6.3. SR 09-22-1997Item# 6.3. & 6.6.
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MEMORANDUM
Planning Commission
FROM:
DATE:
Steve Ach, City Planner_~~
August 26, 1997
SUBJECT:
Request for Rezoning and Land Use
Plan Amendment by Independent
School District #728, Public Hearing
Case No.'s ZC 97-6 and LU 97-5
Issue
Consider request to rezone approximately 20 acres from R4 (Multi-family
residential) and I-1 (Light Industrial) to Rlc (Single Family Residential), and
amend the Comprehensive Land Use Plan from LI (Light Industrial) to MR
(Medium Density Residential).
Location
The northwest corner of County Road No. 1 and School Street.
Attachments
· Zoning map
· Land use map
Overview
The property consists of approximately 20 acres and currently is occupied by
the Community Education facility, recreational fields and a parking lot (Oak
Knoll Park). The rezoning request was an issue discussed by city staff with
the School District as part of their application to develop an alternative
learning center on the southern end of the site adjacent to Community
Education. The current zoning of the property is R4 (Multi-Family
Residential) and I-1 (Light Industrial) are not consistent with the current use
of park nor the long range land use for this area. Therefore, the suggestion to
rezone the property and amend the land use similar to the School District's
other facilities north of School Street and east of Proctor seems like a logical
request. The property is contiguous to the School District's other facilities
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
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13065 Orono Parkway · P.O. Box 490
Elk River. MN 55330
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FROM:
Item # 6.3.
MEMORANDUM
Mayor and City Council
Steve Ach, City Planner..~_~
DATE:
September 22, 1997
SUBJECT:
Request for Conditional Use
Permit by Independent School
District #728, Public Hearing
Case No. CU 97-21
Issue
Independent School District (ISD) #728 is requesting a conditional use permit
to construct an Alternative Learning Center (ALC), along with a new parking
lot facility.
Location
The property is located at the northwest corner of Proctor and School Street
(south end of Oak Knoll Park).
Zoning/Land Use
I-1 (Light Industrial) and R4 (Multi-Family Residential) / L1 (Light
Industrial) and MR (Medium Density Residential).
Attachments
Original development plans
· Revised development plans
· Minutes from Planning Commission meeting dated 8/26/97
· Report to the Planning Commission dated August 26, 1997
Overview
The conditional use permit request by ISD #728 involves constructing a
16,000 sq. ft. Alternative Learning Center along with associated parking
facilities. The ALC will include a variety of classroom space, shop area,
multi-purpose room, offices and locker room facilities. The facility is
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo to Mayor and City Council/CU 97-21
September 22, 1997
Page 2
proposed immediately west of the existing community education facility
adjacent to Oak Knoll Park. In addition to the 16,000 sq. ft. building, a
parking lot facility will be constructed on the existing soccer field
immediately north of community education. The parking lot would be
accessed from Proctor Avenue along the north side of the single family homes
along Proctor and between the varsity baseball field.
Parking and Circulation
The proposed parking lot will accommodate approximately 180 vehicles. The
ALC is proposed to have 8 classrooms with the capacity of 70 - 100 students.
Based on the number of stalls provided, there should not be a parking
problem based on the size of the proposed building. As mentioned above,
access to the parking lot will be off of Proctor Avenue from the north end of
the site. A new driveway approach will have to be constructed off of Proctor
while closing the existing southerly access into the parking lot east of the
varsity baseball field. This new driveway will provide access to both the
existing parking lot and proposed parking lot for the ALC.
In the report to the Planning Commission, it was suggested a driveway be
constructed along the west side of the building to connect the new parking lot
and the area south of Community Education with School Street. After
further examination, a driveway along the west side of the building will be
difficult to accomplish given the storm water management needs and
maximizing the amount of parking on the south side of the building.
Therefore, the School District has discussed showing a future driveway along
the east side of the property as a future connection when the existing
community education facility is removed and redeveloped as an addition to
the proposed ALC structure. This connection from the proposed parking lot
to School Street will be a much more efficient and logical connection than the
one discussed around the west side of the ALC building.
The proposed parking lot will be paved with curb and gutter around the
entire perimeter. The School District has indicated that it is likely only half
of the parking lot will be constructed at this time with the expansion of the
parking lot occurring at a later date. It has been indicated the parking lot
will be expanded from west to east (towards the residential). Therefore,
those portions of the parking lot which will not be expanded at a later date
will include curb and gutter.
LandscaPing
The proposed development plans will have to include a landscape plan
illustrating the proposed landscaping around the new ALC building as well
f:\shrdoc\council\cu97-21.doc
Memo to Mayor and City Council]CU 97-21
September 22, 1997
Page 3
as extensive landscaping between the proposed parking lot and residential
homes to the east. In addition, staff has recommended some additional
planting be included along the north side between the proposed driveway and
northerly residential lot.
Fire Protection
The fire chief has indicated the existing watermain which currently
terminates at the west end of School Street should be looped through the site
and back out to Proctor in order to provide adequate f~re flows to protect the
proposed building. The School District is proposing to extend the watermain
north of School Street along the east property line and extending the
watermain to the north end of the property and back out to Proctor. A fire
hydrant can be connected to this line and extended to the west to meet the
Fire Chiefs concerns.
Pedestrian Circulation
The revised development plans indicate a future trail which will be an
extension of the existing Class V path between the two soccer fields. This
trail will loop around the east side of the facility, providing a connection to
School Street. The revised plans also show a sidewalk along the west side of
the proposed parking lot. Staff would recommend the sidewalk be removed
and any pedestrian traffic utilize the trail corridor immediately to the west.
As a condition of this approval the School District should pave a 10 foot wide
trail the length of the parking lot instead of constructing the above
mentioned sidewalk.
Drainage and Utilities
Storm drainage from the proposed parking lot and building will be piped to a
proposed storm drainage pond in the southwest corner of the site. As Terry
Maurer points out in his memo, the proposed pond area has no outlet at this
time. This ponding area should be connected by storm sewer to the system
and Proctor Avenue which outlets into the pond in Lions Park and
ultimately, to the river.
Elk River Municipal Utilities has asked for easements from the School
District over all of their utility lines through the School District property.
Please refer to Terry Maurer's memo for additional information.
\\elkriver\sys\shrdoc\council\cu97-21.doc
Memo to Mayor and City Council]CU 97-21
September 22, 1997
Page 4
Recommendation
It is recommended the City Council approve the proposed 16,000 sq. ft.
alternative learning center facility by District #728 with the following
conditions:
A REVISED LANDSCAPING PLAN BE SUBMITTED WHICH SHOWS EARTH BERMING
ALONG THE EAST SIDE OF THE PROPOSED PARKING LOT, ALONG WITH PLANTINGS
THAT WILL PROVIDE A YEAR-ROUND SCREENING OF THE RESIDENCES IMMEDIATELY
TO THE EAST.
o
o
THE NEW PARKING LOT FACILITY BE BOUNDED WITH CONCRETE CURB AND GUTTER
AND ANY NEW OR REVISED EXISTING PARKING AREAS ALSO BE IMPROVED WITH
CURB AND GUTTER.
THE NEW ACCESS DRIVE ONTO PROCTOR AVENUE WILL REQUIRE A PERMIT FROM THE
SHERBURNE COUNTY HIGHWAY DEPARTMENT.
THE SOUTHERLY DRIVEWAY INTO THE EXISTING PARKING LOT FACILITY ALONG
PROCTOR AVENUE SHOULD BE CLOSED, WITH THE OPENING OF THE NEW DRIVEWAY
IMMEDIATELY TO THE SOUTH.
15 FOOT EASEMENTS BE GRANTED FOR ALL ELECTRICAL LINES LOCATED ON THE
SCHOOL DISTRICT'S PROPERTY.
DRAINAGE AND UTILITY RECOMMENDATIONS FROM TERRY MAURER'S MEMO DATED
AUGUST 21, 1997 BE INCORPORATED INTO THE PLANS.
FIRE HYDRANTS BE PROVIDED ON SITE AS RECOMMENDED BY THE FIRE CHIEF.
8. ALL DRIVE AISLES MUST BE A MINIMUM OF 24 FEET IN WIDTH.
ADDITIONAL BUFFERING BE PROVIDED ALONG THE SOUTH EDGE OF THE NEW
DRIVEWAY ONTO PROCTOR AVENUE. THE BUFFER SHOULD INCLUDE EITHER
LANDSCAPING OR A FENCE, OR A COMBINATION OF THE TWO.
10.
A PEDESTRIAN PATH CORRIDOR BE PRESERVED AND SHOWN ON THE SITE PLAN
THROUGH THE SITE FROM THE TERMINUS OF THE UNIMPROVED TRAIL BETWEEN THE
TWO SOCCER FIELDS TO SCHOOL STREET. THIS TRAIL WILL BE INSTALLED AT A LATER
DATE WHEN THE DRIVEWAY CONNECTING SCHOOL STREET AND PARKING AREA IS
MADE.
11.
A LIGHTING PLAN BE SUBMITTED SHOWING THE TYPE OF PARKING LOT LIGHTS TO BE
USED AND THE ILLUMINATION PATTERN.
12.
13.
ADEQUATE PARKING SHALL BE PROVIDED FOR THE COMMUNITY EDUCATION
FACILITY, AS DETERMINED BY STAFF.
A TEN FOOT WIDE TRAIL BE PAVED BETWEEN THE SOCCER FIELD AND NEW PARKING
LOT THE ENTIRE LENGTH OF THE PARKING AREA.
f:\shrdoc\council\cu97-21.doc
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ORIGINAL SITE PLAN
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RE_VISED SITE PLAN
Planning Commission Meeting Minutes
August 26, 1997
Page 5
Commissioner Sullivan explained she understands the need for light industrial
property and felt compromises could be made to minimize the impacts, but she
did not feel she could support this request.
Commissioner Minton felt denial of this request goes against the Strategic Plan.
He indicated there will likely be resistance opposition to each of eight areas
proposed to be rezoned to light industrial. He stressed the need for the residents
to look ahead to the negative impacts if the city does not increase the industrial
tax base.
6.3.
J~ 6.4.
1~6.5.
COMMISSIONER THOMPSON MOVED THE PLANNING COMMISSION RECOMMEND
DENIAL OF THE CITY OF ELK RIVER'S REQUEST FOR A LAND USE PLAN AMENDMENT,
PUBLIC HEARING CASE NO. LU 97-1, AND REZONING PUBLIC HEARING CASE NO. ZC
97-3, BASED ON PUBLIC INPUT AND INFORMATION RECEIVED DURING THE PUBLIC
HEARING. COMMISSIONER MESICH SECONDED THE MOTION. THE MOTION
CARRIED 5-2. Commissioners Minton and Sullivan opposed.
lSD #728 Request for Zone Chanqe, Public Hearing Case No.
ZC 97-6
lSD #728 Request for Land Use Plan Amendment, Public Hearin.q Case No.
Case No. LU 97-5
lSD #728 Request for Conditional Use Permit, Public Hearin,q Case No. CU 97-26
Staff report by Scott Harlicker. Independent School District (lSD) #728 has
requested a rezoning of approximately 20 acres from R4 (Multi-family Residential)
and I-1 (Light Industrial) to Rlc (Single Family Residential), and to amend the
Comprehensive Land Use Plan from LI (Light Industrial) to MR (Medium Density
Residential). The subject property is located at the northwest corner of Proctor
and School Street, lying between School Street and County Road 1 (south end of
Oak Knoll Park). lSD #728 has also requested a conditional use permit to
construct an alternative learning center (ALC) (institutional use), along with a new
parking lot facility. Scott indicated staff recommends approval of the rezoning
and Comprehensive Land Use Plan amendment based on the findings in the staff
report.
Scott reviewed issues associated with the conditional use permit regarding
parking and circulation, landscaping, building orientation, fire protection,
pedestrian circulation, easements, and drainage and utilities. Staff
recommended approval of the request with the conditions outlined in the staff
report.
Ron Bratlie, School District representative for the project, reviewed plans for the
ALC.
Chair Anderson opened the public hearing. There being no comments from the
public, Chair Anderson closed the public hearing.
Commissioner Kuester expressed support for preserving the opportunity for a trail
through the site. She was concerned there would not be adequate parking for
the community education office.
Planning Commission Meeling Minutes
August 26, 1997
Page 6
Commissioner Mesich expressed his concern regarding the behavior of ALC
students at the current ALC site, and questioned if it was appropriate to place this
type of facility close to a residential neighborhood. He suggested placing the
building in the location of the existing parking lot further north.
Discussion followed regarding orientation of the building, traffic, and parking for
community education.
COMMISSIONER KUESTER MOVED THE PLANNING COMMISSION RECOMMEND
APPROVAL OF INDEPENDENT SCHOOL DISTRICT #728'S REQUEST FOR REZONING AND
LAND USE PLAN AMENDMENT, PUBLIC HEARING CASE NO.'S ZC 97-6 AND LU 97-5.
COMMISSIONER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED 7-0.
COMMISSIONER MINTON MOVED THE PLANNING COMMISSION RECOMMEND
APPROVAL OF INDEPENDENT SCHOOL DISTRICT 728'S REQUEST FOR A CONDITIONAL
USE PERMIT, PUBLIC HEARING CASE NO. CU 97-26, BASED ON THE FACT THERE WAS
NO OPPOSITION DURING THE PUBLIC HEARING, WITH THE FOLLOWING CONDITIONS:
THE BUILDING SHALL BE RE-ORIENTED FURTHER TO THE EAST IN A MANNER
WHICH WILL ALLOW A NEW DRIVEWAY TO BE INSTALLED AROUND THE WEST
SIDE OF THE BUILDING CONNECTING THE PROPOSED PARKING LOT WITH
SCHOOL STREET.
A REVISED LANDSCAPING PLAN BE SUBMITTED WHICH SHOWS EARTH
BERMING ALONG THE EAST SIDE OF THE PROPOSED PARKING LOT, ALONG
WITH PLANTINGS THAT WILL PROVIDE A YEAR-ROUND SCREENING OF THE
RESIDENCES IMMEDIATELY TO THE EAST.
THE NEW PARKING LOT FACILITY BE BOUNDED WITH CONCRETE CURB AND
GUTTER AND ANY NEW OR REVISED EXISTING PARKING AREAS ALSO BE
IMPROVED WITH CURB AND GUTTER.
THE NEW ACCESS DRIVE ONTO PROCTOR AVENUE WILL REQUIRE A PERMIT
FROM THE SHERBURNE COUNTY HIGHWAY DEPARTMENT.
THE SOUTHERLY DRIVEWAY INTO THE EXISTING PARKING LOT FACILITY
ALONG PROCTOR AVENUE SHOULD BE CLOSED, WITH THE OPENING OF THE
NEW DRIVEWAY IMMEDIATELY TO THE SOUTH.
15 FOOT EASEMENTS BE GRANTED FOR ALL ELECTRICAL LINES LOCATED ON
THE SCHOOL DISTRICT'S PROPERTY.
DRAINAGE AND UTILITY RECOMMENDATIONS FROM TERRY MAURER'S MEMO
DATED AUGUST 21, 1997 BE INCORPORATED INTO THE PLANS.
8. FIRE HYDRANTS BE PROVIDED ON SITE AS RECOMMENDED BY THE FIRE CHIEF.
9. ALL DRIVE AISLES MUST BE A MINIMUM OF 24 FEET IN WIDTH.
10.
ADDITIONAL BUFFERING BE PROVIDED ALONG THE SOUTH EDGE OF THE NEW
DRIVEWAY ONTO PROCTOR AVENUE. THE BUFFER SHOULD INCLUDE EITHER
LANDSCAPING OR A FENCE, OR A COMBINATION OF THE TWO.
Planning Commission Meeting Minutes
August 26, 1997
Page 7
6.6,
6,7.
11.
A PEDESTRIAN PATH CORRIDOR BE PRESERVED AND SHOWN ON THE SITE
PLAN THROUGH THE SITE FROM THE TERMINUS OF THE UNIMPROVED TRAIL
BETWEEN THE TWO SOCCER FIELDS TO SCHOOL STREET. THIS TRAIL WILL BE
INSTALLED AT A LATER DATE WHEN THE BALANCE OF THE TRAIL IS
COMPLETED.
12.
A LIGHTING PLAN BE SUBMrrI'ED SHOWING THE TYPE OF PARKING LOT LIGHTS
TO BE USED AND THE ILLUMINATION PATTERN.
13.
ADEQUATE PARKING SHALL BE PROVIDED FOR THE COMMUNITY EDUCATION
FACILITY, AS DETERMINED BY STAFF.
COMMISIONER MESICH SECONDED THE MOTION. THE MOTION CARRIED 7-0.
City of Elk River Request for Ordinance Amendment Regarding Multi-Family
Residential in C-2 Zoning Districts, Public Hearing Case No. OA 97-11
Scott indicated the City of Elk River is requesting an ordinance amendment to
eliminate multi-family dwellings, townhouses and two family dwellings as allowed
uses in the C-2 (Office District). The amendment would limit residential
development and maintain the integrity and intent of the C-2 district. Staff has
suggested allowing apartments as a mixed use with offices and single family
homes as a conditional use. If single family homes in the C-2 became a non-
conforming use, the homes could not be rebuilt if damaged by more than 50%.
Staff also suggested the Commission consider a similar ordinance amendment for
the C-1 zoning district.
The Commissioners discussed the possibility of establishing a definition for "mixed
use".
Commissioners Minton and Kuester indicated they would support a mix of
residential and commercial in the C-1 district (i.e., business on first floor,
apadments/condominiums on second floor), rather than in the C-2.
The Commissioners felt the language should be changed in Section 2.4.C. as
follows: Eliminate iii. and the add the word "existing" before single family
dwellings in ix. The Commissioners were in agreement that staff research the
language for the proposed amendment, and to draft a similar ordinance for the
C-1 zoning district.
Chair Anderson opened the public hearing.
COMMISSIONER MINTON MOVED TO POSTPONE THE CITY OF ELK RIVER'S REQUEST
FOR AN ORDINANCE AMENDMENT AND CONTINUE THE PUBLIC HEARING FOR CASE
NO. OA 97-11, TO THE OCTOBER 28, 1997 PLANNING COMMISSION MEETING.
COMMISISONER MESICH SECONDED THE MOTION. THE MOTION CARRIED 7-0.
City of Elk River Request for Ordinance Amendment Re.qardin,q the Business Park
Zonin.q Districtl Public Hearing Case No. OA 97-12