HomeMy WebLinkAbout91-166 - ADMIN Resolution - City Council - 1991/09/03RESOLUTION NO. 91-166
A RESOLUTION OF FINDINGS AND CONCLUSIONS REGARDING THE
APPLICATION OF HONEYWELL, INC. FOR A SPECIAL PERMIT UNDER
SECTION 14-124.(2) OF THE ST. LOUIS PARK ORDINANCE CODE
RELATING TO ZONING TO PERMIT CONSTRUCTION OF AN 8,000
SQUARE FOOT ADDITION TO STORE HAZARDOUS WASTE FOR
PROPERTY LOCATED IN THE DDD, DIVERSIFIED DEVELOPMENT
DISTRICT, AT 1625 ZARTHAN AVENUE
BE IT RESOLVED BY the City Council of St. Louis Park, Minnesota
1. On July 9, 1991, Honeywell, Inc. filed an application seeking a special permit
to permit the construction of an 8,000 square foot addition to store hazardous
waste for property located in the DDD, Diversified Development District, at 1625
West Lake Street for the following legal description, to wit:
That part of Government Lot 8 lying northeasterly of Cedar Lake Road except
roads, Section 4, Township 117, Range 21; and that part of Government Lot 1
lying north of the centerline of Old County Road No. 16 except roads, Section
9, Township 117, Range 21 in Hennepin County, Minnesota (Abstract)
2. On July 24, 1991, the Planning Commission considered the request and forwarded a
recommendation to the City Council.
3. On August 19, 1991, the City Council held a public hearing, received testimony from
the public, discussed the application, closed the public hearing and authorized
preparation of a resolution of denial on a vote of 4-0.
4. Findings: Based on the testimony, evidence presented, and files and records, the
City Council makes the following findings:
a. At present hazardous waste and material, some of which is flammable, is
stored in two separate areas within the building, one in the southeast part of
the building and a second in the southwest part.
b. Hazardous waste and material stored in the building is loaded onto trucks via
the loading docks on the east side of the building
c. Relatively high potential for release of hazardous waste and materials into the
environment exists during loading, unloading and transport.
d. If the addition is constructed as proposed, storage of hazardous waste and
materials, some of which are flammable, will be consolidated in the addition.
e. The west side of the subject site, as well as Zarthan Avenue, are presently
used intensively to the point where their use is incompatible with the single
family residential neighborhood to the west.
f. If the addition is constructed as proposed, the amount of hazardous waste and
material stored in the southwest part of the building in close proximity to the
residential neighborhood to the west will increase.
If the addition is constructed as proposed, the amount of hazardous waste and
material loaded onto and unloaded from trucks via loading docks on the west
end of the building in close proximity to the residential neighborhood to the
west will increase.
g.
h. If the addition is constructed as proposed, the amount of hazardous waste
being transported to and from the site via Zarthan Avenue which forms the
east edge of the residential neighborhood to the west will increase.
i. The proposed addition includes a loading dock and, if constructed as proposed,
the activity level, noise and hard surfacing from the loading dock will increase
the intensity of use on the west side of the site.
If the addition is constructed as proposed, the amount of building bulk
adjacent to the single family residential neighborhood to the west will
increase, thereby increasing the intensity of use on that part of the site.
k. If the addition is constructed as proposed, truck traffic on Zarthan Avenue
which already has a negative impact on the single family residential
neighborhood to the west will increase, thereby increasing the intensity of use
caused by the applicant.
1. The applicant has requested approval of the Minnesota Pollution Control
Agency to increase the amount of flammable hazardous waste that can be
stored on the site from 10 to 40 barrels and of hazardous waste that can be
stored on the site from 60 to 120 barrels.
J.
5. Conclusions: Based on the above Findings, the City Council concludes:
a. The proposed addition does not comply with General Land Use Goal B as set
forth in the Comprehensive Plan as follows: "Develop a community which has
a safe and pleasant environment and which enhances social, economic and
ecological welfare" (page 11).
b. The proposed addition does not comply with General Land Use Goal E of the
Comprehensive Plan as follows: "Reduce adverse affects associated with
intense land use to a level compatible with adjacent less intensive uses" (page
11).
c. The proposed addition does not comply with Housing Goal E of the
Comprehensive Plan which is as follows: Preserve and enhance the integrity
and character of neighborhoods (page 29).
d. The proposed addition does not comply with Housing Policy K of the
Comprehensive Plan as follows: "Reduce or eliminate adverse impacts such as
pollution, noise, glare, odor and activity of incompatible land use on
residential development and neighborhoods" (page 30).
e. The proposed addition does not comply with Housing Goal N which is as
follows: "Eliminate potential sources of deteriorating residential
neighborhoods" (page 30).
f. The proposed addition does not comply with Goal 1 -Diversified Compatible
Development of the Diversified Development Guide Plan which, in part, is as
follows:
g.
Development of sites for residential, commercial and some industrial
uses is allowed, provided adequate provisions are made for public
facilities, separation of dissimilar uses, screening utilitarian functions
and integrating and coordination of development using good site design
techniques (page 7).
The proposed addition does not comply with Policy 10 -Diversified Compatible
Development of the Diversified Development Guide Plan which, in part, is as
follows:
The development of new and redevelopment of existing industrial
facilities are to be planned and constructed in a manner to be
harmonious and compatible with contiguous development in
accordance with high standards typical of quality industrial park
concepts (page 8).
h. The proposed addition does not comply with Policy 16 -Industrial and
Commercial Development Adjacent to Residential Use of the Diversified
Development Guide Plan which, in part, is as follows:
In those locations where industrial or commercial development abuts
residential development, the industrial and commercial uses will be
required to provide greater or additional setbacks and landscaping to
insure an appropriate transition between the uses. Loading areas,
access, parking, signing and building equipment shall be prohibited or
minimized to the extent appropriate in order to eliminate or minimize
noise and visual pollution and to insure compatible development (page
10).
i. The proposed addition does not comply with Transportation Goal 2 of the
Diversified Development District Guide Plan as follows: "Transportation
facilities for the area are to be designed and constructed to provide desired
safe access to metropolitan transportation corridors and facilities while
providing a combination of a choice in transportation mode to and within the
area, while at the same time minimizing adverse environmental or other
conditions and improving the safety for persons regardless of their mode of
travel" (page 10).
The proposed addition is detrimental to the health, safety and general welfare
of the Community.
k. The proposed addition is not in harmony with the general purpose and intent
of the Diversified Development District Guide Plan and the Comprehensive
Plan.
1. The applicant has not demonstrated that there is no suitable alternative
location for the proposed addition.
7. The contents of Planning Case File 91 -27 -SP are hereby entered into and made part of
the public hearing record and the record of decision for this case.
CONCLUSION
The applicant's request for a special permit to permit the construction of an 8,000 square
foot addition to store hazardous waste at 1625 Zarthan Avenue is hereby denied based on
the Findings and Conclusions set forth above.
Adopted by the City Council September 3, 1991
ATTEST:
Reviewed for administration:
City Manager
91-27-DEN:RES4
Approved
as to form and execution:
eLLL C
Ci y Attorney