HomeMy WebLinkAbout6.o. Request by Flint Hills Resources, LLC for a waiver from the Building Standards for a 4,000 square foot metal storage buildingEXECUTIVE SUMMARY
City Council Regular Meeting: January 5, 2016
AGENDA ITEM: Request by Flint Hills Resources, LLC for
a waiver from the Building Standards for
a 4,000 square foot metal storage
building
AGENDA SECTION:
Consent
PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO. 6.o.
ATTACHMENTS: Site Map, Setback Illustration, Oblique
Image of Existing Building, Photograph of
Existing Building, Proposed Building
Diagram, Building Plan Sheets, Steel
Siding Material Sheets, Site Photographs
APPROVED BY: ddj
RECOMMENDED ACTION: Motion to approve a waiver from the Heavy Industrial zoning
district building standards for a 4,000 square foot open-sided metal storage building for Flint
Hills Resources, LLC with the following conditions:
1)The applicant shall submit a landscape planting plan for staff review and approval by
that provides for the required eight overstory trees prior to the issuance of a building
permit for the storage building. Said trees shall be planted in a strategic location on
the site as approved by the City.
2)The building color shall be an earthen tone subject to approval by the Planning
Department.
SUMMARY
The City Council is being asked to consider a request from Flint Hills Resources, LLC for waiver from the
building standards in the HI – Heavy Industrial Zoning District in order to construct a new 4,000 square
foot metal storage building with one side open, at the Pine Bend Refinery site. The primary exterior
surface of the building would be steel, which is not listed among the permitted materials for buildings
within the HI Heavy Industrial zoning district. Section 11-4-16-1G allows exceptions to required building
materials so long as the building is located in a remote location that does not abut a public right of way or
non-industrial use or district.
DISCUSSION
Flint Hills Resources has approached the City with a request to replace an existing structure on its Pine
Bend Refinery site that is used by the company’s scaffold builders to store materials. The structure to be
replaced has walls on three sides with an open front, and is used primarily to keep materials dry that are
used for construction projects at the refinery. Although the existing structure is essentially a pole-type
structure, it is an older building that has been expanded and repaired over time with different materials
(and in some cases different colors). The overall dimension of the building is approximately 20 by 80 feet
(1,600 square feet). The applicant has noted they would like to remove this structure in order to make
room for additional storage tanks in the future.
The proposed structure will be 40 by 100 feet in size (4,000 square feet) and would be relocated
approximately 1,600 feet to the southeast as shown on the attached aerial photograph. The applicant
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initially stated that they intended to reuse some materials from the current building; however, the new
building is over twice the size and is now planned to be constructed with new materials. Like the present
structure, the proposed building would be a pole-type construction with steel ribbed panels on all exterior
wall surfaces. The facility would be open-ended on one side to facilitate the storage and removal of
materials. There would be no heating, cooling, or other mechanical equipment installed in the building
except for a limited amount of lighting.
The City’s Heavy Industrial zoning standards require all new buildings within this district to meet certain
site and building standards, which are the same as the GI General Industrial standards. However, the
Heavy Industrial District allows for a waiver from the GI standards when the location is remote and not
abutting a public right of way. As noted by the applicant, the proposed building location would be more
than 900 feet from the closest public street, with large pieces of equipment, trees, and another storage
building located between it and the closest public street.
Building Standards Waiver
The HI: Heavy Industrial zoning district allows the City Council to waive the masonry building material
standards provided the following six conditions are met. The conditions are described in italics and the
planning staff interpretation and description of each item is listed in standard text.
1. The proposed building will be located in a remote location that does not abut a public right of way or a nonindustrial use
or district.
The proposed building is located more than 900 feet from public right of way and is located behind
existing buildings and vegetation that will block the view of the proposed building from Pine Bend
Trail.
2. The proposed building will be made of high quality long lasting material compatible with both adjacent properties and
other buildings in the HI district.
The building as proposed will be constructed of 26 gauge metal siding with a “Panel Rib” design that
has a 20-year manufacturer’s warranty. The proposed building will be replacing an existing one that
has been patched together over the years with metal panels that are different in appearance and color;
therefore, the new building represents an improvement over the current situation. The building will be
located in an area that is used for storage of materials and equipment and will be surrounded by other
non-masonry structures. The design of the building reflects its intended use to store scaffolding
materials and provided assembly space out of the elements, and will not otherwise be used for interior
work space. As a condition of approval, staff is recommending that the City review the final color
choice to ensure that it helps minimize the visual impact of the structure as much as possible.
3. The provision of pedestrian faculties is unnecessary based on the use of the proposed building.
The building will be located in a materials storage area and access to this portion of the site is restricted
for public access. Pedestrian facilities are unnecessary because the proposed materials storage building
is part of a very large site that requires workers to travel between buildings on motorized vehicles. The
scaffolding that will be assembled in this area must also be transported to and from this site via
motorized vehicles due to the size and weight of the materials used for the scaffolding.
4. Parking, loading, and trash handling facilities are supplied by the surrounding site and do not abut a public right of way
or a nonindustrial use or district.
The proposed building will be located on a portion of the Flint Hills site that is already used for
exterior storage of equipment and construction materials. The building site does not directly abut a
public right-of-way or a non-industrial use, and is located more than 900 feet from the closest public
street.
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5. The applicant agrees to provide the required number and species of landscaping along the perimeter of the site.
The City Code requires a specific number of trees to be planted as part of any new development
proposals, and per Section 11-6-3 (B) of the Zoning Ordinance, the applicant will be required to plant
a minimum of eight overstory trees to comply with this section. Staff is recommending as a condition
of approval, the applicant submit a planting plan that provides for these trees in a strategic portion of
the site subject to review and approval by the Planning Department.
6. The proposed building will not have separate ground or wall signage.
No additional signage will be installed by Flint Hills as a result of the proposed building. The building
will be used only by workers on the site constructing scaffolding for internal use.
RECOMMENDATION
Based on the above background information and report, Staff recommends that the City Council make a
motion to allow a waiver from the masonry building standards for a 4,000 square foot open-sided metal
storage building with two conditions of approval.
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Aerial Image of Existing Storage Building
Current Building
Photograph of Existing Storage Building
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Flint Hills Site Photographs - Storage Building Area
From Highway 52 Looking Across Gate 63
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Flint Hills Site Photographs - Storage Building Area
From Clark Road North of Gate 63