HomeMy WebLinkAboutPlanning Commission Resolution 229-88
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MOUNDS VIEW PLANNING COMMISSION
RESOLUTION NO. 229-88
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION OF RECOMMENDATION TO THE CITY COUNCIL
REGARDING THE HARSTAD DEVELOPMENT PROPOSAL
KNOWN AS GREENFIELD ESTATES
WHEREAS, Harstad Companies has requested approval of a
single family development proposal known as Greenfield Estates;
and
WHEREAS, Harstad Companies has requested the following in
order to construct their proposed development:
1. Major subdivision (17 single family homes)
2. Wetland zoning district map amendment
3. Wetland alteration permit
4. Variance from a) 100 foot wetland setback requirement,
b) 125 foot minimum lot width, and c) 20,000 square
foot minimum lot size
5. Vacation of right-of-way (ROW)
6. Park land dedication credit
7. Conditional use permit for working in the flood plain;
and
WHEREAS, the Army Corps of Engineers, Ramsey Soil and
Water Conservation District, and the City's Engineering
Consultant have reviewed the wetland boundaries and found some
discrepancy in the boundaries shown on the City's official
Wetland Zoning Map; and
WHEREAS, the Planning Commission recommends approving the
Wetland Zoning District amendment to accurately reflect the
existing boundaries of Wetland No. 1-19; and
WHEREAS, the developer must meet the conditions outlined
in Chapter 48.06, Subd. 1, 2 and 3 in order to obtain a wetland
alteration permit; and
WHEREAS, the City's engineering consultant has reviewed
the development proposal and found that the discharge rate from
the wetland will not increase; and
WHEREAS, the City's engineering consultant has reviewed
the development proposal and found that the storm water storage
volume of the wetland will increase; and
WHEREAS, the City's engineering consultant has reviewed
the development proposal and found that the flood height of the
wetland will not increase; and
MOUNDS VIEW PLANNING COMMISSION
RESOLUTION NO. 229-88
PAGE TWO
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WHEREAS, the discharge rate, storm water storage volume,
and the wetland's flood height will not have a substantial nor
significant adverse impact upon the wetland; and
WHEREAS, the City's engineering consultant has reviewed
the phosphorus calculations for the development per City Code
Chapter 48.06, Subd. 3(A)2, and found it to not be in conformance
with the Code requirements; and
WHEREAS, the developer has suggested an alternative method
for calculating the phosphorus stripping; and
WHEREAS, the Planning Commission would recommend
evaluating the phosphorus stripping capabilities of a wetland for
both the critical storm event and the average storm event; and
WHEREAS, the City's engineering consultant has reviewed
the alternative phosphorus stripping model and found it to be
acceptable in calculating an average storm event with some
changes in the input assumptions; and
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WHEREAS, the Planning Commission would recommend to the
City Council that the "Walker Method" suggested by the developer
is an acceptable method of calculating the phosphorus stripping
capacity of a wetland for an average storm occurrence with some
changes in the input assumptions; and
WHEREAS, the Planning Commission would further recommend
that if this methodology were chosen to supersede the ordinance
requirement using the Ramsey Soil and Water Conservation District
formula, the model should be modified or another found to assess
the phosphorus stripping for a critical storm, therefore,
ensuring that the analysis would produce the most conservative
estimate; and
WHEREAS, the two analyses gathered, phosphorus stripping
in a wetland for an average storm event and critical storm event,
should be reviewed to assess the overall quantifiable affect of
the proposed development against the existing wetland; and
WHEREAS, the Planning Commission recommends to the City
Council to review the standard set in 48.06 (3)(A) for phosphorus
stripping and recommends that the standard should be that for a
fully developed watershed the wetland alteration shall not result
in a net decrease in phosphorus stripping capacity as compared to
the predevelopment conditions of the wetland; and
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WHEREAS, the Planning Commission further recommends that
the City Council add to 48.06, Subd. 4, the term "phosphorus
stripping" to allow the City Council to place conditions related
to that subject upon an alteration permit approval; and
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HOUNDS VIEW PLANNING CmUIISSION
RESOLUTION NO. 229-88
PAGE THREE
HHEREAS, Chapter 48.06, Subd. 4(3) requires that following
information as part of the wetland alteration permitting process:
1. The time period for commencement and completion of the
development including time for staging of development,
if applicable.
2. Design specification and plan for all sediment and
erosion control measures as well as all grading and
drainage appertenances and practices; and
WHEREAS, the developer has not provided the required
information such as the location of the temporary road nor the
time period for the commencement of the development including
time periods for staging; and
WHEREAS, the Planning Commission would recommend denial of
the wetland alteration permit based on the insufficient
information on the revised phosphorus calculations and on the
construction timing and temporary haul road; and
WHEREAS, the developer has requested a variance from the
minimum lot size-20,000 square feet and minimum lot width-125
feet as measured at the building setback line and the 100 foot
setback; and
WHEREAS, the Planning Commission and Staff have reviewed
this request and found that there are no exceptional or
extraordinary circumstances which apply to the properties which
do not apply generally to other properties in the same zone or
vicinity and result from lot size or shape, topography or other
circumstances over which the owners of the property, since
enactment of this Code, have had no control; and
WHEREAS, furthermore, the Planning Commission and Staff
has found that the request is not the minimum variance which
would alleviate the hardship; economic conditions alone shall not
be considered a hardship; and
WHEREAS, the Planning Commission would recommend denial of
the variance requests for lot size, lot width and the 100 foot
setback; and
WHEREAS, the developer has requested a conditional use
permit for working in a flood plain; and
WHEREAS, the City's engineering consultant has reviewed
the development proposal and found no adverse affect upon the
flood plain; and
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MOUNDS VIEW PLANNING COMMISSION
RESOLUTION NO. 229-88
PAGE FOUR
WHEREAS, the Planning Commission would recommend approving
a conditional use permit for filling in a flood plain contingent
upon the receipt and review of the information regarding the
temporary haul road; and
WHEREAS, the developer has requested vacation of
right-of-way and a park dedication fund credit and the Planning
Commission has no recommendation; and
WHEREAS, it is the practice of the Planning Commission to
recommend approval of a development in total.
NOlv, THEREFORE, BE IT RESOLVED the Planning Commission
recommends denial of the development proposal Known as Greenfield
Estates, except for Lot 4, Block 4, which is not within the
wetland zoning district and meets the Code requirements of
Chapter 40, for the following reasons:
1. Denial of the wetland alteration permit
2. Denial of the variance for lot size
3. Denial of the variance for lot width
4. Denial of the variance for 100 foot setback
BE IT FURTHER RESOLVED that the Planning Commission
recommends approving the wetland zoning district amendment
separate from this development proposal so as to have the City's
records accurately reflect the existing wetland.
BE IT FINALLY RESOLVED that the Planning Commission
directs Staff to forward this resolution to the City Council
prior to approval of the minutes.
Adopted this 22nd
June , 1988.
day of
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