Loading...
6.6. SR 09-19-2005 Item 6.6. , MEMORANDUM TO: FROM: Mayor and City Council Michele MCPhers~irector of Planning DATE: September 19, 2005 SUBJECT: Case No. OA 05- 12 Request by the City of Elk River for Ordinance Amendment to Allow Engineered Fabric Accessory Structures in the 11 and 12 Industrial Districts Request The City Council is asked to consider an ordinance amendment to allow the use of engineered fabric structures as a material for accessory buildings in the I1 and 12 Districts. Attachments . Minutes from the Planning Commission Workshop Meeting of August 9, 2005 . Standards for Issuance of a Conditional Use Permit . Ordinance No. 05- Overview The Planning Commission discussed with Street Superintendent Phil Hals on August 9th the use of engineered fabric structures for storage and accessory buildings. The Planning Commission seemed favorable to the use of these structures in the I1 and 12 Districts, provided that they were utilized for an accessory building and not as the principal structure. There was some discussion as to whether or not the use would require a conditional use permit, however staff is proposing that the ordinance amendment not include a' conditional use permit requirement, as there really would be no way to apply the standards for issuance of a conditional use permit (see attached). Planning Department Mission: the orderly development of a livable and sustainable Elk River community. City Council/OA 05-12 Page 2 Proposed Ordinance Language The proposed language change would occur in Section 30-938, Architectural Standards, item 5 relating to accessory structures: (5) Accessory structures. Architectural standards as outlined in this section shall also apply to accessory buildings, except that in the 11 and 12 districts. engj11eered fabric structures may be used as an acceptable material. Planning Commission Action The Planning Commission voted unanimously to recommend approval of the proposed ordinance amendment to the City Council. Recommendation Staff and the Planning Commission recommend that the City Council approve the ordinance amendment to allow engineered fabric structures as accessory uses in the 11 and 12 Zoning Districts. S:\PLANNING\Case Files\2005\OA 05-12 City oEER Fabric Struct\09 06 05 CC memo.doc Special Planning Commission Minutes August 9, 2005 Page 9 19. AN INTERNAL TRIAL SHLL BE PROVIDED FROM STREET A TO THE WEST BOUNDARY OF THE PLAT, A TRAIL SHALL BE PROVIDED ALONG COUNTY ROAD 30 ALONG WITH A CONNECTION TO STREET B, AND A TRAIL OR SIDEWALK SHALL BE PROVIDED ALONG WACO STREET 20. THE RIGHT-OF-WAY FOR STREET B SHALL BE EXTENDED SO THAT IT ABUTS COUNTY ROAD 30. 21. ALL LOTS ABUTTING EXISTING LOTS IN PINEWOOD SHALL BE A MINIMUM OF 20,000 SQUARE FEET IN SIZE. MOTION CARRIED 6-0. The special meeting of the Elk River Planning Commission adjourned at 8:32 p.m. 5. Discuss Use of Engineered Fabric Structures in the Light and Medium Industrial Districts Ms. McPherson stated that the Commission is asked to discuss a possible ordinance amendment to allow engineered fabric structures in the Light and Medium Industrial Districts. City of Elk River Street Superintendent Phil Hals and Assistant Street Superintendent Mark Thompson were present to discuss the possible utilization of an engineered fabric structure to be used for salt/sand storage. Mr. Hals explained that $160,000 was budgeted for a tip- up concrete panel construction building, but that the bids came in at $260,000. Mr. Hals discussed the photos bf a fabric structure similar to what they propose. He reviewed the location of future buildings, and explained how these buildings would provide screening of the fabric structure. Chair Anderson asked if the Municipal Utilities would be moving from their site. Mr. Hals stated no, that only their material storage area would be relocated. He explained that the Utilities has possible plans for turbine generator in their current location. Ms. McPherson noted that the Utilities ultimately plans to expand their substation to the west. Mr. Hals explained that the Oak Knoll #3 ballfield will become the staging area for surplus materials. Ms. McPherson suggested that the ordinance amendment only allow the structures for governmental uses. Senior Planner Scott Harlicker suggested an ordinance amendment to allow them as a conditional use permit. Ms. McPherson asked, does the City want these types of structures popping up all over the 11 and 12 Districts. Commissioner Scott stated that he appreciates the tax savings of constructing the fabric structure, and that he did not have a problem with them being allowed. Commissioner Offerman stated that he has been inside a large fabric structure and that he did not have a problem with allowing them as a conditional use permit for governmental facilities. Chair Anderson concurred. Special Planning Commission Minutes August 9, 2005 Page 10 Commissioner Lemke asked for clarification as to why the City initially did not want the fabric structures. Ms. McPherson stated that it was mostly a matter of aesthetics. Commissioner Westgaard stated that he was not opposed to the structures. He stated he could foresee a company such as Cretex asking for one. He stated that if they are allowed for governmental use, why not the general public to use them as accessory buildings in the 11 and 12 Districts. Ms. McPherson stated that if fabric structures were allowed for accessory buildings, the principal structure would still need to meet the City's standards of the 11 and 12 Districts. Commissioner Westgaard asked if accessory structures are allowed to exceed the size of the principal structure, and what is the size of the structure proposed by the Street Department. Ms. McPherson stated that there is nothing in the ordinance stating that an accessory building cannot be larger than the principal building. She stated that the structure will be 8,000 square feet. Mr. Hals noted that the existing principal building on the site is 18,000 square feet. Chair Anderson suggested that the ordinance amendment restrict the use to government uses, and an ordinance amendment could be processed if another type of user made a request. Ms. McPherson stated that if the structures were allowed by conditional use permit, the Commission would review each request independently, regarding issues such as screerung. Mr. Thompson stated that a standard would be set by salt/sand storage facility, since it would be located well away from the street and would be screened by existing and future buildings. Commissioner Offerman stated he would prefer to see a fabric structure, versus an open storage yard. Commissioner Lemke asked if the fabric structure would be taller than the one shown on the photos. Mr. Hals stated, no. He stated the one shown is more functional and would allow them to maneuver trucks within more easily than a taller structure. Mr. Hals noted that the MPCA now requires loading of the salt/sand materials inside a building. Commissioner Lemke stated he would support drafting of the ordinance amendment. 6. Discuss Planning Commission Applicant Interview Questions Ms. McPherson explained that the City Council has expressed interest in interviewing all candidates for appointment to the Planning Commission, including Commissioners wishing to serve an additional term. She asked that the Commissioners review the sample questions and respond to her with any revisions or additional questions by August 31st. 7. Othet Business Ms. McPherson noted that a joint meeting of all of the City's Commissions and City Council has been scheduled for October 10, 2005. More information will be provided at a later date. Standards for Issuance of a Conditional Use Permit Required findings. The planning commission shall recommend a conditional use permit and the council shall order the issuance of such a permit only if it fmds that such use at the proposed location: (1) Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. (2) Will be consistent with the comprehensive plan. (3) Will not impede the normal and orderly development and improvement of surrounding vacant property. (4) Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. (5) Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. (6) Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. (7) Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. ORDINANCE OS - CITY OF ELK RIVER AN ORDINANCE OF THE CITY OF ELK RIVER AMENDING SECTION 30-938 - ARCHITECTURAL STANDARDS OF THE CITY CODE OF ORDINANCES Case No. OA 05-12 The City Council of the City of Elk River does hereby ordain as follows: Section 1. Section 30-938 titled, Architectural Standards of the City of Elk River Code of Ordinances shall be amended read as follows: SECTION 30-938. Architectural Standards (5) Accessory structures. Architectural standards as outlined in this section shall also apply to accessory buildings, except that in the 11 and 12 districts. engineered fabric structures may be used as an acceptable material. 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 19th day of September, 2005 Stephanie Klinzing Mayor Attest: Joan Schmidt City Clerk s:\planning\case files \2005\oa 05-12 city of er fabric struct\ordinance 05"12.doc