7.3. SR 01-04-2016Template Updated 4/14
Request for Action
To
Mayor and City Council
Item Number
7.3
Agenda Section
Public Hearings
Meeting Date
January 4, 2016
Prepared by
Chris Leeseberg, Senior Planner
Item Description
Elk River ISD #728 Conditional Use Permit to
Allow Expansion of an Institutional Use at 900
School St. NW
Reviewed by
Zack Carlton, Planning Manager
Reviewed by
Cal Portner, City Administrator
Action Requested
Approve, by motion, 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’s memo dated December 8, 2015, shall be
addressed.
9. A Wetland Conservation Act Exemption application shall be submitted to the city.
10. The east side parking area drive lane shall provide an area for emergency vehicles to turn around,
in accordance with MN State Fire Code Section 503.2.5.
11. The entire turnaround fire lane east of the addition shall be striped and the perimeter signed as
required by the Fire Department.
Background/Discussion
Case No. 15-23
The applicant is seeking approval of a Conditional Use Permit (CUP) to allow expansion of an
Institutional Use. The project includes a two-station gymnasium and 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.
N:\Public Bodies\Agenda Packets\01-04-2016\Final\x7.3 sr School Addition.docx
Planning Commission meeting summary
The Board of Adjustments approved the necessary wetland setback variances for this project. During
that meeting, two residents questioned the impact the building would have on the wetland. Staff
indicated to the commission that engineering, environmental, and stormwater staff reviewed the project
and addressed concerns with conditions for approval.
The Planning Commission question how the parking area north of the proposed addition would be
accessed. Staff clarified the site plan changes that accommodate access.
No one spoke for or against the request and the Planning Commission unanimously recommended
approval.
Financial Impact
None
Attachments
Planning Commission Memo dated December 22, 2015
0
Elkt
River
Request for Action
To Item Number
Planning Commission 4.1
Agenda Section Meeting DateI 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 by728foraConditionalUsePermittoallow
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 ofsurrounding vacant property.
There is no vacant property in the area to impede.
4. Will be served adequately by and null not adversely affect essential publicfacilities and seances including streets,
police andfireprotection, 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 ofexcessive 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 historicfeaturr ofmajor importance.
The project will not result in the destruction, loss or damage of a natural, scenic or historic
feature of major importance.
7. Willfully comply with all other requirements of this Code, including any applicable requirements and standards
for the issuance ofa 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
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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 ReviewapplicationrequirementsfortheElkRiverHighSchoolAdditionsandRenovationsproject.
Scope of Work: The above mentioned project includes a two (2) station gymnasium addition plus weight room additiontobebuilttothenorthoftheexistingbuildingandtotheeastoftheexistingdetachedicearena. Primary exteriorbuildingmaterialswillconsistofprecastconcretewallpanel, exterior brick veneer, integrated translucent wall panelclerestoriesontheeastandwestelevationsandexterioraluminumstorefrontsatthemainentrancesandexits. Thisfacilitywilladdressphysicaleducation, academic and athletic needs district wide.
Additionally, the scope of work includes major renovations to portions of the existing interior building. The primarypurposeoftherenovationistorelocatetheexistingmainofficesuitetothefrontofthebuildingnearthemainentrance. The current main office is near the center of the building and does not provide a level of security or functionalityconsistentwithDistrictstandardpractices. The main office relocation will displace two (2) business educationclassrooms, one (1) marketing classroom and the school store. These spaces will be relocated to the current main officelocation. The existing special education department will also be reconfigured to better facilitate District special educationteachingpractices.
All associated site reconfiguration due to building additions are included in the drawings portion of the Site Plan Reviewsubmittal. 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 followingcomments:
Case # CU 15-23, V 15_15 — Elk River School District #7281.
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 concernsworkproposedappearstomeettheDeMinimisExemptionoflessthan2,500 ft' of impacted wetland. 3.
The structure will be within the 25 -foot Wetland Buffer Strip which is to maintainnaturalvegetationandreducerunoff. Staff would suggest a permeable sidewalk along thewetlandsidetodecreaserunoffandencourageinfiltration. 4•
The project will require a variance from the Wetland Buffer Strip and Wetland BufferStripSetback.
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 followingcomments:
Case # CU 15-23, V 15-15 — Elk River School District #7281 • The identified truck turning movements interfere with proposed parking spaces. This isnotadequate.
2• When discussing the project with the architect prior to this submittal, we spoke of theneedtoshowaninterimparkingplanthatwillbeuseduntilthefull "west lot" isreconfigured (now indicated to be 2017). This shall include restriping of displacedparkingstallsincloserproximitytotheicearena. Maintaining the existing conditionsandlayoutforparkinginthe "west lot" is not sufficient. 3. At various planning meetings we have indicated the entrance of the access road, whichgoesbetweentheproposedadditionandtheicearena, should be reconfigured. It is hardtounderstandwhythecurbsarebeingputinonlytorequiretwosharp90degreemovements. It is further difficult to understand how this new configuration might thentieintoafinallayoutforthe "west lot" in 2017. This should be revised to provide betterflowandbesetuptomaximizeparkingandoperationalflowofthe "west ice,. 4• We have had some discussions with your traffic engineer but have yet to receive a finalreportshowingwhatwillhappentotrafficflowresultingfromthedisconnectionoftheexistingnorthlanearoundtheschool. Preliminary discussions included the possibleneedtoaddaleftturnsignaltothetrafficsignalsystemonSchoolStreetforeastboundtonorthboundmovementsintothelot. If this is still the case, the project submittalshouldreflectmakingthisimprovement.
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 followingcomments:
Case # CU 15-23, V 15-15 — Elk River School District #7281AsnotedintheAugust7`h, 2015 Site Plan Review:
1. In accordance with city Ordinance Section 78-504. Redevelopment projects, on sites withoutrestrictionsthatcreatenewimpervioussurfacesshallcaptureandretainonsite1.1 inches ofrunofffromthenewimpervioussurfaceandshowanetpollutantreductionforanyreconstructedimpervioussurfaces.
quality report is also needed. A maintenance schedule for2. If disturbance is one acre or more, an issued NPDES permit is required. A MIDS water
long term maintenance is requiredforpermanentBMPs. Inlet protection and sediment perimeter control is needed downgradientofproposedconstruction. Also,
1. This site is within 1 mile of an impaired waterbody so stabilization needs to occur in 7 daysforareasthatarenotbeingactivelyworked. 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 followingcomments:
Case # CU 15-23, V 15-15 — Elk River School District #7281.
Fire Lane issues have not been satisfied as of yet for the drive lane on the west side ofnewstructure. (turning radiuses) 2•
The east side parking area is a dead end over 150ft and needs a area for emergencyvehiclestoturnaround, 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 & T1 . No concerns or issues with the application as proposed.
Case # SP 15-15 -, ERMU Water Treatment Plan Expansion1 • No concerns or issues with the application as proposed.
Case # SP 15-14 — American Messaging1 • No concerns or issues with the application as proposed.
Case # V 15-09 - Ron Dargis Roadway Vacation1 • 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 followingcomments:
Case # CU 15-23, V 15-15 — Elk River School District #7281 •
I have concerns about the access to the parking lot north of the new addition. It will likelyhaveahighlevelofpedestriantraffic. What are the site lines like for drivers going through thatarea? Will we be able to get larger fire vehicles into and out of that area? Where are the fire lanes?
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■ Institutional Use — CUP required
■ 24,500 sqft addition
■ Two gyms and weight room
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■ Biggest concern with this project
■ Circulation around north side will be eliminated
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Transportation
■ East side parking area
■ Dead end over 150 feet in length
■ Needs emergency vehicle turn around
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■ 8 stalls lost on south side
■ Res trip ing 90 stalls
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—� ELK RIVER HIGH SCHOOL
ADDITION AND
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Applicable Regulations
■ It appears all seven regulations are met
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Wetlands
■ BOA approved wetland setback variances
■ Engineering, environmental, and stormwater staff
reviewed the project and addressed concerns with
conditions for approval
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Planning Commission
■ Parking area to the north accessed?
■ No one spoke for or against the request
■ PC unanimously recommended approval
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Action Requested
■ Approve, by motion, the CUP with the conditions
outlined in the memo
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