6.3. SR 07-16-2007 - Laserfiche WebLink

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Case File: CU 07-17 Page 3 Well House Twin Lakes Estates Elk River Municipal Utilities The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger, injure or detrimentallY tiffect the use and en./qyment of other properry in the immediate vicini!J or the public health, stife!J, morals, comfort, convenience or general welfare of the neighborhood or the ci!J. 2. Will be consistent with the comprehensive plan. 3. Will not impede the normal and orderlY development and improvement of sUfTOunding vacant properry. 4. Will be seroed adequatelY ~ and will not adverselY tiffect essential public facilities and seroices including streets, police and fire protection, drainage, refuse disposa4 water and sewer .[Ystems, parks and schools; and will not, in particular, create trcifJic congestion or inteiference with trcifJic on adjacent and neighboringpublic thoroughfares. 5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to af!Y persons or properry because of excessive trcifJic, noise, smoke, fumes, glare, odors, dust or vibrations. 6. Will not result in the destruction, loss or damage of a natura4 scenic or historic feature of mCfJor importance. 7. Will fullY complY with all other requirements of this Code, including af!Y applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the ci!J. If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. In the review of the standards for CUP as outlined, it appears that the request is consistent with all of these standards. Analysis In a review of the Conditional Use Permit application, and the standards outlined by the City Ordinance (above), it appears that all standards are generally met, although there will be visual impact to the adjacent parcels, most notably the homes immediately adjacent to the proposed well house. Additionally, the proposed grading anticipated will require the removal of several trees, moving the tree line approximately 8-20 feet south of its current location. In working with the applicant, other locations were considered for the placement of the building and the well, to avoid the tree impact, but were discarded due to service needs or wetland impacts. Based on this analysis, it appears that the visual impact by placing the well house on site is unavoidable; protective screening and building materials were reviewed. Landscaping: The applicant has prepared a landscaping plan that attempts to screen the building as much as practical from the adjacent residential dwellings. A mix of maple, birch, and evergreen trees provide a mix of all year screening effects. Additional shrubbery and grasses could be introduced to screen the lower levels of the development, until the trees take over. It is suggested that a condition be added that additional sumac and grasses be added to the landscape plan, to be approved by Community Development Staff. Building: The building will be 12 x 24 feet, single story, and will have electricity service for the pumps and other machinery. Noise is not expected to be a concern. The applicant has prepared three