Loading...
4.2 PCSR 05-23-2017E lls River` Request for Action To Item Number Planning Commission 4.2 Agenda Section F11yo eeting Date Prepared by Public Hearin s a 23, 2017 Zack Carlton, Planning Manager Item Description Reviewed by Satellite Shelters — Ordinance Amendment Chris Leeseberg, Senior Planner ■ Ordinance Amendment to allow outdoor storage as a principal use, Case No. OA 17 -06 Reviewed by Action Requested Recommend, by motion, denial of the request to amend the zoning ordinance to allow outdoor storage as a principal use in the I -3 (General Industrial) zoning district. If a recommendation of denial is made, staff will prepare a resolution of denial for the June 19, 2017, City Council Meeting. Background /Discussion The applicant, Satellite Shelters, is proposing to establish a storage facility within the I -3 (General Industrial) district. Ordinance currently requires outdoor storage to be accessory to a principal use, meaning that an office, warehouse, manufacturing or other type of facility needs to be on the site as well. This is standard across all city districts. However, the proposal would only be for the storage of their equipment, and would not include another principal use. The applicant notes that this would be a good use of the property today, as there are very few improvements needed to establish the proposed use, and it leaves a lot of development potential for a future user. No infrastructure is needed beyond fencing, landscaping, and parking surface improvements, so there is not a lot of modification /demolition needed for a new user. Previous Discussions Staff reviewed this request with the Planning Commission on April 25, 2017. Staffs recommendation was a 150 foot setback from Highway 10 along with additional screening measures. The commission expressed concerns regarding aesthetics along Highway 10, proliferation of other facilities within the city if the change was made, highest and best uses for parcels, and impacts elsewhere within the zoning district. The commission made a motion to table the item pending additional research by staff. Prior to April's Planning Commission meeting, the City Council discussed the request during a work session on April 17, 2017, where they expressed similar concerns related to aesthetics and the best use of parcels within the area. Additionally, during a larger discussion of the vision for the Highway 10 corridor between Ramsey and 171" Ave on May 15, 2017, outdoor storage as a principal use was again discussed. The Council maintained their concerns with the proposed change. PV0WIHED 6Y Template Updated 4/14 INATUR Recommendation Based on feedback from the Planning Commission, City Council, and staff, the recommendation is to deny the request to amend the zoning ordinance as it is not consistent with the city's goals and vision for the Highway 10 corridor, nor the I -3 General Zoning district. Financial Impact None Attachments ■ Planning Commission packet dated April 25, 2017 N: \Departments \Community Development \Planning \Case Files \OA \OA 17 -06 Satellite Shelters \4Planning Commission \5 -23- 2016 \42 sr OS Amendmentdocx E lls River` Request for Action To Item Number Planning Commission 5.3 Agenda Section Meeting Date Prepared by Public Hearings Aril 25, 2017 Zack Carlton, Planning Manager Item Description Reviewed by Satellite Shelters — Ordinance Amendment Chris Leeseber , Senior Planner Reviewed by ■ Ordinance Amendment to allow outdoor storage as a principal use, Case No. OA 17 -06 Action Requested Recommend, by motion, approval of an ordinance amendment that will remove the requirement for outdoor storage to be a principal use in the I -3 zoning district. Background /Discussion The applicant, Satellite Shelters, is proposing to establish a storage facility within the I -3 (General Industrial) district. Ordinance currently requires outdoor storage to be accessory to a principal use, meaning that an office, warehouse, manufacturing or other type of facility needs to be on the site as well. This is standard across all city districts. However, the proposal would only be for the storage of their equipment, and would not include another principal use. The applicant notes that this would be a good use of the property today, as there are very few improvements needed to establish the proposed use, and it leaves a lot of development potential for a future user. No infrastructure is needed beyond a fence and landscaping, so there is not a lot of modification /demolition needed for a new user. Analysis Staff discussed the proposed amendment during the site plan meeting on April 3, 2017, and had some concerns with impacts to community aesthetics along Highway 10 and whether or not outdoor storage only is the highest and best use of a property. Staff brought these concerns to the City Council during a work session on April 17, 2017, for their comments on the proposed amendment. Council shared many of staffs concerns regarding aesthetics, specifically along Highway 10 near the entrance to the city. One alternative mentioned by the City Attorney was the possibility of a greater setback for properties devoted only to outdoor storage. The setback requirement would also include additional screening to mitigate the potential aesthetic impacts. Staff received direction to explore the larger setback and screening requirements. Ordinance Proposal The outdoor storage ordinance passed last fall requires either a fence, or a three foot berm and vegetative landscaping. In order to provide an efficient level of screening for parcels in the I -3 district which abut Highway 10, staff recommends requiring both a six foot tall opaque fence (not chainlink and slats) and a landscaped vegetative screen. The vegetative screen must be approved by staff, and will need to include a mix of evergreen and deciduous trees and shrubs. The additional screening will not count towards the PV0WIRID Template Updated 4/14 INATUOjE required number of trees required elsewhere in ordinance. The goal of the landscaped buffer will be to screen the fence and stored materials from the ground level up. In addition to the screening requirements described above, staff recommends including a 150 foot setback for outdoor storage as a principal use along Highway 10. Staff compared different setbacks, their impacts to screening requirements, and the anticipated effectiveness in maintaining /improving the aesthetics along the Highway 10 corridor. The larger setback also limits the number of lots along Highway 10 that would be permitted outdoor storage as a principal use. Financial Impact None Attachments ■ Applicants Narrative N: \Departments \Community Development \Planning \Case Files \OA \OA 17 -06 Satellite Shelters \4Planning Commission \53 sr OS Amendmentdocx Ordinance Amendment Application: Property Address: 9880 Gateway Rd, Elk River MN 55330 Parcel: 75- 778 -0010 Legal Description: 778 Renner Second Addition: Outlot A Owner Information: Renner Land Development LLC 15688 Jarvis St NW, Elk River MN 55330 What is being proposed? Zoning Ordinance Amendment for General Industrial district What are the reasons /purpose for the proposed Ordinance Amendment? Current zoning requires that a conditional use permit for outdoor storage be "accessory to principal use" under the General industrial zoning. The proposed zoning ordinance amendment would remove the "accessory to principal use" language under the "Conditional Uses" requirements. Which would allow for a CUP to be granted in this zoning district for outdoor storage as a principal use. The proposed amendment would allow the user of parcel 75 -778 -0010 to obtain a CUP for outdoor storage of mobile job -site offices, portable classrooms and modular buildings which is currently not allowed as a principal use. This use would provide minimal site impact, furthermore it would provide an excellent opportunity for future development. Now is this request consistent with the City of Elk River Comprehensive Plan? Minimal impact to site location, adjacent properties which currently utilize outdoor storage along with the potential for spin off development make this a great opportunity. What has changed to warrant the Ordinance Amendment and what are the benefits to the City? Currently this undeveloped lot is used for agricultural purposes and an opportunity to better utilize this site has been presented. This change would bring a new business to the City and allow this user to consolidate locations. In addition to providing a new use for the property, which could spur spin off development, it would also increase the City's tax base by changing the zoning classification from agricultural to commercial. Proposed ordinance language: General Industrial #14 Strike the "accessory to principal use" from the current language of "Outdoor storage area accessory to principal use" and change to read "Outdoor storage."