required to submit site and building plans. 9