Agenda - Council - 03/23/1982 - Laserfiche WebLink

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I I I I I I I I I I I I I I I I I I - 4 - Council policy requires that sites should be visually compatible with adjacent property; specifically, residential and other nonindustrial uses are compatible only if there are barriers to' reduce noise and obscure public view. The pine plantation and railway provide excellent screening for the site. The site can be considered consistent with surrounding land uses. With respect to the site itself, the landfill would be a nonconforming use within a desig- nated regional recreation area. However, the site is buffered from existing undeveloped nearby areas of the park. The landfill is a transitional use of the site. The adopted master plan for the park shows the site as an active recreation area with sledding and toboggan runs. As the site is generally flat, considerable development would be required to implement the park plan; the landfill would be one means to accomplish implementation of the plan. The affected property was acquired by the county prior to designation as a regional park and is not subject to deed restrictions affecting recreation open space acquired with regional funding. Policy 19 of the Regional Recreation Open Space Plan does not apply in this circumstance. Existing and Future Development Patterns The Coon Rapids Comprehensive Plan reflects a long-range expectation that the Yamaha test center buffering the sit~ will continue in industrial use. The low- density residential area along Hanson Blvd. is ultimately expected to be a mix- ture of medium- and high-density residential uses. However, extension of sewer and water services is not scheduled for this area until after the year 2000, and significant land use changes would likely occur after that year also. The planned industrial area in Andover is located just east of the city's urban service area. Services are not scheduled until after 1990. The expected period of operation of the proposed site is less than 15 years. Provided the site were implemented in the near future, it would not likely conflict with existing or future development patterns. Environmental Impacts The proposed site is located within the Anoka sandplain, a series of glacial outwash plains. A 40- to 60-foot layer of highly permeable sandy soil overlies glacial till to a depth of approximately 150 feet. The first bedrock formation is the St. Lawrence, which functions as a confining layer and is not an aquifer. The Franconia formation underlies the St. Law- rence and is used as a water supply source as is the overlying till layer. Figure 2 shows a geologic cross section of the area. Surficial groundwater flow from the central and southern portions of the site appears to be to the southwest; from the northern part of the site, flow is to the northwest, Wells in the surrounding area are finished in the Franconia formation or in the drift. These aquifers are believed to be artesian. There is little use of the surficial aquifer as a water supply, and future use of this aquifer for new wells is prohibited by local well codes. Groundwater is found beneath the proposed site at 16 feet. Figure 3 shows the groundwater contours of the surficial aquifer and its discharge zone.