By Shannon Fiecke, Correspondent

Kurt Lano has watched three businesses try to locate near his implement dealership on Highway 169 in Louisville Township, only to be driven away by development requirements of local government.

A proposed ban on metal-sided structures like his is supposed to beautify Scott County, but Lano thinks it’ll just be the nail in the coffin of rural business development.

“Right now, you can hardly get a building up in Scott County the way it is,” he said. “South of [Highway] 41 to Jordan, there is noType of building that would be banned new business. I’ve probably seen two new buildings in the last 10 years.”

Scott County is in the process of updating its zoning ordinance, following the completion of its 2030 comprehensive plan. While some business owners see no problem with requiring sites to look nice, they say some of the proposed restrictions are too “blanket” and go too far.

The proposed metal ban for commercial, industrial and institutional buildings is one of several major changes to the zoning ordinance. It has taken many rural residents by surprise and appears to be the most controversial proposal, especially given that current businesses couldn’t expand using the same material or be grandfathered in if destroyed by wind or fire.

The Planning Commission is scheduled to hold a public hearing on the proposed changes next Monday at 6:30 p.m. at the Scott County Government Center. They then go to the County Board, which has already been briefed on the issues.

Planning Manager Brad Davis told the board that metal could be used as an accent, but no longer as the principal siding material, unless tip-up style panels are used with a specialized decorative coating.

Proponents say the measure will transition the county to look more like the cities of Shakopee, Jordan and New Prague, where they say pole-barn-style buildings aren’t allowed for businesses.

“Metal buildings leave a lot to be desired where there are other materials that could be used,” said Planning Commissioner Chuck Wood, who supports the proposal. “At one time it didn’t matter what was out in the county because it was mainly farm buildings. We’re trying to make the transition from metal to something more interesting, more architectural.”

Wood doesn’t view the proposal as a total ban on metal, or an added expense, given the new types of building material being developed.

“We’re not banning metal buildings, we’re just saying you can’t do it the way you did it before, with all metal (and a colored wainscoting trim),” Wood said.

However, the ordinance as presented to the County Board would do away with the traditional four-sided steel building, only allowing steel as a “decorative feature.” Certain metal tip-up panels, would be allowed, however.

Planning Commissioner Barbara Johnson, who thinks some metal should be allowed, said metal buildings aren’t “the ugly monsters they keep thinking they’re going to be.” She points to a “beautiful” equestrian center near the Legends Golf Club, which hasn’t drawn any complaints.

Township businesses are already at a disadvantage because of the lack of utility infrastructure and access roads, said Greystone Construction President Kevin O’Brien. If the ordinance is adopted as proposed, he believes it will drive business across the county line.

“I don’t see how anyone is going to be able to build in the townships,” he said.

With all the rules Scott County already has, “no one is going to come in here with a dump,” said Paul Doucette, who owns a large pole-style barn building in Louisville Township and opposes the ban.

Earth berms and trees largely block his building from the view of passing traffic on Highway 169 and Doucette constructed the building with landscaped rocks and overhangs to improve aesthetics.

His wife Cheryl Doucette said the ban will prevent small businesses like theirs from expanding or opening in the first place. They already have to deal with the river valley’s costly storm water issues and the construction of a frontage road if they want to grow.

O’Brien, who constructs buildings in Minnesota and neighboring states, is still reviewing the ordinance in detail, but estimates it will increase construction costs by 10 to 20 percent.

Greystone recently constructed the Dueco building near highways 41 and 169 using the type of metal panels that would be exempted. It has a stucco-like coating. This would be one of the least expensive versions of what the county would allow and it added 10 percent to the cost of the project, he said.

Too much

Like the Doucettes, O’Brien doesn’t oppose commercial buildings having to meet a certain standard. He thinks a quality finish should be required so it doesn’t fade or chalk off. But he thinks parts of the zoning proposal go too far.

“I do support using accents and shadow lines and color to break up long walls [if facing public streets], and they are addressing some of those issues,” he said. “It’s the elimination of metal and then requiring all these accent features. It’s the combination of everything.”

Planning Commissioner Barbara Johnson — who owns two metal buildings in Spring Lake Township for her trucking business, located near three county metal buildings, she points out — is spearheading a charge to grandfather in current buildings. Insurance only covers the cost of existing structures.

“It’s a huge issue,” she said. “Some people couldn’t afford to rebuild and the county would have a bare piece of property.”

Because of his expertise, O’Brien was selected to serve on a city of Shakopee economic committee that is looking at how to grow business in the city.

Even when compared with cities, the county’s proposed requirements are among some of the toughest he’s seen. O’Brien said manufacturing companies look to develop in rural areas and the field is very competitive, so a cost difference of 10 to 20 percent could make or break a business opening here.

Davis said the impetus for the zoning proposal was directed in the 2030 comprehensive land-use plan to promote durability of buildings, expand the tax base and encourage structures with high architectural and aesthetic features.

County Community Development Director Michael Sobota called the zoning proposal an “invest in your neighborhood,” kind of deal.

“Those investors looking for higher value areas will shy away from the areas” with lower standards, he explained.

But business owners say it’s small companies and auto- and manufacturing-related companies looking to locate in the rural area right now.

There is vacant business space available in Shakopee’s industrial park that has utility infrastructure and higher building standards, but rent there is double that along the rural Highway 169 corridor, Paul Doucette said.

“You got to start somewhere,” he said.

Possible revisions

Based on feedback received, Davis said the Planning Commission will consider grandfathering in existing businesses if they’re destroyed, and may tweak or hold off on other proposed zoning changes.

Davis may also suggest the county examine in greater detail the types of metal buildings that are allowable instead of banning the material outright. For example, perhaps it could allow metal if it has a certain finish that is more durable, he said.

“There are some fairly attractive metal buildings done by some of the national builders,” Davis said. We’ve seen photos where they’re very nice, but they have a lot of detail on them.”

Wood, a professional landscape architect, said the county needs to plan for the future, so when areas are fully developed in 30 to 40 years, buildings look like the surrounding community, instead of standing out as an eyesore.

He compared the situation to driving through Duluth and Superior. Duluth was more well-thought in how it developed, whereas Superior had minimal standards, he said.

“It’s not very interesting there,” Wood said. “We don’t want to end up being another Superior.”

While part of the argument against steel is they don’t last as long as other buildings, Paul Doucette thinks metal buildings like his are the perfect interim structure until large companies come in to supplant them decades down the road. He thinks they can be made to look as nice as other types of structures and points out that all buildings will decay without maintenance.

“Some people think metal buildings are ugly and Scott County should be beautiful,” Johnson said. “I don’t think all metal buildings are ugly. I’ve seen some gas stations and grocery stores made out of metal and metal stands that sell fresh produce and garden supplies. Some are really attractive.”

O’Brien thinks there should be a place for every type of business — for example, he wouldn’t want a pole-style barn next to his corporate headquarters in the brick and stone Voyager Bank building he built in Shakopee.

He just finished developing an industrial park in Sand Creek Township with six buildings, which were mostly made of metal. His shop is there.

“We wouldn’t be able to build out there under this ordinance,” he said. “I challenge anyone to drive through there and say they’re unattractive. I think they suit the area fine.”

Shannon Fiecke can be reached at (952) 345-6679 or sfiecke@swpub.com.