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Home My WebLink About2000-08-03 NAC Planning Reportz NORTHWEST ASSOCIATED CONSULTANTS I N C -V%MOO' COMMUNITY PLANNING DESIGN MARKET RESEARCH PLANNING REPORT TO: Tom Melena FROM: C Putz-Yan / Scott Richards DATE: Au 3, 2000 RE: Oak Park Hei — Stillwater Area Hi School Greenhouse FILE NO.: 798.02 — 00.13 BACKGROUND Stillwater Area Hi School of Independent School District 834 has submitted an application for a revised Conditional Use Permit (CUP) to construct a g reenhouse. In 1991 the Cit Council approved a CUP to allow construction of the Hi School with a g reen house. An amendment to the CUP was g ranted in 1998 to allow the g reenhouse with a different confi The g reenhouse was not built at that time and approval has expired. The proposed g reenhouse is in the same location as was approved in 1998 and is attached to the rear northeast corner of the existin Hi School. The onl chan is that the len of the g reenhouse has been reduced from 36 to 30 feet. Attached for reference: Exhibit A — Ori Site Plan Exhibit B — Revised Site Plan Exhibit C — Buildin Floor Plan Exhibit D — Drawin of Greenhouse ISSUES ANALYSIS Greenhouse Desi The structure will be 30 feet b 30 feet and approximatel 12 feet hi It has three sides with the open side to the school. A door from the school into the g reenhouse will be the main entrance for staff and students. The floorin will be pea g ravel with concrete blocks used for walkwa The g reenhouse will be vented throu the roof and heated b natural g as furnaces. The g reenhouse will be set back 15 feet from an existin sidewalk southeast of the g reenhouse. 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 16 PHONE 61 2-595-9636 FAX 61 2-595-9837 E-MAIL NAC WINTERNET.COM Adjacent Uses. Uses adjacent to the subject site include the following: • North of Site: Screened by existing High School • South of Site: Screened by existing High School • East of Site: Single Family Residential • west of Site: Screened by existing High School The location of the proposed greenhouse is 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 application in October 1991. The building met all required setbacks and was reviewed for landscaping, grading and drainage. The change in orientation of the greenhouse does not encroach into the previously approved setbacks. If any unresolved grading issues exist, they should be resolved with the City Engineer. Lighting. A lighting plan has not been submitted. The applicant should make staff aware of any plans that would light the facility on a 24 -hour basis. Conditional Uses. Conditional use criteria are provided in Section 401.03 of the Oak Park Heights Zoning Ordinance. The City Council and Planning Commission shall consider possible adverse effects of the conditional use and should review the following criteria and conditions to determine if the CUP is j ustif ied : City Council and Planning Commission Considerations. 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 facilties 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.) 0a 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 401.15.E of the Zoning Ordinance. C. Adequate off - street parking and access is provided on the site of the principal use in compliance with Section 401.15.E 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.E of the Zoning Ordinance. e. The provisions of Section 401.03.A.8 of the Zoning Ordinance are considered and safisfactorily met. Comment: Based on the criteria and conditions for CUP approvals staff finds the greenhouse to be compatible. RECO MMENDATION 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 shall make the city aware of any future plans for lighting the facility on a 24 -hour basis. 2. The grading and drainage plans for the greenhouse shall be reviewed and approved by the city Engineer. PC: Kris Danielson 3 .. 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