pc-agenda-dec-28-20
REGULAR MEETING AGENDA
This meeting will be held via Webex in accordance with the local emergency declaration made by the
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consideration.
1. Call to Order
2. Approval of Agenda
3. Approval of Minutes
December 14, 2020, Regular Planning Commission Meeting
4. Discussion – Modifying the Moderate Density Residential (R‐2) Zoning District to Allow Rowhouses
5. Discussion – 2020 Land Use/Zoning Study – Light Industrial and Industrial Uses
– End of Televised Portion of Meeting –
To listen to this portion, please call 1‐415‐655‐0001 and enter meeting access code 177 688 9659.
6. Council Liaison Report
7. Reports on Board of Zoning Appeals and Other Meetings
8. Other Business
9. Adjournment
December 28, 2020 – 7 pm
REGULAR MEETING MINUTES
This meeting was held via Webex in accordance with the local emergency declaration made by
the City under Minn. Stat. § 12.37. In accordance with that declaration, beginning on March 16,
2020, all Planning Commission meetings held during the emergency were conducted
electronically. The City used Webex to conduct this meeting and members of the public were
able to monitor the meetings by watching it on Comcast cable channel 16, by streaming it on
CCXmedia.org, or by dialing in to the public call‐in line.
1. Call to Order
The meeting was called to order at 7:00 by Chair Blum.
Roll Call
Commissioners present: Rich Baker, Ron Blum, Adam Brookins, Andy Johnson, Noah Orloff, Lauren
Pockl, Chuck Segelbaum
Commissioners absent: Ryan Sadeghi
Staff present: Jason Zimmerman – Planning Manager, Myles Campbell – Planner
Council Liaison present: Gillian Rosenquist
2. Approval of Agenda
Chair Blum asked for a motion to approve the agenda.
MOTION made by Commissioner Pockl, seconded by Commissioner Johnson, to approve the agenda
of December 14, 2020. Staff called a roll call vote and the motion carried unanimously.
3. Approval of Minutes
Chair Blum asked for a motion to approve the minutes from November 23, 2020.
MOTION made by Commissioner Johnson, seconded by Commissioner Pockl to approve minutes.
Staff called a roll call vote and the motion carried unanimously.
4. Informal Public Hearing – Informal Public Hearing on Preliminary Plan for Minor Subdivision
Applicant: CityLine Homes Inc.
Addresses: 7324 Harold Ave S
Myles Campbell, Planner, started by stating the proposal to subdivide an existing lot to create two
new lots. The existing home would be demolished as it straddles the proposed internal lot line.
The new lots would remain zoned as they are currently, Moderate Density Residential (R‐2).
Campbell displayed maps of the lot and its location in the city. The existing home was built in 1955,
is zoned (R‐2) and that zoning is guided similarly in the 2040 Comp Plan.
December 14, 2020 – 7 pm
City of Golden Valley Planning Commission Regular Meeting
December 14, 2020 – 7 pm
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Campbell listed the minimum lot requirements for R‐2:
o Single Family Dwelling
Minimum lot area of 6,000 square feet
Minimum width of 50 feet at the front setback line
o Two Family Dwelling
Minimum lot area of 10,000 square feet
Minimum width of 100 feet at the front setback line
The lot proposed for subdivision meets the requirements for development as single‐family
homes, not duplexes.
To be considered a Minor Subdivision, there are three requirements to be met.
In addition to these items, staff listed four more requirements from engineering, a tree survey,
and park dedication fee.
There are nine standards for approval or denial. If it meets these standards, the proposal must
be approved:
1. Meets area, dimensional, and access requirements
2. Not encumbered by steep slopes or excessive wetness
3. Public sewer and water connections are accessible
4. Easements are granted for necessary public purposes
5. Conditioned on any outside public agency requirements (agency required for contact is
MDOT‐no comment has been received by the time of this meeting)
6. Title review by the City Attorney (included in every subdivision)
7. No undue strain on roads, utilities, or adjacent uses (nonresidential parcels)
8. Payment of any fees, charges, or assessments (park dedication fee)
9. These conditions are the only basis for denial. Approval will be granted to any
application that meets them.
Recommendation
The proposed subdivision meets all of the requirements outlined in the City Code, staff
recommends approval of the Minor Subdivision subject to the following conditions:
The City Attorney will determine if a title review is necessary prior to approval of the
Final Plat.
A park dedication fee of $3,030 shall be paid before release of the Final Plat.
Staff answered Commissioner questions on the setback and height requirements for R‐2.
The Chair welcomed the applicant to present any information. The applicant mentioned his
attention to setbacks and elevation and spent time discussing options with staff.
Commissioner Pockl mentioned the large number of trees on the lot and asked what the
impact would be with building. The applicant responded that based on their plans, only one
City of Golden Valley Planning Commission Regular Meeting
December 14, 2020 – 7 pm
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tree will be removed. Commissioner Brookins asked the applicant if they will be applying for
any variances for the builds and the applicant responded he doesn’t think so.
The Chair opened the Public Hearing at 7:20pm
Sharon Lindmeier
7156 Harold Ave
How many trees will be removed? How many stories the prosed houses will be? Will the bike
lane proposed for the area still occur? Will the houses be built as and remain single family? The
caller added the previous development didn’t make the street better as it added a 3.5 story
home in a neighborhood of ramblers; the aesthetic has been damaged by this build.
The applicant responded that the current plan is to build two 2‐story buildings, cut down one
tree and trim a couple others, and the intention is that they will remain single‐family homes.
Campbell added that city zoning requirements state these homes may only be developed as
single‐family homes even though the district allows multi‐family homes. Staff added that as far
as the City is aware, MNDOT is still planning to add the bike lane as it will be in their existing
ROW. This lot/build will not impact that planned trail.
The Chair left the public hearing open while Commissioners discussed the item.
Commissioner Segelbaum stated that after review, the proposal seems to meet the
requirements of a subdivision and doesn’t see any reason not to vote to recommend approval.
Chair Blum seconded this statement. Commissioner Brookins stated the same and added that
he hopes a firm line may be held to not allow further variances for the subdivided properties
and to think about the impact on the neighbors. Commissioner Pockl stated that her concerns
were addressed and agrees all the requirements have been met to lead the Commission to
support the application.
Josh Awend
7210 Harold
Stated that he went through this process when building their home and asked if there were
preliminary plans or schedules for this project. He added that he stands in support of the
subdivision and build.
Staff responded that any subdivision goes through a preliminary and final plat process. Staff
worked with the applicant to find design plans that would fit the requirements of the City.
The Chair closed the Public Hearing at 7:32pm
MOTION made by Commissioner Baker, seconded by Commissioner Segelbaum to recommend
approval of minor subdivision at 7342 Harold Ave, per findings provided by staff.
Staff called a roll call vote and the motion carried unanimously.
City of Golden Valley Planning Commission Regular Meeting
December 14, 2020 – 7 pm
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5. Informal Public Hearing – Conditional Use Permit for 750 Boone Avenue North
Applicant: GNP Development, on behalf of Blue Pearl Veterinary Clinic
Addresses: 750 Boone Ave N
Jason Zimmerman, Planning Manager, introduced the request for the CUP to operate an animal
hospital at 750 Boone Ave N. This item would be a Conditional Use within the Light Industrial zoning
district. This plan would demo the existing structure and build new. This would be a relocation of the
current Blue Pearl clinic off Olson Memorial Highway.
Zimmerman showed a map of the site, it abuts Bassett Creek, and discussed the existing conditions.
The site location is 1.7 acres, the current building is vacant and was built in 1978. The site is in a
transition area between light industrial, industrial, commercial, and medium density residential uses.
The proposed use is for a 24‐hour emergency animal hospital and specialized veterinary care. The
proposed building will be 14,798 square feet (75% medical and 25% office). The plan is to have 10
employees to begin and they expect to grow over time. Use is expected to be primarily during
weekday hours but some evening and weekend emergency visits. The parking required for this site is
50 spaces and the applicant is proposing 73 spaces.
There are findings required to determine approval or denial of this proposal:
1. Demonstrated Need
2. Consistency with Comprehensive Plan
3. Effect on Property Values
4. Effect on Traffic Flow and Congestion
5. Increases in Population and Density
6. Compliance with Mixed‐Income Housing Policy
7. Noise
8. Dust, Odor, Vibration
9. Pests
10. Visual and Other Impacts
11. Other Effects upon Health, Safety, and Welfare
Recommendation
Based on the above findings, staff believes the request meets City standards and recommends
approval of Conditional Use Permit 170 with the following condition:
No animal shall be allowed outdoors without a leash and no animal shall be left outdoors
unattended.
Commissioner Segelbaum asked why staff listed the additional condition. Zimmerman responded
that staff reviewed conditions for the existing clinic and they had a condition regarding keeping
animals on leashes and the other was about not boarding animals. Staff didn’t feel that a condition
regarding boarding was necessary for this CUP because the current zoning doesn’t even allow for it.
City of Golden Valley Planning Commission Regular Meeting
December 14, 2020 – 7 pm
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The conversations continued in to a potential fenced in area remaining on the turf and not going
into the shoreland area. Staff wouldn’t want animals in the fenced in area unattended which may
lead to excessive barking.
Commissioner Baker asked if boarding included the clinic not being able to keep animals while
treating them. Zimmerman clarified that the zoning list clarifies between animal hospital, a
conditional use, and boarding/kenneling facilities. Baker asked what specialties would be added to
increase the business. Zimmerman responded there would be emergency services but there may
also be specialties such as orthopedics that schedule surgery at that facility.
Commissioner Johnson asked if the fence is an assumption or if the fence is in the plan. If it’s in the
plan, he would like to have the owner consider the opportunity to display public art. Zimmerman
stated that the fence is not part of the conditional review but will be part of permitting.
Commissioner Pockl asked what supports that a larger facility is needed. Staff responded that the
demand has increased without services available to meet that demand.
The applicant, Josh Pardue, apologized for delay as he had technical difficulties.
The applicant added that he wasn’t sure about the exact specialties will be in the clinic as it will
depend on the need of the community.
Baker asked about parking capacity for potential increase in staff if they’re already requesting 73
spots for 10 staff members. The applicant responded that the current parking request isn’t
reflective of the current need but rather the projected potential need if there are increased
services. Staff and Commissioners continued a conversation on parking for the site.
Commissioner Johnson asked what the max height for a new building in this zoning could be. Staff
responded the max height is four stories is a Light Industrial zoning district. Johnson encouraged
the applicant to consider public art on the property.
The conversation continued on conditions and the regulations on the shoreland overlay.
The Chair opened the Public Hearing at 8:10pm.
No Callers.
The Chair closed the Public Hearing at 8:13pm.
MOTION made by Commissioner Baker, seconded by Commissioner Segelbaum to recommend
approval of CUP 170 to allow for a vet hospital, per staff findings and including the conditions, as
presented.
Staff called a roll call vote and the motion carried unanimously.
Televised portion of the meeting concluded at 8:15pm
City of Golden Valley Planning Commission Regular Meeting
December 14, 2020 – 7 pm
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6. Council Liaison Report
Council Member Rosenquist provided an update on the Municipal Facilities study and highlights from
the most recent City Council meeting. She noted the list of legislative priorities for 2021 and briefly
recapped the City’s budget and HRA levy that would be voted on at the City Council meeting on
December 15.
7. Reports on Board of Zoning Appeals and other Meetings
None
8. Other Business
None
9. Adjournment
MOTION by Commissioner Baker to adjourn, seconded by Commissioner Johnson, and approved
unanimously. Meeting adjourned at 8:27 pm.
________________________________
Adam Brookins, Secretary
________________________________
Amie Kolesar, Planning Assistant
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Date: December 28, 2020
To: Golden Valley Planning Commission
From: Jason Zimmerman, Planning Manager
Subject: Discussion – Modifying the Moderate Density Residential (R‐2) Zoning District to
Allow Rowhouses
Summary
Staff will present information and lead a discussion around the potential for amending the R‐2
zoning district to allow for rowhouses.
Background
At its September 29 and November 23 meetings, the Planning Commission discussed the
possibility of expanding the types of housing allowed in the Moderate Density Residential (R‐2)
Zoning District to include rowhouses. Sample regulations from other communities were
reviewed, and Commissioners expressed support for considering the use if the appropriate
restrictions around setbacks, height, and other design aspects could be adequately addressed.
Staff is now providing draft code language to spur more detailed conversation.
Analysis
After reviewing regulations from other cities, staff is proposing the following code language to
allow rowhouses in Golden Valley (additions in bold):
Sec. 113‐89. ‐ Moderate Density Residential (R‐2) Zoning District.
Purpose. The purpose of the Moderate Density Residential (R‐2) Zoning District is to provide for
single‐family, and two‐family, and rowhouse dwellings at a moderate density (up to eight units
per acre) along with directly related and complementary uses.
Principal Uses. The following principal uses shall be permitted in the R‐2 Zoning District:
(1) Single‐family dwellings, consistent with the City's Mixed‐Income Housing Policy
(2) Two‐family dwellings, consistent with the City's Mixed‐Income Housing Policy
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(X) Rowhouses with up to four attached units, consistent with the City’s Mixed‐Income
Housing Policy
(3) Foster family homes
(4) Residential facilities serving six or fewer persons; and
(5) Essential services, Class I.
Principal Structures. Principal structures in the R‐2 Zoning District shall be governed by the
following requirements:
Setback Requirements.
a. Front Setback. The required minimum front setback for single‐family and two‐family
dwellings shall be 35 feet from any front lot line along the street right‐of‐way line
and for rowhouses 25 feet from any front lot line along the street right‐of‐way line.
b. Rear Setback. The required rear setback for single‐family and two‐family dwellings
shall be 25 feet and for rowhouses shall be 35 feet.
c. Side Setbacks. In the case of rowhouse lots, the side setbacks for any portion of a
structure 20 feet or less in height shall be 20 feet. Any portion of a structure greater
than 20 feet in height shall be stepped back an additional 15 feet from the side lot
line.
Height Restrictions. No principal structure for a single‐family or two‐family dwellings shall be
erected in the R‐2 Zoning District with a building height exceeding 28 feet as measured from the
average grade at the front building line. No principal structure for a rowhouse shall be erected
in the R‐2 Zoning District with a building height exceeding 35 feet as measured from the
average grade at the front building line to the highest point of the structure or exceeding three
stories, whichever is less. The average grade for a new structure shall be no more than one foot
higher than the average grade that previously existed on the lot.
Rowhouse Unit Requirements. No individual unit within a rowhouse shall have a width of less
than 24 feet as measured from the interior faces of the shared dividing walls. Units shall be
side by side and each unit shall have an individual front entrance.
Accessory Structures. Accessory structures in the R‐2 Zoning District shall be governed by the
following requirements:
Location. A detached accessory structure on a rowhouse lot shall be located completely to
the rear of the principal structure
Area Limitations. Each single‐family or two‐family lot is limited to a total of 1,000 square feet
and each rowhouse lot is limited to a total of 2,000 square feet of the following accessory
structures: detached and attached garages, detached sheds, greenhouses, and gazebos.
Swimming pools are not included in this requirement. No one detached accessory structure
for a single‐family or two‐family lot may be larger than 800 square feet in area and for a
rowhouse lot 1,200 square feet in area. Any accessory structure over 200 square feet in area
requires a building permit. No accessory structure shall occupy a footprint larger than that of
the principal structure.
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Buildable Lots. No dwelling or accessory structure shall be erected for use or occupancy as a
residential dwelling on any tract of unplatted land which does not conform with the
requirements of this section, except on those lots located within an approved plat.
(1) Single‐Family Dwellings. A lot of a minimum area of 6,000 square feet and a minimum
width of 50 feet at the front setback line shall be required for one single‐family dwelling.
(2) Two‐Family Dwellings. A lot of a minimum area of 10,000 square feet and a minimum
width of 100 feet at the front setback line shall be required for a two‐family dwelling.
(3) Rowhouses. A lot of a minimum area of 5,500 square feet per unit and a minimum
width of 50 feet per unit at the front setback line shall be required for a rowhouse.
Lot Coverage. For single‐family and two‐family lots, structures, including accessory structures,
shall not occupy more than 30 percent of the lot area. For rowhouse lots, structures, including
accessory structures, shall not occupy more than 35 percent of the lot area.
Sec. 109‐123. ‐ Minor Subdivision for a Residential Zero Lot Line Home.
All of the following conditions shall be met before a minor subdivision for a residential zero lot
line home shall be approved:
(1) The two Each newly created lots shall individually be exempt from the minimum lot size
and width requirements found in the R‐2 Zoning District provisions of Chapter 113, but in
combination the lots shall meet said requirements. Other requirements of this division
shall be met as stated.
(2) The property and structure must be able to be split into two substantially equal sections,
except as necessary to meet the wider corner lot requirement, and except that
developmentally unsuitable portions of a lot may be discounted. Rowhouses may be
allowed wider lots for end units.
(3) The structure must meet current building code standards for firewall separation, which
may be created by new construction or an addition to existing construction.
(4) Separate utility services must be provided.
(5) The owner of the property to be subdivided shall execute and record at owner's expense
a "Declaration of Covenants, Restrictions and Conditions." Said document shall be used to
protect the rights of the individual owners sharing the single structure as to maintenance
and repair and reconstruction in case of damage to the original structure. Specifically, it
shall provide protection to the property owners and the City on the following:
a. Building and use restriction.
b. Party walls and other necessary common easements, including utilities and access.
c. Submission to binding arbitration of disputes between owners.
(6) The City shall be a beneficiary to these "Declarations of Covenants, Restrictions and
Conditions." They shall be submitted for review by the Planning Commission and the
Council at the time the proposed subdivision is reviewed. The City Attorney shall also
review the "Declarations of Covenants, Restrictions and Conditions." Changes to the
document shall be made if so recommended by the City Attorney. The cost of such review
shall be paid by the applicant.
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(7) No building permit shall be issued on any of the property until proof of recording the
"Declarations of Covenants, Restrictions and Conditions" has been submitted to the City.
(8) Any other conditions shall be imposed that the City deems necessary to ensure
compatibility with surrounding structures or to ensure a reasonable division of property.
All of the above recommendations are summarized the table below:
Existing R‐2 Regulations Potential Rowhouse Regulations
Density
Single‐family: 6,000 sf min (6,000 sf/unit)
Duplex: 10,000 sf min (5,000 sf/unit)
Rowhouse: 5,500 sf/unit min which translates
to 16,500 sf for 3 units or 22,000 sf for 4 units
Lot width
Single‐family: 50 feet
Duplex: 100 feet (or 50 feet per lot for zero
lot line units)
Rowhouse: 150 feet; may consist of multiple
smaller lots if subdivided for zero lot line
homes
Units per run 4 units max
Minimum width per unit 24 feet
Building layout Side by side (not stacked) dwelling units with
individual direct entrances
Height: 28 feet to the midpoint of the highest
roof
Maximum of 35 feet or 3 stories, whichever is
less
Setbacks
Front: 35 feet
Rear: 25 feet
Side: varies by lot width
Front: Decrease to 25 feet
Rear: Increase to 35 feet
Side: Increase to 20 feet
Accessory structures
To the side or rear of the primary structure
5 feet from a rear or side property line
No more than 1,000 sf of total area
Garage width limited to 65% of front façade
Only allowed to the rear of the structure
Amount of accessory space allowed
increased to 2,000 sf of total area
No one structure more than 1,200 sf
Garage width requirement remains the
same
Lot coverage (buildings): 30% 35%
Impervious coverage: 50% 50%
Zero Lot Line Homes allowed for duplexes Zero Lot Line Homes also allowed for
rowhouses
Staff Request
At this time, staff is only looking for feedback on the draft code language in order to prepare for a
future public hearing.
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Date: December 28, 2020
To: Golden Valley Planning Commission
From: Myles Campbell, Planner
Subject: 2020 Land Use/Zoning Study – Light Industrial and Industrial Uses
Summary
Planning staff and Commissioners have begun to review the existing language of the zoning code,
specifically in regard to its structure of permitted/conditional/restricted uses. This review is
intended to bring the code into conformity with the Comprehensive Plan and to streamline the
code to be more easily interpreted by residents, businesses, and other property owners.
Thus far, Planning Commission has discussed the land uses allowed for in the Commercial Zoning
District and has taken steps to streamline the categorization of these commercial uses. This
memo will focus on the allowed uses of the Light Industrial (LI) and Industrial (I) zoning districts,
the purpose of these districts, and lay out some recommendations from staff
Industrial Land Uses
As opposed to the Commercial zoning district, the Industrial districts of Golden Valley are still
business oriented but much less focused on retail sales and services. Instead, allowed industrial
uses include businesses that manufacture goods, store and transport products, process raw
materials, and package food and beverages, among others. In approaching an examination of
these uses, Commissioners should keep in mind that these are employment‐focused districts, and
to consider the purposes of the two from the Zoning Code.
Light Industrial ‐ The purpose of the Light Industrial Zoning District is to provide for the
establishment of warehousing, offices, and light industrial developments.
Industrial ‐ The purpose of the Industrial Zoning District is to provide for the establishment of
industrial and manufacturing development and uses along with directly related and
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complementary uses which, because of the nature of the product or character of activity, requires
isolation from residential and commercial areas.
As noted in the purpose for the Industrial Zoning District, often these types of uses have a greater
impact on surrounding properties than other uses. As Commissioners discussed in regards to
conditional commercial uses, often the greatest impact those retail uses might pose would be in
regards to traffic impacts. For industrial uses, traffic is still an area of concern, especially if the
business relies on heavy freight transportation. In addition, and depending on the specific use,
other impacts can include: noise, odor, dust generation, air pollution, and visual appearance.
These impacts are accounted for in two methods. The broader of these two methods would be
the overall zoning of the City and the deliberate location of these Light Industrial and Industrial
uses away from Institutional or Residential Zoning Districts. Not only are these uses typically
separated from other districts, but the Light Industrial district allows for the City to provide
further transition between the heaviest of industrial users and other zoning districts.
Secondly, just as in the Commercial Zoning District, the City is able to identify certain uses with
expected greater impacts as conditional uses, which require additional review and approvals, and
which may have additional requirements than what the code lays out in terms of their operation.
Staff similarly reviewed the existing conditional uses for the potential to convert some to
restricted uses, however these uses typically have more than one area of concern for review, and
are therefore poor candidates for restricted status in staff’s view.
Staff Recommended Changes
As with the commercial uses, in staff’s examination of the existing industrial land uses we sought
to consolidate the number of individually listed permitted uses where those uses are either
outdated or can be consolidated. We also examined existing conditional uses to consider if any
could be modified to be restricted uses.
One major difference from our review of the Commercial District’s land uses are two catch‐all
statements in the Industrial Zoning District chapter, which in effect make all uses permitted in the
Light Industrial District permitted, and all conditional uses in the Light Industrial District
conditional in the higher class district. Given the current format of the allowed land uses, these
two statements were a useful means of representing what would have been a very long list of
uses in the Industrial Zoning District. Since these uses are going to be reformatted into a table
however, these statements will no longer be necessary, instead a table can show that a particular
use such as Warehouses to be permitted in both the LI and I districts.
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The switch to a table format also opens up a new option, in the case of uses that are permitted in
the Light Industrial District, but which the City does not want to allow in the Industrial District. In
staff’s consideration the Industrial district is utilized best when it is narrowly defined to provide
space for manufactory, processing, and other high impact uses that support employment.
Whereas the City’s Light Industrial district provides for a broader mix of uses. It’s not uncommon
already to see offices, medical and care facilities, breweries, and other uses not typically
considered industrial uses, but which make excellent reuse of some older warehouse and
industrially designed buildings.
Attached with this memo are three exhibits relating to staff’s proposed changes:
A breakdown of the existing allowed land use categories as organized in the table above
(permitted, conditional, etc.)
Tables showing the proposed changes in regard to elimination of categories, consolidation
of categories, and changes in whether particular uses could be considered restricted uses.
As noted already, staff sees less opportunity overall with the industrial uses to either consolidate
uses or to convert some into restricted uses. While consolidation was effective in the commercial
districts because different retailers have undistinguishable impacts on surrounding land, different
types of assembly of manufactory can have very different impacts in terms of noise, odor, and air
contamination. Similarly, since restricted uses function best when the use has a predictable and
consistent impact to mitigate, most conditional uses in our industrial districts have more complex
external impacts, making them less apt for reclassification. As a result, relatively few changes are
being suggested by staff when compared to commercial uses.
Recommended Action
This meeting serves only as a discussion of the topic and does not require a vote form
Commissioners.
Attachments
Figures and Tables for Staff’s Recommendations (3 pages)
PermittedConditional Restricted ProhibitedOfficesBuilding materials yards (including inside and outside storage)Sale or repair of firearmsFiring ranges.WarehousesPublic garages for repairing and storing motor vehiclesWholesale‐retail distribution centersLaundries and dry‐cleaning plantsElectronics manufacturingAnimal hospitals where domestic animals are received for treatment, care, and cureby a duly licensed veterinarianFood packaging and processing; provided, however, that no processing shall involve any cooking, heating, smoking,soaking, or marinating proceduresBall fields and other recreation facilitiesAssembly and/or fabricating exclusive of sheet metal or steel fabricating, foundries, and similar uses except for thefabricating of sheet metal as it is used for the heating, ventilation, and air conditioning businessResearch and development laboratories and pilot plant operations incidental theretoOther light manufacturing uses that would not constitute a nuisance or health hazard to surrounding or adjacentresidential or commercial districtsGreenhouses with no outside storage, including an outside growing area no largerthan the greenhouse building area. Retail sales may be permitted only where locatedinside and incidental to a wholesale businessEssential services, Class I and Class IIIPackaging and/or bottling of soft drinks or dairy productsTemporary retail sales in accordance with this section Bakeries (commercial‐wholesale)Sexually oriented businessesChild care centers, provided that said facilities serve only dependents of personsemployed on the same premises as are otherwise permitted by this chapterBreweries (limited and associated retail use such as merchandise related to the brewery may be sold)Health, fitness, and/or exercise facilities, including dance studios, gymnastics training,weight lifting studios, aerobic exercise, and gymnasiumsTaprooms that occupy up to 50 percent of the gross floor area of the brewery (limited and associated retail use suchas merchandise related to the brewery may be sold in the taproom)HeliportsMicro‐distilleries (limited and associated retail use such as merchandise related to the microdistillery may be sold);andFood packaging and processing that involves cooking, heating, smoking, soaking, ormarinating proceduresCocktail rooms that occupy up to 50 percent of the gross floor area of the microdistillery (limited and associated retailuse such as merchandise related to the microdistillery may be sold in the cocktail room).Child care centersTruck/van terminalsMedical clinicsTrade schools or training centersAdult day care centerDrive‐through bank facilities with frontage on a collector or minor arterial streetAccessory retail services and/or sales incidental to a permitted use, conducted in anarea less than 10 percent of the building's gross floor areaRecycling drop‐off facilitiesRecycling facilitiesTaprooms that occupy 50 percent or more of the gross floor area of the brewery(limited and associated retail use such as merchandise related to the brewery may besold in the taproom)Cocktail rooms that occupy 50 percent or more of the gross floor area of themicrodistillery (limited and associated retail use such as merchandise related to themicrodistillery may be sold in the cocktail room)Principal or conditional uses in buildings taller than 45 feet in height; andSurface lot storage of automobile sales inventory.Light Industrial ‐ Existing Land Use Categories
PermittedConditional Restricted ProhibitedAll permitted uses in the Light Industrial Zoning District All conditional uses as provided for in the Light Industrial Zoning DistrictAll restricted uses as provided for in the Light Industrial Zoning DistrictFiring ranges.Lumber yards, including outside storageCar washesBuilding material yards, including outside storageStructures and premises for automobile or other motor vehicle sales and showrooms,with incidental accessory service and repair facilitiesAutomobile accessory services, including battery and tire repair and replacement services Service stationsBlacksmith, repair, machine, or tin shopsBulk storage of gas, fuel oil, chemicals, and other liquid or solid materials which maybe considered hazardous or toxicAnimal kennels where animals are customarily kept, boarded, cared for, trained, fed, or bought and sold, as abusinessMortuariesGeneral manufacturing uses, including the compounding, assembly, or treatment of articles or materials Off‐street parking lots for adjacent commercial, light industrial, or industrial usesHotels and motelsOutdoor sales including motor vehicle and equipment rentalClass I restaurantsDrive‐through retail establishments, such as banks, cleaners, Class II restaurants, andsimilar usesMetal fabrication and assemblyUnattended business operations, such as vending machines and equipmentTemporary retail sales in accordance with this section Temporary structures such as tents or air‐supported structuresSexually oriented businessesRailroad yards, railroad tracks, and rights‐of‐way in such yards, railroad shops, roundhouses, and any other use which shall be for railroadsRecycling drop‐off facilities; andAutomobile repair shops, auto body repair and/or painting, and auto cleaning andreconditioningDistilleries. HeliportsChild care centersTrade schools or training centersAdult day care centers; andPrincipal or conditional uses in buildings taller than 45 feet in height.Industrial ‐ Existing Land Use Categories
Old Categories New Category Reasoning
N/A Places of Assembly
Previously discussed with Commissioners in
2017 as a step to better handling non‐
commercial uses in regards to RLUIPA. Places
of Assembly would be a category including
both religious and non‐religious assembly uses:
lodge halls, places of worship, etc.
N/A Indoor Entertainment and Amusement
A new land use category for the Light
Industrial, Commercial, and Mixed Use districts
to encompass existing and emerging land uses
such as theaters, escape rooms, arcades, and
other businesses that provide an
entertainment service.
Ball fields and other recreation facilities
Health, fitness, and/or exercise facilities,
including dance studios, gymnastics training,
weight lifting studios, aerobic exercise, and
gymnasiums
Child care centers, provided that said facilities
serve only dependents of persons employed on
the same premises as are otherwise permitted by
this chapter
Child care centers
Greenhouses with no outside storage, including
an outside growing area no larger than the
greenhouse building area. Retail sales may be
permitted only where located inside and
incidental to a wholesale business
Greenhouses
Change from a conditional to a restricted use
with the following restrictions:
‐ Any outdoor growing area shall be no larger
than the greenhouse building area
‐ Any retail sales must be located inside and be
incidental to wholesale business
Old Categories New Category Reasoning
(8) Hotels and motels
(9) Class I restaurants
(6) Mortuaries
(9) Drive-through retail establishments, such as
banks, cleaners, Class II restaurants, and similar uses
(10) Unattended business operations, such as
vending machines and equipment
(1) All permitted uses in the Light Industrial Zoning
District Removed for table formatting
Staff sees no issue with including all permitted
items from the LI district as permitted here,
with the exception of our new use categories:
Places of Assembly and Indoor Entertainment
and Amusement
(1) All conditional uses as provided for in the Light
Industrial Zoning District Removed for table formatting
Staff sees no issue with including all
conditional items from the LI district as
conditional here, with the exception of those
that are already identified as being permitted
(eg building material yards ) and the Recretion
Buildings and Structures use, which feels like
an inefficient use of industrially zoned land.
Light Industrial ‐ Staff Recommendations
Recreation buildings and structures
(public and private), including gyms,
skating rinks, etc.
Consolidates two conditional uses into a
standardized category with the same wording
used in the commercial district.
N/A
As mentioned in the memo, the industrial
district should be focussed on providing land
available for heavy imapct uses such as
manufcaturing, wholesale warehousing, etc.
These uses are all provided for in other
districts, with the exception of unattended
business operations, which staff recommends
striking in all districts.
Child care centers
Consolidation of uses. The first seems more
akin to an accessory use than a full conditional
use of a property.
Industrial ‐ Staff Recommendations