This amendment modifies language to the UDO dealing with Business Parks to include defined performance standards, added allowed uses, setback modifications, landscaping and screening requirements, and inclusion to the Planned Unit Development specifications of the code.
The intent of the amendment is to add clarification to those wanting to develop a Business Park in the City of Independence.
The current UDO places the Business Park district within the Industrial Districts section of the code and defines a Business Park as an attractive development with low impact business in a campus-like setting but does not clearly outline the standards and therefore the vision of what a business park should be.
This amendment includes the specific modifications to Articles 2, 3 and 5 of the Independence UDO more specifically outlined as follows:
In reviewing our current use code, it was apparent that multiple types of businesses that would be seen in modern business parks throughout the region were missing and the need to clarify some of our existing uses under Article 2 of the UDO were apparent. To better define the vision of a campus like development additional key uses were added to the UDO including carpet and floor coving business, HVAC and electrical equipment businesses, health clubs and gyms, specific hotel, and conference and retreat centers, data processing and hosting businesses, research and development uses, along with computer manufacturing business operations. Some existing use definitions have been modified to add better clarity to the business type that would be allowed under business parks including hotels, office uses, restaurant and veterinary facilities.
The changes made under Article 3 section 14-302 of the UDO Industrial Districts, include the Business Park district now under the specifications of the Planned Unit Development portion of the code defining a Business Park (BP) now as BP/PUD in adherence to section 14-902. Staff believes this will provide developments that are more consistent with the comprehensive plan and provide better benefits to the public.
Also, under Article 3, the chart of allowed uses have been updated to reflect new use groups and what types of uses are allowed under business parks. Specific performance standards were added that require developments to be consistent with the architectural character of the area, building façade materials better described in section 14-506 of the code have been added, and requiring that all operations shall be conducted within the buildings.
This section also removes the outside storage of trailers or overnight parking of trailers and provides specifications for the developments exterior lighting and a recorded covenant for grounds maintenance and irrigation systems. Also added was the requirement for the BP/PUD to be developed under a single entity with lots that are sold separately to be accompanied by a protective covenant for maintenance and adherence to site and building standards.
Dimensional standards have also been added that require all BP/PUD districts to have a minimum development size of 15 acres with a minimum lot size of 1 acre. Specifications to limit the building heights to five (5) stories or 65 feet have been added, along with a Floor to Area Ratio (FAR) for building square footage to building lot sizes. Criteria for maximum impervious cover of the development have been included along with parking deck standards that must complement the façade of the principle building and not exceed the principle building height.
Changes also include increasing the exterior setback abutting residential districts from 50 feet to 100 feet and reducing warehousing from 60% to 50% of the gross floor area.
Under Article 5, changes have been made to require landscape open spaces in BP/PUD within 20 feet of the building along with 20 feet increased from 10 feet of non-paved areas between any parking lot and lot line.
Specifications have been added to require screening to reflect the same level of architectural design as the primary structure with elements of landscaping and unique designs to provide visual interest and appearance.
If fencing is to be used as screening, requirements have been added to provide a decorative fence material that is compatible with the building façade and must incorporate wrought iron or masonry columns. A specification has been added that requires plantings to be accomplished in a manner to help control noise generated from any services, mechanical equipment or activities within the district.
Staff believes this proposed amendment is necessary to provide high quality developments within business park PUD districts. With more clear performance standards and specifications staff can provide better guidance to prospective developers and landowners and help define the vision of what a business park within the City of Independence should be.
Draft Planning Commission Meeting minutes:
"Case 21-175-03 – UDO Amendment #47 – Business Park Zoning Districts
Staff Presentation
Rick Arroyo presented the case. Mr. Arroyo stated Business Park is in between Commercial and Industrial. He said currently Business Park leans more towards Industrial zoning. He reviewed the current Business Park standards in the UDO. Mr. Arroyo stated the new proposed description would make this a Planned Unit Development (PUD). He said this would no longer allow freight movement, it would increase the minimum setback from residential districts, and it would set a minimum development size and lot size. Mr. Arroyo reviewed additional changes including setting a Floor to Area Ratio (FAR), eliminating overnight tractor trailer parking, reduce allowable warehousing, would require architectural details, would increase the parking lot perimeter landscape buffer, would require all operations to be conducted within the building, set standards for any proposed parking structures and would require plantings that are designed to shield noise, among other things.
Mr. Arroyo stated there were several use groups added including research and development, data processing and hosting, HVAC and electrical equipment, conference and retreat centers, health clubs and gyms, computer product manufacturing and light assembly. Uses that were removed include freight movement, animal shelters or boarding services and car washes.
Mr. Arroyo provided several examples of Business Park districts from other cities.
Commissioner Comments
In response to Commissioner Michell’s question, Mr. Arroyo stated this could be like a campus development with a variety of pad sites.
Commissioner Michell asked if this would be one developer and they would have master stormwater management plans. Mr. Arroyo stated there would be a master plan in some cases but that each proposal would be evaluated on its own.
In response to Commissioner Preston’s question, Mr. Arroyo stated a logistics facility would not be allowed. He stated warehousing would be allowed for 50% of the site.
Chairwoman McClain stated she is glad to see these guidelines.
Commissioner Preston stated he believes this is a good update for the UDO.
Public Comments
No public comments.
Motions
Commissioner Preston made a motion to approve Case 21-175-03 – UDO Amendment #47 – Business Park Zoning Districts. Commissioner Michell seconded the motion. The motion passed with seven affirmative votes."
Approved as amended at the 4/19 Meeting. Amendments were made to Article 2 Section 3.