HomeMy WebLinkAbout1999-04-15 Findings of Fact & Recommendation to City Council PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS COpy
WASHINGTON COUNTY, MINNESOTA
DETERMINATION OF FINDINGS OF FACT
AND RECOMMENDATIONS TO THE CITY COUNCIL
AFFECTING THE APPLICATION BY
INDEPENDENT SCHOOL DISTRICT #834 - STILLWATER
AREA SCHOOLS FOR AMENDED CONDITIONAL USE PERMIT
WHEREAS, the City Council has directed the Planning
Commission to conduct a public hearing on the application of the
Stillwater Area Schools /Independent School District #834 for an
amended conditional use permit; and,
WHEREAS, said public hearing was duly conducted on March
4, 1999, offering the public and all interested persons the
opportunity to be heard with regard to the application; and,
WHEREAS, the Planning Commission has had the benefit of
the review of City staff, the public comment, and it has further
reviewed all the files and records within these proceedings.
NOW, THEREFORE, the Planning Commission of the City of
Oak Park Heights does herewith make the following:
FINDINGS OF FACT
1. That the original conditional use permit, which is
the subject of the proposed amendment, was issued by the City of
Oak Park Heights on December 10, 1991 for Independent School
District #834 affecting the Stillwater Area Senior High School
facility.
That the provisions of said conditional use permit
in I., Paragraph 2 provided specifically:
6. That in considering an amendment to the 1991 CUP as
issued b3rthc City of Oak Park Heights, it is appropriate to also
c`,pnsig`er the provisions of Section 401.03.A.7 of the Zoning
Ordinance. That as it affects the same, the Planning Commission
makes the following findings:
a. Relationship to specific policies and
provisions of the Municipal Comprehensive Plan.
Finding:
That the subject property is dedicated to
public use as a high school facility and the ropes course as an
accessory use to the high school is consistent with the
Comprehensive Plan.
b. Conformity with the present and future land use
in the area.
Finding:
The high school site is a transitional land use
between commercial and industrial uses to the north and west and
residential uses to the south and east. The addition of the ropes
course as an accessory use does not impact land use function or
alter the character of the high school property so as to not
conform with surrounding land uses.
c. Environmental issues and geographic area
involved.
Finding:
The location of the ropes course does not
interfere with nor raise any significant environmental issues.
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d. Whether the use will tend to or actually
depreciate the area in which it is proposed.
Finding:
The ropes course does not negatively impact
adjacent properties as it is an accessory outdoor recreational use
that may= be considered customary and incidental to high school
facilities. Additionally, the same is a permitted use under the
existing Oak Park Heights Zoning Code.
e. The impact on the character of the surrounding
area.
Finding:
The ropes course as an accessory outdoor
recreational use which is located in proximity to other
recreational outdoor uses such as sporting fields, etc. does not
alter the character of the high school facility and provides no
negative impact to adjacent properties.
f. The demonstrated need for such use.
Finding:
The ropes course has been determined to be
desirable by the Board of Education for the Independent School
District #834. The Planning Commission finds the ropes course to
be a reasonable adjunct and use relative to the Stillwater Area
High School.
g. Traffic generation by the use in relation to
the capabilities of streets serving the property.
Finding:
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The ropes course is not anticipated nor
expected to have an impact on existing traffic flows to the
Stillwater Area High School.
h. The impact upon existing public services and
facilities, including parks, school streets and utilities, and the
City's service capacity.
Finding:
The ropes course will have no impact on public
service facilities or service capabilities of the City of Oak Park
Heights. Should Independent School District #834 make the ropes
course available to members of the public, the same may expand
opportunities for public service and facilities.
i. The proposed use conformance with all
performance standards contained within the Oak Park Heights Zoning
Code.
Finding:
The ropes course meets all performance
standards of the Zoning Ordinance. Conformance with applicable
performance standards is discussed within the Planner's report of
February 26, 1999 and is incorporated by reference herein.
NOW, THEREFORE, the Planning Commission for the City of
Oak Park Heights makes the following recommendation to the City
Council:
The ropes course is constructed on the Stillwater Area
High School grounds as an accessory outdoor recreational use that
is not out of character with the high school. An amendment to the
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conditional use permit is in order and appropriate by the fact that
the high school itself is a conditional use and the ropes course
represents a change to the use of this site under the terms of the
existing conditional use permit. The Planning Commission also is
aware that the ropes course as a recreational structure would be a
permitted use under the existing Oak Park Heights Zoning Code.
Therefore, the Planning Commission recommends to the City Council
the following:
1. That the City Council approve an amendment to the
conditional use permit for the Stillwater Area High
School /Independent School District #834 to permit and allow the
ropes course as an accessory use subject to the following
conditions:
a. That access to the ropes course be maintained
year round for emergency vehicles;
b. Gate to the ropes course shall be closed and
locked at all times when the facility is not in use;
c. Installation of any future lighting at the
ropes course shall require approval of an amended conditional use
permit by the City Council;
d. Any changes to the ropes course, including
structures, fencing, access or security measures, shall require
approval of an amended conditional use permit by the City Council
unless the City Council amends the conditional use permit to
exclude recreational structures from its application;
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e. The hours of operation of the ropes course
shall be established as occurring from 8:00 A.M. until 5:00 P.M. or
dusk whichever occurs earlier, Monday through Friday, with no use
allowed on weekends or legal holidays;
f. The final landscaping plan to be implemented on
the ropes course site shall be subject to the review and approval
of the City Arborist;
g. School District personnel shall work with City
Police and fire officials in training for potential rescue
activities for the ropes course. All further use of the ropes
course shall require written approvals from the Police and Fire
Chiefs tha adequate access, safety and rescue plans are in place
for the ropes course.
Passed by the Planning Commission of the City of Oak Park
Heights this 15th day of April, 1999.
(1161(464g2%—S:) e
Chuck Hedlund, Chair
Attest:
LA I C..d .71. . }, i a it)
J ie A. Hultman, Recording Secretary
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