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4.6. PCSR 06-27-2023Request for Action To Item Number Planning Commission 4.6 Agenda Section Meeting Date Prepared by Public Hearings June 27, 2023 Chris Leeseberg, Senior Planner Item Description Reviewed by ISD 728, 1170 Main St. NW Zack Carlton, Community Development Director  Conditional Use Permit for a Building Addition Reviewed by for Educational Use, Case No. CU 23-15 Action Requested Recommend, by motion, approval of the Conditional Use Permit with the following conditions to satisfy the standards set forth in Section 30- 654: 1. The front yard setback variance (V 23-05) shall be approved and recorded prior to the building permit being issued. Background/Discussion The property is zoned R1-c (Single Family Residential) where Educational Uses require a Conditional Use Permit (CUP). The applicant is seeking a CUP to construct a 300 sq. ft. secure entry to the early childhood setting at the Handke Center. To construct the addition, the property needs to be granted a variance. The applicant is also applying for a front yard setback variance (V 23- 05) allowing the addition to be 4.3 feet from the front property line, matching the existing structure. The proposed project includes minor site improvements, major interior renovations, and a small addition. The small addition (~300 sq. ft.) is required to provide a secure point of entry to the early childhood setting and will also include a single user toilet room. Additionally, an egress only ramp is being proposed for a second point of egress that does not discharge students directly toward Main Street. The proposed building finish materials are primarily brick to match existing/adjacent colors and patterns. New precast concrete sills and aluminum storefronts will match those of the existing building. New coping will match that of the existing building. Applicable Regulations In approving a Conditional Use Permit, the council may impose such specific conditions with regard to the development or operation of the proposed use as it considers necessary to satisfy the seven standards set forth in Section 30-654 and the requirements contained in this article and to promote compatibility with and minimize any potentially adverse effects upon adjacent properties, the neighborhood or the city. The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: The Elk River Vision A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community engagement that encourages and inspires prosperity. Updated: January 2023 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. The site has had educational uses for numerous decades and the proposed addition 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. Staff do not see a need to impose specific conditions to satisfy this standard. 2. Will be consistent with the comprehensive plan. The property is guided as public/semi-public and the category includes local government uses, municipal facilities, community service providers, schools, and places of worship and assembly such as City Hall, fire stations, churches, and Elk River’s public schools. Coordination with schools and service providers is key to ensure these essential facilities have capacity and/or are in areas that can support growth and development as it occurs. The use is consistent with the comprehensive plan. Staff do not see a need to impose specific conditions to satisfy this standard. 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. As there is no vacant land surrounding the subject parcel, the use will not impede the normal and orderly development and improvement of surrounding vacant property. Staff do not see a need to impose specific conditions to satisfy this standard. 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. The use 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. Staff do not see a need to impose specific conditions to satisfy this standard. 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. The early childhood setting 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. Staff do not see a need to impose specific conditions to satisfy this standard. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The subject area has been previously developed. The use will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. Staff do not see a need to impose specific conditions to satisfy this standard. 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. To 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, the front yard setback variance (V 23-05) shall be approved and recorded prior to the building permit being issued. 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 Mission/Policy/Goal  Responsibly grow  Meet changing needs - Agile Attachments  Location Map  Applicant’s Narrative  Site Plans  Architectural Exhibits V 23-05 Narrative/Variance answers The proposed project includes minor site improvements, major interior renovations, and a small addition. Interior renovations will include remodeling of classrooms, specialist settings, long-term facilities maintenance improvements (replacement of finishes, casework, doors/hardware, ceilings), and major mechanical and electrical system improvements. Mechanical system currently includes rooftop units and ductwork, which will be replaced with interior air handling units. Most single and multi-user toilet rooms that do not meet accessibility requirements are scheduled for remodeling. The small addition (approx. 300sf) is required to provide a secure point of entry to the early childhood setting at the Handke Center, and will also include a single user toilet room. Additionally, an egress-only ramp is being proposed for a second point of egress that does not discharge young student directly toward Main Street. Variance Information: 1) The variance is in harmony with the general purpose and intent of the ordinance. Confirmed. 2) The variance is consistent with the City of Elk River Comprehensive Plan (discuss with city staff if needed). Confirmed. 3) The petitioner proposes to use the property in a reasonable manner not permitted by the zoning ordinance The proposed use of the property will not be changed as a part of the project. The area of the building (the 1951 addition) at which the proposed addition would occur, will be changing from a shipping, receiving, and storing area, to an early childhood space for which the Owner would like secure access to be provided, similar to a secure entry vestibule to a school facility. Additionally, there is an existing exterior door that egresses directly onto the sidewalk on the north side of Main Street, which we are proposing to remove and infill. In place of this egress point, a new exterior door is proposed for the east side of the 1951 addition to extend the exterior point of egress slightly away from the sidewalk so as to prevent young students (3-5 year olds) from exiting directly toward Main Street. This new exterior door would be egress only and not used for access. 4) The plight of the petitioner is due to circumstances unique to the property not a consequence of the petitioner’s own action or inaction; and As noted above, the addition that is being proposed as part of this project will abut an existing addition that was construction in 1951. The addition itself is necessary to provide a secure sequence of entry outside of the existing building footprint, which would otherwise be too small to serve the desired function of an early childhood setting. Also as part of the addition, a toilet room is proposed for use by the young students. Including the toilet room as part of the addition works well with existing utilities and proposed improvements to the utilities, as well as not restricting the use of the general programmed space. 5) The variance, if granted, will not alter the essential character of the locality. Confirmed.