4.1. BASR 12-22-2015Request for Action
T°
Item Number
Board of Adjustments
4.1
Agenda Section
Meeting Date
Prepared by
Planning Items
December 22, 2015
Chris Leeseber , Senior Planner
Item Description
Reviewed by
Request by Elk River Independent School District
Zack Carlton, Planning Manager
#728 for a Variance to encroach into the wetland
Reviewed by
buffer and setback areas to construct an addition at
900 School Street NW, Case No. V 15-15 — Public
Hearin
Action Requested
Approve, by motion, a 17 foot variance to the wetland buffer strip and a 20 foot variance to the wetland
buffer strip setback for the building for the following reasons:
1. The general purpose and intent of the ordinance are met.
2. The property has a land use of Public/Institutional and the proposed institutional use is
consistent with the comprehensive plan.
3. The proposed institutional use is reasonable and is permitted in the zoning ordinance.
4. The uniqueness of the property is the location of the existing school, parking, arena and wetland.
These issues are not a consequence of the petition's own action or inaction.
5. The variance will not alter the essential character of the locality.
Approve, by motion, a 25 foot variance to the wetland buffer strip and a 20 foot variance to the wetland
buffer strip setback for the sidewalk for the following reasons:
1. The general purpose and intent of the ordinance are met.
2. The property has a land use of Public/Institutional and the proposed institutional use is
. consistent with the comprehensive plan.
3. The proposed institutional use is reasonable and is permitted in the zoning ordinance.
4. The uniqueness of the property is the location of the existing school, parking, arena and wetland.
These issues are not a consequence of the petition's own action or inaction.
5. The variance will not alter the essential character of the locality.
Background/Discussion
The applicant is seeking approval of a Conditional Use Permit (CUP) to allow expansion of an
Institutional Use. The project includes a two (2) station gymnasium addition plus weight room addition
to be built north of the existing building and east of the ice arena. In order to do this, the applicant needs
a variance as the proposed addition and sidewalk will be within both the 25 foot wetland buffer strip and
thel20 foot wetland buffer strip setback, which maintain natural vegetation and reduce runoff.
IIIEAEI it
NATURE
The east side of the building addition will be, at its closest point, eight feet from the delineated wetland.
The sidewalk on the east side of the additions will be, at its closest point, adjacent to the delineated
wetland.
The request will be for a 17 foot variance to the wetland buffer strip and a 20 foot variance to the wetland
buffer strip setback for the building and a 25 foot variance to the wetland buffer strip and a 20 foot
variance to the wetland buffer strip setback for the sidewalk.
Applicable Regulation
Variances may be granted when the petitioner establishes that the variance satisfies all five of the criteria
described below. The variance is:
1. Is in harmony with thegeneralpurpose and intent of the ordinance, and
The general purpose and intent of the wetland setbacks is to maintain natural vegetation and
reduce runoff. The existing parking lot and drive lane, where the addition is proposed, are
currently within these setbacks. There currently is no natural vegetation and runoff will not be
increased.
2. Is consistent with the City of Elk river comprehensive plan.
The comprehensive plan guides the property for Public/Institutional and the proposed
institutional use is consistent with comprehensive plan.
Variances may be granted when the petitioner establishes that there are practical difficulties in complying
with the zoning ordinance. Practical difficulties means that:
3. The petitionerproposes to use the property in a reasonable manner not permitted by the Zoning ordinance;
The proposed institutional use is reasonable and is permitted in the zoning ordinance.
4. The plight of the petitioner is due to circumstances unique to the property not a consequence of the petition's
own action or inaction; and
Although the applicant can construct the addition anywhere on site, the uses in the addition
require it to be located adjacent to the existing gymnasium facilities. The uniqueness of the
property is the location of the existing school, parking, arena and wetland. These issues are not
a consequence of the petition's own action or inaction.
5. The variance, ifgranted, will not alter the essential character of the locality.
Due to the location of the proposed addition, the variance will not alter the essential character of
the locality.
Attachments
■ Location Map
■ Applicants Narrative
N:\Departments\Community Development\Planning\Case Files\V\V 15-15 Elk River ISD 728\V 15-15 sr BOA 12-22-15.docx
' Site Plan
' Figute 2 Wetland Delineation Report
M\Deputments\Community Development\Planting\Case Files\V\V 15-15 Elk River ISD 728\V 15-15 sr BOA 12-22-15.doox
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October 26, 2015
Zack Carlton
Elk River Planning Commission
13065 Orono Parkway
Elk River, Minnesota 55330
The attached application for variance is submitted in conjunction with the Elk River High School Additions and
Renovations Site Plan Review submittal.
The Elk River High School Additions and Renovations project includes a 24,500 square foot gymnasium and weight
room addition including a mechanical mezzanine and approximately 34,000 square feet of interior renovation of the
existing building. The gymnasium and weight room addition is proposed to be built within the western setback
requirements of the existing wet land located north of Elk River High School. The proposal will not displace any
portion of the existing wetland and wetland delineation procedures are currently underway as requested by the City's
August 17, 2015 letter.
The gymnasium addition will provide needed additional indoor athletic facility space for Elk River High School
including two full gym stations and a new 6000 square foot weight room facility. In order to maintain vehicular and
visual access to the existing ice arena, preserve the existing wetland in place and be physically connected to the
existing Elk River High School building, the addition shall be built in the existing parking lot east of the ice arena and
north of the high school. Additionally, the existing west parking lot is planned to be reconstructed during the summer
of 2016 under a separate project. Reconstruction efforts will address on site traffic flow issues as well as traffic flow
concerns extending into School Street. The plan to reconfigure the west parking lot eliminates any potential to build
the gymnasium addition west of the existing Elk River High School. The proposed location is therefore the only
viable location for the addition to be built.
The variance, if granted, will not alter the essential character of the locality as the existing adjacent buildings are
primarily constructed of precast concrete wall panels and exterior face brick. The proposed addition will utilize similar
building materials and as stated above, will not displace any portion of the existing wetland.
Sincerely,
Mark Bezek, Superintendent
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Figure 2 - Existing Conditions
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