4.1. PCSR 12-22-20150
Elk
t�
River
Request for Action
To
Item Number
Planning Commission
4.1
Agenda Section
Meeting Date
I
Prepared by
Planni
December 22, 2015
Chris Leeseber , Senior Planner
Item Description
Reviewed by
Request by Elk River Independent School District
Zack Carlton, Planning Manager
Reviewed by
#728 for a Conditional Use Permit to allow
expansion of an Institutional Use at 900 School
Street NW, Case No. CU 15-23 — Public Hearin
Action Requested
Recommend, by motion, approval of the Conditional Use Permit with the following conditions:
1. The Conditional Use Permit shall not be recorded until all applicable conditions have been
substantially completed.
2. The authorized use shall not begin until the Conditional Use Permit is recorded.
3. If the authorized use ceases for more than six months, the Conditional Use Permit shall expire.
4. The Conditional Use Permit is not a building permit and the applicant must apply for and receive
approval of required building and sign permits before construction may begin.
5. The Fire Chief shall verify the location of all fire hydrants, and may require additional hydrants
necessary to preserve the health and safety of the residents.
6. The applicant shall add a left turn signal to the traffic signal system on School Street for
eastbound to northbound movements, into the lot, prior to blocking or closing the existing north
lane around the school.
7. A permeable sidewalk along the western wetland edge to decrease runoff and encourage
infiltration shall be installed.
8. All comments in the Stormwater Coordinator Memo dated December 8, 2015 shall be addressed.
9. A Wedand Conservation Act Exemption application submittal is required.
10. The east side parking area drive lane shall provide an area for emergency vehicles to tum around,
in accordance with MN State Fire Code Section 503.2.5.
11. The arena only parking area should be signed appropriately.
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. Primary exterior building materials will
consist of precast concrete wall panel, exterior brick veneer, integrated translucent wall panel clerestories
on the east and west elevations and exterior aluminum storefronts at the main entrances and exits.
Analysis
Transportation/Circulation
With the addition being built on the north side of the existing building and to the east of the existing ice
arena, the vehicular circulation around the north side of the building and site will be eliminated. Staff and
II�EAEI 11
�r1ATURE
the applicant have, and continue to, work on solutions for vehicular movement in and around the school
and arena site.
The turning movements, interim parking plan, and the entrance of the access road concerns identified in
the city engineer's memo dated December 8, 2015 have been addressed. Staff is recommending that the
applicant add a left turn signal to the traffic signal system on School Street for eastbound to northbound
movements into the lot. Staff is concerned that with elimination of access around the north side of the
building traffic will build at the existing signal location along School Street. This will likely have
significant traffic impacts to the area as drivers must find alternative routes to the main parking lot.
The east side parking area is a dead end over 150 feet in length and needs an area for emergency vehicles
to tum around, in accordance with MN State Fire Code Section 503.2.5. The applicant is working on
revised designs to address this and will have updated plans at the meeting.
Parking
With the building placement, 65 stalls will be lost in the east lot and 8 stalls are lost in the south lot. The
site plan shows the restriping for 90 parking stalls directly south of the ice arena entrance. These stalls
will be utilized for arena parking only. Staff recommends the arena only parking area should be signed
appropriately.
Environmental
Although not required, staff recommends that the School District apply for a Wetland Conservation Act
exemption to address concerns that may arise in the future as a result of the project.
The structure is within the 25 foot Wetland Buffer Strip which is intended to protect wetlands and filter
stormwater by maintaining natural vegetation. The applicant has applied for a variance. (V 15-15) Staff
recommends a permeable sidewalk along the western wetland edge to decrease runoff and encourage
infiltration.
Stormwater/Drainage
Because the stormwater basin within the High School parking lot was not sized for the proposed
addition, some of the existing stotmwater will be rerouted to the wetland north of the High School.
Also, stormwater pre-treatment will be provided within the proposed design before it enters the wetland.
The wetland should have ample capacity but if an issue arises the existing stormwater infrastructure can
be utilized to take care of overcapacity issues.
Applicable Regulation
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
Will not endanger, injure or detrimentally affect the use and enjoyment of otherproperty in the immediate vicinity
or the public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the city.
The proposal is an addition to an already long standing established use and it 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.
N:\Depa mts\Community DevelopmentVIanning\Case Files\CUP\CU 15-23 Ell: River ISD 728\CU 15-23 sr PC 12-22-15.doee
The comprehensive plan guides the property for Public/Institutional and the proposed
institutional use is consistent with comprehensive plan.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
There is no vacant property in the area to impede.
4. Will be served adequately by and null not adversely affect essential public facilities and seances including streets,
police and fireprotection, drainage, refuse disposal, water and server systems, parks and schools; and will not, in
particular, create traffic congestion or interference with traffic on adjacent and neighboring public thorougbfares.
The property will be served adequately by and will not adversely affect essential public facilities
and services.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to any persons orpropen because of excessive traffic, noise, smoke, fumes, glare, odors, dust or
vibrations.
Although it is an expansion to the school, the number of students will not increase. Additional
traffic most likely will be introduced to School Street but it will not be excessive. A condition
has been recommended to address the additional traffic on School Street.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic featurr of major importance.
The project 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 orpermit to establish and operate the proposed use in the city.
The project will fully comply with all other requirements of this code.
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.
Financial Impact
None
Attachments
• Location Map
• Applicants Narrative
• Environmental Memo dated December 7, 2015
• Engineering Division memo dated December 8, 2015
• Stormwater Coordinator memo dated December 8, 2015
• Fire Department memo dated December 7, 2015
• Police Department memo dated December 7, 2015
• Existing/Demo Site Plan
• Site Plan
• Architectural Plans
■ Elevations
• Fire Truck Turning Exhibit
■ Staging Plan
N:\Departments\Community Development\Planning\Case Piles\CUP\CU 15-23 Elk River ISD 728\CU 15-23 sr PC 12-22-15.docx
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305 St. Peter Street
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October 26, 2015
Zack Carlton
Elk River Planning Commission
13065 Orono Parkway
Elk River, Minnesota 55330
tel 651.227.7773 Re: Independent School District #728 Elk River Area Schools
fax 651.223.5646 Elk River High School Additions and Renovations Narrative
mail@woldae.com Commission No. 142178
Dear Zack,
Independent School District #728 is submitting the following project narrative in compliance with the Site Plan Review
application requirements for the Elk River High School Additions and Renovations project.
Scope of Work: The above mentioned project includes a two (2) station gymnasium addition plus weight room addition
to be built to the north of the existing building and to the east of the existing detached ice arena. Primary exterior
building materials will consist of precast concrete wall panel, exterior brick veneer, integrated translucent wall panel
clerestories on the east and west elevations and exterior aluminum storefronts at the main entrances and exits. This
facility will address physical education, academic and athletic needs district wide.
Additionally, the scope of work includes major renovations to portions of the existing interior building. The primary
purpose of the renovation is to relocate the existing main office suite to the front of the building near the main entrance.
The current main office is near the center of the building and does not provide a level of security or functionality
consistent with District standard practices. The main office relocation will displace two (2) business education
classrooms, one (1) marketing classroom and the school store. These spaces will be relocated to the current main office
location. The existing special education department will also be reconfigured to better facilitate District special education
teaching practices.
All associated site reconfiguration due to building additions are included in the drawings portion of the Site Plan Review
submittal. Thank you for your consideration!
Sincerely,
WOLD ARCHTIECTS AND ENGINEERS
Sean Kelly
cc: Mark Bezek, ISD #728
Terry Bizal, ISD #728
Tom Baranick, ISD #728
Vaughn Dierks, Wold
Robert Sehm, Wold
Minnesota
Illinois
Michigan
Colorado
Iowa
designers and researchers for public environments
Memorandum
ver
To: Planning Department
From: Kristin Mroz, Environmental Division
Date: 12-7-15
Subject: Site Plan Review Meeting _ December 71 2015
The department listed above has reviewed the application(s) fisted below and has the following
comments:
Case # CU 15-23, V 15_15 — Elk River School District #728
1. The wetland delineation was completed and approved by the TEP on 12-4-15.
2. The LGU would recommend a WCA exemption application by the school district.
Although though an application is not required, it i
come up later. The grading s recommended should any concerns
work proposed appears to meet the De Minimis Exemption
of less than 2,500 ft' of impacted wetland.
3. The structure will be within the 25 -foot Wetland Buffer Strip which is to maintain
natural vegetation and reduce runoff. Staff would suggest a permeable sidewalk along the
wetland side to decrease runoff and encourage infiltration.
4• The project will require a variance from the Wetland Buffer Strip and Wetland Buffer
Strip Setback.
Memorandum
ver
To: Planning Department
From: Justin Femtite, P.E., City Engineer
Date: 12-8-2015
Subject: Site Plan Review Meeting — December 7, 2015
The department listed above has reviewed the application(s) listed below and has the following
comments:
Case # CU 15-23, V 15-15 — Elk River School District #728
1 • The identified truck turning movements interfere with proposed parking spaces. This is
not adequate.
2• When discussing the project with the architect prior to this submittal, we spoke of the
need to show an interim parking plan that will be used until the full "west lot" is
reconfigured (now indicated to be 2017). This shall include restriping of displaced
parking stalls in closer proximity to the ice arena. Maintaining the existing conditions
and layout for parking in the "west lot" is not sufficient.
3. At various planning meetings we have indicated the entrance of the access road, which
goes between the proposed addition and the ice arena, should be reconfigured. It is hard
to understand why the curbs are being put in only to require two sharp 90 degree
movements. It is further difficult to understand how this new configuration might then
tie into a final layout for the "west lot" in 2017. This should be revised to provide better
flow and be set up to maximize parking and operational flow of the "west ice,.
4• We have had some discussions with your traffic engineer but have yet to receive a final
report showing what will happen to traffic flow resulting from the disconnection of the
existing north lane around the school. Preliminary discussions included the possible
need to add a left turn signal to the traffic signal system on School Street for eastbound
to northbound movements into the lot. If this is still the case, the project submittal
should reflect making this improvement.
Memorandum
ver
To: Planning Department
From: Brandon Wisner, Stormwater Coordinator
Date: December 8, 2015
Subject: Site Plan Review Meeting— December 7, 2015
The department listed above has reviewed the application(s) listed below and has the following
comments:
Case # CU 15-23, V 15-15 — Elk River School District #728
1 As noted in the August 7`h, 2015 Site Plan Review:
1. In accordance with city Ordinance Section 78-504. Redevelopment projects, on sites without
restrictions that create new impervious surfaces shall capture and retain on site 1.1 inches of
runoff from the new impervious surface and show a net pollutant reduction for any
reconstructed impervious surfaces.
quality report is also needed. A maintenance schedule for
2. If disturbance is one acre or more, an issued NPDES permit is required. A MIDS water
long term maintenance is required
for permanent BMPs. Inlet protection and sediment perimeter control is needed down
gradient of proposed construction.
Also,
1. This site is within 1 mile of an impaired waterbody so stabilization needs to occur in 7 days
for areas that are not being actively worked.
ZT-. L - .-- - ...
Memorandum
ver
To: Planning Department
From: Cliff Anderson, Fire Marshal
Date: 12/7/15
Subject: Site Plan Review Meeting —December 7, 2015
The department listed above has reviewed the applications) listed below and has the following
comments:
Case # CU 15-23, V 15-15 — Elk River School District #728
1. Fire Lane issues have not been satisfied as of yet for the drive lane on the west side of
new structure. (turning radiuses)
2• The east side parking area is a dead end over 150ft and needs a area for emergency
vehicles to turn around, in accordance with MN State Fire Code Section 503.2.5
Case # LU 15-15, CU 15-24 - ERX
1 • No concerns or issues with the application as proposed.
Case # SP 15-16 — Black & Veatch/AT & T
1 . No concerns or issues with the application as proposed.
Case # SP 15-15 -, ERMU Water Treatment Plan Expansion
1 • No concerns or issues with the application as proposed.
Case # SP 15-14 — American Messaging
1 • No concerns or issues with the application as proposed.
Case # V 15-09 - Ron Dargis Roadway Vacation
1 • No concerns or issues with the application as proposed.
Memorandum
To: Planning Department
From: Elk River Police Department
Date: 12/07/2015
Subject: Site Plan Review Meeting _ December 7, 2015
The department listed above has reviewed the application(s) listed below and has the following
comments:
Case # CU 15-23, V 15-15 — Elk River School District #728
1 • I have concerns about the access to the parking lot north of the new addition. It will likely
have a high level of pedestrian traffic. What are the site lines like for drivers going through that
area? Will we be able to get larger fire vehicles into and out of that area? Where are the fire lanes?
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