Center City City Zoning Code

CHAPTER 227

I-1 LIGHT INDUSTRIAL DISTRICT

§ 227.01 PURPOSE.

The purpose of the I-1 Light Industrial District is to provide for an area for industrial, light manufacturing, and office uses which are generally not obtrusive and which may serve as a transition between more intensive sites and residential and business land uses.

(Ord. 2011-06-07A, passed 6-7-2011)

§ 227.02 PERMITTED USES.

In addition to other uses specifically identified elsewhere in this title, the following are permitted uses in the I-1 Light Industrial District.

(A) Building materials sales.

(B) Cartage and express facilities.

(D) Compounding, assembly, packaging, treatment, or storage of products and materials except waste.

(E) Governmental and public utility buildings and structures.

(F) Laboratories, research and development facilities.

(G) Manufacturing.

(H) Office, general.

(I) Outdoor civic events conducted by nonprofit organizations, each such outdoor event being limited to 14 days in any calendar year.

(J) Radio and television stations.

(K) Servicing of motor freight vehicles and heavy construction equipment; directly related accessory materials and parts sales for such repair and servicing (not including new or used vehicle sales); and accessory materials and parts warehousing which is related to and dependent upon such uses, provided that:

(1) All servicing of vehicles and equipment shall occur entirely within the principal structure;

(2) To the extent required by state law and regulations, painting shall be conducted in an approved paint booth, which thoroughly controls the emission of fumes, dust, or other particulate matter;

(3) Storage and use of all flammable materials, including liquids and rags, shall conform with applicable provisions of the Minnesota Uniform Fire Code;

(4) Parking, driveway, and circulation standards and requirements shall be subject to the review and approval of the City Engineer and shall be based upon the specific needs of the operation and shall accommodate large vehicle equipment and semitrailer/tractor trucks; and

(5) The storage of damaged vehicles and vehicle parts and accessory equipment must be completely inside a principal or accessory building.

(M) Trade schools.

(N) Transportation terminals.

(O) Warehousing, including self-storage facilities.

(P) Wholesale businesses.

(Ord. 2011-06-07A, passed 6-7-2011)

§ 227.03 CONDITIONAL USES.

In addition to other uses specifically identified elsewhere in this title, the following are conditional uses allowed in the I-1 Light Industrial District by the issuance of a conditional use permit based upon procedures set forth in and regulated by Chapter 196 (Conditional Use Permits) of this title.

(A) Animal kennels, provided that:

(1) The animal kennel shall be located in a freestanding building;

(2) An exercise area at least 100 square feet in size shall be provided to accommodate the periodic exercising of animals boarded at the kennel;

(3) If an outdoor exercise area is provided, it shall be at least 150 square feet in size and shall be restricted to the exercising of 1 animal, on leash, under the control of a handler, in the pet exercise area, at a time;

(4) Outdoor exercise areas shall be fenced, not less than 6 feet in height with an additional at least 2-foot security arm with an internal orientation set at a 30° angle, and shall be of sufficient strength to retain kenneled animals. Said fence shall be located in a side or rear yard and shall provide a complete visual screen from surrounding properties in compliance with § 213.04 (Required Screening and Landscaping) of this title. Said fence shall be set back at least 100 feet from any side or rear property line;

(5) Outdoor exercise areas must be cleaned at least once a day to prevent the accumulation of animal wastes and the spread of disease;

(6) A ventilation system shall be designed so that no odors or organisms will spread between wards or to the outside air and will be capable of completely exchanging internal air at a rate of at least twice per hour. Air temperature must be maintained between 60ºF. and 75°F.;

(7) A room separate from the kennel area shall be provided of sufficient size to adequately separate animals that are sick or injured from healthy animals;

(8) Indoor animal kennel floors and walls shall be made of nonporous materials or sealed concrete to make it nonporous;

(9) Animal wastes shall be flushed down an existing sanitary sewer system or enclosed in a container of sufficient construction to eliminate odors and organisms and shall be properly disposed of at least once a day;

(10) The appropriate license is obtained from the City Clerk; and

(11) All State Health Department and Minnesota Pollution Control Agency requirements for such facilities are met.

(B) Auto and boat repair, auto glass, muffler and upholstery shops, tire recapping and supply stores, and vehicle (automobiles, boats) storage for new or used vehicles (this does not include dismantling or wrecking) and parking and/or commercial storage of vehicles; need not be enclosed, provided:

(1) Not less than 25% of the lot, parcel, or tract of land shall remain as landscaped green area according to the approved landscape plan;

(2) The entire area other than occupied by buildings or structures or planting shall be surfaced with bituminous material or concrete which will control dust and drainage. The entire area shall have a perimeter curb barrier, a stormwater drainage system and is subject to the approval of the City Engineer;

(3) The hours of operation shall be between 7:00 a.m. and 6:00 p.m. Evening hours of operation shall be subject to the approval of the City Council;

(4) All painting must be conducted in an approved paint booth. All paint booths and all other activities of the operation shall thoroughly control the emission of fumes, dust, or other particulate matter so that the use shall be in compliance with the State of Minnesota Pollution Control Standards, Minnesota regulation APC 1-15, as amended;

(5) The emission of odor by a use shall be in compliance with and regulated by the State of Minnesota Pollution Control Standards, Minnesota Regulation APC 7011, as amended;

(6) All flammable materials, including liquids and rags, shall conform with the applicable provisions of the Minnesota Uniform Fire Code;

(7) All outside storage is prohibited. The storage of damaged vehicles, vehicles being repaired, and vehicle parts and accessory equipment must be completely inside a principal or accessory building; and

(8) All conditions pertaining to a specific site are subject to change when the Council, upon investigation in relation to a formal request, finds that the general welfare and public betterment can be served by modifying the conditions.

(C) Commercial, private, and public satellite dish transmitting or receiving antennas in excess of 2 meters, amateur radio service antennas and towers, personal wireless service antennas, commercial and public radio and television transmitting antennas, public safety communication antennas, and public utility microwave antennas as regulated by Chapter 214 (Towers, Antennas, and Telecommunications Facilities) of this title.

(D) Commercial recreation facilities, provided that:

(1) The architectural appearance and function plan of the building and the site shall be designed with a high standard of architectural and aesthetic compatibility with surrounding properties. Building materials, orientation, colors, height, roof design, lighting, signage, and site landscaping shall be designed to complement the surrounding industrial properties and demonstrate potential industrial reuse. All sides of the principal and accessory structures are to have essentially the same or a coordinated, harmonious exterior finish treatment.

(2) A commercial recreational use in a shared tenancy building shall have its own exterior entrance and exit.

(E) Daycare facilities as a principal or accessory use as regulated by § 205.21 (Daycare Facilities) of this title.

(F) Essential services involving transmission pipelines and transmission or substation lines in excess of 33kV and up to 100kV, as regulated by § 205.05 (Essential Services) of this title.

(G) More than 1 principal buildings on 1 lot of record, provided that:

(1) Lot requirements. The lot shall conform to the minimum lot area, lot width, and setback requirements of § 227.07 (Lot Requirements and Setbacks) of this title.

(2) Setbacks. Setbacks between multiple principal buildings within the same base lot shall be a minimum of 20 feet.

(3) Common areas. All common areas including, but not limited to, open space, wetlands, greenways, stormwater basins, driveways, parking areas, sidewalks, etc., shall be maintained in one of the following ways:

(a) All of the property including buildings and common areas shall be owned by a single entity;

(b) Condominium ownership pursuant to M.S. § 515A.1-106; or

(c) The property shall be divided into a base lot and unit lots to allow for individual ownership of the principal buildings or individual tenant spaces within the principal building, with each owner of a unit lot having an equal and undivided interest in the common area, subject to the following requirements:

1. The tenant space related to each unit lot shall have an exclusive exterior entrance.

2. A management association shall be established for all commercial developments with multiple principal buildings subdivided in a base lot/unit lot configuration that is to be responsible for all exterior building maintenance, approval of any exterior architectural modifications, landscaping, snow clearing, and regular maintenance of driveways and parking areas, subject to review and approval of the City Attorney.

(4) Utilities.

(a) Underground or exterior service. All utilities including telephone, electricity, gas, and telecable shall be installed underground. Exterior utility meters and fixtures shall be located in interior side or rear yards when possible and shall be screened from view of adjacent properties and the public right-of-way.

(b) Public utility service. Separate public utility services shall be provided to each unit unless exempted by the City Engineer.

1. Water connection. A shutoff valve for each individual unit shall be provided.

2. Sewer connection. Where more than 1 unit is served by a sanitary sewer service, all maintenance and cleaning shall be the responsibility of the maintenance association or owners.

(H) Planned unit developments as regulated by Chapter 217 (Planned Unit Developments) of this title.

(I) Sexually oriented uses, principal as regulated by Chapter 208 (Sexually Oriented Uses) of this title and Chapter 114 (Adult Entertainment) of Title XI (Business Regulations).

(J) Wind energy conversion systems (WECS), noncommercial, provided that:

(1) All requirements of § 215.02 (Wind Energy Conversion Systems “WECS”) of this title are satisfied.

(2) Noncommercial wind energy conversion systems are located on lots at least two and one-half acres in area.

(Ord. 2011-06-07A, passed 6-7-2011)

§ 227.04 INTERIM USES.

In addition to other uses specifically identified elsewhere in this title, and subject to applicable provisions of this title, the following are interim uses allowed in the I-1 Light Industrial District by the issuance of an interim use permit based upon procedures set forth in and regulated by Chapter 197 (Interim Use Permits) of this title.

(A) Outdoor service, sale, and rental as a principal or accessory use, provided that:

(1) Outside services, sales, and equipment rental connected with the principal use is limited to 30% of the gross floor area of the principal use;

(2) Outside sales areas are fenced or screened from view of neighboring residential uses or an abutting residential district in compliance with Chapter 213 (Fencing, Screening, and Landscaping Requirements) of this title;

(3) To control dust the sales area is surfaced with asphalt, concrete, or pavers with perimeter concrete curb, unless the City Engineer exempts all or portions of the curb for stormwater management purposes;

(4) The sales area shall not encroach upon required parking space or required loading space as required by Chapter 210 (Off-Street Parking) and Chapter 211 (Off-Street Loading) of this title;

(5) The interim use permit shall terminate upon a change of occupancy or other date as determined by the City Council in accordance with § 197.06 (Termination) of this title; and

(6) The outdoor storage area shall not encroach into the required rear yard or side yard setback area if abutting a residential district.

(B) Outdoor storage as a principal use provided that:

(1) The outdoor storage area shall be fenced, screened, and/or landscaped from view of neighboring residential uses, abutting residential districts, and the public right-of-way according to a plan in compliance with § 213.04 (Required Screening and Landscaping) of this title and subject to the approval of the Zoning Administrator;

(2) The outdoor storage area occupies space other than a required front yard setback or side yard setback area on a corner lot;

(3) The outdoor storage area is surfaced with asphalt, concrete, or pavers with perimeter concrete curb, unless the City Engineer exempts all or portions of the curb for stormwater management purposes;

(4) The outdoor storage area shall not encroach upon required parking space or required loading space as required by Chapter 210 (Off-Street Parking) and Chapter 211 (Off-Street Loading) of this title;

(5) The storage does not include any waste, except as provided in § 209.06 (Waste and Recycling receptacles and Enclosures) of this title;

(6) All lighting shall be hooded and so directed that the light source shall not be visible from the public right-of-way or from neighboring residences and shall be in compliance with § 205.11 (Exterior Lighting) of this chapter;

(7) The property stored shall not include any waste, except as provided in § 205.12 (Emissions, Noise, Odors, Smoke, Air Pollution, Dust and Other Particulate Matter, and Waste) of this title;

(8) The outdoor storage area shall not encroach into the required rear yard or side yard setback area if abutting a residential district;

(9) The interim use permit shall terminate upon a change of occupancy or other date as determined by the City Council in accordance with § 197.06 (Termination) of this title; and

(10) Accessory outdoor storage areas shall comply with any additional accessory use standards in § 205.13 (Outdoor Storage and Refuse) of this title.

(C) Temporary mobile towers as regulated by Chapter 214 (Towers, Antennas, and Telecommunications Facilities) of this title.

(D) Solar farms and community solar energy systems as regulated by § 215.03 (Solar Energy Systems (SES)) of this title.

(Ord. 2011-06-07A, passed 6-7-2011; Am. Ord. 2015-11-4A, passed 11-4-2015)

§ 227.05 PERMITTED ACCESSORY USES.

In addition to other uses specifically identified elsewhere in this title, the following are permitted accessory uses in the I-1 Light Industrial District.

(A) Accessory and secondary use antennas as regulated by Chapter 214 (Towers, Antennas, and Telecommunication Facilities) of this title.

(B) Commercial or business building and structures for a use accessory to the principal use but such use shall not exceed 30% of the gross floor area of the principal use.

(D) Ground source heat pump systems as regulated by § 215.04 (Ground Source Heat Pump Systems) of this title.

(E) Off-street parking and off-street loading as regulated by Chapter 210 (Off-Street Parking) and Chapter 211 (Off-Street Loading) both of this title.

(F) Outdoor storage as regulated by § 205.13 (Outdoor Storage and Refuse) of this title.

(G) Sexually oriented uses, accessory.

(H) Signs as regulated by Chapter 207 (Signs) of this title.

(I) Roof or building mounted and ground mounted solar energy systems as regulated by § 215.03 (Solar Energy Systems (SES)) of this title.

(Ord. 2011-06-07A, passed 6-7-2011; Am. Ord. 2015-11-4A, passed 11-4-2015)

§ 227.06 USES BY ADMINISTRATIVE PERMIT.

In addition to other uses specifically identified elsewhere in this title, the following are uses allowed in the I-1 Light Industrial District by the issuance of an administrative permit based upon procedures set forth in and regulated by Chapter 198 (Administrative Permits and Approval) of this title.

(A) Essential services, except transmission pipelines and transmission or substation lines in excess of 33 kV and up to 100 kV, as regulated by § 205.05 (Essential Services) of this title.

(B) Outside, aboveground storage facilities for fuels used for heating purposes, or for motor fuel dispensing purposes related to the approved principal use, but not for sale. Such facilities shall be limited to liquefied petroleum and propane gas used for standby heating and to equipment used for dispensing such gaseous fuels to vehicles and containers which are used in conjunction with the allowed principal use. The location and design of such facilities for new developments shall be included with the site plan submitted for review and approved as required by this title. The location and design of such facilities for existing developments in all cases shall be subject to the approval of the Zoning Administrator and the following criteria:

(1) The design, construction, and location of the equipment must comply with state and city codes including appropriate National Fire Protection Association specifications, Minnesota Uniform Fire Code requirements, and manufacturer’s specifications.

(2) An accurate site plan for the development based upon a certified survey, shall be submitted showing to scale the location of the storage equipment, including any fencing and landscaping relating to the safety and screening of the equipment.

(3) Solid wall enclosures should not be used to assure that fire hose streams can be directed onto the storage equipment with minimal obstruction.

(4) Equipment must be located so as not to obstruct approved parking spaces, driving aisles, fire lanes, utility easements, or required building ingress or egress points.

(5) No signage shall be permitted, other than required safety information, product identification, product hazards, and operation instructions. For the purpose of this chapter, SIGNAGE includes words, graphics, logos, and symbols.

(D) Sales, rental, or display (indoor and outdoor) as an accessory use in association with an allowed principal use provided that:

(1) The area so occupied shall not exceed 10% of the principal building;

(2) No storage or display of merchandise shall be permitted in required rear, side, or front yards and shall be limited to the area of the customer entrances; and

(3) The outdoor sales, rental, or display area shall be included in the calculations for parking spaces required for the use and shall not occupy space required for parking as stipulated by Chapter 210 (Off-Street Parking) of this title, except as may be exempted for cause by the Zoning Administrator.

(E) Temporary structures as regulated by § 205.17 (Temporary Structures) of this title.

(Ord. 2011-06-07A, passed 6-7-2011)

§ 227.07 LOT REQUIREMENTS AND SETBACKS.

The following minimum requirements shall be observed in the I-1 Light Industrial District subject to the additional requirements, exceptions, and modifications set forth in this title. All requirements and setbacks are to be construed as indicating the minimum footages permitted unless otherwise specified.

(A) Lot area. 30,000 square feet.

(B) Lot width. 150 feet.

(D) Front yard setback. 40 feet.

(E) Rear yard setback. 30 feet.

(F) Side yard setback. 20 feet.

(G) Side yard setback corner lot. 40 feet.

(H) Residential district setback. 50 feet.

(I) Maximum impervious surface coverage. 75%.

(J) Maximum height.

(1) Principal buildings. 3 stories or 40 feet, whichever is less.

(2) Accessory buildings. As regulated by § 209.04(G) (General Provisions and Standards for all Zoning Districts) of this title.