HomeMy WebLinkAbout10D - Wilds Well CUP
MEETING DATE:
AGENDA #:
PREP ARED BY:
REVIEWED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
MAY 7, 2001
10D
JANE KANSIER, PLANNING COORDINATOR
DON RYE, PLANNING DIRECTOR
CONSIDER APPROVAL OF A RESOLUTION APPROVING
THE CONDITIONAL USE PERMIT TO ALLOW A PUBLIC
SERVICE STRUCTURE IN THE R-1 ZONING DISTRICT
(CASE FILE #01-28)
History: The City of Prior Lake has filed an application for a
Conditional Use Permit (CUP) to allow the construction of a public
service structure on the property located 15250 Wilds Parkway. This
site is zoned R-I (Low Density Residential). No variances are
required for this proj ect.
The Planning Commission considered this request at a public hearing
on April 23, 2001. The Planning Commission determined this
proposal met the ordinance requirements and recommended approval
of this request subject to specific conditions.
Current Circumstances: The proposed development includes a 623
square foot pumphouse, which will house the well pump and other
mechanical and electrical equipment for City Well #6. Well #6 is
located on this site, directly south of proposed pumphouse, and is
currently under construction. The proposed building will be
constructed to resemble the existing booster station. It is
approximately II' high with a hip roof. Exterior materials include
brick and accent block, consistent with the Class I materials
requirements of the Zoning Ordinance.
The pumphouse is located southeast ofthe existing booster station, 50'
from the closest property line and 85' from Wilds Parkway. The
existing driveway to this lot will be reconfigured to provide access to
both the booster station and the pumphouse. Three significant trees
will be removed for the new driveway configuration. These trees will
be relocated to the east side of the site.
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16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
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Section 1102.403 (2) of the Zoning Ordinance lists the specific
conditions for public service structures. These are:
a. All exterior faces of all buildings shall meet the provisions of
subsection 1107.2200.
b. All structures shall be located a minimum of 15 feet from any lot in
an "R" Use District.
c. A bufferyard, Type C as defined in subsection 1 J 07.2005, shall be
installed and maintained along all property lines abutting an ''R''
Use District.
The first two requirements have been met. The third requirement
requires a bufferyard along the south, east and west property
boundaries consisting of 7 canopy trees, 13 understory trees, and 20
shrubs. The attached narrative notes that the City will landscape this
area using a variety of honey locust, ash and maple trees from the City
nursery. However, as a condition of approval, the landscaping plan
should be revised to identify the number and types of plantings, and
how they will screen this site from the adjacent residential properties.
The Issues: The proposed Conditional Use Permit should be reviewed
in accordance with the criteria found in Section 1108 of the City Code.
(1) The use is consistent with and supportive of the goals and
policies of the Comprehensive Plan.
Well and pumphouse #6 are a key addition to the City's potable
water supply system. Goals of the Comprehensive Plan are ensure
access to natural resources and utilities, and to provide for the
orderly extension of utilities. This proposal is consistent with these
goals.
(2) The use will not be detrimental to the health, safety, morals
and general welfare of the community as a whole.
This proposal will benefit the health, safety and general welfare of
the community by providing an addition to the City's water supply.
(3) The use is consistent with the intent and purpose of the
Zoning Ordinance and the Use District in which the
Conditional Use is located.
With the necessary changes to the landscaping plan, this use will be
consistent with the provisions of the Zoning Ordinance.
(4) The use will not have undue adverse impacts on governmental
facilities, services, or improvements which are either existing
or proposed.
Page 2
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I II
The streets and utilities to serve this development are in place. This
use will not adversely affect those services.
(5) The use will not have undue adverse impacts on the use and
enjoyment of properties in close proximity to the conditional
use.
With the required changes, the use will be screened from the
adjacent residential properties, and will not have an adverse impact
on the nearby properties.
(6) The use is subject to the design and other requirements of site
and landscape plans prepared by or under the direction of a
professional landscape architect, or civil engineer registered in
the State of Minnesota, approved by the City Council and
incorporated as part of the conditions imposed on the use by
the City Council.
The only change necessary is to the landscaping plan in order to
ensure the development is consistent with the provisions of the
Zoning Ordinance.
(7) The use is subject to drainage and utility plans prepared by a
professional civil engineer registered in the State of Minnesota
which illustrate locations of city water, city sewer, fire hydrants,
manholes, power, telephone and cable lines, natural gas mains,
and other service facilities. The plans shall be included as part
of the conditions set forth in the CUP approved by the City
Council.
With the exception of the driveway relocation, there will be very
little grading on this site. These plans have been prepared under the
supervision of a civil engineer.
(8) The use is subject to such other additional conditions which
the City Council may find necessary to protect the general
welfare, public safety and neighborhood character. Such
additional conditions may be imposed in those situations
where the other dimensional standards, performance
standards, conditions or requirements in this Ordinance are
insufficient to achieve the objectives contained in subsection
1108.202. In these circumstances, the City Council may
impose restrictions and conditions on the CUP which are more
stringent than those set forth in the Ordinance and which are
consistent with the general conditions above. The additional
conditions shall be set forth in the CUP approved by the City
Council.
The Planning Commission recommended approval subject to
conditions necessary to meet ordinance requirements. The
Commission did not feel additional conditions were necessary for
this use.
Page 3
I
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FISCAL IMP ACT:
AL TERNA TIVES:
RECOMMENDED
MOTION:
REVIEWED BY:
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rnnrlm;nn: The Planning Commission and the staff recommend
approval of the CUP with the following conditions:
1. Revise the landscaping plan to provide the required plantings along
the south, east and west boundaries.
2. The building must be located as shown on the approved plans.
Rurlgpt Impart. There is no budget impact with the adoption of this
permit. The City has budgeted for the well and pumphouse in the
Capital Improvements Program.
The City Council has three alternatives:
I. Adopt a Resolution approving the Conditional Use Permit subject
to the listed conditions.
2. Deny the Conditional Use Permit on the basis it is inconsistent with
the purpose and intent of the Zoning Ordinance and/or the
Comprehensive Plan. In this case, the Council should direct the
staff to prepare a resolution with findings of fact for the denial of
these requests.
3. Defer consideration of this item for specific reasons.
Staff recommends Alternative # 1.
A motion and second to approve a Resolution approving the
Conditional Use Per it, subject to the listed conditions set forth above
to ther with ddif nal conditions the Council deems appropriate.
Page 4
57
RESOLUTION O~
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT TO ALLOW A PUBLIC SERVICE
STRUCTURE IN THE R-1 ZONING DISTRICT ON THE PROPERTY AT 15250 WILDS PARKWAY
MOTION BY:
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SECOND BY:
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WHEREAS, the Prior Lake Planning Commission conducted a public hearing on April 23, 2001, to
consider an application from the City of Prior Lake for a Conditional Use Permit (CUP)
to allow a public service structure in the R-1 Zoning District on the property located at
15250 Wilds Parkway and legally described as follows:
All that part of the Southwest Quarter of the Northwest Quarter of Section 34, Township
115, Range 22, Scott County, Minnesota, Lot 1, Block 3, The Wilds 2nd Addition,
according to the recorded plat thereof, in said County and Outlot B, in said plat,
described as follows:
Beginning at the Northwest corner of said Lot 1; thence South 19 degrees 50 minutes
55 seconds west, assumed bearing along the Westerly line of said Lot 1, a distance of
165.74 feet to the Southwest corner of said Lot 1; thence South 88 degrees 08 minutes
20 seconds East along the South line of said Lot, a distance of 21.67 feet; thence South
48 degrees 38 minutes 21 seconds East a distance of 136.29 feet; thence South 80
degrees 00 minutes 40 seconds East a distance of 62.16 feet; thence North 72 degrees
21 minutes 57 seconds East a distance of 234.22 feet; thence North 71 degrees 35
minutes 51 seconds East a distance of 77.82 feet to the southerly right-of-way line of
Wilds Parkway, as dedicated in said plat; thence Westerly and Northwesterly along said
right-of-way line to the point of beginning.
and
WHEREAS, notice of the public hearing on said CUP has been duly published in accordance with
the applicable Prior Lake Ordinances; and
WHEREAS, the Planning Commission proceeded to hear all persons interested in this issue and
persons interested were afforded the opportunity to present their views and objections
related to the proposed CUP; and
WHEREAS, the City Council considered the application for a CUP on May 7,2001; and
WHEREAS, the Planning Commission and City Council find the CUP in harmony with both existing
and proposed development in the area surrounding the project; and
1:\01 files\OI cup\well\cc res. doc Page 1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
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WHEREAS, the Planning Commission and City Council find the proposed CUP is compatible with
the stated purposes and intent of the Zoning Ordinance as they relate to conditionally
permitted uses, and further, that the proposed CUP meets the criteria for approval of
CUP as contained in Section 1108 of the Zoning Ordinance.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA:
1. It hereby adopts the following findings:
a. The use is consistent with and supportive of the goals and policies of the Comprehensive
Plan.
Well and pumphouse #6 are a key addition to the City's potable water supply system.
Goals of the Comprehensive Plan are ensure access to natural resources and utilities, and
to provide for the orderly extension of utilities. This proposal is consistent with these goals.
b. The use will not be detrimental to the health, safety, morals and general welfare of the
community as a whole.
This proposal will benefit the health, safety and general welfare of the community by
providing an addition to the City's water supply.
c. The use is consistent with the intent and purpose of the Zoning Ordinance and the Use
District in which the Conditional Use is located.
With the necessary changes to the landscaping plan, this use will be consistent with the
provisions of the Zoning Ordinance.
d. The use will not have undue adverse impacts on governmental facilities, services, or
improvements which are either existing or proposed.
The streets and utilities to serve this development are in place. This use will not adversely
affect those services.
e. The use will not have undue adverse impacts on the use and enjoyment of properties in
close proximity to the conditional use.
With the required changes, the use will be screened from the adjacent residential
properties, and will not have an adverse impact on the nearby properties.
f. The use is subject to the design and other requirements of site and landscape plans
prepared by or under the direction of a professional landscape architect, or civil engineer
registered in the State of Minnesota, approved by the City Council and incorporated as
part of the conditions imposed on the use by the City Council.
The only change necessary is to the landscaping plan in order to ensure the development
is consistent with the provisions of the Zoning Ordinance.
g. The use is subject to drainage and utility plans prepared by a professional civil engineer
registered in the State of Minnesota which illustrate locations of city water, city sewer, fire
hydrants, manholes, power, telephone and cable lines, natural gas mains, and other service
facilities. The plans shall be included as part of the conditions set forth in the Cl,JP
approved by the City Council.
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Page 2
With the exception of the driveway relocation, there will be very little grading on this site.
These plans have been prepared under the supervision of a civil engineer.
h. The use is subject to such other additional conditions which the City Council may find
necessary to protect the general welfare, public safety and neighborhood character. Such
additional conditions may be imposed in those situations where the other dimensional
standards, performance standards, conditions or requirements in this Ordinance are
insufficient to achieve the objectives contained in subsection 1108.202. In these
circumstances, the City Council may impose restrictions and conditions on the CUP
which are more stringent than those set forth in the Ordinance and which are consistent
with the general conditions above. The additional conditions shall be set forth in the CUP
approved by the City Council.
Additional conditions to ensure the protection of the general health, safety and welfare of the public
are included as part of the CUP.
2. The Conditional Use Permit is hereby approved on the property legally described as follows:
All that part of the Southwest Quarter of the Northwest Quarter of Section 34, Township 115, Range
22, Scott County, Minnesota, Lot 1, Block 3, The Wilds 2nd Addition, according to the recorded plat
thereof, in said County and Outlot B, in said plat, described as follows:
Beginning at the Northwest corner of said Lot 1; thence South 19 degrees 50 minutes 55 seconds
west, assumed bearing along the Westerly line of said Lot 1, a distance of 165.74 feet to the
Southwest corner of said Lot 1; thence South 88 degrees 08 minutes 20 seconds East along the
South line of said Lot, a distance of 21.67 feet; thence South 48 degrees 38 minutes 21 seconds
East a distance of 136.29 feet; thence South 80 degrees 00 minutes 40 seconds East a distance of
62.16 feet; thence North 72 degrees 21 minutes 57 seconds East a distance of 234.22 feet; thence
North 71 degrees 35 minutes 51 seconds East a distance of 77.82 feet to the southerly right-of-way
line of Wilds Parkway, as dedicated in said plat; thence Westerly and Northwesterly along said right-
of-way line to the point of beginning.
3. The Conditional Use Permit is hereby approved subject to the following conditions:
a. Revise the landscaping plan to provide the required plantings along the south, east and west
boundaries.
b. The building must be located as shown on the approved plans.
CONCLUSION
Based upon the Findings set forth above, the City Council hereby grants a Conditional Use Permit to
allow the construction of a public service structure in the R-1 district as shown on Exhibit A. The
contents of Planning Case File #01-028 is hereby entered into and made a part of the public record and
the record of the decision for this case.
Passed and adopted this 7th day of May, 2001.
YES
NO
Mader Mader
Ericson Ericson
Gundlach Gundlach
Petersen Petersen
Zieska Zieska
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Conditional Use Permit
Application Narrative
For
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Municipal Well and Pumphouse No.6
Well and Pumphouse No.6 are a key additon to the city's potable water system
and are proposed to be constructed adjacent to the existing Booster Station at
15248 Wilds Parkway. As described and defined, the well and pumphouse are
considered essential services in the zoning ordinance (Sectionl101, pages 7 &
12). The well is currently being drilled and is scheduled to be completed in June
this year. The pumphouse, with approvals, should be complete by late fall this
year.
The legal description for the property is tentatively lot 11, block 2 of the Wilds
South subdivision which had preliminary plat approval by the city council on
March 19, 2001. The current legal is described on sheet 3 prepared by Steven
Ische, L.S., with WSB & Associates, 4150 Olson Memorial Highway, Suite 300,
Minneapolis, MN 55422, phone 763.541.4800, and is a combination oflot 1,
block 3 of Wilds 2nd Addition and part of the proposed Wilds South property.
The combination will be completed with the final plat of the Wilds South and will
allow the city to have both the existing booster station and new well no. 6 on the
same parcel. The city currently holds title to the property.
The zoning of the property is R - I. The site currently includes a water system
booster station, and across Wilds Parkway are single family homes. The property
south of the property will be developed into single family homes in Wilds South
and is currently used for agricultural uses. West of the site will be a city
neighborhood park.
The proposed pumphouse is 623 square feet and is proposed to be located
southeast of the existing booster station. The location is locked in at this point
due to the well location. The proposed building will house the well pump and
appurtenant mechanical and electrical equipment. It will be constructed to
resemble the existing booster station, including brick, accent block and hip-
shingled roof as shown on sheet no. 7, the elevation and foot print drawings from
the architect Luken Architecture of Minneapolis.
The site plan, sheet no. 6, shows the revamped access drive to the two buildings
(the booster station and proposed pumphouse). The city public works department
will be re,sponsible for landscaping the site including irrigation. Some existing
trees will be moved on site and more than will be required will be added from the
city nursery when the building is complete. This may not happen until late fall
and the landscaping may be completed next spring.
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350 Westwood Lake Office
8441 Wayzata Boulevard
Minneapolis. MN 55426
Well No.6
WSB Projea No. 1244-003
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Date: Od1Xler 13, 2000
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INFRASTRUCTURE . ENGINEERS . PLANNERS
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Project Location
Prior Lake, Minnesota
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