HomeMy WebLinkAbout1999-02-26 NAC Planning Reporti 12
NORTHWEST ASSOCIATr.D CONSULTANTS
I N C COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO:
FROM:
DATE:
RE:
FILE NO.:
BACKGROUND
Tom Melena
Daniel Licht / Scott Richards
26 Februar 1999
Oak Park Hei - Stillwater Hi School; Ropes Course CUP
798.02 - 99.02
Independent School District 834 (ISD# 834) constructed a rope course consistin of seven
separate structures on the Stillwater Area Hi School site durin 1998. The ropes course
is located south of the existin soccer fields around the perimeter of a wetland near the
south propert line. The ropes course is used to provide outdoor recreation and team
buildin activities as part of the ISD# 834s ph education curriculum and extra-
curricular pro
The Hi School site is zoned 0, Open Space District. The ropes course is considered
to be a recreational e accessor use to the Hi School facilit Public school
facilities are a conditional use within this District. A conditional use permit was issued in
December 1991 for the Hi School facilit ISD# 834 is now re approval of a
CUP amendment to allow the ropes course as it has been constructed under the terms of
the CUP as issued.
Attached for Reference:
Exhibit A: Site Location
Exhibit B: Site Plan
Exhibit C: Aerial Photo
Exhibit D: Ropes Course Photo (Provided as a separate enclosure)
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 16
PHONE 61 2-595-9636 FAX 61 2-595-9837 E-MAIL NAC@DWINTERNET.COM
Use. The existin Hi School is a conditional use in the 0, Open Space District. Section
401.21.E.2 of the Zonin Ordinance outlines specific conditions that must be addressed
b public school uses in the 0 District. As this application is an amendment to the existin
CUP, these conditions must be reviewed:
a. Side y ards shall be double that re for the District, but no g reater than fift (50)
feet.
Comment The re side y ard setback imposed for the sub site is fift feet.
Compliance with this re is evaluated in subse para
b. Ade screenin from abuttin residential uses and landscapin is provided in
compliance with Section 401.15.E of [ the Zonin Ordinance].
Comment The ropes course area is distanced from adjacent residential uses to the
south b approximatel 436 feet a lar wetland as well as tree stands that overla
the propert line. As such, no si screenin is re
C. Ade off-street parkin and access is provided on the site of the principal use
in compliance with Section 401.151 of [ the Zonin Ordinance and that such
parkin is ade screened and landscaped from surroundin and abuttin
residential uses in compliance with Section 401.15.E of [ the Zonin Ordinance].
d. Ade off-street loadin and service entrances are provided and re
where applicable b Section 401.151 of [ the Zonin Ordinance].
Comment The ropes course does not create a demand for an additional loading
r,a'cilifies.
0)
CUP Criteria. In considerin an amendment to the 1991 CUP for the Hi School facilit
to allow the existin ropes course the Plannin Commission and Cit Council must also
consider the provisions of Section 401.03.A.7 of the Zonin Ordinance. The j ud g ement
if the Plannin Commission and Cit Council is to be based upon, but not limited to, the
followin factors:
a. Relationship to the specific polices and provisions of the municipal comprehensive
plan.
Comment.- The subject propert is g uided for public uses, which includes the
existin Hi School facilit As an accessor use to the Hi School, the ropes
course is consistent with the Comprehensive Plan.
b. The conformit with present and future land uses in the area.
Comment: The Hi School site is a transitional land use between commercial and
industrial uses to the north and west and residential uses to the south and west.
The addition of the ropes course as an accessor use does not affect this land use
function or alter the character of the hi school propert so as not to conform with
surroundin land uses.
C. The environmental issues and g eo g raphic area involved.
Comment: The location of the ropes course does not interfere with any
environmentall sensitive areas such as wetlands, steep slopes or ve
stands. The ropes course is located on the north side of the wetland area that
overla the southern border creatin a ph barrier and separation between the
ropes course and residential properties to the south.
d. Whether the use will tend to or actuall depreciate the area in which it is proposed.
Comment.- The ropes course is not anticipated to ne impact adjacent
properties as it is an accessor outdoor recreational use that ma be considered
customar and incidental to the hi school facilit Additionall the same is a
permitted use under the Zonin Ordinance.
e. The impact on the character of the surroundin area.
Comment.- The ropes course is an accessor outdoor recreational use which is
located in proximit to other outdoor recreation facilities includin a runnin track
and soccer fields. The ropes course does not alter the character of hi school
9
facilit thus no ne impact to adjacent properties in the area is anticipated.
The impact of the ropes course is further miti b the structures bein
separated b at least 436+1- feet from the closest residence.
f. The demonstrated need for such use.
Comment. The ropes course provides opportunities for ph education and
team buildin exercises as part of ISD# 834s curriculum and extra-curricular
activities. The use of the ropes course as part of these pro is considered a
demonstrated need.
9- Traffic g eneration b the use in relation to the capabilities of streets servin the
propert
Comment: The ropes course is not expected to g enerate si destination trips.
Regardless, the Hi School facilit has access to 58th Street, which is desi
as a collector street b the Comprehensive Plan. This street has sufficent capacit
to handle an additional traffic that ma be g enerated b the ropes course,, if an
The impact upon existin pubic services and facilities includin parks, schools,.
streets and utilities and the Cit service capacit
Comment The ropes course will have no impact to existin pubic services, facilities
or service capacities. Rather, the ropes course ma provide opportunities to expand
the public service and facilities capabilities of ISD# 834.
1. The proposed use's conformance with all performance standards contained [ within
the Zonin Ordinance
Comment.- The ropes course will be re to meet all re perforemance
standards of the Zonin Ordinance. Conformance with applicable performance
standards is discussed in the followin para
Setbacks. The table below illustrates the re setbacks of the 0, Open Space District
in relation to the ropes course. Re the side y ard, Section 401.2l.E.2.a re
that the setback be increased to 50 feet for public school facilities. The table below
indicates that the ropes course exceeds all setback re
Front I Side I Rear
Re 11 50 feet 1 50 feet 1 50 feet
I Proposed OI 1,500 ft +/- 1 150 feet +/- 1 1,500 ft. +/- I
M
Hei The ropes course consists of seven separate activit areas. A number of the
activities have vertical wood poles that support climbin towers and hi ropes courses.
Accordin to the ISD# 834 staff, the hi of the poles is 43 feet above g rade. The Cit
Attorne has determined that the buildin hei limitations for accessor buildin do not
appl to the poles as the are not buildin Rather, the re of Section 401.1 5.4
states that no structure ma exceed 45 feet in hei in an zonin district. All of the pole
of the ropes course are within this re
Access. An unpaved path extendin from the parkin lots/parkin access road is the
principal access to the ropes course. This path also serves the soccer fields adjacent to
the ropes course. Access for emer vehicles will be re to be maintained at all
times durin the y ear when the ropes course ma be utilized.
A six-foot hi chain-link fence surrounds the ropes course to limit access. The fence
consists of the ori fence installed on the Hi School propert on the east, north and
west sides with a new fence installed around the permeter of the the wetland to close off
access from residential properties to the south. The fence meets all applicable standards
of the Zonin Ordinance. One g ate into the ropes course is provided at the northwest
corner of the area. School District officials have stated that the g ate is secured at all times
when the facilit is not in use.
Operations/Pro ISD# 834 should specif to the Cit the hours of operation and
times durin the y ear the ropes course is to be utilized. ISD# 834 should also specif if
g roups other than those associated with the School District will be allowed to use the ropes
course.
Li The ropes course is not illuminated. If li is proposed in the future, a CUP
tmendment would be re
liq
The ropes course constructed at the Stillwater Area Hi School is an accessor outdoor
recreational use that is not out of character with a hi school. An amendment to the CUP
is necessitated b the fact that the Hi School itself is a conditional use and the ropes
course represents a chan to use of the site. Be the administrative process, it is the
opinion of our office and other Cit Staff that the ropes course conforms with all of the
applicable policies of the Comprehensive Plan and provisions of the Zonin Ordinance.
If the Plannin Commission and Cit Council a with this findin our office
recommends approval of the followin motion amendin the Stillwater Area Hi School
CUP. Additional consideration should be directed to amendin the conditional use permit
to delete recreational structures from its application as the are otherwise cc permitted
structures under the Zonin Ordinance.
Z
The Plannin commission / Cit Council of Oak Park Hei hereb recommends
approval / approves an amendment to the Stillwater Area Hi School Conditional Use
Permit to allow an accessor ropes course, subject to the followin conditions.
1. Access to the ropes course shall be maintained y ear-round for emer vehicles.
2. The g ate to the ropes course shall be closed and locked at all times when the
facilit is not in use.
3. Installation of an future li at the ropes course shall re approval ®f an
amended CUP b the Cit Council.
4. An chan to the ropes course includin structures, fencin access or securit
measures shall re approval of an amended CUP b the Cit Council, unless
the Cit Council amends the CUP to exclude recreational structures from its
application.
5. The hours of operation and identification of g roups allowed to uses the ropes
course shall be specified.
Comments of other Cit Staff, the Plannin Commission and Cit CounciA
M
pc. Kris Danielson
Mark Vierlin
Dan Parker, ISD# 834
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