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HomeMy WebLinkAbout05-07-08-PCChair Clayton Larson 1245 W. Highway 96 Commissioners T EN HILLS Arden Hills, MN 55112 Andrew Holewa 651.792.7800 Liz Modesette Janet Stodola Arden Hills www.ci.arden•hills.mn.us Roberta Thompson Clayton Zimmerman Planning Commission May 7, 2008 City Vision A strong community that values our unique environment, our fiscal soundness, and our tradition as a desirable city in which to live, work, and play. Agenda Regular Planning Commission Convenes 6:30 PM Call to Order 1. APPROVAL OF THE AGENDA 2. MINUTES A. April 2, 2008 Regular Meeting B. February 6, 2008 Special Work Session 3. PLANNING CASES A. Planning Case 08-011; Conditional Use Permit Amendment; Mounds View High School —Public Hearing 4. UNFINISHED AND NEW BUSINESS 5. REPORTS A. Report from the City Council B. Planning Commission Comments and Requests 6. ADJOURNMENT A quorum of the City Council may be present at this meeting. Planning Cases are available online at: http://www.ci.arden-hills.mn.us/planningcases 0 May 7, 2008 Planning Case Map EN HILLS MEMORANDUM DATE: May 7, 2008 PC Agenda Item 3.A TO: Planning Commission FROM: Meagan Beekman, Planner I SUBJECT: PC #: 08-011 Mounds View High School, Larry Wacker Conditional Use Permit Amendment 1900 Lake Valentine Road ATTACHMENTS: A— April 30, 2008, Mounds View High School Response to Concerns Requested Action The applicant has requested a Conditional Use Permit Amendment to construct a baseball field and safety fence in the southwest corner of the Mounds View High School property. Background 1. Overview of Request: This application was presented and tabled at the April 2, 2008, Planning Commission meeting. Mounds View Public School District has since met with neighbors of the high school on two separate occasions in order to address the concerns raised at the April Planning Commission meeting. The applicant is proposing to construct a baseball field, dugouts, and fencing, in the same location as presented before, in the southwest comer of the Mounds View High School property (Please see April 2, 2008, Planning Packet for Plans and Surveys, which is available on the City's website or by contacting City Hall). According to the applicant, the meetings were an opportunity to better explain the plans and offer solutions for the concerns raised by the neighbors. City of Arden Hills Planning Commission Meeting for May 7, 2008 \\Metro-inetus\ardmhills\Planning\Planning Cases\2008\08-011 MVHS CUP Amendment (PC Tabled)\050708 -PC Report - MVHS CUP Amendment.doe Page 1 of 7 The primary components of this plan remain the same. The applicant is still proposing to construct two dugouts which would have a footprint of 576 square feet together, and a safety fence that would surround the ball field and range from eight feet to twenty-five feet in height. The ball field would be located in the southwest portion of the current athletic fields. A number of conditions have been added based on the response from the school as a result of the community meetings. The applicant is aware of these conditions. The applicant has submitted a letter outlining the concerns from the residents raised at the April 2 meeting, and the measures being taken to address them (Attachment A). Staff has included additional conditions related to the proposed mitigation measures. 2. Site Data: Public and Institutional Institutional Zomig ' R-1 Single Family Residential gg- 70 56.34 acres; 2,454,170.4 Square Feet ,:.mr, '�opdgYaphy ..G�a " The elevation is generally flat and decreases toward the west. 3. Surrounding Area: ;nlfe4ti415 M— .' BlilUrg- .anti ils Plan 2oC31nff` 'Ex[stixigfad ... North Low Density Residential / Public R-1 Single Family Residential Light Industrial /Institutional and Institutional South Low Density Residential / Park R-1 Single Family Residential Single Family Residential / Passive Open Space East Low Density Residential R-1 Single Family Residential Single Family Residential West Park R-1: Single Family Residential Passive Open Space Plan Evaluation 1. General Zoning Regulations A. Lot Coverage —Meets Requirements This project would result in an increase of 576 square feet of impervious surface. The Zoning Code identifies "outdoor recreational areas" as included in the definition of landscaped areas, thus the ball field will not impact the existing landscape requirements. City of Arden Hills Planning Commission Meeting for May 7, 2008 \\Metro-inet.us\ardenhills\Planning\Planning Cases\2008\08-011 MVHS CUP Amendment (PC Tabled)\050708 - PC Report - MVHS CUP Amendment.doc Page 2 of 7 The total percentage of impervious surface on the site will not be significantly impacted by this project. B. Setbacks —Meets Requirements The proposed dugout structures would not encroach on any setbacks. As proposed they would be located 108 feet from the rear property line. The Zoning Code requires a twenty foot setback. C. Height —Meets Requirements The proposed dugout structures would be eight feet in height and would meet the height requirements of accessory structures in the R-1 Zoning District. D. Landscaping —Meets Requirements The applicant is not proposing to remove any vegetation on the site. 2. Fence Height Regulations — Section 1325.05 Subd 4 The Zoning Code regulates that the maximum height for a fence is six feet. Section 1325.05, Subd 4, Paragraph M states that deviations from these requirements may be permitted in unusual circumstances with the intention that the deviation will "improve the livability, appearance, and security of properties, and their relationships to one another." The applicant is requesting a fence that would surround the ball field as part of this proposal. It would be eight feet in height along the sidelines and around the outfield, twenty feet in height along the first baseline, and twenty-five feet in height behind home plate. According to the applicant the height of the proposed fencing is standard for high school baseball fields and is required for both player and spectator safety, as well as to prevent foul balls from flying toward the residential homes located to the south. The applicant has submitted a letter addressing the installation of the fence. 3. Conditional Use Permit Amendment Criteria — Section 1355.04 Subd 3 Section 1355.04 Subd 3 of the Arden Hills Zoning Code lists the criteria for evaluating a Conditional Use Permit Amendments. City of Arden Hills Planning Commission Meeting for May 7, 2008 \\Metro-inet.us\ardenhills\Planning\Planning Cases\2008\08-011 MVHS CUP Amendment (PC Tabled)\050708 -PC Report - MVHS CUP Amendment.doc Page 3 of 7 When evaluating conditional use permits, the Planning Commission and City Council should consider the effect of the proposed use upon the health, safety, convenience and general welfare of the owners and occupants of the surrounding land, in particular, and the community as a whole, in general, including but not limited to the following factors: 1. Existing and anticipated traffic and parking conditions; 2. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics; 3. Drainage; 4. Population density; 5. Visual and land use compatibility with uses and structures on surrounding land; adjoining land values; 6. Park dedications where applicable; and the 7. Orderly development of the neighborhood and the City within the general purpose and intent of this ordinance and the Comprehensive Development Plan for the City. 4. Additional Review The Building Official reviewed this project. He noted that the accessibility code requires a wheelchair accessible space located in the dugout (IBC section 1108.2.2.4). The proposed plans will need to meet this requirement in order to obtain a building permit. Staff does not anticipate that this will affect the overall design or impacts of the project. Findings of Fact Staff offers the following sixteen findings of fact for the Mounds View High School baseball field construction project for the Planning Commission's consideration: General Findings: 1. The applicant is proposing to construct a baseball field, two dugouts, and related fencing. 2. Mounds View High School operates under a Conditional Use Permit in the R-1 Zoning District. 3. The proposed baseball field was not included on the Master Plan approved in Planning Case 84-001. A CUP amendment is required to include the proposed baseball field. 4. Athletic fields are permitted under the original CUP for Mounds View High School. 5. The proposed dugout structures will not exceed the lot coverage limits for the property. 6. The proposed ball field and dugout structures meet all setback requirements. 7. The applicant is not proposing to remove any vegetation from the site. 8. The proposed fence exceeds the six foot height regulation in the zoning code. 9. The use of the site as a school is an unusual circumstance in the R-1 District. City of Arden Hills Planning Commission Meeting for May 7, 2008 \\Metro-inet.us\ardenhills\Planning\Planning Cases\2008\08-01 l MVHS CUP Amendment (PC Tabled)\050708 - PC Report - MVHS CUP Amendment.doc Page 4 of 7 10. The proposed fence height is required to maintain safety. On the Conditional Use Permit Amendment: 11. The proposed project may impact traffic or parking conditions in the adjacent neighborhood; however, this is anticipated to be minimal since no change in the school population is expected and games would take place during off hours. 12. The proposed project will not produce any permanent noise, glare, odors, vibration, dust, smoke, air pollution, heat, liquid, or solid waste. Temporary noise and dust may be created during construction. 13. The project will not impact storm water runoff since impervious surface is not significantly increased and no grading is taking place. 14. The proposed project is not expected to have any impacts on school population or density. 15. The park dedication fee is not applicable to this application. 16. The proposed project does not conflict with the City's Comprehensive Plan or the intent of the Zoning Code. Notice Notice was published in the Arden Hills/Shoreview Bulletin and notice was prepared by the City and mailed to residents within three -hundred fifty (350) feet of the subject property. Resident Comments Staff has not received any comments from residents since the April 2, 2008, meeting. Staff Recommendation Based on the submitted plans and findings of fact, Staff recommends approval of Planning Case #08-011 for a Conditional Use Permit Amendment to construct a baseball field, two dugouts, and related fencing at Mounds View High School. The conditions that have been added since the April 2008 review are italicized. The recommendation for approval is subject to the following fifteen conditions: 1. The applicant shall continue to abide by the conditions of all previous permits and reviews. 2. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission. City of Arden Hills Planning Commission Meeting for May 7, 2008 \\Metro-inet.us\ardenhills\Planning\Planning Cases\2008\08-011 Wits CUP Amendment (PC Tabled)\050708 - PC Report - MVHS CUP Amendment.doc Page 5 of 7 3. Building Permit Plans shall be submitted to the Building Official a minimum of two (2) weeks before the planned start of construction. 4. The project shall meet all ADA requirements. 5. The applicant shall obtain all necessary permits from the Rice Creek Watershed District, MPCA, and other governmental entities and provide the City with copies of such permits prior to the City issuing any building permits. 6. The ball field shall not be illuminated by any artificial means, now or in the future. 7. The School shall be responsible for locking the rear gate near the field from 2:30 to 5:30 in the evening on game days. 8. The School shall communicate to the baseball team, parents, and boosters of appropriate ingress and egress to the field. 9. The District shall provide signage at the site to identify appropriate parking and field access. The signage shall be subject to City Planner approval prior to installation. 10. The District shall add a hood on the backstop to avoid foul balls. 11. If foul balls are a problem after construction is completed, the District shall work with the City and the neighbors to find appropriate solutions. The District shall implement the solutions as determined by the City. 12. The demountable outfield fence shall be stored near the home bleachers at the football stadium. 13. The mound and home plate area shall have a tarp on during times the field is not in use. 14. The District shall repair and vandalism that occurs immediately upon notification. 15. The dugouts shall be patrolled by security on home football game nights. Options & Proposed Motion Language 1. Recommend Approval with Conditions: Motion to recommend ap rp oval of Planning Case 08-011 for a Conditional Use Permit Amendment at 1900 Lake Valentine Road based on the findings of fact and the submitted plans as amended by the five conditions in the May 7, 2008, planning case report. 2. Recommend Approval as Submitted: Motion to recommend ap rp oval of Planning Case 08- 011 for a Conditional Use Permit Amendment at 1900 Lake Valentine Road based on the findings of fact and the submitted plans in the May 7, 2008, planning case report. 3. Recommend Denial: Motion to recommend denial of Planning Case 08-011 for a Conditional Use Permit Amendment at 1900 Lake Valentine Road based on the following findings: findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated. City of Arden Hills Planning Commission Meeting for May 7, 2008 \\Metro-inet.us\ardmhills\Planning\Planning Cases\2008\08-011 MVHS CUP Amendment (PC Tabled)\050708 - PC Report - MVHS CUP Amendment.doc Page 6 of 7 4. Table: Motion to table Planning Case 08-011 for a Conditional Use Permit Amendment at 1900 Lake Valentine Road: a specific reason and information request should be included with a motion to table. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on March 6, 2008. Pursuant to Minnesota State Statutes, the City provided written reasons for an additional 60 day review period. The City must act on this request by July 4, 2008 (120 days), unless the City, with the consent of the applicant, extends the review period beyond the initial 120 days. Attachments A — April 30, 2008, Mounds View High School Response to Concerns City of Arden Hills Planning Commission Meeting -for May 7, 2008 \\Metro-incus\ardenbills\Planning\Planning Cases\2008\08-011 MVHS CUP Amendment (PC Tabled)\050708 -PC Report -MVHS CUP Amendment.doc Page 7 of 7 Attachment A April 30, 2008, Mounds View High School Response to Concerns EN IULS May 7, 2008, Planning Commission Meeting Arden Hills Planning Commission Response to Concerns Communication • The baseball field issue is a highly emotional one for a variety of stakeholders. • The District has an ongoing commitment to provide soccer playing areas at MVHS with Ramsey County. • It was believed that we could satisfy any neighborhood complaints after other obstacles were removed. Location: • The field location causes the least disruption of school and summer athletic programs and leaves the most usable space for those activities of any configuration examined. • The location of the new baseball field on the upper sand base soccer fields any where beyond the South east corner would impact the available space to establish three soccer fields. Since the infield aglime area is not a playable surface this area would migrate about half way into one of the soccer fields reducing one of the soccer fields by about half. Locating the baseball field in the South East comer will allow the district to lay out three full soccer fields when the demountable out field fence is removed. • Parking issues. The site is already under what new construction code requires for available parking. A field in a location on the southwest corner of the property would not allow parking located behind the school to be accessed. • A location in the southwest comer would be an attractive nuisance to students. Its close proximity to the building make it easier for students to access during the school day without detection. • A location on the southeast corner of the property, while distant, allows site into the dugouts from the school building. • Physical education classes would remain nearest the building with a location on the southeast corner. Lighting: • The District does not intend to ever light the field. Neighborhood Traffic: • The City of Arden Hills will determine the need for signage on nearby city streets. • The District will commit to locking the gate near the field from 2:30 to 5:30 on game days. • MVHS will communicate to the baseball team, parents and boosters of appropriate ingress and egress to the field. • The District will provide signage at the site to identify appropriate parking and field access. Foul Balls: Storage: • The District will add a hood on the twenty foot backstop to help avoid foul balls. • If foul balls become an issue after construction the District pledges to work with residents and the City of Arden Hills to find appropriate solutions. • The demountable outfield fence will be stored near the home bleachers at the football stadium and should not be observable from nearby residences. • A portable storage pod type container will be utilized at the site nearly year round. It will contain all baseball equipment and will be secured. Dust: Dugouts: Access: • AgLime is the material that will be used on the infield at the site. It is heavier than dirt and should not be an issue unless there are unusually high winds that would cause other debris to be unsettled as well. • The mound will be made of clay and will have a tarp on it at all times. • The home plate area will have a tarp on it at all times. • The District will repair any vandalism that occurs on the field. • The Dugouts will be periodically patrolled on home football game nights. • The site is handicapped accessible.