HomeMy WebLinkAbout1990-03-07 NAC Planning Report 7
I 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
VILE OP
PLANNING REPORT
TO: Oak Park Heights Mayor and City Council
FROM: Robert Kirmis/Curtis Gutoske
DATE: 7 March 1990
RE: Oak Park Heights - MWCC CUP and Variance
FILE NO: 798 . 02 - 90 . 02
EXECUTIVE SUMMARY
Background:
The Metropolitan Waste Control Commission has submitted plans to
expand its existing waste water treatment facility located on an
11 . 35 acre site east of State Highway 95 and south of 62nd
Street . A conditional use permit is necessary to allow an
alteration to the property' s existing use. The applicants have
also requested a variance to allow two components of the
facility' s expansion to lie within designated setback areas . The
subject site is zoned "0" , Open Space Conservation and lies
within the City' s River Impact District .
Attached for reference: Exhibit A - Site Location
Exhibit B - Site Survey
Exhibit C - Site Plan
Exhibit D - Site Plan Detail
Exhibit E - Building Plan
Recommendation:
Based on the following review, our office recommends approval of
the MWCC CUP request to expand its existing facility, the
variance request to allow a portion of the facility to lie within
designated setback areas, and a variance to allow greater than 20
percent lot coverage within the River Impact District . Approval.
of these requests, however, shall be contingent upon the
fulfillment of the following conditions :
1 . The locations of the future clarifier and sludge storage
tanks along the site ' s western border are adjusted to
minimize future front yard setback violations .
4601 Excelsior Blvd.• Suite 410•Minneapolis, MN 55416• (612) 925-9420• Fax 925-2721
2 . The MWCC submit documentation of parking demand and provide
an assurance that the nine stalls provided may efficiently
accommodate peak off-street parking demand.
3 . The applicants submit a landscape plan as required by
Section 401 . 03 .B. 7 .d of the Ordinance . Landscaping should
be provided along the site' s northern and western borders .
Plantings along the site ' s northern property line shall
buffer adjacent residential development while a strip of
plantings along the site ' s western property line shall be
used to visually enhance the site for motorists upon T.H.
95 .
4 . The submission and approval of a grading and drainage plan.
The plan will be subject to review by the City Engineer and
MnDNR.
5 . Per Ordinance standards, proposed structures do not exceed
35 feet in height.
6 . All proposed structures, including roofs, be finished with
an exterior color of earth or summer vegetation tones unless
completely screened from the river by topography.
ISSUES ANALYSIS
Conditional Use Permit. According to Section 401 . 05 .D of the
City Ordinance, publicly regulated utility structures, such as
the waste water facility under review, are allowed within "0"
zoning districts only via a conditional use permit . The purpose
of the CUP is to provide the City with a reasonable degree of
discretion in determining the suitability of certain designated
uses upon the general welfare, health, and safety of the
community. Because the waste water facility lies as an existing,
approved use, specific review shall focus primarily upon any
adverse effects which may result from the proposed expansion
plans .
Zoning/Land Use. In determining the acceptability of the
proposed waste water facility' s expansion, it is important that
the City examine neighboring uses and their zoning designations .
By conducting such an examination, specific compatibility
concerns may be identified. The following is a listing of
surrounding uses and their zoning designations .
2
Direction Land Use Zoning
North Multi-Family Residential "R-3" , Multiple
(Sunnyside Condominiums ) Family Residential
South Industrial (NSP) "I" Industrial
East Industrial (NSP) "I" Industrial
West Highway 95 R.O.W. , Single Unzoned, "R-2" ,
Family Residential Low and Medium
Density Residential
While the site is bordered on two sides by residential
properties , it is believed that proximity, natural topographic
features and the provision of landscaping may minimize any
adverse effects of the waste water expansion project . To the
west, an adjacent rail line, Highway 95, and a formidable upward
slope all serve to buffer adjacent residences . To the north,
adequate area exists in which to provide a thorough visual screen
from the abutting apartments . It is recommended that landscaping
be provided on both the site ' s northern and western borders .
Although westerly screening may have little impact upon the
bordering residences , it would buffer undesirable views from the
adjacent highway. This matter is addressed in greater detail
later in this report .
River Impact District. As mentioned previously, the subject site
lies within the City' s River Impact District . The District has
been established to provide necessary protection to lands which
fall within the designated regional floodplain and Lower St .
Croix National Scenic Riverway Area as defined by the Minnesota
Department of Natural Resources . As such, the subject
development shall be subject to the review and approval of the
MnDNR and the following regulations :
1 . Standards and Criteria for the Lower St . Croix National
Scenic Riverway in Minnesota (Minn. Reg. NR 2200-2202 ) .
2 . Statewide Standards and Criteria for Management of
Floodplain Areas of Minnesota (Minn. Reg. NR 85-92 ) .
3 . St . Croix River Regional Flood Analysis , March 1973 .
3
Parking. The waste water expansion plan proposes a total of nine
off-street parking spaces . The Zoning Ordinance does not
specifically provide a parking standard for the subject use .
Rather, such a requirement is to be determined by the City
Council . Prior to final site plan approval, the applicant should
submit documented proof that the nine parking stalls provided may
accommodate peak on-site parking demand.
Landscaping. With the subject site being bordered by residential
properties on its northern and western boundaries , screening and
buffering shall become an important design element . According to
Section 401 . 03 .B. 7 .d. , semi-public uses , such as the waste water
facility under review, must submit a landscape plan prior to the
approval of a building permit . The landscape plan should be
developed with an emphasis upon the perimeter of the site, the
perimeter of the site ' s structures and along those areas which
interface with public streets . Thus far, the applicant has not
submitted a landscaping plan. Our office recommends such a plan
be required.
Lot Size. At 11 . 35 acres in size, the subject site significantly
exceeds the minimum lot size requirement of 20, 000 square feet
set forth within the standards for the Lower St . Croix Natural
Scenic Riverway.
Grading and Drainage. As a condition of CUP approval, a grading
and drainage plan must be submitted for review. The plan will be
subject to the review and comment of the City Engineer. Specific
issues under examination will be building placement, efficient
drainage, and proper erosion control measures . Also of issue is
that an additional variance is required for the amount of
impervious surface proposed exceeding 20 percent of the total lot
area (River Impact District requirement) . The acceptability of
this variance should be subject to the acceptability of the
overall grading and drainage plan by the City Engineer and DNR.
Structure Height. Per Ordinance requirements , structures lying
within the River Impact District may not exceed 35 feet in height
as measured from the average ground level at the building line to
the uppermost point of a structure . While the applicant has
submitted partial building plans, they do not identify the height
of the proposed tanks . In order to confirm compliance with this
requirement, the applicant should submit revised building
elevations which illustrate the height of all proposed
structures .
4
Color of Structures . While specific color is not depicted upon
any of the submitted plans, according to the Standards and
Criteria for the Lower St . Croix Scenic Riverway, all new
structures, including roofs, which lie within the River Impact
District must present an exterior color of earth or summer
vegetation tones , unless completely screened from the river by
topography. There does not appear to be a topographic barrier
between the proposed expansion and the river. Thus all expansion
facilities must conform to this requirement .
Variance. As mentioned previously, the applicant has requested
a variance to allow an 11 foot encroachment into the required
site yard setback ( 30 feet) and a three foot encroachment into
the required front yard setback ( 50 feet) .
Specifically, the MWCC wishes to locate a sludge storage and
gravity thickener tank within designated setback areas . The MWCC
claims that existing plant layout and property restrictions
prohibit any alternative positioning of the tanks . In addition,
a second variance was found to be necessary due to the excessive
impervious surface being proposed.
In considering the variance requests, the City has established a
number of criteria which should be used in determining their
acceptance . Per the Ordinance, the City Council may approve
these requests where they are found they will not :
1 . Impair an adequate supply of light and air to the adjacent
property.
2 . Unreasonably increase the congestion of public streets .
3 . Increase the danger of fire or endanger public safety.
4 . Unreasonably diminish or impair established property values
within the neighborhood or in any other way be contrary to
the intent of the Zoning Ordinance.
In addition to the aforementioned criteria, the variance must
also be a resultant of a non-economic hardship which detours the
reasonable use of the subject property. For purposes of
justification, a hardship may be defined as a situation where the
narrowness , shallowness , or shape of the subject parcel , or a
strict application of the Ordinance would result in exceptional
and unique difficulties to the applicant.
5
Review of the setback variance request finds that it does not
violate any of the four provisions stated above and that its
denial would inflict a certain degree of hardship upon the MWCC.
A hardship does appear apparent in that the waste water plant ' s
existing layout and property restrictions prohibit alternative
site locations for the sludge storage and gravity thickener
tanks .
With regards to the impervious surface variance, this would also
appear to meet the Ordinance criteria should the City Engineer
and MnDNR find the grading and drainage plan acceptable.
cc : LaVonne Wilson
Lyle Eckberg
Mark Vierling
Joe Anderlik
Frank Leier
6
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