HomeMy WebLinkAboutCUP_1800Larpenteur_SolarPlanning Commission 8/25/09 ITEM: Conditional Use Permit for a Solar-powered Heating System at 1800 Larpenteur Avenue SUBMITTED BY: Deborah Jones, Zoning and Planning Director REVIEWED
BY: Justin Miller, City Administrator Roger Knutson, City Attorney Background: 1800 West Larpenteur is an R-4 multi-family residential property containing an 18-unit apartment building
constructed in 1969. It is located on the south side of Larpenteur Avenue east of the Fairview Avenue intersection and across the street from University of Minnesota fields. It is adjacent
to the Hermes office building on the east, University of Minnesota fields on the south and a similar building at 1818 Larpenteur on the west. All properties within 350 feet are commercial,
instititutional or multi-family. The nearest single family zone is over 540 feet from the property. The owner of 1800 West Larpenteur Avenue, Falcon Heights, has submitted an application
to build an active solar-powered system for domestic hot water and space heat in the bui?lding. An active system is defined as one that includes mechanical components such as pumps.
The Falcon Heights city code Section 113-393 requires a conditional use permit for all active solar power systems. The proposed system meets the definitsion, so a conditional use permit
is required, in addition to the building permits and any other permits that may be required. The application for a conditional use permit for this solar installation included a provision
for height in excess of 10 feet above the roof, which also requires a conditional use permit under Section 113-243. As the height in the final design is now established at lower than
10 feet above the roof, the applicant has withdrawn the height portion of the conditional use permit application. Analysis: As allowed by Section 113-84(b), the zoning administrator
waived those application requirements and development requirements that do not apply to this project. Please see the attached summaries for the status of requirements in Sections 113-84(b)
and 113-85(c) pertaining to this proposed project. Staff finds that the remaining requirements have been met. Staff also finds that this project conforms to the new municipal comprehensive
plan adopted by the City Council on June 24, 2009, in particular to the objective of “becoming a sustainable, energy efficient community.” Staff Report: Conditional Use Permit for 1800
W. Larpenteur, August 25, 2009 Page 1 of 2
Staff Recommendation: Staff recommends approval of the Conditional Use Permit. Attachments: ?? Conditional Use Permit application for 1800 West Larpenteur ?? Site Map of 1800 West Larpenteur
?? Project drawings for the proposed solar installation ?? Application and development requirement summaries ?? Planning Commission Findings of Fact and Recommendation ?? Conditional
Use Permit document ?? Published notice of the hearing (published 8/11/09). ?? Map of properties within 350 feet for notice mailed August 11, 2009 Actions Requested: ?? Hold a public
hearing on the Conditional Use Permit ?? Vote on a recommendation to the City Council Staff Report: Conditional Use Permit for 1800 W. Larpenteur, August 25, 2009 Page 2 of 2
CITY OF FALCON HEIGHTS RAMSEY COUNTY, MINNESOTA CONDITIONAL USE PERMIT CUP NO. 09-01 1. Permit. Subject to the terms and conditions set forth herein, the City of Falcon Heights grants
a conditional use permit for an active solar system, in accordance with the plans on file at City Hall. 2. Property. The permit is for property located in the City of Falcon Heights,
Ramsey County, Minnesota, legally described on the attached Exhibit “A”. 3. Conditions. The permit is issued subject to the following stipulations: a) The applicant shall receive a building
permit from the City, prior to construction. b) The proposed active solar system when installed on top of the home may not exceed 42 feet in height which includes the combined height
of the building and the active solar system. c) The active solar system must be constructed and maintained in accordance with the plans on file at City Hall. 4. Termination of Permit.
The City may revoke the permit following a public hearing for violation of the terms of the permit. 5. Lapse. If within one year from the issuance of this permit the conditional use
has not been completed or the use commenced, this permit shall lapse. 6. Criminal Penalty. Violation of the terms of this conditional use permit is a criminal misdemeanor. Date: _____________________
, 2009. CITY OF FALCON HEIGHTS BY: ______________________________ Peter Lindstrom, Mayor AND _____________________________ Justin Miller, City Administrator/Clerk 147317v01a RNK:08/18/2009
1
STATE OF MINNESOTA ) ( ss. COUNTY OF RAMSEY ) The foregoing instrument was acknowledged before me this ________ day of ___________________, 2009, by Peter Lindstrom and by Justin Miller,
respectively the Mayor and City Administrator/Clerk of the City of Falcon Heights, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted
by its City Council. __________________________________ Notary Public DRAFTED BY: CAMPBELL KNUTSON Professional Association 317 Eagandale Office Center 1380 Corporate Center Curve Eagan,
Minnesota 55121 Telephone: (651) 452-5000 RNK 147317v01a RNK:08/18/2009 2
EXHIBIT “A” Legal Description of the Property The east 282.36 feet of the west 542.15 feet of the north half of the northeast quarter of Section 21, Township 29, Range 23, Ramsey County,
Minnesota, except the South 1026.66 feet thereof. 147317v01a RNK:08/18/2009 3
CITY OF FALCON HEIGHTS RAMSEY COUNTY, MINNESOTA ________________________________________________________________________ IN RE: Application of John Stiehm, owner of FINDINGS OF FACT
1800 Larpenteur Ave., Falcon Heights, AND RECOMMENDATION for a conditional use permits for an active solar energy system ________________________________________________________________________
On August 25, 2009, the Falcon Heights Planning Commission met at its regularly scheduled meeting to consider the application of John Stiehm (“Applicant”), owner of 1800 W. Larpenteur
Avenue, Falcon Heights, MN 55113 (“Subject Property”), for a conditional use permit for an active solar energy system. The Planning Commission conducted a public hearing on the proposed
conditional use permits preceded by published and mailed notice. The Applicant was present and the Planning Commission meeting and heard testimony from all interested persons wishing
to speak. The Planning Commission now makes the following Findings of Fact and Recommendation. FINDINGS OF FACT 1. The Subject Property is zoned R-4. 2. The Subject Property is legally
described as: The east 282.36 feet of the west 542.15 feet of the north half of the northeast quarter of Section 21, Township 29, Range 23, Ramsey County, Minnesota, except the South
1026.66 feet thereof. 3. The Applicant desires to install an active solar energy system on the roof of an existing multi-family residence. Section 113-393 of the City Code allows an
active solar system by conditional use permit.
4. The development standards for conditional use permits prescribed by City Code Section 113-85 have been satisfied or are not applicable. RECOMMENDATION: The Falcon Heights Planning
Commission hereby recommends approval of the Applicant’s request for conditional use permits for an active solar system pursuant to City Code Section 113-393 in accordance with the plans
on file with the City. ADOPTED by the Falcon Heights Planning Commission on this 25th day of August, 2009. FALCON HEIGHTS PLANNING COMMISSION By: ______________________________ Eric
Watkins, Chair ATTEST: By: ________________________________ Deborah Jones Director of Zoning and Planning /Staff Liaison
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Renewable Emm btsign & Installation mmr. ips-solar .corn City of Falcon Heights 2077 Larpenteur Ave W Falcon Heights, MN 551 13 July 30,2009 Re: Job at: 1800 Larpenteur Ave W Falcon
Heights, MN 551 13 Enclosed is an application for a building permit br installation of n solar thermal system at the above address. Innovative Power Systems plans on instaIling40 new
solar thermal panels for domestic water and space heat on the 18 unit apartment building. Innovative Power Systems will oversee the installation of the roof curbs and install the metal
racking system as directed by thestructural engineer. We will be working with Ridler Plumbing and Heatingwho will beresponsible for applying for their own permit(s) and will be responsible
for all piping and plumbing. Please visit www,ips-soIar.com for an overview of our company and the type ofsolar work we have done all over Minnesota and western Wisconsin, Please call
or ernail if you have any questions. nank you. Regards, Matihew Miller Operations Manager Innovative Power Systems 6 12-623-3246 rnattm@ipsoIar.com 1153 Sixteenth Ave SE Minneapolis,
MN 55414 www.ips-solar.com ph: 622.623.3246 fax: 612.623.4041 MN General Contractors License # 20101407
1800 W. Larpenteur Avenue, Falcon Heights, MN 55113 Conditional Use Permit Application -Solar Energy Installation -August, 2009 DISCLAIMER: This map is neither a legally recorded map
nor a survey and is not intended to be used as one. This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources
regarding the area shown, and is to be used for reference purposes only. SOURCES: Ramsey County (August 3, 2009), The Lawrence Group;August 3, 2009 for County parcel and property records
data; August 2009 for commercial and
1800 W. Larpenteur Avenue, Falcon Heights, MN 55113 2008 Aerial Photo -Ramsey County/Pictometry DISCLAIMER: This map is neither a legally recorded map nor a survey and is not intended
to be used as one. This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and
is to be used for reference purposes only. SOURCES: Ramsey County (August 3, 2009), The Lawrence Group;August 3, 2009 for County parcel and property records data; August 2009 for commercial
and
Conditional Use Permit for Solar Installation at 1800 W. Larpenteur Avenue, August 25, 2009 Application Requirements Summary – Section 113-84(b) (b) Site plan and graphic or written
material; location map, etc. A site plan and supplementary graphic or written material shall be provided with the application, containing the following information and/or such additional
or lesser information as may be required by the zoning administrator: (1) Name, address, and legal description of project/development. Provided by applicant (2) Location map, showing
zoning district boundaries including area within one-half mile of the site. City GIS (3) Name and mailing address of developer/owner and engineer/architect. Provided by applicant (4)
Date of plan preparation. Provided by applicant (5) Scale and a north point indicator. City GIS (6) Boundary line of property with their dimensions. City GIS (7) Location identification
and dimensions of existing and proposed: a. Topographic contours of minimum intervals of two feet. City GIS b. Adjacent streets and on-street right-of-way. City GIS c. On-site streets
and street right-of-way. Not applicable d. All utility and utility right-of-way easements. Not applicable e. Lighting plan, showing the lighting of parking areas, walks, security lights
and driveway entrance lights. Not applicable f. Buildings and structures including: Provided by applicant 1. Elevation drawings of all proposed building and structures with dimensions.
Provided by applicant 2. Elevation, height above mean sea level of all floors and roofs, when structure is sited in an area prone to flooding as determined by the city engineer. Not
applicable 3. Gross square footage of existing and proposed buildings and structures. Not applicable 4. Exterior finish materials. Not applicable 5. Type of business, proposed number
of employees, and times of operations. Not applicable g. All parking facilities. Not applicable h. Water bodies and drainage ditches. Not applicable i. Fences and retaining walls. Not
applicable
j. Landscape plan, showing size and species of each planting. Not applicable k. On-and off-site traffic flow. Not applicable l. Parking plan. Not applicable (8) Site statistics including
square footage, percentage of coverage, dwelling unit density, and percentage of park or open space. City GIS (9) Names and addresses of the owners of all property abutting the subject
property, as contained in the current real estate tax rolls, including property located across the street, avenue or alley from the subject property. Ramsey County GIS
Conditional Use Permit for Solar Installation at 1800 W. Larpenteur Avenue, August 25, 2009 Development Standards: General Requirements Summary (Section 113-85(c)) General Requirements
Status (1) The land area and setback requirements of the property containing such a use or activity meet the minimums established for the district. No change to existing use or setback
(2) When abutting a residential use, the property shall be screened and landscaped. Not applicable (3) Where applicable, all city, county, state and federal laws, regulations and ordinances
shall be complied with and all necessary permits secured. Required permits will be secured. (4) Signs shall not adversely impact adjoining or surrounding residential uses. Not applicable
(5) Adequate off-road parking and loading shall be provided. Such parking and loading shall be screened and landscaped from abutting residential uses. No change (6) The road serving
the use or activity must be of sufficient design to accommodate the proposed use or activity, activity, and such use or activity shall not generate such additional extra traffic as to
create a nuisance or hazard to existing traffic or to surrounding land use. No change (7) All access roads, driveways, parking areas, and outside storage, service, or sales areas shall
be surfaced or grassed to control dust and drainage. No change (8) All open and outdoor storage, sales and service areas shall be screened from view from public streets and from abutting
residential uses or districts. Not applicable (9) All lighting shall be designed to prevent any direct source of light being visible from adjacent residential areas or from the public
streets. No change (10) The use or activity shall be properly drained to control surface water runoff. No change (11) The architectural appearance and functional plan of the building
and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence. Staff finds that the plan will not
cause impairment to property values or constitute a blighting influence (12) The proposed water, sewer and other utilities shall be capable of accommodating the proposed use. Staff finds
that the use will be so accommodated. (13) That the proposed use conforms to the comprehensive municipal plan. Staff finds that the use conforms to the comprehensive plan.
CITY OF FALCON HEIGHTS, MINNESOTA PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN, that the Falwn Heights PIanning Commission will meet on August 25, 2009, at approximately 7:00 p.m. at
Falcon Heights City Hall, 2077 Larpenteur Avenue West, Falcon Heights, Minnesota 551 13, to consider a conditional use permits for a active solar energy system and a structure that e
x d s height limitations for property Tmted at 1800 West Larpenteur Avenue, Falcon Heights, Minnesota, legally descr3bed The east 282.36 feet of the west 542.15 feet of the north half
of the northeast quarter of Section 21, Township 29, Range 23, Ramsey County, Minnesota, except the Soulh 1026.66 feet thereoJ All persons who desire to speak on this issue are encouraged
to attend and will be given m qpmtmity to be beard at this meeting. Additional information can be obtained by contacting the City of Falcon Heights at (65 1) 792-76 1 3. Dated: August
10,2009 ~ustirnillerC,i ty Administrator/Clefk City sf Falcon Heights, Minnesota
1800 Larpenteur Properties Within 350 Feet DISCLAIMER: This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records,
information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. SOURCES: Ramsey
County (August 3, 2009), The Lawrence Group;August 3, 2009 for County parcel and property records data; August 2009 for commercial and