3.0. BASR 08-08-2006 iCity of
Elk
River
City of Elk River Item Number
REQUEST FOR BOARD OF ADJUSTMENTS 3
ACTION
Agenda Section Meeting Date Prepared by
Board of Adjustments August 8, 2006 Chris Leeseberg,Park Planner a._
Item Description Reviewed by
Consider Request by Gemstone Products Company for 10 ft. Jeremy Barnhart,Planning Manager
building height variance,Public Hearing Case No.V 06-04
Location
11755 213th Avenue
Northwest corner of Highway 169 and 213th Avenue
Introduction
The applicant is requesting a variance to allow their existing 66-foot tall plant to be enclosed with a
structure that is 70-feet tall. The maximum allowed structure height in the I-2 zoning district is 60-feet.
• Attachments
• Request for Action
• Location Map
• Applicants Narrative
• Site Plan
• Building Plan
• Elevations
Action Requested
Staff is recommending the Board of Adjustments recommended approval of the request.
Board of Adjustments Action Motion by Second by Vote
Follow Up
411
Case File:V 06-04
Page 2
• Location: 11755 213th Avenue
Zoning: I-2 (Medium Industrial) Land Use: M (Mining)
Adjacent N—I2 Adjacent N -M
Zoning: E—Al (Ag conservation) Land Use: E -M
S—R1 a (Single Family Res) S -M
W—Al W-M
Site Area: 6.69 acres
Conforms: Land Use Plan—Yes
Zoning Code—No (variance required)
Subdivision Code—Yes
60 Day Rule:Action must be taken on this request by August 26,2006
Overview
In April 2005, the applicant received a Conditional Use Permit to operate a ready-mix plant and is
• currently running the business with the existing plant that is located on the subject property.
Located to the west of the ready mix plant is a gravel mine area and single family residents are
located to the south. Highway 169 borders the property on the east side.
Analysis
In order to be more energy efficient and to reduce noise and dust as well as improve the general
aesthetics of the property, the applicant applied for a building permit to enclose the existing plant
with a precast concrete panel structure. The proposed building is to be 70-feet tall, four feet higher
than the existing plant (which is 66-feet tall, six feet more than allowed). Upon review of the
building permit by staff,it was realized that the proposed building would be 10-feet higher than is
allowed by city ordinance. It does not appear to be that the property had received a variance for the
6-feet on the existing structure.
Variance Criteria
1. Literal enforcement of the ordinance will cause undue hardship.
Literal enforcement would cause undue hardship, as the applicant would not be able to enclose
their structure in a reasonable manner. The existing structure exceeds the height limits and the
addition is intended to clean up the appearance.
2. The hardship is caused by special conditions and circumstances, which are peculiar to the properly and the
• structure involved and which are not characteristic of, or applicable to, other lands or structure in the same area.
S:\PLANNING\Case Files\2006\Variance\V 06-04 Gemstone\V 06-04_BA.doc
Case File:V 06-04
Page 3
111 The hardship is caused by the special conditions peculiar to the site,which is that the existing
structure is already non-conforming.
3. The special conditions and circumstances are not a consequence of the petitioner's own action or inaction.
The special conditions are not a consequence of the petitioner's own action, as the structure was
in existence when the applicant purchased the property.
4. The literal application of the provisions of this ordinance would deprive the petitioner of rights enjoyed by other
properties in the same district under the terms of this ordinance.
The applicant would not be able to protect their investment with a structure as other properties
in the area would be able to.
5. The variance will not be injurious to or adversely affect the health, safety or welfare of the residents of the city or
the neighborhood where the property is located and will be in keeping with spirit and intent of the ordinance.
The request would not adversely impact other properties in the vicinity. It will improve the
welfare of neighbors by reducing noise and dust.
Staff is recommending approval of the request as the slight increase in height over what currently
exists on the site would be negligible and with the enclosure of the plant,it will reduce the noise and
• dust generated by the facility.
Recommendation
Staff recommends that the Board of Adjustments approve the request to allow the precast structure
to be 10-feet higher than the maximum allowed height (a 10-foot variance) with the following
conditions:
1. The building shall not exceed 70-feet in height.
2. The precast concrete panels be integrally colored and/or exposed.
•
S:\PLANNING\Case Files\2006\Variance\V 06-04 Gemstone\V 06-04_BA.doc
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Case Number. V 06-04 CEMSTONE PRODUCTS COMPANY
• Variance Narrative
1) Unnecessary hardship exists since Cemstone plans to continue using the inherited
plant while making the building more energy efficient and generating less dust
and noise. The plant is currently at 66 feet. Cemstone would like to enclose the
plant and therefore raise the height an additional 4 feet.
2) The plant would be entirely enclosed with pre-cast panels. The silos, for example,
would be much more energy-efficient since their resistance to sealing leading to
heat loss is now temperature-controlled within the building.
3) Cemstone Products Company purchased the land with the concrete plant already
in place at 66' above grade.
4) The difference in elevation between the nearest intersection (Hwy 169& Co.
Road 77) and the plant floor is 14 feet. At the requested 70 foot height, the
difference in elevation between this intersection and top of plant would be 56 feet.
The site is adequately screened with existing trees on the east side and newly
planted trees on the south side.
5) The requested height of 70 feet would mean the entire building(including silos)
would be enclosed and would therefore be beneficial with regards to noise, dust,
and aesthetics.
Enclosed Maps
Site Map(structure located within rectangle)
Building Footprint with dimensions
Building Height with dimensions
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