HomeMy WebLinkAbout6.v. Request by Flint Hills Resources for a Waiver from the HI-Heavy Industrial Zoning District Building Standards to Construct Two 2,520 Metal Buildings
EXECUTIVE SUMMARY
City Council Meeting: December 17, 2019
AGENDA ITEM: Request by Flint Hills Resources for a
Waiver from the HI-Heavy Industrial
Zoning District Building Standards to
Construct Two 2,520 Metal Buildings.
AGENDA SECTION:
Consent
PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 6.v.
ATTACHMENTS: Site location, Site Plan, Building Plans,
Oblique Aerial Image APPROVED BY: LJM
RECOMMENDED ACTION: Motion to waive the building standards for exterior materials
in the HI-Heavy Industrial zoning district allowing Flint Hills Resources to construct two
2,520 square foot metal buildings, subject to the applicant receiving all required building
permits for the structures.
SUMMARY
The City Council is being asked to consider a request from Flint Hills Resources for a waiver of the
building standards in the HI-Heavy Industrial zoning district in order to construct two 2,520 square foot
metal buildings at its refinery facility. The exterior surface would be steel, which is not listed among the
permitted materials for buildings within the HI-Heavy Industrial zoning district. However, the HI zoning
district allows the City Council to waive building material standards if the proposed building is far from the
public right-of-way, is screened from view, and is made of similar materials as existing and neighboring
buildings. A waiver such as this has been applied to other buildings within the FHR site for similar reasons
as listed below.
BACKGROUND
Flint Hills Resources has approached the City with a request to construct two buildings at its Pine Bend
Refinery site to house water service equipment. The structures would be kept heated to 45 degrees in the
winter, but they will not be air conditioned. The overall dimensions of the buildings will be 42 by 60 feet
(2,520 square feet). The buildings will be located approximately 2,200 feet west of Highway 52 and over
3,400 feet east of Rich Valley boulevard, near the coker derricks that are located central to the site.
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). Of the ten
requirements that are listed in this section, the proposed building should be able to comply with all of
them with the exception of the standards related to building materials. The HI/GI districts require 100%
of a building facing the public right-of-way to be masonry and 40% of the remaining facades to also be
masonry. In this case, all of the exterior surfaces will be metal.
As noted, the buildings will be located well away from any public rights of way, with large pieces of
equipment, and structures located between it and the closest public street. All other aspects of the code do
not appear relevant either because the building will not require a new parking area, will not be used for
permanent, continuous work space, and will be located a considerable distance from the nearest property
or right-of-way lines.
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DISCUSSION
Typically construction of an accessory building such as these would not require City Council action.
However, due to the limited nature of the activities that will take place in the structure and the remote
location of the building, Flint Hills is requesting the buildings to be made of metal rather than comply with
ordinance exterior materials standards. Staff can support the request which is consistent with prviou
The Flint Hills property is zoned HI: Heavy Industrial and the HI zoning district requires that 100% of a
building facing the public right-of-way must be masonry and 40% of the remaining facades must also be
masonry. The HI zoning district allows the City Council to waive these building material standards if the
proposed building is far from the public right-of-way, is screened from view, and is made of similar
materials as existing and neighboring buildings. Flint Hills is requesting a waiver from the building
material standards of the HI district to allow the construction of buildings that feature exteriors entirely of
metal. The next section of the Executive Summary describes the conditions that need to be met for the
City Council to grant the waiver request.
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 buildings are located more approximately 2,200 feet from Highway 52 and 3,400 feet
from Rich Valley Boulevard and are located behind existing buildings and structures that will block the
view of the proposed building from public rights of way.
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 buildings as proposed will be constructed of 26 gauge metal siding with a panel rib design that has
a 40 year manufacturer’s warranty. The buildings will also be located in an area that is used for
equipment used in the refining of petroleum and will be surrounded by other non-masonry structures.
The design of the buildings reflects its intended use and will not otherwise be used for interior work
space.
3. The provision of pedestrian faculties is unnecessary based on the use of the proposed building.
The buildings will be located well within the refinery and access to this portion of the site is restricted
for public access. Pedestrian facilities are unnecessary because the proposed buildings are part of a
very large site that requires workers to travel between buildings on motorized vehicles.
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 buildings will be located on a portion of the Flint Hills site that is already used in the
refinery’s regular operations. The building site does not directly abut a public right-of-way or a non-
industrial use, and is located more than 2,200 feet from the closest public street.
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. Staff regularly meets with representatives from Flint Hills Resources to review ongoing
planting of trees on land owned by FHR outside the refinery facility. Staff feels the planting
requirements have been met or exceeded by offsite plantings.
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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 buildings. The
buildings will be used only by workers on the site conducting work related to water service.
RECOMMENDATION
Based on the above background information and report, Staff recommends that the City Council adopt a
motion to allow a waiver from the masonry building standards for two 2,520 square foot metal buildings
subject to the condition that the applicant receive the required building permits for the structures.