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HomeMy WebLinkAboutItem 05City of Lakeville Planning Department M e morandum To: Planning Commission From: Frank Dempsey, AICP, Associate Planner Date: July 30, 2020 Subject: Packet Material for the August 6, 2020 Planning Commission Meeting Agenda Item: Airlake Airport (Metropolitan Airports Commission) for consideration of the following: 1) Conditional use permit to allow a liquid fuel storage tank in the I-2, General Industrial District. 2) Variance for front yard setback to the 220th Street roadway easement. Application Action Deadline: August 22, 2020 BACKGROUND SUMMARY The Metropolitan Airports Commission (MAC) has submitted applications for a conditional use permit for a 2,500 square foot aboveground fuel storage tank at Airlake Airport and a variance from the building setback requirements in the I-2, General Industrial District at 8140 – 220th Street. Airport uses are conditional uses in the I-2 District. The conditional use permit is required to allow MAC to install the aboveground fuel storage tank that will serve airport maintenance vehicles and equipment. MAC also requests approval of a variance to allow the aboveground fuel storage tank to be set back 30 feet from the edge of the 200th Street roadway easement instead of 40 feet as required in the I-2 District. 2 EXHIBITS A. Zoning Map B. Aerial Photos 1974-Present (3 Pages) C. Application Narrative D. Location Study and Restricted Area Plan E. Site Plan with Truck Turning Movements and Restricted Areas (3 Pages) F. Technical Sheet for the Aboveground Storage Tank G. Sample Photo Image of the Proposed Aboveground Storage Tank CONDITIONAL USE PERMIT ANALYSIS MAC proposes the installation of a 2,500 gallon aboveground fuel storage tank to replace the existing underground fuel storage tank located east of the maintenance building and just south of 220th Street. The fueling system controls will be located underground as shown on the site plan and will be controlled from inside the maintenance building. Fuel delivery vehicles will enter the site from 220th Street, unload, then drive around the building back onto 220th Street. There will be no maneuvering or backing allowed within or onto 220th Street. The truck movement is identified on the site plan. Removal of the existing underground fuel storage tank with the aboveground storage tank will be an improvement to possible environmental impacts including the ability to detect fuel leaks originating from the aboveground tank. Zoning. The airport property is zoned I-2, General Industrial District, which allows airport uses by conditional use permit. As part of the annual review and update of the Zoning Ordinance, Planning Department staff will propose a separate airport zoning district for Planning Commission and City Council consideration. The draft ordinance will include performance standards such as setbacks, and architectural requirements as well as regulation of ancillary airport uses, such as aircraft hangers and fuel storage tanks. Streets. The property is access from 220th Street via Hamburg Avenue or Highview Avenue from the north. All three streets are classified as minor collector roadways in the Comprehensive Transportation Plan. Airlake Airport was developed in the late 1960’s with access from 220th Street, which at the time, was and remains a prescriptive rights (unplatted) roadway. When sanitary sewer was installed to serve the 2.3 acre flight center building and property in 2003, MAC agreed to dedicate a roadway, drainage and utility easement on and 3 adjacent to 220th Street as part of a sewer extension project to serve the flight center building. MAC did not record the roadway, drainage and utility easement at that time but has committed to doing so with approval of the proposed conditional use permit and variance. Official recording of the easement will be required as a stipulation of the conditional use permit. The site plan shows the location of 220th Street and the edge of the roadway easement for which the setback lines are determined. The proposed aboveground fuel tank will be set back 30 feet from the roadway easement line, subject to approval of the variance. The proposed security fence around the storage tank can be located within the required front yard setback. 220th Street is scheduled to be extended from its current terminus at Grenada Avenue to intersect with Cedar Avenue (CSAH 23) by October 2020 as part of the CSAH 70 improvement project. 220th Street will eventually extend east across Cedar Avenue when the Launch Park Industrial Park on the east side of Cedar Avenue develops from the south. Screening. MAC shall submit a screening plan for the north side of the aboveground fuel storage tank between the tank fence and 220th Street prior to City Council consideration of the conditional use permit and variance. Screening shall consist of landscaping in compliance with Zoning Ordinance requirements. Lot Combination. A property line runs through the maintenance building and in the area where the aboveground fuel storage tank will be located. The property line must be removed by combining the two adjacent MAC-owned properties to eliminate the non-conformity. Airport Annexations. The City of Lakeville has annexed portions of the Airlake Airport properties through an orderly annexation agreement with Eureka Township. Annexation will allow future improvements on the airport property including sanitary sewer services to existing and future hanger buildings. When airport property is annexed, the property is automatically zoned I-2 District. The annexations are compliant with the City of Lakeville 2040 Comprehensive Land Use Plan and the MAC 2040 Comprehensive Plan for Airlake Airport. VARIANCE ANALYSIS The Airlake Airport property includes various restricted where the fuel storage tank may not be located. The site plan shows where the storage tanks is proposed as well as the red demarcation areas indicating where structures are not permitted and the aircraft flight safety purposes. The site plan also shows various locations that were considered to minimize the need for a variance. The location of the restricted areas and the location of the 220th Street 4 easement does not allow for flexibility to comply with setback requirements. MAC is requesting a 10-foot variance from the 40-foot front yard setback requirements to allow a 30- foot front yard setback for the tank facility. As part of an annexation agreement with Eureka Township, the City has approved staged annexation of the MAC airport property as guided by the MAC Airlake Airport 2040 Land Use Plan to provide city sanitary sewer to all of the Airlake Airport buildings, including existing and future aircraft hangars. The Zoning Ordinance does not yet include a separate zoning district for the Airport. Staff will likely bring forward a proposed zoning district and regulations later this year at which time determinations will be made for zoning regulations for airport uses and buildings, including building setback requirements from property lines and public road rights-of-way and road easements. VARIANCE REVIEW CRITERIA Section 11-6-5 of the Zoning Ordinance states that the board of adjustment (City Council) shall not approve any variance request unless it is determined that failure to grant the variance will result in practical difficulties. “Practical difficulties” means that the property owner proposed to use the property and in a reasonable manner not permitted by the Zoning Ordinance. Economic conditions alone do not constitute practical difficulties. MAC has provided a written narrative describing the circumstances in planning for the fuel system upgrade and how the facility and property is challenged to comply with the I-2, General Industrial District setback requirement of 40 feet. The applicant’s narrative is attached. A variance requires the following criteria be met: 1. That the variance would be consistent with the comprehensive plan. The use of the property as an airport with its related ancillary functions and buildings is consistent with the 2040 Comprehensive Land Use Plan. Between the late 1960’s and the 1980’s, several industrial and airport related buildings were constructed on the south side of 220th Street allowing direct access from the airport’s taxiways. In the late 1990’s, MAC began acquiring those properties and removing the buildings. The current MAC maintenance building is one of the original buildings that remains on the property. In 2017, a salt storage building located west of the maintenance building and served from the same driveway at 220th Street was constructed under a permit approved by Eureka Township prior to the property being annexed into Lakeville. 2. That the variance would be in harmony with the general purpose and intent of the 5 Zoning Ordinance. The MAC maintenance building south of 220th Street is set back approximately 30 feet from the 220th Street roadway easement. The proposed aboveground fuel storage tank would be in line with the northernmost portion of the maintenance building. As stated, staff will propose a new Airport zoning district with the 2021 Zoning Ordinance update. The setback requirements of the Airport zoning district will likely not be as strict as the current I-2 District setback requirements. 3. That the plight of the landowner is due to circumstances unique to the property not created by the landowner. Structures, vehicle traffic, and safety zoned on the airport property are regulated by the Federal Aviation Administration and includes strict demarcations as to where these facilities may be located. Due to the location of the existing maintenance building and structures in the vicinity of where the aboveground fuel storage tank must be located, the aboveground tank cannot comply with the 40 foot setback requirement of the I-2 District. According to the narrative prepared by the applicant, four separate sites were explored as possible locations. Site options were eliminated due to FAA location restrictions, site topography and site drainage, and availability of nearby utilities and electrical power. 4. That the purpose of the variance is not exclusively economic considerations. The purpose of the variance is due to the physical inability to comply with the I-2 District setback requirements while also complying with FFA regulations and the availability of utilities to serve the aboveground fuel storage tank. The request for the variance is not strictly economic in nature. 5. That the granting of the variance will not alter the essential character of the neighborhood in which the parcel of land is located. The proposed aboveground fuel storage tank setback will be consistent with the existing maintenance building setback from the 220th Street roadway easement. The proposed 30 foot setback will not be a detriment to the character of the industrial zoned properties in the area. 6. That the requested variance is the minimum action required to eliminate the practical difficulty. 6 The proposed location of the aboveground fuel storage tank is the only practical location that will also be consistent with the location of the maintenance building. This will result in a 10 foot variance from the 40 foot setback requirement. Planning Department staff will study the issue of future setback requirements for the Airport zoning district during the 2021 Zoning Ordinance update. 7. Variances may not be approved for any use that is not allowed under this section for property in the zone where the affected person’s land is located. The airport use of the property is allowed by conditional use permit. The proposed aboveground fuel storage tank is a consistent ancillary use of the airport principal use of the property. CONCLUSION Planning Department staff review and analysis of the Metropolitan Airport Commission conditional use permit and variance applications finds that they meet the established criteria for each application and practical difficulty in support for the variance. Findings of fact for approval of the conditional use permit and variance requests are attached. RECOMMENDATION Planning Department staff recommends approval of the conditional use permit and variance subject to the following stipulations: 1. The site shall be developed in accordance plans approved by the City Council and the engineering memorandum dated July 29, 2020. 2. The Metropolitan Airports Commission shall record the 220th Street roadway easement prior to the issuance of a building permit for the aboveground fuel storage tank. 3. The aboveground storage tank shall be set back a minimum of 30 feet from the 220th Street roadway easement. 4. Fuel delivery vehicles shall not back into the property or back onto 220th Street. 7 5. The driveway from 220th Street shall be paved between 220th Street and the aboveground fuel storage tank and the existing airport paved surface south of the tank location. All drive surfaces shall be paved with bituminous or concrete. 6. Landscape screening of the aboveground fuel storage tank shall be included in accordance with Zoning Ordinance requirements. MAC shall submit a landscape screening plan for the north side of the aboveground fuel storage tank between the tank fence and 220th Street prior to City Council consideration of the conditional use permit and variance. 7. All building and required permits for the aboveground fuel storage tank shall be obtained prior to installation. 8. A fence permit shall be required prior to installation of the security fence around the aboveground fuel storage tank. 9. The lot including the maintenance building and the lot to the west shall be combined into a single lot in compliance with Dakota County requirements prior to the issuance of a building permit for the aboveground fuel storage tank. ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 456750 45679 456723 456770 456770DODD BLVD211THSTW GLADEAVEIDAHOAVEGUTHRIEDR 215TH ST WHYACINTHAVE212TH ST W HYTRA ILCIR HAMBURG AVE217THSTW HOLYOKE AVEHOLT AVE210TH ST W LAKEVILLEBLVD 210TH ST W GRENADA AVE208T H S T W HIGHVIEW AVECEDAR AVEHYAL ITEDR220TH ST W 21 3THSTWIBIS AVEHUMBOLDTRDHUMBOLDTRDHANOVER AVEHEYWOOD AVE215TH ST W 21 9 T H S TWHERONWAYZONING MAP ¯ I-2 I-1 I-2 P/OS C-2 RM-1 RM-2 C-3 RS-2 RS-3 RH-1 PUD I-2 EXHIBIT A 1974 Property Information July 28, 2020 0 450 900225 ft 0 130 26065 m 1:4,800 Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. EXHIBIT B 1997 Property Information Ju ly 2 8, 2020 0 225 450112.5 ft 0 60 12030 m 1:2,400 Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. 2020 Property Information Ju ly 2 8, 2020 0 225 450112.5 ft 0 60 12030 m 1:2,400 Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. The Metropolitan Airports Commission (MAC) owns and operates the Airlake Airport in Lakeville, MN. One of the 2019 airport CIP projects includes replacement of the fueling system, as it has reached the end of its useful life. These tanks are used for fueling MAC maintenance equipment, they do not provide fuel for aircraft. The existing underground fuel tanks will be removed and replaced with a new above ground fuel tank. Four sites were explored during the design process to determine the selected site location, the assessment of the four sites is as follows: Site 1 (existing tank location): Site 1 is located near the southeast corner of the MAC building, and is the site of the existing underground fuel tank system. This site was immediately removed from consideration because it is now located within the FAA Primary Surface, shown in red on the attached figure, and construction of new above ground or below ground tanks is not allowed. No further sites were explored within the primary surface. Site 2: Site 2 is located on the west side of the MAC building, across the access drive from the building. This site was seriously considered and was second to the option that was selected. It is located outside of the FAA primary surface. This site provide grading and drainage limitations due to an existing swale and culvert between the two buildings. It was also less ideal because it was farther from the main building and not as accessible for access to the fuel management system and existing utilities. This location also felt more exposed and in the open since it would have been stand alone, not tucked near another structure. Site 3: Site 3 is located off the northwest corner of the MAC building. It is located outside the FAA primary surface. This location provide adequate grading and drainage and was most accessible for existing utilities and the fuel management system give the proximity to the MAC building. The position of the MAC building provides screening on two sides and a fence would provide screening on the side nearest the street. This location provides the best access for fueling maintenance vehicles and off-loading fuel trucks, as well. Site 4: Site 4 was located northeast of the MAC building and across the access drive. It is located outside the FAA primary surface. Due to other existing structures, including an electrical vault building, oil storage facility, and aircraft viewing area, the fueling system would need to be located farther from the access drive. The distance from the access drive was not ideal for fueling maintenance vehicles, off-loading fuel deliveries, connection to utilities, or access to the fuel management system from the MAC building. The existing grades at this site are lower than the surrounding paved areas which could prevent accessibility during wet seasons and did not allow for adequate grading and drainage options. This site was also the most open and exposed with no screening from other structures. Site 3 was selected as the preferred option. EXHIBIT C P-OHREFUELERARTICULATED REFUELERARTICULATED REFUEL E R ARTICULATED REFUELER ARTICULAT E D FUEL SYSTEM PLAN ZOOM -LVNC3.0310-7-19 ---- ---- 10-7-19 2019 FUEL STORAGE TANKS HOLMAN FIELD, LAKE ELMO AIRPORT, AIRLAKE AIRPORT SAINT PAUL, LAKE ELMO & LAKEVILLE, MINNESOTA© ®03060TAXIWAY ALPHAMACMAINTENANCEBUILDINGFAA PRIMARY SURFACE(NEW STRUCTURE CONSTRUCTION NOT ALLOWED)PROPERTY LINE(AT CL OF 220TH STREET WEST)PROPERTY LINE 220TH STREET WEST40'-0"30'-0"ROADWAY EASEMENTPROPOSED FUEL SITEMATERIAL STORAGE BUILDINGAIRCRAFT VIEWING AREAAIRFIELD ELECTRICAL VAULTOIL STORAGE FACILITY40'-0"40' SETBACK30' SETBACKEXHIBIT D >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>95 1 9 5 2 9 5 3 951952953 -8.00%-5.00%-5.00% -8.81 % 951. 0 951.0 951.5 951.5952.0 952.0952.5952.5 953.0953.0 953.5 953.5 952.5953.0953.0953.5953.5P-OHP-OHREFUELERARTICULATED REFUELERARTICULATED REFUELERARTICULATED REFUELE R ARTICULA T E D FUEL SYSTEM PLAN OVERALL -LVNC3.0210-7-19 DRH SJL 10-7-19 2019 FUEL STORAGE TANKS HOLMAN FIELD, LAKE ELMO AIRPORT, AIRLAKE AIRPORT SAINT PAUL, LAKE ELMO & LAKEVILLE, MINNESOTA© ®MACMAINTENANCEBUILDINGKEY MAP02040MATERIALSTORAGEBUILDING220TH STREET WESTTURF RESTORATION AREATAXIWAYPRIMARY SURFACETAXIWAY OBJECT FREE AREAEXHIBIT E >>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>>>95 1 9 5 2 9 5 3 951952953 953.50953.50953.50953.50952.83952.83952.83952.83952.75-8.00%-5.00%-5.00% -8.81 % 951. 0 951.0 951.5 951.5952.0 952.0952.5952.5 953.0953.0 953.5 953.5 952.5953.0953.0953.5953.5P-OHP-OHP-OHP-OHP-OHP-OHP-OHP-OHREFUELERARTICULATED FUEL SYSTEM PLAN ZOOM -LVNC3.0310-7-19 ---- ---- 10-7-19 2019 FUEL STORAGE TANKS HOLMAN FIELD, LAKE ELMO AIRPORT, AIRLAKE AIRPORT SAINT PAUL, LAKE ELMO & LAKEVILLE, MINNESOTA© ®MACMAINTENANCEBUILDINGKEY MAP05102,500 GALLONPRIMARY SURFACEGENERAL NOTES:1.ALL SUBSURFACE UTILITIES, INCLUDING STORM SEWER AND ELECTRICAL DUCTSTO BE PROTECTED BY CONTRACTOR. ANY DAMAGED UTILITIES TO BE REPAIREDBY CONTRACTOR AT NO COST TO OWNER.2.THE CONTRACTOR SHALL BE RESPONSIBLE FOR RECORDING EXISTINGPAVEMENT MARKINGS PRIOR TO REMOVAL OF PAVEMENT AND REPLACINGMARKINGS IN THEIR ORIGINAL LOCATIONS.3.ACTUAL CONSTRUCTION LIMITS WILL BE MARKED IN FIELD BY ENGINEER.INSTALLATION NOTES:INSTALL 2,500 GALLON FIREGUARD AST, SEE DETAIL SHEET C3.04.INSTALL FUELING DISPENSER, CONCRETE ISLAND WITH FUEL OFF LOAD CABINET, ONFUELING ISLANDINSTALL NEW ATG MAGNETOSTRICITVE TANK PROBE AND INTERSTITIAL SENSORS INAST AND DISPENSER CONTAINMENT SUMP AND NEW ATG CONTROLLER IN BUILDING.ESTABLISH FULL COMMUNICATION WITH SENSORS ATG AND FUEL MANAGEMENTSYSTEM.INSTALL CLOCK GAGE ON AST AND CLOCK GAGE ALARM AT FUEL DISPENSERLOCATION WITH CONNECTION TO FUEL TANK.INSTALL EMERGENCY STOP TO LOCATION APPROVED BY OWNER BETWEEN 20 FEETAND 120 FEET FROM FUEL STORAGE. INSTALL SYSTEM INTERRUPT SWITCH ATLOCATION SELECTED BY OWNER.INSTALL FUEL SYSTEM INTERRUPT/CONTROL SWITCH IN BUILDING AT LOCATIONAPPROVED BY OWNER.DOUBLE WALL PIPING IN ACCORDANCE WITH PROJECT SPECIFICATIONS SLOPED TODISPENSER SUMPS.PROVIDE FUELING SYSTEM GROUNDING INCLUDING PIPING, TANK AND DISPENSERAND SITE ELECTRICAL INCLUDING TANK, DISPENSER AND PIPING IN ACCORDANCEWITH PEI/RP200-96, NFPA 30, 30A, AND 70(NEC)INSTALL FIRE EXTINGUISHER AND CABINET ON PEDESTALALTERNATE 3INSTALL FUEL MANAGEMENT SYSTEM ON FUELING ISLAND. VERIFY FULLCOMMUNICATION WITH MAC ADMINISTRATION LAN AND SITE FUEL DISPENSER ANDAUTOMATIC TANK GAGE WITH FULL FUNCTIONALITY.ALTERNATE 12FURNISH & INSTALL TWIN FULL CUTOFF LED LIGHTING UNIT ON NEW LIGHTFOUNDATION DESIGN SPECIAL, SHEET G0.11, TO ILLUMINATE DISPENSEROPERATIONS AND FUEL TANK STORAGE AREA ON FUELING ISLAND. LIGHTING UNITSHALL BE CONTROLLED BY CABINET MOUNTED PHOTOCELL WITH ON/OFF OVERRIDESWITCH LOCATED INSIDE LOCKED CABINET. CONTRACTOR SHALL FURNISH ANDINSTALL AN FM APPROVED OBSTRUCTION LIGHT ON TOP OF THE LIGHTING UNIT THATSHALL BE CONTROLLED BY THE CABINET MOUNTED PHOTOCELL. OBSTRUCTIONLIGHT SHALL NOT HAVE AN OVERRIDE. POLE SHALL BE MANUFACTURED BY HAPCO,CAT. #RTA25C6B4-BA. LUMINAIRES SHALL BE MANUFACTURED BY LEOTEK, CAT.#AR13-1 OM2-MV-NW-5-BK-700-RPA-BK. EACH LUMINAIRE SHALL BE FUSED USING ANIN-LINE FUSE HOLDER MANUFACTURER BY BUSSMANN, LITTELFUSE, OR MERSEN, ANDSHALL BE COMPLETE WITH 6-AMP TIME DELAY FUSE(S). SPLICES SHALL BEPERFORMED USING INSULATED SPLICE BLOCKS MANUFACTURED BY BURNDY,POLARIS, OR THOMAS & BETTS. WIRE NUTS ARE NOT AN ACCEPTABLE SPLICINGMETHOD.ALTERNATE 6ASPHALT CONTAINMENT PAD, ASPHALT REMOVAL, GRADING, COMMON BORROW,CLASS V, ASPHALT GRADING, DRAINAGE BASIN, PIPING, OUTLET AND QUARTER TURNVALVE.ALTERNATE 9INSTALL OIL/WATER SEPARATOR AND STORAGE SYSTEM WITH ASSOCIATED PIPINGAND OIL DISCRIMINATING SENSOR PER DETAIL ON SHEET G0.11 & G0.12.12360'-0"24'-0"3.3%3.3%20'-0"2'-0"2'-0"6" SCHEDULE 80 PVCEXISTING POWER POLE20'-0"20'-0"20'-0" EXIST I N G G R A V E L ENTR A N C E R O A D 456789101112138'-0"5'-0" MIN STORM SEWER OUTLETAPPROX EL = 950.5SEE DETAIL 1 SHEET G0.1113VALVE LOCATIONSEE DETAIL ON SHEET G0.111214891163212712510MATCH EXISTING PAVEMENTPROPERTY LINEC/L 220TH STREET WEST33'-0"ROADWAY EASEMENT LEGENDEXISTING CONTOURS(1' INTERVAL)PROPOSED CONTOURS(0.5' INTERVAL)990990.52'-6" MIN 20'-0"EXCEL ENERGY POWER EASEMENT2'-6" MIN2'-6"MIN2'-6"MIN1%1%30'-0"SETBACK PROPERTY LINE PROPOSED ASPHALTPAVEMENTFAA PRIMARY SURFACE, CENTERED ON RUNWAYCENTERLINE. STRUCTURE CONSTRUCTION INSIDETHE PRIMARY SURFACE IS NOT ALLOWED, UNLESSTHE EQUIPMENT IS FRANGIBLE OR FIXED BYFUNCTION (THE FUEL SYSTEM IS NOT).40'-0"SETBACK P-OHREFUELERARTICULATED REFUELERARTICULATED REFUEL E R ARTICULATED REFUELER ARTICULAT E D FUEL SYSTEM PLAN ZOOM -LVNC3.0310-7-19 ---- ---- 10-7-19 2019 FUEL STORAGE TANKS HOLMAN FIELD, LAKE ELMO AIRPORT, AIRLAKE AIRPORT SAINT PAUL, LAKE ELMO & LAKEVILLE, MINNESOTA© ®03060TAXIWAY ALPHAMACMAINTENANCEBUILDINGFAA PRIMARY SURFACE(NEW STRUCTURE CONSTRUCTION NOT ALLOWED)PROPERTY LINE(AT CL OF 220TH STREET WEST)PROPERTY LINE 220TH STREET WEST40'-0"30'-0"ROADWAY EASEMENTPROPOSED FUEL SITEMATERIAL STORAGE BUILDINGAIRCRAFT VIEWING AREAAIRFIELD ELECTRICAL VAULTOIL STORAGE FACILITY40'-0"40' SETBACK30' SETBACK FUEL SYSTEM DETAILS - LVNC3.0410-7-19 DRH SJL 10-7-19 2019 FUEL STORAGE TANKS HOLMAN FIELD, LAKE ELMO AIRPORT, AIRLAKE AIRPORT SAINT PAUL, LAKE ELMO & LAKEVILLE, MINNESOTA© ®WATER FLOATPRODUCTFLOAT123691245781011FEETINCHES SMALL HANDLARGEHAN DFILL PORT W/OVERFILL VALVEAND DROP TUBETANK SUPPORT PADSEE DETAILFILL PORTMANUAL STICK GAUGING PORT,MOUNT STRIKER PLATE BELOWPORT DROP TUBEINTERSTITIAL LEAKMONITORING WELL AND PROBE15.5'TANK5.8'ØTANK6"2" STEEL RISERVITON HOSE WITH STAINLESSSTEEL CONNECTORDIFFUSER, MORRISON BROSOR APPROVED EQUAL2" HANDPUMP, BLACKMER MODEL F201A OREQUAL WITH 58"x8' STANDARD HOSE FORWATER COLLECTION2% SLOPE DOWNANTI-SYPHON BALL VALVE W/ELECTRIC ACTUATORNOTES:1. PROVIDE SLOPE ON TANK BY EXTENDING OR RAISING TANK SUPPORTTOWARD FUELING ISLAND. USE STRUCTURAL STEEL, FULL LENGTH OFSADDLE, NOT CONCRETE.2. GROUND ALL ASSOCIATED PIPING THROUGH TANK GROUNDINGELECTRODES.3. MOUNT HAND PUMP ON HAND PUMP PLATFORM WELDED AT HANDLEVEL ON END OF TANK. INSTALL 2-INCH CARBON STEEL PIPING FROMTHE TOP OF THE TANK TO THE HAND PUMP MOUNTED AT HAND LEVEL.INSTALL A 2-INCH ANTI-SIPHON VALVE, OPW 199ASV DIRECTLY TO THETANK FITTING ON TOP OF THE TANK. EXTEND THE PIPING TO A LOCKING2-INCH QUARTER TURN GATE VALVE MOUNTED TO THE HAND PUMP.4. REMOVE ALL TOPSOIL. PLACE MINIMUM 12" MNDOT CLASS 5 TO BOTTOMOF SLAB ELEVATION AND COMPACT TO 100% STANDARD PROCTOR.5.MINIMUM BAR LAP 2'-6". CONCRETE fc' = 4,000 PSI, AIR ENTRAINED 6% ±1%, MAX W/C RATIO = .45.6. FINISH PAD LEVEL WITH APRON AND GRADE SOILS AWAY FROM PAD TOPROVIDE FOR FINISH GRADE 1-INCH ABOVE ADJACENT SOILS AND SLOPEAS SHOWN.7. EXTEND CONCRETE PAD MIN 5'-6" OUTSIDE TANK EXTERIOR FORBOLLARD INSTALLATION AND AROUND FUEL DISPENSERS TO 6" DEPTHWITH W1.2 x W1.2 WWF, AS INDICATED ON FUEL SYSTEM PLAN.HAND PUMPCLOCK GAUGETYP PIPE SUPPORTSTRIKER PLATEMAGNETOSTRICTIVE TANK PROBE,VENT W/ VENT CAPHEIGHT DETERMINED BY LOCALFIRE AND INSURANCE CODESINTERSTITIAL SPACE AND TANK HIGHCAPACITY EMERGENCY VENTS SIZEDBY TANK MANUFACTURER6"STRIKER PLATEEXTERNAL FUSIBLE LINKEMERGENCY VALVESTAIR UNIT2,500 GALLON AST DETAILNTSTOP OF TANKMAXIMUM 1.5' PIPEEXTENSION1C3.03TANK SUPPORT PADSEE DETAIL1C3.03OUTLET STRAINER SUREFLOSFS4P OR EQUALCAPPED 4" NPTFITTINGS FOR FUTURE PLUG VALVE WITHEXPANSION RELIEF TYP 4EXTERNAL FUSIBLE LINKEMERGENCY VALVE2'-6"2'-6"TYPICAL FUEL SYSTEM SUPPORT PAD SECTIONNTS1C3.03MIN 8"x112" CHANNEL CS7" TYP9" TYP 36" SLABMIN32" SLABMIN4" SLAB ℄ TANK114" SCH40 CS PIPE MINGRIP TRAC PLANKS,14 GAx712"x24" MINCS L5x3"x14"x240" FRAME W/EXPANDED METAL 14"x28"x LENGTH TOLAST FITTINGPLATFORM MINPLATFORM AND STAIR UNIT DETAILNTS1'-0"1'-6"112" CLR #4@16"#5 TYP212"CLR6"#5@16" EWTOPTYPICAL FUEL SYSTEM SUPPORT PAD WIDTH SECTIONNTS12"2'-6"REINFORCED LEG116"12"2'-6"REINFORCED LEG1'-0"1'-6" 2"CLR #5@16" EWTOP#4@16"#56"6"3'-0"CENTER UNDER TANKSADDLE SUPPORT#5 @ 16" EWTYP.#5CONSTRUCT 12' LONG THICKENED SLABUNDER EACH SADDLE SUPPORT3"CLR Page 20 of 20EXHIBIT F EXHIBIT G 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA AIRLAKE AIRPORT CONDITIONAL USE PERMIT FINDINGS OF FACT AND RECOMMENDATION On August 6, 2020 the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of the Metropolitan Airports Commission (MAC) for a conditional use permit to allow the installation of a 2,500 gallon aboveground fuel storage tank in I-2, General Industrial District on Airlake Airport property located at 8140 - 220th Street. The Planning Commission conducted a public hearing on the proposed conditional use permit preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested persons wishing to speak. FINDINGS OF FACT 1. The property is located in Planning District No. 6 of the 2040 Comprehensive Land Use Plan which guides the property for industrial uses. 2. The property is currently zoned I-2, General Industrial District. 3. The legal description of the property is: That part of the Northwest quarter of Section 4, Township 113 North, Range 20 West described as follows: Beginning at the southwest corner of the plat AIRLAKE INDUSTRIAL PARK 1ST ADDITION as is recorded in Dakota County Minnesota; Thence North 89 degrees 22 minutes 50 seconds East along the northerly line of said Section 4 which is also the southerly line of said plat for 47.53 feet; thence South 26 degrees 50 minutes 05 seconds West for 336.21 feet; thence North 63 degrees 09 minutes 55 seconds West for 132 feet; thence North 26 degrees 50 minutes 05 seconds East for 267.63 feet to said northerly line; thence North 89 degrees 22 minutes 50 seconds East along said northerly line for 101.22 feet to the point of beginning. AND; 2 That part of the Northwest quarter of Section 4, Township 113 North, Range 20 West described as follows: Commencing at the southwest corner of the plat AIRLAKE INDUSTRIAL PARK 1ST ADDITION as is recorded in Dakota County Minnesota; Thence North 89 degrees 22 minutes 50 seconds East along the northerly line of said Section 4 which is also the southerly line of said plat for 47.53 feet to the point of beginning; Thence continue North 89 degrees 22 minutes 50 seconds East along said northerly line for 148.75 feet; thence South 26 degrees 50 minutes 05 seconds West for 404.79 feet; thence North 63 degrees 09 minutes 55 seconds West for 132 feet; thence North 26 degrees 50 minutes 05 seconds East for 336.21 feet to the point of beginning. 4. Section 11-4-3E of the City of Lakeville Zoning Ordinance provides that a conditional use permit may not be issued unless certain criteria are satisfied. The criteria and our findings regarding them are: a. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. Finding: The airport use and the aboveground fuel storage tank is consistent with Planning District 6 recommendation of the 2040 Comprehensive Land Use Plan. b. The proposed use is or will be compatible with present and future land uses of the area. Finding: Given compliance with the conditional use permit, the aboveground fuel storage tank will be compatible with existing and future land uses in the area. Removal of the existing underground fuel storage tank with the aboveground fuel storage tank will be a potential improvement to environmental impacts including the potential to detect fuel leaks. c. The proposed use conforms with all performance standards contained in the Zoning Ordinance. Finding: Given compliance with the conditional use permit, the aboveground fuel storage tank will conform to all performance standards contained in the Zoning Ordinance and the City Code. 3 d. The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. Finding: The subject property lies within in the current MUSA. The property is served with public sanitary sewer and water. The aboveground fuel storage tank will have no impact on the City’s service capacity. e. Traffic generation by the proposed use is within capabilities of streets serving the property. Finding: The aboveground fuel storage tank will not overburden the streets serving the property. 5. The planning report dated July 30, 2020 prepared by Associate Planner Frank Dempsey is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the conditional use permit conditioned upon compliance with the planning report prepared by Associate Planner Frank Dempsey dated July 30, 2020. DATED: August 6, 2020 LAKEVILLE PLANNING COMMISSION BY: _________________________ Pat Kaluza, Chair 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA AIRLAKE AIRPORT VARIANCE FINDINGS OF FACT AND RECOMMENDATION On August 6, 2020 the Lakeville Planning Commission met at it’s regularly scheduled meeting to consider the application of the Metropolitan Airports Commission (MAC) for a variance to allow a structure setback within the required 40 foot front yard setback adjacent to a public street on property located at 8140 – 220th Street. The Planning Commission conducted a public hearing on the proposed variance preceded by published and mailed notice. The applicant was present, and the Planning Commission heard testimony from all interested persons wishing to speak. FINDINGS OF FACT 1. The property is located in Planning District No. 6 of the 2040 Comprehensive Plan which guides the property for industrial land uses. 2. The property is currently zoned I-2, General Industrial District. The airport is a conditional use in the I-2 District. 3. The legal description of the property is: That part of the Northwest quarter of Section 4, Township 113 North, Range 20 West described as follows: Beginning at the southwest corner of the plat AIRLAKE INDUSTRIAL PARK 1ST ADDITION as is recorded in Dakota County Minnesota; Thence North 89 degrees 22 minutes 50 seconds East along the northerly line of said Section 4 which is also the southerly line of said plat for 47.53 feet; thence South 26 degrees 50 minutes 05 seconds West for 336.21 feet; thence North 63 degrees 09 minutes 55 seconds West for 132 feet; thence North 26 degrees 50 minutes 05 seconds East for 267.63 feet to said northerly line; thence North 89 degrees 22 minutes 50 seconds East along said northerly line for 101.22 feet to the point of beginning. AND; 2 That part of the Northwest quarter of Section 4, Township 113 North, Range 20 West described as follows: Commencing at the southwest corner of the plat AIRLAKE INDUSTRIAL PARK 1ST ADDITION as is recorded in Dakota County Minnesota; Thence North 89 degrees 22 minutes 50 seconds East along the northerly line of said Section 4 which is also the southerly line of said plat for 47.53 feet to the point of beginning; Thence continue North 89 degrees 22 minutes 50 seconds East along said northerly line for 148.75 feet; thence South 26 degrees 50 minutes 05 seconds West for 404.79 feet; thence North 63 degrees 09 minutes 55 seconds West for 132 feet; thence North 26 degrees 50 minutes 05 seconds East for 336.21 feet to the point of beginning. 4. Section 11-6-5 of the Zoning Ordinance requires that certain criteria be met in consideration of a variance request. The criteria and our findings regarding them are: a) That the variance would be consistent with the comprehensive plan. Finding: The use of the property as an airport is consistent with the 2040 Comprehensive Land Use Plan. b) That the variance would be in harmony with the general purpose and intent of the Zoning Ordinance. Finding: The proposed 30 foot setback of the aboveground fuel storage tank to the 220th Street roadway easement is consistent with the existing adjacent MAC maintenance building on the property. Staff will propose a new Airport zoning district with the 2021 Zoning Ordinance update. The setback requirements of the Airport zoning district will likely not be as strict as the current I-2 District setback requirements. c) That the plight of the landowner is due to circumstances unique to the property not created by the landowner. Finding: Due to the location of the existing maintenance building and structures in the vicinity of where the aboveground fuel storage tank must be located, the aboveground tank cannot comply with the 40 foot setback requirement of the I-2 District. Four separate sites were explored by MAC as possible locations. Site options were eliminated due to FAA location restrictions, site topography and site drainage, and availability of nearby utilities and electrical power. 3 d) That the purpose of the variance is not exclusively for economic considerations. Finding: The purpose of the variance is to upgrade the fuel storage system for airport maintenance vehicles and equipment and not solely for economic considerations. e) That the granting of the variance will not alter the essential character of the neighborhood in which the parcel of land is located. Finding: The proposed aboveground fuel storage tank with a 30 foot setback to the 220th Street roadway easement will not be a detriment to the character of the industrial uses in the area. f) That the requested variance is the minimum action required to eliminate the practical difficulty. Finding: The proposed 30 foot setback to the 220th Street roadway easement is the minimum required to accommodate the proposed aboveground fuel storage tank given the practical difficulty of complying with the 40 foot setback requirements of the I-2 District. g) Variances may not be approved for any use that is not allowed under this section for property in the zone where the affected person’s land is located. Finding: Aboveground fuel storage tanks are allowed in the I-2 District subject to approval of a conditional use permit. 5. The planning report dated July 30, 2020 and prepared by Associate Planner Frank Dempsey is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the variance request in accordance with the conditional use permit to allow the aboveground fuel storage tank. DATED: August 6, 2020 CITY OF LAKEVILLE BY: ________________________ Pat Kaluza, Chair City of Lakeville Public Works – Engineering Division Memorandum To: Frank Dempsey, Associate Planner From: Alex Jordan, Assistant City Engineer Date: July 29, 2020 Subject: Airlake Airport MAC Fuel Tanks CUP • Site, Grading, Utility Plan Review The Metropolitan Airports Commission (MAC) has submitted applications for a conditional use permit for a 2,500 square foot above ground fuel storage tank at Airlake Airport and a variance from the building setback requirements in the I-2, General Industrial District at 8140 – 220th Street. The project includes paving an existing gravel driveway access connecting to 220th Street. 220th Street is constructed within a 66-foot wide roadway easement. The south half of the easement was dedicated to the City by MAC for the construction of the Metropolitan Council Environmental Services (MCES) Elko-New Market Interceptor. The easement has not been recorded and as a condition of the CUP, MAC is required to do so. Runoff generated from the new impervious surface created has been accounted for by the stormwater management basin constructed with the South Building Area project. MAC is required to install an oil/water separator to meet the City’s requirements to treat the runoff from the fueling areas prior to discharge within the 220th Street ditch. Dakota County, in partnership with the City of Lakeville, will construct and extend 220th Street from Grenada Avenue to Cedar Avenue in 2020 with the CSAH 70 Improvement Project, City Project 20-05. The extension of 220th Street will provide access to Cedar Avenue for businesses south of CSAH 70 due to access restrictions along the County roadway. The roadway extension and intersection improvements at Cedar Avenue will be completed in October 2020.