HomeMy WebLinkAboutItem 11 - BP Outside Storage TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS
FROM: BRUNO RUMBELOW, CITY MANAGER
ERICA MAROHNIC, DIRECTOR, PLANNING SERVICES
MEETING DATE: MAY 19, 2026
SUBJECT: REQUEST TO CALL A PUBLIC HEARING TO AMEND THE
COMPREHENSIVE ZONING ORDINANCE (82-73), SAME
BEING APPENDIX "D" OF THE CODE OF ORDINANCES,
AS FOLLOWS: SECTION 32, "BP", BUSINESS PARK
DISTRICT REGULATIONS TO ALLOW OUTSIDE
STORAGE AS A CONDITIONAL USE WITH LIMITATIONS.
(AM26-02)
RECOMMENDATION: City Council to consider calling a public hearing to amend
Section 32, "BP", Business Park District Regulations to allow
outside storage as a conditional use with limitations.
BACKGROUND:
The "BP", Business Park District is intended to accommodate a mix of office, warehouse
manufacturing and light industrial within a completely enclosed building, and limited
commercial uses in a campus-style environment with high-quality development
standards.
The most recent amendment to the "BP" District occurred in 2023, when the City modified
regulations to allow the sale and display of heavy machinery and equipment, with
restrictions limiting such activity to display purposes only and not general outside storage.
Since that time, staff has received inquiries from property owners and tenants seeking
limited outside storage associated with permitted uses, particularly for company vehicles
and operational materials.
The proposed text amendment would allow outside storage with approval of a conditional
use permit (CUP) within the "BP" District and establish clear limitations to ensure
compatibility with surrounding uses and the intended character of the district, including:
• Require full screening of all outside storage areas from public rights-of-way and
adjacent properties, using masonry walls, opaque fencing, landscaping, or a
combination thereof.
• Limit storage to materials customarily incidental to the primary permitted use.
Prohibit loose debris, salvage, or unsightly materials.
• Require storage areas to be located to the rear or interior of sites where feasible.
• Ensure no negative impacts on circulation, parking, or adjacent properties.
• Require a percentage of total lot area that can be designated for outside storage.
The proposed amendment provides a balanced approach by introducing flexibility for
businesses while maintaining the "BP" District's established development character. By
requiring a conditional use permit, each request will be evaluated on a case-by-case basis
through a public hearing process, allowing for appropriate conditions to mitigate impacts.
Proposed revisions are provided below in a t4kefhrn .nderline format.
Sec. 32. BP Business Park District Regulations.
PURPOSE: The purpose of the "BP", Business Park District is to provide a unique
zone incorporating commercial and industrial uses into one district with quality
architectural and landscape design development standards. The "BP", Business Park
District differs from other districts by allowing a mixture of compatible commercial and
industrial land uses with limitation of associated outside uses.
All business operations and activities within the "BP", Business Park District shall be
conducted completely within an enclosed building, and in no instance shall any outside
activity be permitted in this district, except for off-street parking or loading, refuse storage,
drive-in or drive-through window at a financial institution, restaurant, pharmacy or dry
cleaning establishment, temporary outside display and sale of Christmas trees; with
gasoline sales and outdoor dining approved as a conditional use.
USES GENERALLY: In a "BP", Business Park District no land shall be used, and no
building or structure shall be erected, altered, or converted to any use other than as
hereinafter provided. All permitted uses listed shall be within a completely enclosed
building or structure.
C. Conditional uses: The following uses may be permitted, provided they meet the
provisions of, and a conditional use permit is issued pursuant to, Section 48 of this
ordinance.
1 . Planned business parks in accordance with Section 32.N., planned business
park provisions.
2. Alcoholic beverage sales, provided a special permit is issued in accordance with
Section 42.13. of the ordinance.
3. Gasoline service stations and related convenience store and automated car
washes.
4. Restaurants with outside dining.
5. Hotels and motels. Hotels approved prior to January 18, 2005 shall have the
same status as that authorized pursuant to this ordinance; provided, however,
no such building, structure, or use shall be altered, changed, or expanded unless
a conditional use permit therefore has been granted pursuant to this ordinance.
6. Indoor commercial amusements.
7. Call centers.
8. Any use allowed within this district with outdoor speakers.
9. Master site development plan.
10. Sale and rental of heavy machinery and equipment.
11 . Boutique hotel.
12. Electric vehicle (EV) charging stations. (See Section 42.1.).
13. Outside Storage
D. Limitation of uses. The following uses shall not he permitted within this district
1 .Any proposed use located in the "BP", Business Park District shall meet the
requirements of Section 55, Performance Standards.
2. Uses listed in Section 31 .D., "LI", Light Industrial District shall not be permitted
within this district.
3. Freight forwarding shall not be permitted within this district.
4. Outside storage shall be limited to the display of machinery, equipment, and
materials for the light assembly, fabrication, or distribution warehouse uses
directly associated with an approved primary use. Bulk storage of raw materials,
waste materials, or non-operational inventory shall be prohibited.
M. Design requirements: The following design requirements shall apply to all permitted,
secondary and conditional uses.
1 . Outside Storage -
(a) No outdoor storage, except for refuse and garbage storage, shall be
permitted, except for heavy machinery and equipment storage and secondary
outside storage associated with the light assembly, fabrication, or distribution
warehouse uses, provided such activities are subordinate to the principal
permitted use located within an enclosed building, and subject to and
conditioned upon approval of a conditional use permit pursuant to Section 48
and provided such activities are determined to be clearly incidental and
complementary to a permitted primary use in the district by the Planning and
Zoning Commission and City Council. Refuse and garbage sage ar
shall he landSGaned and srreenerJ in arrnrrlanre with SeGtien 50.B.3.
(b) Outside storage shall not be permitted as a standalone use and shall be
subordinate to a principal permitted or conditional use located within an
enclosed building.
(c) Area Limitation: The total area devoted to outside storage shall be
established by the approved conditional use permit but shall not exceed thirty
percent (30%) of the total lot area unless otherwise approved through the
conditional use permit.
AM26-02.RCPH 3
(d) Location: Shall be located behind the front buildinq line of the primary
structure, shall not be located within required front yard setbacks; Shall not
be located adjacent to residential zoning districts unless separated by a
Public right-of-way.
(e) Screening: Shall be fully screened from public rights-of-way and adjacent
properties in accordance with Section 50: Screening shall consist of a
minimum six (6) foot opaque masonry wall or equivalent screening method
approved by the City.
(f) Operational Limitations: No repair, fabrication, or processing activities shall
occur outside.
(g) Refuse and garbage storage areas shall be landscaped and screened in
accordance with Section 50.B.3.
2. Heating, ventilating, air conditioning and electrical equipment, shall be designed,
installed and operated to minimize noise impact on surrounding property. All
such equipment shall be screened from public right-of-way.
3. Lighting facilities, if provided, shall be so arranged as to be reflected away from
residentially zoned or used property. Lighting provided within parking facilities
shall meet the requirements of Section 58.E.
4. Masonry requirement: Due to the development nature of the "BP", Business Park
District, it is recognized that all uses in this district shall have exterior fire-
resistant construction having 100 percent of the total exterior walls, excluding
doors and windows constructed of brick, stone or other masonry, or material of
equal characteristics in accordance with the City Building Code and Fire
Prevention Code which may not allow for some business park type
developments.
5. Additional buffering, screening, fencing, and landscaping: The Planning and
Zoning Commission may recommend and the City Council may require
additional buffering, screening, fencing and landscaping requirements on any
zoning change, conditional use or special use case or concept plan in addition
to or in lieu of buffering, screening, fencing, or landscaping requirements set out
specifically in each use district when the nature and character of surrounding or
adjacent property dictate a need to require such protection for the general health,
welfare and morals of the community in general.
AM26-02.RCPH 4