Agenda - Planning Commission - 01/05/2017

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need to remove them. Many membrane structures, especially those designed for residential use, are not intended for long-term use as they do not withstand the elements for long periods of time. As a result,they can become an issue of blight. The Subject Property,while on Highway 10,is not impacted by the Highway 10 Access Planning Study that was adopted by the City recently. It will not be affected by future improvements within this corridor like many of the parcels further east, especially on the north side of the highway. Additionally,the City's Strategic Plan contains a Strategic Initiative to improve the image of key corridors, including Highway 10. Erecting and maintaining a membrane structure in clear view from the Highway does not seem to be in concert with this strategic initiative. The Applicant's business appears to be doing well and growing in this market. This is evident now with the lack showroom space for their growing product line.While Staff wants to see continued growth for this business,there are concerns with the request related to the exterior finish and the location of the Structure. If a long-term solution were in place that would eliminate this need in future years, Staff would be more supportive if the Structure were in an alternative location that is less visible from Highway 10. Alternatives Alternative 1: Motion to recommend City Council adopt Findings of Fact unfavorable to the Applicant and recommend denial of the IUP request. Historically,the City has considered membrane structures as non-compliant with Zoning Code based on exterior finish requirements. Approval could be viewed as contradictory to past(and ongoing) enforcement actions. Improving the image of key corridors, including Highway 10,has been identified as a priority by the City. The proposed location of the membrane structure would be in clear view from Highway 10, which would seem to be inconsistent with this initiative. Finally,this approach doesn't resolve the larger issue of inadequate indoor showroom space for the Applicant's needs and has the potential to become an annual request(or at least be requested again in the future). Alternative 2: Motion to recommend City Council adopt Findings of Fact favorably to the Applicant and recommend approving the IUP request contingent upon the Structure being sited in a different location on the Subject Property,which is not so clearly visible from Highway 10. Staff understands the potential need for this temporary structure leading into the upcoming boating season. If the Structure were positioned further north on the Subject Property,where the principal building and/or existing trees may provide some screening of it from the highway,that would at least be more in line with the initiative to improve the image of Highway 10. Staff would still note though that a more permanent,long-term solution (i.e. improvements/expansion of the principal building to provide additional indoor showroom space) is needed to avoid this becoming a routine request each winter. Alternative 3: Motion to recommend City Council adopt Findings of Fact favorable to the Applicant and approve the IUP as requested. The exterior finish of the Structure does not meet the minimum standards for the B-2 Highway Business District. However,alternative materials may be approved by the Planning Commission and City Council.While approval of alternative materials is permissible, approving a membrane structure for additional space beyond the timeframe of a Transient Merchant License creates a mixed message to the community about installing and utilizing these types of structures. Staff understands the Applicant's intent and would be more supportive of the request if there were a long-term solution in place (i.e. improvements to their existing building, this may be an annual request)to ensure that this does not become an annual request. Funding Source: All costs associated with this request are the Applicant's responsibility. Recommendation: Staff is not supportive of the request as proposed. Action: