HomeMy WebLinkAbout2000-03-01 NAC Planning Report11\11rAC NORTHWEST ASSOCIATED CONSULTANTS
INC
PLANNING REPORT
BACKGROUND
Attached for reference:
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
TO: Tom Melena
FROM: Scott Richards
DATE: March 1, 2000
RE: Oak Park Heights — Well #3 Conditional Use Permit
FILE NO: 798.04 — 00.01
Jay Johnson, the City of Oak Park Heights Public Works Director, has made application
for a conditional use permit (CUP) for consideration of a well and the well house
structure to be located along Osgood Avenue in front of the Oak Park Heights
Correctional Facility. The City Council has authorized Mr. Johnson to move forward
with plans to drill the well and to prepare specifications for the well house. The CUP is
required in the 0, Open Space Conservation District primarily for review of utility
buildings and structures but it is necessary to first approve the location of the well and
then review the structure and associated site plans once they are completed.
It is expected that test borings for the well could begin in March and if the site is
acceptable, the production well will then be drilled. The design of the well house should
be completed in May or June. Complete plans for the well house and associated site
improvements, including landscaping, would be reviewed by the Planning Commission
and approved by the City Council at that time.
Site Location
Well #3 Site Location
Memo from Jay Johnson dated February 16, 2000
Memo from Jay Johnson dated February 17, 2000
Well House Pictures
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@ WINTERNET.COM
ISSUES ANALYSIS
Comprehensive Plan. The Comprehensive Plan identifies this area for governmental
facility land use. The well site would be consistent with the Correctional Facility and not
have an impact on planned residential and recreation uses west of Osgood Avenue.
Zoning. The subject site is zoned 0, Open Space Conservation District.
Governmental and public regulation utility buildings and structures are a listed
conditional use in this district.
Site Analysis. The Oak Park Heights 1996 Water Supply Study, prepared by
Bonestroo and Associates, stated that a third well was necessary to provide adequate
water supply during high use periods and for a back up well. Locations for wells were
analyzed and it was determined that the central location along Osgood Avenue on the
Correctional Facility property would best suit the City's needs for a well. Mr. Johnson
has detailed the site analysis issues in his February 17, 2000 memo which is attached.
Conditional Use Permit. The application for a CUP was made to coincide with the
process of authorization and testing for a well. The CUP w i l l reinforce the decision to
locate the well at the preferred location and provide for an opportunity to review and
consider the building and site plans. Authorization to provide detailed building and site
plans was approved by the City Council at their February 22, 2000 meeting. Once the
plans are completed, they will be reviewed by the Planning Commission and approved
by the City Council. Review of the CUP criteria, as found in Section 401.03.A.7 of the
Zoning Ordinance, is as follows:
a) Relationship to the specific policies and provisions of the municipal
Comprehensive Plan.
b) The conformity with present and future land uses in the area.
c) The environmental issues and geographic area involved.
d) Whether the use will tend to or actually depreciate the area in which it is
proposed.
e) The impact on character of the surrounding area.
f) The demonstrated need for such use.
g) Traffic generation by the use in relation to capabilities of streets serving the
property.
h) The impact upon existing public services and facilities including parks, schools,
streets, and utilities, and the City's service capacity.
1) The proposed use's conformity with all performance standards contained herein
(i.e., parking, loading, noise, etc.).
The well location and the associated building should not have a negative impact on the
future land uses or impact the character of the surrounding area. Mr. Johnson, in his
memo, has demonstrated the need for the well and why the proposed location was
chosen. Future review of the building and detailed site and landscape plans w i l l help
ensure that the facilities will blend into the area in which it is proposed.
2
The Zoning Ordinance, in the 0, Open Space District, lists criteria for approval of a CUP
for utility structures. The criteria are as follows:
a. When abutting a residential use in a residential use district, the property is
screened and landscaped in compliance with Section 401.1 5. E of this
Ordinance.
The Comprehensive Plan programs the area to the west of Osgood Avenue as
future residential use. When developing the building and site plans, the City will
need to adequately screen and landscape the site.
b. The provisions of Section 401.03A7 of this Ordinance are considered and
satisfactorily met.
The criteria have been reviewed above.
Building and Site Plans. Upon completion of the building and site plans, they will be
forwarded for Planning Commission review and City Council approval. The building is
proposed to be 20 feet by 40 feet and constructed of materials consistent with the
Design Guidelines. Mr. Johnson has provided pictures (see attached) of a well house
found in the City of Chanhassen that will be similar to what is proposed for Oak Park
Heights. As a condition of approval of the CUP, review of the building and site plans by
the Planning Commission and City Council will be required.
CONCLUSION AND RECOMMMENDATOIN
Based upon the preceding review, City staff recommends approval of the CUP for the
City's Well #3. Approval of the CUP is subject to the following conditions and the future
submittal and approval of building and site plans.
1. Acquisition of an easement from the Department of Corrections for the well
site.
Successful test boring results resulting in the drilling of the Municipal Well #3
at the central site of the Oak Park Heights Correctional Facility.
3. Submission of building and detailed site and landscape plans for review by
the Planning Commission and approval by the City Council. The building
shall comply with all City Design Guidelines. Approvals should be granted
before issuance of a building permit for the well house structure.
4. Any other conditions of City staff, the Planning Commission and City Council.
pc: Kris Danielson Jay Johnson
3
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EXHIBIT B
•r: • :'', .
cit of
Oak Park Heights
p x
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14168 57 Street N.* Box 2007 * Oak Park Heights. MN 55082 • Phone (651) 439 -4439 ® Fax 439 -0574
Interoffice Memo
To: Community Development Director
Fror,m Public Works Director, Jay Johnson, PE
CC: City Administrator, City Engineer
Date: 02/1 6 /00
Re: Conditional Use Permit Application
According to the Zoning Ordinance Municipal wells are conditional uses in all zoning
districts. The attached is the Conditional Use Permit Application for a municipal well to be
located along Osgood Avenue in front of the Oak Park Heights Correctional Facility. The well
is several years overdue and is on a fast track design and construction. Pending approval by
the City Council, we will start a test boring at the site in March and if the boring indicates that
the site is acceptable for a well we will start drilling the production well in April. The drilling
process will require 5 months to complete. The design of the well house will be completed in
June or early July. The actual well house construction will not start until the well is complete
in late September or early October.
The enclosed permit application is for locating the well only with the condition that the well
house and landscaping designs will require separate approval. The current application does not
have the owner's signature or property description. We cannot obtain their signature or the
property description until after the City Council approves the resolution to permit formal
negotiations for the easement and approves surveying of the land at their February 22 meeting.
If you have any questions please contact me.
TREE CITY U.S.A.
EXHIBIT C
14168 57 Street N.. Box 2007. Oak Park Heights, MN 55082. Phone (651) 439 -4439 o Fax 439 -0574
CiLy of
Oak Park Heights
Inter ffice
Memo
To: Mayor and City Council
From Public Works Director, Jay Johnson, PE
CC: City Administrator, City Engineer, Community Development Director
Date: 02/17/00
Re: Authorization to Proceed with Well #3
In order to proceed with the construction of Well #3 the following authorizations are requested:
1. Approval of Resolution 00-02-_ Authorizing and directing the City Administrator and
Director of Public Works to Begin Negotiations with the Department of Corrections to
Acquire an Easement for the Municipal Well Construction
2. Authorization to conduct surveys of the three proposed well /water utility sites on at the
Oak Park Heights Correctional Facility.
3. Authorization for City Attorney and Public Works Director process easement
agreement for Well #3 to be located at the proposed central well site at Oak Park
Heights Correctional Facility.
4. Approve draft plans and specs for well #3 drilling and authorization for the City
Engineer to solicit bids.
5. Authorization for City Engineer to obtain request for quotes for test drilling at the
central well site.
6. Authorization for City Engineer to prepare plans and specification for Well House #3.
7. Authorization for the sampling of Jordan aquifer wells which are near or within the
well head protection area for the proposed well field. Total sampling and consulting
cost not to exceed $5,000.
Well #3 is required to provide adequate water supply during high use periods and have a back-
up well. A three well system is required whenever the maximum daily demand requires two
wells to pump simultaneously in order to meet demand and maintain a reserve for fire fighting.
Oak Park Heights 1996 Water Supply Study prepared by Bonestroo and Associates stated that
Well #3 was needed and recommended that it be built in 1997. The Water Supply Study was
updated in 1998 and again recommended that Well #3 be constructed. Based on a review of
pumping records it appears that both of our wells were required to maintain the water towers at
adequate fire fighting reserve levels for short periods of time during the summers of 1993,
TREE CIT Y 'LS A.
EXHIBIT D
Memo to City Council: iorization to Proceed with Well #3
02/17/00
1995, 1996, 1997 and 1998. If one of our wells had failed during these periods of time our fire
fighting reserves would have been threatened. At the February 23, 1999 City Council meeting
the Council authorized the City Engineer to prepare plans and specification for Well #3.
Figure 1 shows the actual average daily water demand from 1991 through 1999 and three
predictions for future demand. Based on the actual demand a three well system was required
in 1992. The predicted average daily demand from the 1998 Water Supply Study is shown for
1996 through 2020. These predictions were based on past growth of 100 persons per year
through 2010 and a slight increase after. Through 1999 these predictions are in agreement with
the actual demand. Since the Water Supply Study was completed several specific projects have
been proposed which will increase the rate of population growth. The line labeled "Predicted
Demand W/O Prison" is based on past growth and takes into account predicted growth due to
VSSA, Central Business District, properties along Oakgreen Avenue, the Calthorpe Study
Area, and Lower Oak Park Heights Redevelopment. It does not include the possible sale of
water to the Stillwater Correctional Facility in Bayport. The line labeled "Predicted Demand
With Prison" considers the predicted growth and includes a population of 1,000 people for the
sale of water to the Stillwater Correctional Facility. Based on current growth predictions and
if we supply water to the Stillwater Correctional Facility we may need to operate a four well
system as early as 2006.
The recommended location for Well #3 is the central site at the OPH Correctional Facility.
The attached aerial photograph shows the three sites under consideration for wells. The
northern site is predicted to be located at an underground valley in which the Prairie du Chen
limestone has been eroded away by an ancient river. Without the limestone to form a roof
above the Jordan sandstone, a Jordan well cannot be formed. The southern well site is located
closest to the Baytown Plume. While it is not considered to be in danger of contamination
(based on the current Weak plume boundary), it is prudent to wait for additional data to be
collected prior to this site being used. The central site is located near the underground valley
effecting the northern site. To be sure that adequate limestone exist at this site a test boring is
recommended prior to drilling the production well.
The advantages of the OPH Correctional Facility site includes that it is within the current city
limits, it is large enough to accommodate up to three wells without overlapping of their draw
areas, and the draw area for the wells is primarily rural large lot residential versus urban,
commercial or industrial. The northern well site could be developed as a glacial drift well or
drilled below the Jordan aquifer. In either case it may not be as productive as the current 850
gallons per minute Jordan aquifer wells. With two Jordan wells producing and one in reserve a
400 gallon per minute drift well could satisfy the year 2020 maximum daily demand of 2022
gallons per minute.
The southern site is shown as a location for a well, a future storage facility and possibly a
future treatment facility. The future storage facility is not anticipated to be required until after
2004. The treatment facility hopefully will never be required. The Environmental Protection
Agency has recently announced that it is modifying the groundwater treatment and disinfection
rules. The attached map shows the draw area of our existing wells, the possible draw area of
the new well field if all three wells were operated at the same time and the Baytown Plume.
2
TREE CITY U.S.A.
Memo to City Council: :torization to Proceed with Well #3
02 /17 /00
The Baytown Plume is the area in which detectable quantities of trichloroethylene have been
detected in the groundwater. Trichloroethylene has been used as a degreaser solvent, metal
cleaner, and carburetor cleaner. Someone spilled or otherwise illegally disposed of it
somewhere in the vicinity of the Lake Elmo Airport. The actual source has not been
discovered. The plume has been investigated since 1988. Both the Prairie Du Chen limestone
and the Jordan sandstone aquifers have been contaminated. The edge of the plume as defined
by the October 1999 sampling results is approximately three tenths of a mile south of the
southern well site. The Minnesota Department of Health has established a well advisory zone
in which special precautions must be taken when drilling new wells. The edge of the well
advisory zone is approximately 750 feet south of the southern well site. After reviewing the
available data on the plume, consulting with Northern Environmental, the Minnesota
Department of Health and the Washington County Department of Health 1 believe that it is
unlikely that detectable quantities of trichloroethylene would ever be drawn into the southern
well or will migrate to any of the wells. The Health Risk Limit (HRL) established by the
Minnesota Department of Health is 30 micrograms of trichloroethylene per liter of water. The
HRL is 80 times the current detectable limit for testing for trichloroethylene in water. The
primary weakness in the current sampling is the lack of sampling north of the confirmed
location of the plume. To provide additional assurances that the northern edge of the plume is
well defined 1 recommend that the City initiate the sampling of selected Jordan aquifer wells
which are located north of the Baytown Plume study area. A few samples located along
Osgood Avenue between 47 Street and 50th Street and some along Northbook Boulevard
within the draw area for our wells. The initial sampling would consist of approximately 10
wells with a laboratory cost of approximately $100 to $125 per sample and an additional $1000
for sampling, data analysis, and report writing. If trichloroethylene is detected in these
samples an additional round of confirmation sampling would be necessary. The total cost for
sampling if two rounds of sampling are necessary is estimate to be less than $5,000.
A meeting has been held with the warden and his staff at OPH Correctional Facility to inform
them of our interest in placing up to three wells across the front of their property, a future
storage facility, a possible future treatment facility if necessary, looping of water mains, future
road right-of-ways being considered and parkltrail improvements. They have provided us with
verbal permission to perform surveys of the sites and their tentative approval for Well #3 on
the central site with access from their patrol road and the understanding that the building is
designed to blend with their facility. The Department of Administration is the land agent for
the State and will be the agency to execute the easement agreements. The attached draft
easement agreement was prepared last year with the cooperation of the Department of
Administration and our City Attorney. Other than adding the legal description of the property
and some minor additions to make the document recordable this is the recommended easement
agreement.
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RESOLUTION NO. 2000 -
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
RESOLUTION AUTHORIZING AND DIRECTING
THE CITY ADMINISTRATOR AND DIRECTOR OF
PUBLIC WORKS TO BEGIN NEGOTIATIONS WITH THE
DEPARTMENT OF CORRECTIONS TO ACQUIRE AN
EASEMENT FOR MUNICIPAL WELL CONSTRUCTION
WHEREAS, the Department of Public Works has recommended to the City
Council of the City of Oak Park Heights that an additional municipal well be constructed to serve
the City's water distribution system; and
WHEREAS, favorable locations with regard to the potential siting of a municipal
well have been identified on property owned by the Minnesota Department of Corrections; and
WHEREAS, the Minnesota Department of Corrections is agreeable to negotiating
with the City of Oak Park Heights as it affects the location and siting of the municipal well on their
property.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS AS FOLLOWS:
1. That the office of the City Administrator in conjunction with the Director of
Public Works is authorized and directed to begin negotiations with the Minnesota Department of
Corrections as it affects the potential siting of a location for the construction of a municipal well
with related distribution lines and services on property owned by the Minnesota Department of
Corrections.
2. That the office of the City Administrator and Director of Public Works in
conjunction with the City Attorney are also authorized and directed to negotiate easements as it
affects the siting and acquisition of a municipal well location site on property owned by the
Minnesota Department of Corrections.
3. That the Director of Public Works may authorize survey work as may be
required in the site selection process.
2000.
ATTEST:
Thomas Melena
City Administrator
Passed by the City Council for the City of Oak Park Heights this 22nd of February,
David Schaaf, Mayor
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MUNICIPAL WELL EASEMENT
FOR VALUABLE CONSIDERATION of One Dollar and in
consideration of the mutual benefits accruing to both parties, the
State of Minnesota (hereinafter "STATE ") acting by and through its
Department of Administration in accordance with Minnesota Statutes,
Section 168.26, and with the rules promulgated thereto, thereby
grants to the City of Oak Park Heights, a municipal corporation
under the laws of Minnesota (hereinafter "EASEMENT HOLDER ") , an
easement to survey, construct, operate, maintain, use, rebuild and
remove a municipal well, pump house and water main connection over,
under and upon that part (insert Quarter, Section, Township,
Range), Washington County, Minnesota, described as follows
thereinafter referred to as the "PREMISES") :
subject to and restricted by easements, reservations and
restrictions of record.
1. This easement shall be revocable by written notice
by the STATE's Commissioner of Administration if at any time its
continuance will conflict with a public use of the Premises, over,
under or upon which it is granted; or upon request of the head of
the agency having jurisdiction over the land if other than the
Department of Administration; or for any other reason. Such notice
shall be effective ninety (90) days after the mailing thereof
addressed to the record holder of this easement at its last known
address by certified mail. Upon revocation, the Commissioner of
Administration may allow a reasonable time to vacate the Premises.
2. The Premises shall remain subject to sale or lease;
such sale or lease shall not serve to revoke this easement.
3. The EASEMENT HOLDER shall comply with all laws,
regulations and municipal ordinances affecting said Premises or the
surrounding area in which it is situated and keep and maintain the
area in a neat and orderly condition and remove all refuse and
debris that may accumulate thereon.
4. The EASEMENT HOLDER shall take all reasonable
precautions to prevent any damage to the Premises and shall fully
reimburse the STATE for any damages resulting from its use of said
Premises, and shall hold the STATE harmless from all claims for
injury or damages to the person or property of others arising out
of the EASEMENT HOLDER's use of said Premises.
IN TESTIMONY WHEREOF, the STATE has caused these presents
to be executed in the name of the State of Minnesota by its
Commissioner of Administration, and the City of Oak Park Heights,
Minnesota, manifests its acceptance of these terms by its
signature.
EASEMENT HOLDER
CITY OF OAK PARK HEIGHTS
B
By:
David D. Schaaf
Mayor
Thomas M. Melena
City Administrator
STATE OF MINNESOTA }
} ss.
COUNTY OF WASHINGTON)
On this day of , 1999, before
me, a Notary Public, in and for said County and State, appeared
David D. Schaaf and Thomas M. Melena, to me personally known, who
being by me first duly sworn, did say that they are respectively
the Mayor and Administrator of the City of Oak Park Heights, by
authority of the City Council of the City of Oak Park Heights, and
said Mayor and Administrator acknowledge said instrument to be the
free act and deed of said City of Oak Park Heights.
Notary Public
EXHIBIT E