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Home My WebLink About2013-05-08 Planning Report Ft ! OSURE 2 TPC 3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.42 7.0520 TPC @PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: May 8, 2013 RE: Oak Park Heights — Stillwater Area High School — Amended Conditional Use Permit — Equipment Storage Building TPC FILE: 236.02 — 13.02 BACKGROUND Dennis Bloom, Director of Operations, has made application for an Amended Conditional Use Permit (CUP) to allow construction of an equipment storage building at the Stillwater Area High School located at 5701 Stillwater Blvd North. The building will be 20 feet x 26 feet (520 square feet) and will be placed near the football practice fields. The project does not require Design Guideline review. The site is zoned 0, Open Space Conservation District in which the High School has been permitted as a conditional use. Any changes to the site or the uses require a CUP. The original CUP for the High School was approved December of 1991. EXHIBITS The review is based upon the following submittals: Exhibit 1: Letter from Raymond Queener, April 9, 2013 — Project Description Exhibit 2: Project Narrative, April 15, 2013 Exhibit 3: Site Plan Exhibit 4: Detailed Site Plan Exhibit 5: Elevation Sketches PROJECT DESCRIPTION The letter from Raymond Queener found as Exhibit 1 describes the project. Additionally, the project narrative found as Exhibit 2 provides additional detail. Mr. Queener's narrative indicates the following: "The Stillwater Area High School football team uses a variety of equipment for its practices, including footballs, marker cones, pads, dummies, ball - throwing machines, water jugs, carts and other practice items. Currently all of this equipment must be hauled out to the field and back, for every practice, from an overcrowded small storage area inside the school. The District is partnering with the Pony Touchdown Club to construct a storage building for all this equipment. It will be centrally located at the corners of the three main practice fields, allowing the equipment to be quickly distributed and stored close to its use. The football booster club is raising funds to construct the building, at no cost to the school district. The proposed location is just east of a fence separating practice fields from a storm water retention pond, well within the interior of the school property. Practice fields are north and east of the site. To the west,' trees and vegetation surrounding a retention pond completely screen the building. Residences south of the property line are also screened by change in grade and trees. Approximately 480 feet to the north is the service drive to the rear loading dock of the school. The building will be slab on grade; rock faced concrete masonry building with concrete aprons on each end and on one side. The building dimensions will be approximately 20 feet by 26 feet, with a 9 foot, 4 inch masonry wall topped by an 8/12 gable. The roof peak will be about 17 feet above slab elevation. The masonry will be natural gray, similar to an existing storage building to the west of the stadium. The building will have electricity, but no water, sewer or plumbing." ISSUES ANALYSIS Comprehensive Plan. The property is designated as School Facilities on the Proposed Land Use Map of the Comprehensive Plan. The proposed addition of the storage building at the High School will be consistent with this land use designation. Zoning. The site is zoned 0, Open Space Conservation District in which the High School has been permitted as a conditional use. Any changes to the site or the uses require a CUP. The criteria found in Section 401.03.A.7 of the Zoning Ordinance must be considered when reviewing a request for this type. Conditional Use Permit. The Planning Commission should consider the following issues and impacts of the proposed project in making its recommendation. 2 The conditional use permit criteria, found in Section 401.03.A.7 of the Zoning Ordinance, are found as follows: 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 7. Traffic generation by the use in relation to capabilities of streets serving the property. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 9. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). Comment: The use is consistent with the Comprehensive Plan and in conformity with present and future land uses. There should be no environmental issues or impact to surrounding tenants or property owners. The building will be screened by existing vegetation and change in grade. Traffic generation will not be impacted by the addition of this building. There is no impact upon public services and facilities. City Staff sees no issues with the addition of the storage building as currently proposed. Setbacks. The building will be setback approximately 260 feet from the south property line. The building is well within any required set back lines. Building Height. The building will be 17 feet to the peak of the roof or approximately 13 feet to the mid point of the gable. The Zoning Ordinance allows roofs to the mid point of the gable to not exceed 17 feet in height. Parking. Parking is not impacted by this building. No parking spaces are removed and no additional parking is required for a storage building. Grading /Drainage /Utilities. The grading of the site to accommodate the storage building and resulting stormwater runoff shall be subject to review of the City Engineer. Lighting Plans. There is no exterior lighting shown on the plans. If any lighting is added it will need to comply with the provisions of the Zoning Ordinance. The building will have electricity, with the power coming underground from the school, site lighting or the stadium area. Landscaping. There is no landscaping proposed for the building. 3 Mechanical Screening. There will be no exterior mechanical equipment required for this building. Signage. The project narrative indicates that each garage door may have a Ponies logo or Stillwater Ponies name in red, white and /or black. The signs would be approximately 24 square feet each. The signage is compliant with the Zoning Ordinance but shall require a sign permit. CONCLUSION / RECOMMENDATION Upon review of the request for an Amended Conditional Use Permit to allow for an equipment storage building at the Stillwater High School located at 5701 Stillwater Blvd North, City Staff would recommend the project with the conditions as follows: 1. Any signage proposed for the site shall be in compliance with Section 401.15.G of the Zoning Ordinance and will require a sign permit. 2. Any additional lighting proposed for the equipment storage building shall be in compliance with Section 401.15.B.7 of the Zoning Ordinance. 3. Grading and drainage for the site shall be subject to review and approval of the City Engineer. 4 • 1875 South Greeley Street c(ilo) Stillwater, Minnesota 55082 STILLWATER AREA PUBLIC SCHOOLS Tel: 651 -351 -8340 fax: 651- 351 -8380 INDEPENDENT SCHOOL DISTRICT 834 tdd: 651-351-8338 www.stillwater.k12.mn.us April 9, 2013 EXHIBIT 1 Eric Johnson City Administrator City of Oak Park Heights 14168 Oak Park Blvd. N. Oak Park Heights, MN 55082 Dear Mr. Johnson, The Stillwater Area High School football team uses a variety of equipment for its practices, including footballs, marker cones, pads, dummies, ball - throwing machines, water jugs, carts and other practice items. Currently all of this equipment must be hauled out to the field and back, for every practice, from an overcrowded small storage area inside the school. The District is partnering with the Pony Touchdown Club to construct a storage building for all this equipment. It will be centrally located at the corners of the three main practice fields, allowing the equipment to be quickly distributed and stored close to its use. The football booster club is raising funds to construct the building, at no cost to the school district. The proposed location is just east of a fence separating practice fields from a storm water retention pond, well within the interior of the school property. Practice fields are north and east of the site. To the west, trees and vegetation surrounding a retention pond completely screen the building. Residences south of the property line are also screened by a change in grade and trees. Approximately 480 feet to the north is the service drive to the rear loading dock area of the school. The building will be a slab -on- grade, rock -faced concrete masonry building with concrete aprons on each end and on one side. The building dimensions will be approximately 20' x 26', with a 9' -4" high masonry wall topped by an 8/12 gable. The roof peak will be about 17' above slab elevation. The masonry will be natural gray, similar to an existing storage building to the west of the stadium. The building will have electricity, but no water, sewer, or plumbing. The district believes that this storage building will provide the football team easier access to their equipment and allow for a more efficient practice facility. If you have additional questions, please feel free to contact me any time. Sincerely, t i Dr. Ra ' s nd C. Queener Assistant Superintendent Afton - Lakeland Elementary, Andersen Elementary, Early Childhood Family Center, Lake Elmo Elementary, Lily Lake Elementary, Marine Elementary, Oak Park Elementary, Oak -Land Junior High, Rutherford Elementary, St. Croix Valley Area Learning Center, Stonebridge Elementary, StillwaterArea High School, StillwaterJunior High, Valley Crossing Community School, Withrow Elementary EXHIBIT 2 Project Narrative 04.15.13 RE: Design Review Application for proposed new Equipment Storage Building, Stillwater Area High School, Oak Park Heights, MN The SANS football team uses a variety of equipment for its practices, including footballs, marker cones, pads, dummies, ball- throwing machines, water jugs, carts and other practice items. Currently all of this equipment must be hauled out to the field and back, for every practice, from an overcrowded small storage area inside the school. The proposed storage building is centrally located at the comers of the three main practice fields, allowing the equipment to be quickly distributed and stored close to its use. The football booster club is raising funds to construct the building, at no cost to the school district. Current and Surrounding Land Use The proposed location is just east of a fence separating practice fields from a stormwater retention pond, well within the interior of the school property, about 260 feet north of the south property line. Practice fields are north and east of the site. To the west, trees and vegetation surrounding a retention pond completely screen the building. Residences south of the property line are also screened by a change in grade and by trees and vegetation. To the east, beyond the adjacent practice fields, is the Environmental Leaming Center. 480 feet to the north is the service drive to the rear loading dock area of the school. Proposed Use The proposed building will be used for athletic equipment storage, primarily by the football team. Architecture The building will be a slab -on- grade, rock -faced concrete masonry building with concrete aprons on each end and on one side. The building dimensions will be approximately 20-0 x 26-0, with a 9 -4 high masonry wall topped by an 8/12 gable. The roof peak will be about 17- 0 high above slab elevation. It will have gray fiberglass/asphalt dimensional shingles. The eaves and fascia will be painted cement -fiber or composite boards, with 7 -0 x 9-0 overhead garage doors on each end. The end walls of the gable will be a translucent polycarbonate for daylight to the interior. The masonry will be natural gray, similar to an existing storage building to the west of the stadium. The building will have electricity, but no water, sewer, or plumbing. There will be no exterior light fixtures. Power will be run to weather -tight boxes at the end zones of the middle and east practice fields, allowing ball- throwing and other equipment to be plugged in. Signage On each garage door, and area approximately 4 -0 x 6-0 (24 sf) may have a Ponies Logo or Stillwater Ponies name, in red, white and/or black. Site Design The site is located to best serve the adjacent fields and reduce visibility of the building from all vantage points. It will be graded to ensure stormwater drains positively away form the building in all directions. In addition to the concrete aprons, the west side closest to the fence will have an exterior slab, draining toward the retention pond. Site Utilities Power to the building will come underground from the nearest available source, likely the existing school, site lighting or the stadium area. EXHIBIT 3 = d 1 i s o_ \ .a a5, 1 s / JZiiii 1 / / \ ' a J / .4 \ \ ? / / 2 W NORTHEAST PARKING LOT w V j �� 2. Q e l Y L OT. 4 NORTHEAST ERNE s j n L �j 6 - 43N NN 38N 336N 'i_�93N J J Y � / 11r /, - 44W 40N 3 ]4N _ / � _ Ir 33N 31N N -/. 0 ii 45W ^ I CI) ° - ` 20E , WEST DRIVE 48W eE / 25E V "'� VARSITY ! / f FAST DRIVE/ J CC SOFTBALL #1 - "- S CORRAL BU p O TENNIS - NORTH LOOP / COURTS i2} _ F - 5W 24E 25E 1 O Z NEST 5W 4W 5E - -! Q TI $ UJb�JkZf re o - PIMA �'_ - PARKING LOT SW Q in d _ 7W' 1 , 1 41144 QUONSET W O c • � J ' , ( ff G _ _ 95 . - 186 METAL -- -3 - Q POLE 215 ' TRAILS CO W BARN ' -� � 12$ 159 ' SOUTH DRIVE /SERVICE _ � 1."' ___ ___ � RUNNING _ - LIJ < • , � -- METAL 'RACK 11fi 19 14S "�., LWS SHUT OFF W SHED O - - GAS SMUT OFF Q Q BO NY . MIDDLE EAST ; PONY / -. NY PRACTICE RRACTICE BASEBALL 8 a PRA / - EDO78AL1. �FOOTBALL J SOFTBALL 42 TICE -` J CO ya, > ! OCCER J N F - ¢ IQ O SERVICES IELD - -. _ . _ • . . a o ��..�, V, VARSITY _ L_G - 1 BASEBALL -- T / SOFTBALL 43 -. - -. d II / - - PM. at 12,050.1, 000 ,.- ✓. SOUTHE±.ST ... 01w1112y G. b �{,•D PRACTICE Moe. b C. 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