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Two Harbors City Zoning Code

ARTICLE FIVE

GENERAL DEVELOPMENT STANDARDS

SEC. 11.50. LANDSCAPE REQUIREMENTS.

      Subd. 1. Landscape Plan. A landscape plan shall be required for all commercial and industrial developments, and for residential developments consisting of more than two (2) units, and shall include:
         A. Landscape plans shall be prepared by a registered landscape architect for planned unit development, mixed-use waterfront development, or where there is greater than one (1) acre of site disturbance. The landscape plan shall cover all areas not used for traffic, parking or buildings, and shall not apply to undisturbed areas retained in a natural state.
         B. Preservation of existing vegetation as much as is reasonably possible and in conformance with applicable regulations.
         C. Provision for landscaping compatible with the surrounding area.
         D. Screening for parking areas when possible either by placement or by use of vegetation, berms, fencing, or other means. At least ten (10) feet of screening area of at least six (6) feet in height must be provided for parking areas adjacent to residential property.
         E. Landscaping shall be a combination of canopy trees, ornamental trees, evergreen trees, shrubs, flowers, sod, ground cover and other site design features, and shall use of new plant material that blends with existing vegetation and is hardy and indigenous in this area. Tree replacement levels and species shall be consistent with the City Tree Preservation Ordinance.
         F. Protection of existing watercourses or of water retention areas that may be required for water runoff. Screening of service and storage areas, exterior work areas, refuse storage and removal facilities, and other similar activities incidental to the principal use of the site.
         G. Landscaping and vegetation management consistent with the Shoreland Overlay District, where applicable.
Source: Ordinance No. 123
Effective Date: 07-16-2021

SEC. 11.51. PARKING.

      Subd. 1. Off-Street Parking and Loading; Screening.
         A.  Off-Street Parking and Loading Spaces in Certain Districts. Off-street parking and loading spaces shall be provided in accordance with the specifications in this Subdivision when any new use is established or any existing use is enlarged in the B-1 Highway Service Business District, the B-2 Central Business District, the I-1 Limited Industrial District, the I-2 Industrial District and the I-W Industrial District Water Related. For any commercial, industrial or institutional use, off-street parking spaces and, where appropriate, loading spaces shall be provided in accordance with the schedule prescribed by rule of the Planning Commission and adopted and confirmed by resolution of the Council. Such schedule shall be based on accepted standards, shall take into account the anticipated demand for parking or loading space by employees and patrons of the use, and shall be related to the number of employees, floor space, seats or other measure or combination of measures appropriate to the particular use. Parking and loading spaces shall be adequate in size to accommodate the vehicles expected to use them, and shall be properly drained and maintained.
         B. The number of off-street parking spaces provided shall be at least the minimum number provided in the schedule referred to in Subparagraph A, above, and included in Section 11.52. When a building is enlarged, off-street parking shall be required only with respect to the additional usable floor area. When computing the square foot area of a building for parking space requirements, only the areas normally open to the public shall be considered.
         C. For the purposes of carrying out the intent of Subparagraph A, above, for any use not specifically mentioned in the schedule of off-street parking and loading requirements, the number of spaces required shall be that required for that use named in the schedule determined by the Zoning Administrator to be most similar.
         D.  Improvement and Maintenance. Required parking and loading spaces, together with driveways, aisles and other circulation areas, shall be improved in such a way as to provide a durable and dust-free surface. All parking and loading areas shall provide for proper drainage of surface water to prevent the drainage of such water onto adjacent properties or walkways. The owner of any parking or loading area shall maintain the area in good condition, without holes and free of all dust, trash and other debris.
         E.  Parking Permitted in Adjacent Residential Zones. Parking requirements, as herein established for the zones specified in Subparagraph A, above, may be provided in those portions of adjacent residential zones located within one hundred fifty (150) feet of the zones specified in Subparagraph A, above. Such parking in adjacent residential zones is further limited in that the parking shall be located within three hundred (300) feet of the principal use for which it is being provided.
         F.  B-2 Standards from the Parking Ordinance. On-street and designated shared parking lots in the vicinity of the property may be included as part of the parking requirement and shall be determined by the Zoning Administrator.
         G.  Prior Use. Structures for which a permit has been issued prior to the effective date of this chapter, but for which work has not been completed, shall be exempt from parking requirements stated herein, if the structure is completed within six (6) months after the effective date of this chapter.
         H.  Benches and Seating in Place of Public Assembly. Each twenty-two (22) inches of such seating facilities shall be counted as one (1) seat for the purpose of determining requirements of this Chapter.
         I. Parking Spaces. Each parking space shall be not less than eight and one-half (8½) feet wide and nineteen (19) feet in length, exclusive of an adequately designed system of access drives.
         J. Use of Parking Facilities. Off-street parking facilities located in a residential zone shall not be used for the over-night parking or storage of commercial vehicles.
         K. Joint Facilities. Off-street parking facilities for one (1) or more uses may be provided at a common site.
         L. Control of Off-Street Parking Facilities. When required, if off-street parking facilities are provided elsewhere than on the lot in which the principal use is located, the site shall be in the same ownership or control by either deed or long-term lease.
         M. Use of Parking Area. Required off-street parking space in any district shall not be utilized for the open storage of goods or for the storage of inoperative vehicles.
         N. Available On-Street Parking. Available on-street parking adjacent to the property may be included as part of the parking requirement and determined by the Zoning Administrator.
         O. Design and Maintenance.
            1. Parking Areas. Parking areas shall be designed to provide adequate means of access to a public alley or street. Such driveway access shall not exceed twenty-two (22) feet in width at the property line. Access drives, when designed parallel to the front property line or to a side street lot line, shall be six (6) feet or more from the property line.
            2. Signs. Signs necessary for orderly operation of traffic movement shall be permitted and not considered as a part of the allocated sign space.
            3. Surfacing. All the area intended to be utilized for parking space and driveways shall be surfaced with material to control dust and drainage. Parking areas for less than three (3) vehicles shall be exempt. Plans for surfacing and drainage shall be subject to approval by the Zoning Administrator.
            4. Lighting. Any lighting used to illuminate an off-street parking area shall be so arranged to reflect the light away from the adjoining property.
            5. Curbing and Landscaping. All open off-street parking designed to have head-in parking along the property line shall provide a wheel curb not less than three (3) feet from the property line, or a guard of normal bumper height not less than one (1) foot from the property line. The yard setback areas shall have grass or planting to the sidewalk.
            6. Fence. When a required off-street parking space for six (6) cars or more is located adjacent to an “R” District, a fence or foliage of adequate design, not over six (6) feet in height and not less than four (4) feet in height, shall be provided along the “R” District property line but not within the required front yard.
Source: Ordinance No. 123
Effective Date: 07-16-2021

SECTION 11.52. PARKING MINIMUM STANDARDS.

   The following minimum standards will be applied for off-street parking requirements for any new use within the city:
      Subd. 1. Off-Street Parking Requirements by Use/District.
         A. B-1 Highway Business District. For 7th Avenue frontage:
            1.   Buildings less than or equal to five thousand (5,000) square feet: two (2) required off-street spaces.
            2. Buildings greater than five thousand (5,000) square feet: four (4) required off-street spaces.
         B. B-2 Central Business District.
         No commercial minimum requirements.
         C.  Residential Uses. All residential uses will be required to provide one (1) space per dwelling unit in any district.
         D.  Commercial, Industrial and Institutional Properties. All other commercial, industrial and institutional properties will be required to provide one (1) space of parking for every five hundred (500) square feet of gross floor space.
         E. Adjustments.
            1. Except for properties with frontage along 7th Avenue, the required parking spaces can be reduced by Zoning Administrator up to fifteen percent (15%) with a simple parking plan.
            2. Except for properties with frontage along 7th Avenue, minimum required parking spaces may be further reduced with an engineered traffic plan approved by Zoning Administrator/Planning Commission.
Source: Ordinance No. 123
Effective Date: 07-16-2021

SECTION 11.53. DESIGN STANDARDS.

      Subd. 1. B-1 Highway Commercial District Design Standards. The intent of the B-1 Highway Commercial design guidelines is to project the image and character of an attractive and distinctive gateway into the City, support long-term quality development, and mitigate negative impacts that may result from new development.
         A. Buildings must have a clearly defined base, middle, and top.
         B. Facades should be oriented vertically.
         C. Buildings of more than fifty (50) feet in width shall be divided into smaller increments through articulation of the facade. This can be achieved through combinations of the following techniques:
            1. Stepping back or extending forward a portion of the facade.
            2. Vertical divisions using different textures or materials (although materials should be drawn from a common palette).
            3. Division into storefronts, with separate display windows and entrances.
            4. Variation in roof lines by alternating dormers, stepped roofs, gables or other roof elements to reinforce the modulation or articulation interval.
            5. Arcades, awnings, window bays, arched windows and balconies at intervals equal to the articulation interval.
            6. Providing a lighting fixture, trellis, tree or other landscape feature with each interval.
         D. All light fixtures shall be to be shielded or directed to ensure that light is not directed onto adjacent properties. Consider fixtures that will not contribute to dark-sky lighting.
         E. Buildings are encouraged to be oriented to the street, with doors and windows facing the street.
         F. Ground floor windows are encouraged.
         G. Building Materials. Facades visible from the street or public right-of-way shall be finished with face brick, stucco, glass, wood, natural stone, specifically designed pre-cast concrete units whose surfaces have been integrally treated with an applied decorative material or texture, or other material as may be approved by the Zoning Administrator. Combinations of such materials shall be permitted.
      Subd. 2. B-2 Downtown Waterfront Commercial Design Standards. The purpose of the Downtown Waterfront Commercial District design standards is to support the vitality of the downtown business district by preserving its character, encouraging a walkable district, and preventing conditions that lower property value and create blight.
         A. Buildings must have a clearly defined base, middle and top.
         B. Facades should be oriented vertically.
         C. Buildings of more than fifty (50) feet in width shall be divided into smaller increments through articulation of the facade. This can be achieved through combinations of the following techniques:
            1. Stepping back or extending forward a portion of the facade.
            2. Vertical divisions using different textures or materials (although materials should be drawn from a common palette).
            3. Division into storefronts, with separate display windows and entrances.
            4. Variation in roof lines by alternating dormers, stepped roofs, gables or other roof elements to reinforce the modulation or articulation interval.
            5. Arcades, awnings, window bays, arched windows, and balconies at intervals equal to the articulation interval.
            6. Providing a lighting fixture, trellis, tree or other landscape feature with each interval.
         D. All light fixtures shall be to be shielded or directed to ensure that light is not directed onto adjacent properties. Consider fixtures that will not contribute to dark-sky lighting.
         E. A minimum of thirty percent (30%) of the ground level facade up to nine (9) feet above grade shall be transparent (windows and doors). Reflective or glass tinted more than forty percent (40%) is not allowed. This standard should be applied to newly constructed buildings or where there is a substantial modification, and is encouraged for all other buildings. This standard applies only to the primary frontage for corner lots. The second frontage for corner lots may substitute other tools to indicate pedestrian orientation.
         F. The color of buildings should complement the adjacent buildings’ colors and include a complementary mix of colors.
         G. Roof lines for new buildings should complement neighboring properties.
         H. Buildings are encouraged to be oriented to the street, with doors and windows facing the street.
         I. Building Materials. Facades visible from the street or public right-of-way shall be finished with face brick, stucco, glass, wood, natural stone, specifically designed pre-cast concrete units whose surfaces have been integrally treated with an applied decorative material or texture, or other material as may be approved by the Zoning Administrator. Combinations of such materials shall be permitted.
Source: Ordinance No. 123
Effective Date: 07-16-2021

SECTION 11.54. DEVELOPMENT AGREEMENT.

      Subd. 1. The City may, at its sole discretion, require the owner and developer of a project permitted under this Chapter to execute a development agreement that may include, but not be limited to, any conditions of approval, utilities, roads and other infrastructure.
      Subd. 2. The development agreement may require the developers to provide an irrevocable letter of credit or performance bond in favor of the City.
Source: Ordinance No. 123
Effective Date: 07-16-2021