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Home My WebLink About1998-08-25 NAC Planning ReportRUG- 28.199B 11:50 PLANNING REPORT BACKGROUND ISSUES ANALYSIS NRC 612 595 9B3? P o 01 /OB dORTHWEST ASSOCIATED CONSULTANTS COMMUNITY PLANNING '. DESIGN - MARKET RESEARCH TO: Tom Metena FROM: Brad Digre /Scott Richards DATE: 25 August 1 998 RE: Oak Park Heights - Stillwater Area High School Greenhouse CUP FILE NO: 798.02 - 98.03 Application. Stillwater Area High School of Independent School District 834 has made application for a revised Conditional Use Permit (CUP) to construct a greenhouse. In October 1 991 the City Council approved a CUP to allow construction of the High School in the Open Space District. An amendment to the CUP is necessary being that the proposed configuration of the greenhouse has changed. The proposed greenhouse will be constructed adjacent (i.e. attached) to the rear northeast corner of the existing High School. Attached for Reference. Exhibit A Original Site Plan Exhibit B Revised Site Plan Exhibit C Site Detail Exhibit D - Building Plan Greenhouse Design. Horizontally, the greenhouse measures 30 feet parallel by 36 feet perpendicular to the High School. This comprises a total of 1 080 square feet. Vertically, the greenhouse will have a 12 foot on center column and truss spacing, with an 8 foot save height. The flooring will consist of 4 to 6 inches of 3/4 inch pea gravel with 2 foot by 2 foot concrete squares for walkways (2 abreast). This type of flooring is designed to maintain 5775 WAYZATA BOULEVARD. SUITE 555 ST, LOUIS PARK. MINNESOTA 5 54 1 6 PHONE 6 1 2- 595 -9636 FAX 61 2- 595 -9637 E -MAIL NAC@ WINTERNET.CQM AUG-29-1998 11:50 NAC 812 595 9937 P.02/08 adequate humidity and allows for the flexibility to move walkways. The greenhouse will be engineered to meet 301b Ground Snow Load and 90 MPH Wind Load. Adjacent Uses. Uses adjacent to the subject site include the following: North of Site: Screened by existing High School structure. South of Site: Screened by existing High School structure. East of Site: Single Family Residential West of Site: Screened by existing High School structure. Considering the proposed location of the attached greenhouse, the structure will be screened by the High School on the north, south and west sides. And the environmental area to the east provides an open space buffer from existing residential uses. Setback, Landscaping, Grading and Drainage Plans. The location and footprint of the greenhouse was included in the original plans submitted with the High School CUP pP a lication in October 1 991. The building met all required setbacks and was reviewed for 9 landsca in grading radin and drainage. The change in orientation of the greenhouse does not p encroach into the p reviously approved setbacks. Any changes • to the grading and drainage plans that were originally submitted in October 1 991, should be reviewed with approval by the City Engineer. Additionally, any conflicts with existing landscaping and pp Y ]� 9 sidewalk areas should be reviewed by the Planning Commission and City Council. Lighting. A l i lighting plan was not submitted as a part of the application. The applicant should make staff aware of any plans for lighting the facility on a 24-hour basis. Conditional Use Conditional use criteria is provided in Section 401.03 of the Oak Park Heights Zoning ordinance, The City Council and Planning Commission shall consider g 0 possible adverse effects of the conditional use and should review the following criteria and conditions to determine if the CUP is justified: City Council and Planning Commission Considerations: a Relationshi p specific the s ecific 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. AUG - 2B -1996 11:50 NAC 612 595 983? F�3/�9 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. i. The proposed use's conformity with all performance standards contained herein (i.e. parking, loading, noise, etc.) Conditions for Approval of public educational institutions: a. Side yards shall be double that required for the district, but no greater than fifty (50) feet. b. Adequate screening from abutting residential uses and landscaping is provided in compliance with Section 401.15E. of the Zoning Ordinance. c. Adequate off - street parking and access is provided on the site of the principal use in compliance with Section 401 A 5.F of the Zoning Ordinance and that such parking is adequately screened and landscaping from surrounding and abutting residential uses in compliance with Section 401.15.E. of the Zoning Ordinance. d. Adequate off -- street loading and service entrances are provided and regulated where applicable by Section 401.15,F. of the Zoning Ordinance. e. The provisions of Section 401.03.A.8. of the Zoning Ordinance are considered and satisfactorily met. Commentary. Based on the criteria and conditions for CUP approvals staff finds the greenhouse to be compatible. RECOMMENDATION AND CONCLUSION Our office, after reviewing the request and the criteria and conditions for CUP approvals, recommends approval of the request for an amended CUP to allow the construction of a greenhouse attached to the Stillwater Area High School. The recommendation is made with the following conditions. 1. Applicant shalt make us aware of any future plans for lighting the facility on a 24- hour basis. Any change to the grading and drainage plans originally submitted and approved in October 1991, be reviewed with approval by the City Engineer. AUG-213-199e 11:50 NAC 612 595 9E137 p.o4/oe 3. Any conflicts with existing landscaping and sidewalk areas should be made clear and reviewed by the Planning Commission and City Council. N • w .r RE NHO r■i rpf �. ws rL ..L.,��L�.a Ll� * AUG-28-1998 11:51 NA8 `‘, N rM (J r•• .r • Pt • • ;r r Y r . '" r at 90 4 4 , ti r-�' tiLL r4 . y • { ►., gy```p •' �•.+ , f �. .. tr .C, !Ng w r. rrw �� rr Y r •�rr� 7 7 � '��'"^ ...• - ° �J lam- �� 612 595 9837 N. i P.0 • ti rr • E p i i ce] PAX �.E °1 lit X • 1M • g { A• • 42 L �. i.�Iw r■r •:wtwL°�irr�r }rw.�°� IrOg ° E a 0 1 x w • .... efr NORTHWEST SHEETS irN 11 I 1 taita t-lit 4 * ... ^.. ...................■.......,..■, A.,16.,, ...4, 1 . N, 0.. 1..P .,, -• ..-. -.1... t % % ' • % I / S A.. • AUG-28-1998 1152 1 A. 6. 6116 ■■• A. V A se 1 '•••• = A A V ‘ .1 • • • • NC e c ?. 1 • 1 SOCCEP. .SOUTHEAS • FY' .71 low 1 612 595 9837 P.06/08 EXHIBIT 8: REVISED SITE PLAN 1 1 e • • / e a eon,. • A A • .• AUG-28-1999 11:52 . ,.. , . •••... ....;,...1.41 := . . L OL.71..... .... W L1 . .li ...■:.: .•,.... V • L. •,..,+■..... ...P.,. ..■r■.■0•+A -....o..••■ -„ Z.7.0-7.1=r= - L. ..........•••■•••••••,••••••••••••••••...01. • =='n7 • 11 I El ; 0 0 .....■■•••••••• ---7 2..maluenarms MOM" IMMODIUMEMMOOMWSM 111 " 1 111O111111 AMINIONIA ViiiiaMONUVW NAC t 1111111111151111111 111111111110•211 .......••••••••••• • = ••■••■•••••••• •••■•••••••••........7 • •••••,••••■•1 me sr ammmains um= umommummmommumpaREF' 0 .7111110111MNIMMO llimmommom, =MOWN 1111111111MMII mm .1111cAmmilimmulipmisim UNE • • •■•■••••••••••••,......• INIM11 in...1•7•• ..1••••00.••••••.....1.••••1 --====*--' ...mmusimmommommuummmmummi r'•'11•••° .1=1=I um mo IP • MI III I ME al wag "' .m.amaalum• 612 595 9837 MEMBUIIIII WM ••■■•••■•• F.07/08 LJ- 44 •■•■...• EXHIBIT C: SITE DETAIL AUG728-1998 1152 - 111, - -cyrnagoimrirlik -wigkvIrir vt, ..L11, IA IL MIL 11111 II 'II IL IL a /g ip a Atir M vprojer Affir air 40" ar / / A ft / At i v Ar. 4 if / A rArAra v ArAri Ar - ,r =ArIATiff A o r Al f Allr 41' A i t 40 A, AIF AP' Ai .1 , • • SI . • • • • I • • • • .s S • • • • NAC • I • •■•••••••..■■•••••••••••••.....•••• • / Air Ar Ar / Ali A / AY If girl; Ar ZAdr At farmAlr Air Ar / Iv iv 612 595 983? Foe/8 EXHIBIT D: BUILDING PLAN TOTAL P.oe