4.3. PCSR 09-11-2012 °{ REQUEST FOR ACTION
River
TO ITEM NUMBER
Planning Commission 4.3
AGENDA SECTION MEETING DATE PREPARED BY
Planning September 11,2012 Jeremy Barnhart,Planning Manager
ITEM DESCRIPTION REVIEWED By
Request by CSP-Elk River,MN LLC for a Conditional Use Jeremy Barnhart,Planning Manager
Permit to Amend the existing Spectrum High School CUP for a REVIEWED BY
building expansion at 17796 Industrial Circle NW,Public
Hearing—Case No. CU 12-16
ACTION REQUESTED
Staff recommends approval of the Conditional Use Permit, as illustrated on drawings dated July 30,2012,
with the following conditions:
1. All comments of the Staff comment letter dated August 13,2012 shall be addressed,including
lighting,landscaping,and engineering comments.
2. As a Conditional Use Permit is not a Building Permit,the applicant shall apply for all require
permits.
3. The development shall meet all applicable fire and building codes.
Applicant J Kou Vang on behalf of CSP-Elk River (Spectrum High School)
Location/Address 17796 Industrial Circle
60 Day Rule The City must take action by September 30,2012
OVERVIEW
The property owner seeks a Conditional Use Permit amendment to permit construction of a 6,600 square
foot two story addition. The addition will house music practice and class rooms and offices on the first
floor,and three class rooms on the second floor. The building addition will match the construction of
the recently completed gymnasium addition.
The addition improvements will include the removal and relocation of a number of parking stalls to
facilitate a drop off location on the south side of the building.
BACKGROUND/PRECEDENT
For the subject parcel, a conditional use permit was issued to Spectrum High School in December,2010
(CU 10-22) to operate a grade 6-12 school with a maximum capacity of 525 students.
APPLICABLE REGULATIONS
Conditional Use Permit
Case File:CU 12-16 Spectrum High School CUP addition
Page 2
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 affect the use and enjoyment of other property in the immediate vicinity
or the public health, safety,morals, comfort, convenience or general welfare of the neighborhood or the city.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderly development and improvement of surrounding vacant proper0.
4. Will be served adequately by and will not adversely affect essential public facilities and services including streets,
police and fire protection, drainage, refuse disposal, water and sewer systems,parks and schools;and will not, in
particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares.
5. Will not involve uses, activities,processes, materials, equipment and conditions of operation that will be
detrimental to any persons or property because of excessive traffic, noise, smoke,fumes,glare, odors, dust or
vibrations.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
7. Will fully comply with all other requirements of this Code,including any applicable requirements and standards
for the issuance of a license or permit to establish and operate the proposed use in the city.
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
Educational institutional uses are a conditional use in the Business Park zoning district. Although the
existing Conditional Use Permit is still valid,the proposed addition is of sufficient size to require a review
of a Conditional Use Permit. As noted above, the addition will house music programs on the ground
floor,with additional classrooms in the second floor. The finishing of these classrooms may occur over
time,phased in as funds allow.
Parking. Parking for Junior High and High School uses is based on student population (at capacity) and
the number of classrooms. The school does not propose altering the cap on student population,so only
the additional four classrooms will im.act •arkin'•.
Students Parking Classrooms Parking
classification Grade /grade reqd /grade reqd
Junior 6 75 4 8 2 per classroom
Junior 7 75 3 6 2perclassroom
Junior 8 75' 4 Si: i2 per classroom
High school 9 75 25 3 3 1/3 students+1 per class room
High school 10 75 25 4 4 1/3 students+l per class room
High school 11 75 25 4 4 1/3 students+l per class room
High school 12 75 25 4 4 1/3students+1 per class room
Addition 1st floor 1 1'
Addition 2nd floor 3 _... 3
525 100 30! 41
Total spaces required 141
Total spaces provided 142
525 30 classrooms
N:\Departments\Community Development\Planning\Case Files\CUP\CU 12-16 Spectrum\CU 12-16 SR to PC Sprectrum Addition 9-11-12.docx
Case File:CU 12-16 Spectrum High School CUP addition
Page 3
The project will include the removal of spaces to accommodate the expansion,and the construction of a
new parking lot into the soccer field. The new parking lot will include at least 38 parking spaces.
Landscaping. The new parking lot will require landscaping improvements, to comply with recent changes
to the City's landscaping regulations.
The applicant has not noted any objections to these requirements, and a complete plan submittal will be
available for the City Council meeting. These requirements were covered in the staff comment letter
dated August 13th,2012.
Staff did suggest that the parallel parking stalls be removed near the addition,as staff expects that to be
prone to misuse:vehicles are likely to park head in,rather than parallel,into the fire code required 20 foot
drive aisle. The applicant did not elect to pursue this recommendation as the encroachment into the
soccer field would be too drastic,limiting their use of the field. Misuse of the parallel spaces may result in
enforcement of the fire lane.
Utilities
The City engineer noted that there is a water main looped around the building. This water main may not
be located within the confines of the building.
ATTACHMENTS
• Location Map
• Memo from staff dated August 13,2012
• Applicant's Narrative
• Site Plan dated July 30,2012
• Architectural Drawing dated July 30,2012
Action Motion by Second by Vote
Follow Up
N:\Departments\Community Development\Planning\Case Files\CUP\CU 12-16 Spectrum\CU 12-16 SR to PC Sprectrum Addition 9-11-12.docx
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Conditional Use Permit -Amendment
CSP Elk River MN,LLC(Owner)is requesting an amendment to the current CUP to allow a new addition to
accommodate the space needs of Spectrum High School(Tenant).
Project Narrative:We will be constructing a two story addition to the south side of the existing building. The new
addition will be 33'x 100'. The first floor will be for the music department. It will contain a 1,470sf music room
along with student practice rooms and office space for the music staff. The second floor will have a science room
and two additional specialist classrooms. There no intention to increase student enrollment beyond the current
approved level of 525 students.
The exterior of the building will be pre-cast panels to match the existing gymnasium building with insulated
concrete planks for the floor and roof structure. The addition will be designed to meet all current building codes
and life safety requirements. Formal plan submittal for review and comments will be submitted to the Elk River
Building Department upon approval of this CUP amendment.
The addition will eliminate 66 parking stalls from the current parking configuration. To maintain sufficient parking,
we will construct a new parking lot on the east end of the current athletic field. The new parking lot will be
sufficient for 70 parking stalls thus providing 3 more stalls than is needed.
Tenant Information: Spectrum High is a public charter high school which received its original charter in 2006.The
School currently serves grades six through twelve and is located thirty-five miles northwest of the Minneapolis/St.
Paul metropolitan area at 17796 Industrial Circle NW,Elk River,MN. Elk River has a population of more than
22,000 people with 96%of its ethnic distribution being White,Non-Hispanic.Five hundred businesses are situated
in the Elk River area with approximately 82%of its workforce involved in service-related industries and the
remaining 18%in goods production(Source:City of Elk River Community Profile 2011).
Spectrum High School's core philosophy focuses on providing students with a small school setting which provides a
college preparatory education with an emphasis on technology.In addition,students are also given an opportunity
to become involved in their community through an intentional program of service learning.Currently,Spectrum
has nine Colleges in the School(CIS)courses through Anoka-Ramsey community College and the University of
Minnesota. Spectrum High School is located in a permanent building with plans to expand the campus to
Include a gymnasium and outdoor sports facilities.
Preliminary Meeting with Building Department: We met with Bob Ruprecht and Cliff Anderson to review the
preliminary expansion plan. Initial comments that are incorporated into this submittal are:
• New parking lot drive lane cannot be more than 150'deep without a turn around
• New parking drive lane must be 24'for two directional traffic and 20'for single direction traffic
• Must replace lost west steps on the event entrance
• Must ensure that egress out of the gym meets code
• Other issues will be evaluated during plan review
Landscaping Plan and Tree Preservation Plan: Current Landscaping will not be disturbed and there will not be any
loss in trees and planting during this addition. Because of this,there is no landscaping or tree preservation plan.
J.Kou Vang,Project Manager for CSP-Elk River MN,LLC
Mobile:651.491.1970 I Email:ikvang@ibrealtyco.com
/>"(*._
C;rtv of
River
13065 Orono Parkway
Elk.River,MN 55330
August 13,2012
J. Kou Vang
2557 Maplewood Dr.
St Paul,MN 55109
RE: Conditional Use Permit application
Dear Mr.Vang,
Thank you for submitting a conditional use permit application for Spectrum's proposed expansion.
I received your application on July 30th, 2012. I will be the Planner coordinating the review of your
application and am available to answer any questions you may have about the process.
City staff has completed a preliminary review of your application and have determined that is
complete. We have therefore, scheduled this application for a public hearing in September. You, or
your representative,must attend this public hearing.
Unless an extension to the 60-day agency action deadline is necessary, City Council action on your
application should take place on September 17th,2012.
City Staff completed an internal review on your project. Please address these comments in a
resubmittal.
1. Parking
a. The site plan, on sheet Cl shows 6 parallel parking spaces adjacent to the addition front
door. On either side of these spaces is a painted "island". These islands should be landscaped,
curbed islands. The painted islands will only add to parking confusion in the area
b. Also on sheet C1, the small island at the entrance to the new parking area will need to be
at least 9 x 20 feet.
c. Parking requirements for high schools are based on the number of classrooms plus
students. The requirement is one per classroom plus 1 for each 3 students. The attached table
outlines how we broke out the parking requirement.
Phone: 763.635.1000 . .
Fax: 763.635.1090 P O W E R E D BY
www.ci.elk-river.mn.us NATURE
Students Parking Classrooms Parking
classification Grade /grade reqd /grade reqd
Junior 6 75 4 8 2perclassroom
Junior 7 75 3 6 2perclassroom
Junior 8 75 4 8 2perclassroom
High school 9 75 25. 3 3 1/3 students+1 per class room
High school 10 75 25 4 4 1/3 students+1 per class room
High school 11 75 25 4 4 1/3 students+l per class room
High school 12 75 25 4 4, 1/3 students+l per class room
Addition 1st floor 1 1
Addition 2nd floor 3 3
525 100 30 41
Total spaces required 141
Total spaces provided 135
525 30 classrooms
d. I've put together a sketch as a possible solution to the parking needs that provides for a
more orderly parking solution and meets city requirements.
e. Regardless of final design, Ill need some drainage calculations to verify that the storage
resources are adequate.
f. Please provide a parking lot lighting plan.
2. Landscaping
The addition will cause the removal of some foundation plantings, plus the parking lot
islands will need trees added.
3. Engineering
On sheet C2,please show the existing water line that runs around the existing building on
the site plan.
Also on sheet C2,please identify if spot elevations along the curb by the addition are to the
gutter or top.
If you have any questions regarding this matter,please call me at 763-635— 1034.
Sincerely,
Jeremy Barnhart,AICP
Planning Manager
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