HomeMy WebLinkAbout1990-08-23 NAC Planning Report Northwest Associated Consultants , Inc .
ACURBAN P L A N N I N G • D E S I G N • M A R K E T RESEARCH
PLANNING REPORT
TO: Oak Park Heights Mayor and City Council
FROM: Curtis Gutoske/Alan Brixius
DATE: 23 August 1990
RE: Oak Park Heights - NSP Substation
FILE NO: 798 . 02 - 90 . 06
EXECUTIVE SUMMARY
Background:
On 17 July 1990, the City of Oak Park Heights received an
application request from Northern States Power Company (NSP) to
subdivide approximately 1 . 55 acres ( 67 , 500 square feet) from the
unplatted 90 acres of land owned by Mr. Elmer Haase. Please see
Exhibit A for the site location. A second request was made by
NSP for the approval of a conditional use permit. The purpose of
these requests is to allow for the construction of a 115/13 . 8kV
electrical substation to service the projected growth of the
community and surrounding area.
The property in question is zoned B-2 , General Business District
and the substation, considered an essential service, is allowed
in a B-2 District via a conditional use permit.
You will note the NSP site is located immediately to the east of
the recently approved Haase Dismantling Center subdivision.
While the Haase subdivision has been approved by the City, it has
yet to be recorded with the County. The coordination between the
two subdivisions will be discussed in detail in the analysis
section of this report.
Attached to this report for your reference are:
Exhibit A - Site Location Exhibit F - Grading Layout ( 1)
Exhibit B - Property Plat Exhibit G - Grading Layout (2 )
Exhibit C - Existing Topography Exhibit H - John Haase
Exhibit D - Location Plan Subdivision
Exhibit E - Landscape Plan
4601 Excelsior Blvd.•Suite 410•Minneapolis, MN 55416•(612) 925-9420• Fax 925-2721
Recommendation:
Our office recommends approval of the minor subdivision and
conditional use permit submitted by NSP provided the conditions
listed below are satisfied:
1 . The 80 foot wide easement is dedicated as public right-of-
way. The right-of-way is to be dedicated to the City.
2 . The existing gravel driveway leading to the Dismantling
Center is removed at the time the new roadway is
constructed.
3 . Mr. John Haase ' s minor subdivision is revised to reflect the
20 foot wide lot remnant being combined with Elmer Haase' s
property immediately to the west.
4 . At the time the street is to be fully improved, NSP agrees
to waive its right to appeal assessments charged against the
subject property.
5 . The proposed curb cut is reduced to a 32 foot width.
6 . Any exterior lighting to be installed on the premise be
shown on the site plan and in conformance with Section
401 . 03 .B. 8 of the Zoning Ordinance.
7 . The City Engineer finds the proposed grading plans
acceptable.
8 . Applicant enter into a development contract with the City to
insure compliance with the subdivision conditions .
9 . Comments from other City Staff .
CASE ANALYSIS
Subdivision:
Lot Dimensions. The proposed lot width of 225 . 16 feet and lot
area of 67 , 595 square feet both exceed the minimum Ordinance
requirements of 100 feet and 15,000 square feet respectively.
Streets . The subdivision illustrates street access to be
provided via a 60 foot wide road easement extending south of the
TH 36 frontage road. This easement is in the same location as
the existing gravel driveway leading back to the Dismantling
Center and is to be taken from the 100 foot strip of property
within the recent John Haase subdivision (see Exhibit H) . This
would leave a 40 foot wide remnant upon John Haase' s property.
This remnant must be combined with the adjacent property owned by
2
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Elmer Haase to avoid the creation of an unbuildable parcel .
However, in conversation this week with Mr. David Fisher,
representative for NSP, it was learned that NSP has negotiated
with John Haase that the easement is to be 80 feet wide and the
resulting 20 foot remnant of Mr. Haase' s property would be
reverted back to his father Elmer.
At this time, NSP is to construct the street to consist of an 18
inch deep and 20 foot wide gravel surface. It is to have a
capacity of nine tons (typical commercial street construction) .
Given the limited use of the street, we find this acceptable
subject to the comments of the City Engineer. At the time the
street is to be fully improved, NSP should agree to waive any
appeal rights regarding assessments in exchange for the City to
allow the gravel roadway to be constructed.
Our office finds this an acceptable situation provided three
conditions are met: 1
1. The 80 foot wide easement is dedicated as public right-of-
way. The right-of-way is to be dedicated to the City.
2 . The existing gravel driveway is removed at the time the new 1
roadway is constructed.
3 . Mr. John Haase' s subdivision for the Dismantling Center is
revised to reflect the 20 foot wide lot remnant being
combined with Elmer Haase' s property immediately to the
west.
4 . At the time the street is to be fully improved, NSP agree to
waive its right to appeal assessments charged against the
subject property.
Conditional Use Permit:
Essential services, such as electric utility facilities , are
usually a permitted use within all zoning districts . However,
because the proposed substation is in excess of 33kV, a
conditional use permit is required per Section 401 . 03 .J. 3 of the
Zoning Ordinance.
As with all conditional use permit applications, the City must
consider possible adverse affects of the proposed .use. Its
judgment shall be based on but not limited to the following
factors:
3
a. Relationship to municipal Comprehensive Plan.
Comment: The substation is found to be consistent with the
Comprehensive Plan. Its purpose for accommodating future
growth in the surrounding area complies with the
Comprehensive Plan which calls for the eventual development
of these properties .
b. The geographic area involved.
Comment: The substation is well located as it will allow
commercial development to occur to the north and east, and
is buffered by the transmission line easement to the south.
In addition, given the nature of the use, its operation is
not anticipated to cause adverse impacts upon the adjoining
properties . This determination, however, will be subject to
the review of the landscape plan, grading plan, and other
information reviewed in the CUP application.
c . Whether such use will tend to or actually depreciate the
area in which it is proposed.
Comment: It is not anticipated the substation will
negatively affect surrounding property values . Since the
majority of the surrounding property is undeveloped or only
developed to a limited degree, the future development of the
area can respond accordingly to the existence of the
substation to preserve or increase property values .
d. The character of the surrounding area.
Comment: Given the existence of the transmission lines and
towers, the existing and planned commercial development
along Highway 36 , and the majority of the surrounding land
being undeveloped, the construction of the substation is
should adversely impact the surrounding area provided the
landscape, grading, and other development plans are found to
be acceptable.
e. The demonstrated need for such use.
Comment: As indicated previously, NSP has proposed this
facility to accommodate the future growth of the community
and surrounding area.
In summary, it appears the proposed substation satisfies the
general CUP criteria subject to the review of development plans .
The text below will review these plans concentrating the analysis
from a planning perspective.
4
Location Plan (Exhibit D) . Review of the location plan has found
it to be generally acceptable and in conformance with applicable
Ordinance requirements . One item of note, however, is that the
proposed curb cut onto the 80 foot right-of-way measures 48 feet
in width at the property line. This is double the maximum
allowed. If the applicant requires a wider curb cut due to the
type of vehicles accessing the property, we recommend it be no
wider than 32 feet. This width can be accommodated via the
approval of the CUP.
The proposed six foot high chain' link fence which is to surround
the facility, and the safety signage to be tacked onto the fence
both conform to Ordinance requirements . No exterior lighting has
been illustrated on the development plans . If such lighting is
to be used, either for security or safety reasons, it must be
illustrated on the site plan and conform to Section 401 . 03 .B. 8 of
the Zoning Ordinance.
Landscape Plan (Exhibit E) . The proposed landscape plan was
developed with the intent to soften the visual impact of the
substation upon adjoining properties . In our review of the plan,
we have found it to be acceptable and in conformance with all
Ordinance requirements .
Grading Plan (Exhibits F and G) . Significant elevation change
exists in the eastern portion of the lot . Steps must be taken to
ensure proper erosion control and drainage are achieved. The
grading plans submitted shall be subject to the review and
comment of the City Engineer.
CONCLUSION
The subdivision and conditional use permit requests for the
construction of a 115/13 . 8kV substation are found to be generally
acceptable . Provided the conditions listed in the Executive
Summary of this report are met, our office recommends approval of
the said requests .
Should you have any questions regarding our review, please do not
hesitate to call .
cc : LaVonne Wilson
Lyle Eckberg
Mark Vierling
Joe Anderlik
Mick Kaehler
David Fisher
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EXHIBIT H - JOHN HAASE SUBDIVISION