5.1, 5.2 ITEM NO. 'S 5. 1. & 5 . 2.
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MEMORANDUM
ityof
,11River TO: Planning Commission
FROM: Michele McPherson, Director of Planning
DATE: June 17, 1999
SUBJECT: Case Number: ZC 99-5
Request by United Power for a Zone
Change to Antenna Overlay, and
Case Number: CU 99-29
Request by United Power to Construct a
Storage Building
Request
United Power Association requests consideration of two applications:
1. A Zone Change to Antenna Overlay in order to bring their antenna site into
compliance with the zoning requirements, and
i2. A Conditional Use Permit to allow construction of a 20' x 30' storage building on the
same antenna site.
Location
The property is located near and easterly of the intersection of 205th Avenue and
Proctor Avenue.
Zoning/Land Use
12 (Medium Industrial)/Ml (Medium Industrial)
Attachments
• Location Map
• Site Plan
• Detailed Site Plan
• Building Elevations
Overview/History
• Located on the property is a 300' tall antenna structure that was constructed in 1960.
Also located on the property are two structures (8' x8' and 8' x 16') housing support
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD&Phone: (612)441-7420 • Fax: (612)441-7425
Memo to Planning Commission/ZC 99-5&CU 99-26
June 16, 1999
Page 2
• equipment for the antenna. The antenna was upgraded in 1977. The antenna holds
four types of equipment, including: microwave, Vhf radio, Uhf radio, and emergency
services. With three antennas on top of the tower for Sherburne County Sherrif's
services, the tower height is 320'. With the exception of the emergency services
equipment, all other equipment is for the private use by UPA to communicate with its
other locations in the region.
Analysis
Zone Change: Antenna Overlay District
In 1997, the City adopted the Antenna Overlay District which established standards for
siting towers, setbacks, height, and rezoning request evaluation. The subject site was
not rezoned at that time to the new district.
The ordinance requires that the following criteria must be evaluated prior to a rezoning
to Antenna Overlay District:
i. The compatibility of the rezoning request with
surrounding land uses
ii. That the proposed rezoning is necessary in order to
provide effective wireless telecommunication coverage for
•
the City
iii. The rezoning is in accordance with the Comprehensive
Plan for the City.
Compatibility with Surrounding Land Uses
The land uses currently surrounding the site are gravel mining activities. The zoning,
however, would allow single family residential development (south), medium industrial
development (east/north), and agriculture (west and north). The rezoning would be
compatible with the current land uses, but may pose more issues as the gravel mining
activities are phased out (3-15 years) and the land reclaimed for other uses. The
reclamation plan may include changes in transportation corridors and land uses.
Necessity of Rezoning to Provide Telecommunication Coverage
Currently, the tower is primarily used for the private use of UPA. There is, however,
emergency service equipment located on the tower. It can be argued that the location
of the tower is critical to insure adequate emergency service coverage for the County.
UPA would also have the option of leasing this tower to other telecommunications
providers. The rezoning is also necessary to eliminate a non conforming use. It should
be noted that the site will remain nonconforming in regards to the dimensional
0
Memo to Planning Commission/ZC 99-5&CU 99-26
June 16, 1999
Page 3
requirements of the ordinance. The tower is sited in such a manner that the setbacks
111 of 300' cannot be met (setbacks equal tower height).
Consitency with the Comprehensive Plan
The City's Comprehensive Plan does not specifically locate tower locations within the
plan. It does, however, acknowledge that rezonings to the Antenna Overlay district are
appropriate to protect the health and safety of the general public. The request,
therefore, is consistent with the City's Comprehensive Plan.
Conditional Use Permit: Allow Construction of 20' x 35' Building
Analysis
Under the Antenna Overlay District requirements, towers and support equipment are
conditional use permits.
The applicant is proposing to remove two existing structures (8' x 8' and 8' x 16') and
replace them with a structure measuring 20' x 35'. Also proposed is a new security
fence for the perimeter surrounding the support structure.
Setbacks
• The proposed structure meets the setback requirements of the district.
Parking and Access
No changes to the current access drive or turn around/parking area is proposed. The
site is only accessed when equipment maintenance is necessary.
Building Materials
The building will be constructed of masonary materials, either rock face concrete block
or concrete panels with a rock/pebble finish. The roof will be gable in style and covered
in standing seam metal. The ends of the gables will be covered with aluminum siding.
The materials meet the requirements of the zoning code. The building should meet the
requirements of the building code and the City Building Official.
Recommendation
Zone Change
The request for a zone change to Antenna Overlay district meets the three criteria
established in the ordinance. Staff recommends that the Planning Commission
• recommend approval of the request, ZC 99-5 to the City Council.
Memo to Planning Commission/ZC 99-5&CU 99-26
June 16, 1999
Page 4
Conditional Use Permit
•
The proposed structure meets the standards set forth in the ordinance. Staff
recommends that the Planning Commission recommend approval of the request, CU
99-26 with one condition:
1. THE PROPOSED STRUCTURE COMPLY WITH THE BUILDING CODE AND
REQUIREMENTS OF THE CITY'S BUILDING OFFICIAL.
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