4.1. PCSR 10-09-2012 Elk REQUEST FOR ACTION
River
TO ITEM NUMBER
Planning Commission 4.1
AGENDA SECTION MEETING DATE PREPARED BY
Planning October 9,2012 Jeremy Barnhart,Planning Manager
ITEM DESCRIPTION REVIEWED By
Request by City of Elk River for Ordinance Amendment
Relating to Outdoor Storage in the Business Park Zoning REVIEWED BY
District,Public Hearing- Case No. OA 12-04
ACTION REQUESTED
Staff recommends adoption of the ordinance as drafted,allowing outdoor storage as a conditional use
permit in the Business Park zoning district.
OVERVIEW
The City has been approached by a business owner in the Business Park zoning district with a desire to
secure an area of his property for outdoor storage,to store equipment and some supplies,accessory to an
existing permitted use. Outdoor storage is not permitted in the Business Park zoning district,though it is
permitted in the I-1 and I-3 industrial zones.
To allow outdoor storage,the ordinance must be amended. Staff is proposing a change that would allow
it as a conditional use, and with specific design criteria intended to minimize the negative impacts
outdoor storage areas bring.
BACKGROUND/PRECEDENT
The Business Park zoning district was originally envisioned as a higher quality development district,
intended to draw high concentrations of employment and manufacturing to Elk River. There is
approximately 400 acres of business park zoned property,about 140 is undeveloped. Higher quality was
achieved through the adoption of design standards employing high quality building materials,location of
overhead doors, and landscaping,and through the lack of accessory structures and outdoor storage.
Part of the challenge with outdoor storage is the screening. 'While ground level screening can be
relatively easy to achieve,the business park district envisions higher density offices in addition to the
manufacturing uses. Screening from multi-level buildings will be challenging and could affect the
character of the neighborhood.
Not considered as outdoor storage during the conditional use permit for Abra Collision,the storage of
damaged cars was to occur within an 8 foot fenced enclosure. The fence was to be 100% opaque and
constructed of factory finished metal or vinyl.
The business park zoning district was amended in 2007 to allow accessory structures. (OA 07-07)
'POWERED BY
NATURE
Case File:OA 12-04 Outdoor storage in business park
Page 2
A site inspection of the Business Park areas does show some instances of outdoor storage,although not a
wide spread use. Storage consisted of pallets,crates,trailers, and racking. A race-type car is behind one
building. The attached pictures show the use as of October 1St
ANALYSIS
Options
The Planning Commission and the Council have a number of options if they choose to allow outdoor
storage. If the Planning Commission and City Council feel that the negative impacts associated with
outdoor storage cannot be mitigated through screening requirements,the should not amend the
ordinance. Staff will continue to enforce the ordinance as currently written.
The options identified range from requiring a fenced in yard (chain-link) to a full screening fence (100%)
with a paved surface, landscaping. Allowing basic chain-link would seem to undermine the design intent
of the district. Requiring a hard surface area seems to serve as a deterrent to the creation of outdoor
storage lots,especially when the City allows compacted class IV as an approved surface, due to the cost
for this type of improvement.
Staff's draft ordinance allows outdoor storage,with screening to form a visual barrier. The screening can
be a hedge,trees,berm,or a screening fence. The area must be setback from the property lines 10 feet
side and rear,30 feet from the front. Any outdoor storage area is proposed as a conditional use permit,
which will require two public hearings. If the Planning Commission and City Council feel that the
screening requirements are adequate,they could remove the requirement to obtain a conditional use
permit.
ATTACHMENTS
• Draft Ordinance
• Existing outdoor storage
Action Motion by Second by Vote
Follow Up
N:\Departments\Community Development\Planning\Case Files\OA\OA 12-04 Outdoor Storage in BP\SRto PC OA 12-04 Outdoor storage in BP
10-9-12.docx
Strikethroughs to be removed
Underlines to be added
ORDINANCE I2-
CITY OF ELK RIVER
AN ORDINANCE OF THE CITY OF ELK RIVER AMENDING
SECTION 30-1294, BUSINESS PARK ZONING DISTRICT OF THE ELK
RIVER, MINNESOTA, CODE OF ORDINANCES
The City Council of the City of Elk River does hereby ordain as follows:
Section 1. Section 30-1294 of the City of Elk River Code of Ordinances
subsection(d) titled conditional uses shall be amended to add(11) to read as follows:
(11) Outdoor storage, provided the storage area:
a. is an accessory to a principal permitted or conditional use.
b. satisfies the accessory structure setback requirements
applicable for the property
c. includes screening so as to provide a visual barrier. Any such
barrier shall reduce visibility in a manner that restricts vision of the
obiect being screened, but is not required to totally block the vision of
any such obiect.
d. Screening shall consist of one or more of the following:
1. a compact evergreen or deciduous hedge or evergreen,
overstory and ornamental trees of sufficient width and density or
2. an earth berm of sufficient height to provide an effective
screen throughout the year, or
3. a screening fence constructed of textured concrete similar
to principle structure, including, but not limited to brick, natural or cut
stone, integrally colored concrete panels or masonry units, or wood.
Such fence shall provide a solid screening effect and not exceed
eight feet in height or be less than six feet in height.
e. Hedge material must be at least three feet in height.
f. Deciduous trees must be at least 2 inches in diameter as
measured six inches above the ground.
g. Coniferous trees must be at least five feet in height.
h. Earth berms shall not have a slope of more than three feet
horizontal to one foot vertical or be located within any street right-of-
way unless otherwise approved by the city engineer.
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04 outdoor storage in bp ordinance 10-12.doc
Section 2. That this ordinance shall take effect upon publication as provided by
law.
Passed and adopted by the City Council of the City of Elk River this day of
, 2012.
John J.Dietz,Mayor
A1'1EST:
Tina Allard, City Clerk
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