Item 5.5 • Item #5.5
City of
Elk
River
MEMORANDUM
TO: Planning Commission
FROM: Chris Leeseberg, Planner Q
DATE: November 26, 2002
SUBJECT: Case No. OA 02-06
Request by City of Elk River to amend Section 900.20 of the
Zoning Code relating to Accessory Structures
Request
The Planning Commission is asked to consider an amendment to the Accessory Structure
4111 portion of the Ordinance.
Attachments
• Images of canvas accessory structures
• Existing Ordinance Language
• Option A
• Option B
Overview
This amendment request has two parts. First,the current ordinance uses the terminology
"metal construction/exterior" pertaining to building finishes. This was in reaction to
galvanized corrugated metal building systems and how that system was not desired. With
the advent of pre-finished metal pole shed construction and metal lap siding, staff feels that
this terminology needs to be further clarified.
Second, staff has received a complaint call from a resident that their neighbor's canvas
accessory structure had blow into their yard. After this complaint was brought to the
attention of staff, staff began to analyze how these structures could be allowed and regulated
or even if they should be allowed. They are used as protection for boats and vehicles from
the winter elements.
i
Memo to Planning Commission
November 26,2002
Page 2
• Analysis
The current ordinance uses the terminology"metal construction/exterior" pertaining to
exterior building finishes. Staff has included two new definitions related to metal finishes on
accessory buildings. This is to help clarify the difference between typical metal pole barn
construction versus metal lap siding which is typical on many residential homes. The
purpose is to separate out the two types of metal construction finishes and to clarify what
will be acceptable metal exterior products.
The current ordinance does not allow for any type of membrane (canvas) accessory
structures. Upon reviewing the current ordinance and the building code,it was found that
the currently available canvas structures cannot meet the wind and snow loads required by
the building code. Staff called seven different commercial businesses in Elk River and
surrounding communities to see if they carry this type of product and if they met any wind
or snow loads. Upon contacting them, only two businesses carried them and neither met the
required loads.
Currently accessory structures that are less than 120 square feet do not require a building
permit. Once a structure exceeds this square footage,it requires a building permit and it
must meet all applicable building codes. The average size of the accessory structures was
found to be about 200 square feet,which would place them in a category to require a permit
and meet all applicable building codes. From the information given to staff by local
• businesses,these structures do not meet the code.
According to Appendix Chapter 31 of the Uniform Building Code,membrane structures
erected less than 180 days shall comply with applicable provisions of the Fire Code. This
states that if it is a temporary structure,it must still meet fire code,which the locally available
structures do not appear to do so. Again,if the structure is greater than 120 square feet,it
requires a building permit and must meet all applicable building codes.
Staff has prepared two options to regulate these types of accessory structures.
Option A allows them only in the Al and Ria districts year round and if they exceed 120
square feet,they must meet all applicable building codes.
Option B allows them only in the Al and Rla districts but only as a temporary structure not
to exceed 180 days in a calendar year. Again,in Option B,if they exceed 120 square feet
they must meet all applicable building codes. Option B will create enforcement problems, as
it will be difficult to track these temporary structures to insure they are removed after their
allowed time frame.
This topic was presented to the City Council at their November 18th,2002 meeting and they
gave the direction of exploring them as temporary structures.
•
S:\PLANNING\Case Files\OA 02-06 Accessory Structures\OA 02-06.DOC
Memo to Planning Commission
November 26,2002
Page 3
• Recommendation
Staff is recommending that the Planning Commission recommend approval of the language
pertaining to the Metal Panel Siding and Metal Lap Siding. (The non shaded text in Option
A and Option B)
Staff is asking the Planning Commission for direction of fabric accessory structures. Should
they be allowed year round or should they be limited to a specific time frame or there is
always a third option of not allowing them at all. (The shaded text in Option A and Option
B)
1111
•
S:\PLANNING\Case Files\OA 02-06 Accessory Structures\OA 02-06.DOC
• OPTION A
E. Accessory structures not exceeding one hundred twenty(120) square feet in floor
area may be permitted in any zone and may be finished with metal panel siding,wood,vinyl
lap siding,metal lap siding, and/or masonry so long as the structures comply with the
required minimum setbacks and the structures are anchored to the ground in compliance
with all applicable building codes.
F. On lots less than two and one half(2 1/2) acres in the R1b,R1c,R1d or R1e
districts,no detached accessory structures greater than one hundred twenty(120) square feet
shall be finished with metal panel siding. In the Al and R1a districts, and on two and one
half(2 1/2) acres or greater in the R1b,R1c,R1d or R1e districts, accessory structures may
be finished with metal panel siding,wood,ryvinyl lap siding,metal lap siding, and/or masonry.
In i 1µaµ,n lids accessory stri ores may also be c % ucted o a ei
e s,fabric or etal panel skin. Metal panel siding shall be allowed as a
roofing material on any accessory structure.
G. In any zone, all metal finishes/coverings shall be factory pre-finished. In all zones,
except Al, galvanized corrugated panels shall not be allowed. All accessory structures
greater than one hundred twenty(120) square feet shall require a building permit and comply
with all applicable building codes.
• Definitions:
Metal Panel Siding: Metal finishes/coverings that are applied to the exterior of walls and
roofs which are greater than eight (8) inches in width.
Metal Lap Siding: Metal finishes/coverings that are applied to the exterior of walls and
roofs which are eight (8) inches or less in width.
•
OPTION B
E. Accessory structures not exceeding one hundred twenty(120) square feet in floor area may
be permitted in any zone and may be finished with metal panel siding,wood,vinyl lap siding,metal
lap siding,and/or masonry so long as the structures comply with the required minimum setbacks and
the structures are anchored to the ground in compliance with all applicable building codes.
F. On lots less than two and one half(2 1/2) acres in the Rib,Ric,Rld or Rle districts,no
detached accessory structures greater than one hundred twenty(120) square feet shall be finished
with metal panel siding. In the Al and Ria districts,and on two and one half(2 1/2) acres or greater
in the Rib,Ric,Rld or Rle districts,accessory structures may be finished with metal panel siding,
wood,vinyl lap siding,metal lap siding,and/or masonry. Metal panel siding shall be allowed as a
roofing material on any accessory structure.
G. In any zone,all metal finishes/coverings shall be factory pre-finished. In all zones,except
Al,galvanized corrugated panels shall not be allowed. All accessory structures greater than one
hundred twenty(120) square feet shall require a building permit and comply with all applicable
building codes.
Iri=.theRI*and,Al di trri porary=mule%ruetures shall.be si b}ext to the full:Owing:
ixnmt ancka t=,q * eventy--five dollar($17500)°fee e;r q red a .cl.tirie
uhdiea #_: ' O ;;ofthat fee is`reuridableif the inch -is loved.on
• b)4;/0140- - fired�ig;�=(001dayspercalear year, : If any'. ary
accessory r • the alli ` e (tli p io1der shall bei d a
„ O th 1?�' toll t'i d theme that cs
�' eve e`onc.. ''„'•�►�'�}..", of •fee,, ..
i'riefunda W.
c)'vne(1} iar 'i s mcxure Much shall not Oteeed h ' edls(2OCt)?sq are
feet in floor area:
=ivitit canvas,fabric:or meat arty sib;lon =gs th st uc re cote•lies
with t e cuzed nninimuin sett c+a lss'and`tlae s�tro%'ti a is at hi ed to tb ,groim in
:t;iik,• .i.. -, .•,✓.. •, building codes. The ,,, a ss, a shall
r xclavards the Wil.allowed accessory structure square footage ate.total n umber of
accessory structures;per lot:
Definitions:
Metal Panel Siding: Metal finishes/coverings that are applied to the exterior of walls and roofs which
are greater than eight (8)inches in width.
Metal Lap Siding: Metal finishes/coverings that are applied to the exterior of walls and roofs which
are eight(8)inches or less in width.
T daieture:.A structure that is constructed of a tw .f Tante w,i i a c anvas: a nc or
• metal, r x:�. , :=ltd : est ued br,,,aiitended o be°e r ata" fc r no z t a 9i a Mi nd
.6 ;�
e1�'.�. ” : Imo`ca�a�yea>r~Kas protectaoaa"f�ain the,elements ISxclz scciit�s4n-irx''. ". ".but
ate riot litrrttted tco residentiaiitoiake:stractures,greenhonses and tents: