Loading...
5.2. PCSR 01-23-2024Request for Action To Item Number Planning Commission 5.2 Agenda Section Meeting Date Prepared by Public Hearings January 23, 2024 Zack Carlton, Community Development Director Item Description Reviewed by Spectrum High School, 17796 Industrial Blvd. NW Chris Leeseberg, Senior Planner  Zone Change from I-1 and BP to PUD, Case No. Reviewed by ZC 23-08  Conditional Use Permit for a Planned Unit Development (PUD), Case No. CU 23-24 Action Requested Recommend, by motion, approval of the proposed zone change from I-1 and BP to Planned Unit Development (PUD), with the following conditions: 1. City Council approval of the preliminary and final plat of Elk River SBC Addition. 2. The plat must be recorded prior to recording the zone change. 3. A PUD agreement shall be approved by the City Council prior to recording the Zone Change. Recommend, by motion, approval of the Conditional Use Permit, establishing a PUD, with the following conditions to satisfy the standards set forth in Section 30-654: 1. Capacity of the school, combination of all three facilities (17796 Industrial Circle, 11044 Industrial Circle, and 17823 Industrial Circle) within the industrial park, shall not exceed 1,000 students. 2. No school related parking shall be permitted on the adjacent public street. 3. Due to the industrial nature of the neighborhood, the school recognizes that noise, odors, truck traffic, and other undesirable effects may be present. 4. The City Council shall approve a PUD agreement prior to releasing any building permits within the district. 5. The city may require parking and traffic analysis for any future improvements within the district to ensure compatibility with surrounding uses. Background/Discussion The applicant, Spectrum Schools, has requested approval of a zone change and CUP to create a Planned Unit Development (PUD) district to support additional development of their facilities. Spectrum schools received their last city approval in 2017, which permitted construction of the middle school building at 17823 Industrial Circle. 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 After that approval, the City Council directed staff to remove educational uses as an allowed use in the Business Park zoning district, and all three Spectrum Facilities along Industrial Circle have been considered legal non- conforming uses since that change. The school has continued to operate under the legal non-conforming status, but has recently been reviewing possible changes to their middle and high school buildings to support their academic and sports programming. The request does not include an increase in the number of students (1,000 students in grades 6 to 12), which was permitted with their last approval in 2017. Their proposal to establish a PUD would only support the construction th of additional facilities on the current middle and high school properties. The 6 grade building, which is part of a larger industrial condo building, would not be included in the PUD district and would continue to operate as a legal non-conforming use. Approval of the PUD district will provide spectrum with an opportunity to grow within the current property boundaries of the middle school building (17823 Industrial Circle), and a proposed new lot for the high school building, to be created with the plat of Elk River SBC Addition. Once the PUD has been approved and recorded, future building or site additions, not supporting additional students, will require an administrative site plan review and a building permit. PUD Concept Plans The current PUD concept plans include an addition of an approximately 36,000 SF field house and a 13,000 SF classroom addition to the middle school building, remodeling of the existing high school gymnasium, a recreation field and parking expansion west of the high school, and a maintenance and storage garage. The submitted concept plans show a general layout and location of the uses, but the final plans may differ from these concepts and will require subsequent review and approval by city staff. Building materials, design choices, parking standards, and setbacks must match the requirements of the Business Park district to ensure continuity with the surrounding industrial properties. Staff reserve the right to require parking and traffic analysis for any future additions to verify traffic from the school will not detrimentally impact the operation of the surrounding industrial uses. Applicable Regulations Zone Change In reviewing a proposed amendment, consideration shall be given to existing conditions within the area directly and indirectly affected by the proposal, the conservation of property values, the use to which the property affected is being devoted at the time, and relevant provisions, if any, in the land use plan. The current middle and high school parcels are zoned BP (Business Park). The outlot west of the high school parcel, a portion of which is included in the proposed plat of Elk River SBC Addition is zoned I-1 (Light Industrial). The requested rezoning includes the existing middle school parcel and the proposed high school parcel. The rezoning to PUD must occur after approval of the Elk River SBC Addition plat. The proposed uses on these parcels would not change, but the request supports expansion of existing use on the same sites they currently have approval to operate. The student count will not change, and the overall impact to the surrounding parcels will be minimal. Conditional Use Permit/PUD City ordinances outline the process for reviewing a proposed PUD project and include a series of standards that the proposal should be evaluated against. Sec 30-1564 outlines these standards as follows: 1. Land will be zoned into the PUD zoning district only upon approval of a concept plan for the PUD, pursuant to the procedure set forth in this section. A PUD will be authorized on land in a PUD zoning district only upon issuance of a conditional use permit, pursuant to the procedure set forth in this section. The applicant has submitted PUD concept plans as part of their application package. The plans include a variety of building and site improvements to support the existing educational use, including an approximately 36,000 SF field house and a 13,000 SF classroom addition to the middle school building, remodeling of the existing high school gymnasium, a recreation field and parking expansion west of the high school, and a maintenance and storage garage. 2. The uses allowed in a PUD shall be limited to land uses consistent with the city's comprehensive plan and land use map, and to those uses identified in the concept plan for the PUD zoning district and the conditional use permit for the PUD. The Comprehensive Plan guides the existing middle school parcel (75-00659-0210) and high school parcel (75-00659-0115) for public/semi-public uses. This land use category supports educational uses and all uses within the district support an existing educational use. 3. The area of land to be included in a PUD shall be in uniform control of the applicant. The applicant owns all of the parcels included within the requested PUD district. 4. A PUD shall be designed to form a desirable unified environment within its proposed boundaries, including uniform design elements, landscaping, lighting and signage. Proposed improvements within the district will support the existing educational uses on the parcels. Building additions within the district will be required to follow the Business Park design standards to ensure uniformity with the existing buildings that have been designed under those standards as well as consistency with the surrounding industrial uses. 5. A PUD shall not cause undesirable impacts on adjacent lands and land uses. In particular, uses on the PUD perimeter shall be compatible with adjacent uses outside the PUD. Spectrum has operated on both parcels since their last approval in 2017. The PUD would permit expansion of the buildings but would not substantially change the characteristics of the use. The operation of the school has generally been compatible with adjacent land uses. The proposed uses are compatible with adjacent uses outside of the PUD. 6. A PUD shall be served by adequate transportation, water, sanitary sewer and drainage systems. The project area will be served by public services and detailed plans will be reviewed with each phase of the project. The PUD agreement will require all future improvements to receive administrative site plan and building permit approval to ensure state and local standards are met. 7. A PUD shall not adversely affect existing or proposed parks, schools, streets or other public facilities. The PUD will support an existing school operation and allow the school to better support their students. The use has existed on these sites for several years, and the PUD will not adversely affect existing or proposed public facilities. 8. The council may establish varied and reasonable lot area, frontage, side yard, and setback requirements for a PUD and may authorize a density which it determines to be appropriate under the circumstances. Any permitted density shall be consistent with the city's comprehensive plan and not adversely affect the public health, safety and welfare. Approval of a PUD agreement, outlining the performance standards and approval process for the current project and future development within the concept plan, is included as a condition of approval. The review and approval of that agreement will take place during a following meeting. 9. More than one principal building may be constructed on a lot within a PUD if authorized by the council. Unless otherwise permitted by the council, a PUD shall comply with the schedules of dimensional regulations set forth in this article, except that individual lots shall have no less than 80 percent of the minimum area for similar uses. The project does not conflict with standards described in city code. Financial Impact None Mission/Policy/Goal  Meet changing needs - Agile  Support the educational goals of the community  Ethical, efficient, and responsible Attachments  Location Map  Applicant’s Narrative  Site Plans y w, X Spectrum High School Zone Change &Conditional Use Permit Industrial Circle 0 �� J C ,wit 3 1.AWl J 4 a I im IW Case No: ZC 23-08 CU 23-24 a V� ver i :O Page 2 of 5 ZONING CHANGE APPLICATION Description of Project Narrative Type written narrative explaining your request in detail should include, but not limited to, all the following applicable information: • Detailed description/scope of project. What is being proposed? Project proposed includes an addition of an approx. 36,000 s.f. fieldhouse first floor (plus approx. 24,000 s.f. second floor) and remodeling of the existing 9,585 s.f. high school gymnasium into an auditorium/performing arts center. • What are the reasons/purposes for the proposed Zone Change? Spectrum High School received their last approval in 2017 authorizing the operation of the 7th/8th grade center, an educational use in a Business Park district. Shortly after, the City Council adopted an ordinance amendment removing institutional uses – education- from Business Park Districts. This change caused reclassification of Spectrum High school’s education use to a “legal non-conforming use”. This restricted Spectrum High School from further expansion into the Business Park district, while allowing the school to continue operating in the same capacity for which it had been approved in its current locations. Changing only Spectrum High School’s parcels to a PUD avoids having to restore education use in a Business park. The purpose is to more closely align the zoning of the multiple properties to the approved and current use of the properties for educational use. This will allow current and future projects to be completed within the accepted zoning use instead of the current industrial park. • What has changed to warrant the Zone Change? How is the request consistent with City of Elk River Comprehensive Plan? The zoning change allows current and future projects to be completed within the accepted zoning use instead of the ordinance controlling use within the current industrial park. The zoning change allows the City of Elk River Planning Department and City Council to continue its intent to disallow educational use within the business park (non-PUD sites) while also working with Spectrum High School to fulfill the intended goal numbers on property already owned by the school/building company. How compatible is it with surrounding properties? Spectrum High School has existed at this location since 2011. They have expanded at two adjacent sites; the 6th grade center in 2014 and the 7th and 8th Grade in 2018. The school has done everything within their control to reduce any neighborhood concerns such as traffic, bus routes, drop off and pick up procedures, and parking lot expansion. These measures have greatly reduced impact on other business functions. Spectrum reports positive relationships with neighboring businesses. • What are the benefits to the City? Rezoning Spectrum properties from the current Industrial Park to a PUD takes away the precedent allowing educational use in an industrial park. The city limits the growth of the school (currently located in the business park) to these PUD properties and is able to anticipate future expectations. Page 3 of 5 CONDITIONAL USE PERMIT APPLICATION Application Requirements Each of following applicable requirements (unless waived by staff) shall be submitted: Application Fee Full legal description of the subject property in an editable Word format • See attached narrative A typewritten narrative (see Description of Project Narrative) • See attached narrative Site, Utility, Grading/Drainage Plan • At time of design and permitting these will be addressed. Landscape Plan completed by registered landscape architect • At time of design and permitting these will be addressed. Drainage Calculations o The grading/drainage plan must be reflective of the final plan, including any revisions required by the Technical Evaluation Panel, if appropriate. • At time of design and permitting these will be addressed. Building Elevations, including one (1) color rendering o For townhome projects, calculations of material by elevation must be included. • Provided for only current proposed building addition. Floor Plans • Provided for only current proposed building addition. Wetland Delineation (if wetlands are present) • Does not apply Wetland Mitigation Plan (if wetlands are impacted) o The wetland delineation and mitigation must be reviewed by the Technical Evaluation Panel and revisions made prior to review by the Planning Commission. • Does not apply EAW/EIS Requirements o The EAW/EIS process must be in concert with any application process. The Planning Commission must comment on an EAW/EIS along with an application. • At time of design and permitting, these will be addressed. Page 4 of 5 Description of Project Narrative Detailed description/scope of project. What is being proposed? Project proposed includes an addition of an approx. 36,000 s.f. fieldhouse first floor (plus approx. 24,000 s.f. second floor) and remodeling of the existing 9,585 s.f. high school gymnasium into an auditorium/performing arts center. How is the request consistent with City of Elk River Comprehensive Plan? The zoning change allows current and future projects to be completed within the accepted zoning use instead of the ordinance controlling use within the current industrial park. The zoning change allows the City of Elk River Planning Department and City Council to continue the intent to disallow educational use within the business park (non-PUD sites) while also working with Spectrum High School to fulfill the intended goal numbers on property already owned by the school/building company. Hours of Operation 7:00 a.m.- 3:30 p.m. Number of Employees Staff - 103 full-time and 90 part-time Students – approximately 1,000 at full capacity Number of parking stalls High School - Existing: 264 Sixth Grade (condominium) Existing: 65 7/8 Grade Center Existing: 57 Donated property -Physical education field (future) 100-113 parking potential Is there proposed screening of the site? No Proposed building materials How do they comply with applicable design standards? • Materials to be matching Precast Panels to existing building(s) • Materials comply with applicable design standards and are the most compatible with the existing building architecture being added onto. Design and construction is consistent with other building in the immediate area. Signage – (at time of installation, a separate permit is required for each sign) How many? Unknown at this time. A separate design and permit process will be followed if signage added. Proposed sizes? Unknown at this time. A separate design and permit process will be followed if signage added. Locations? Unknown at this time. A separate design and permit process will be followed if signage added What type? Unknown at this time. A separate design and permit process will be followed if signage added. Is there outdoor storage? What is being stored? • Outdoor trash and storage exists from prior projects. No change is proposed – no change in use or population? Page 5 of 5 • The future High School addition includes maintenance storage and garage to be located in the current trash area. Space would be provided in the layout of the storage addition to accommodate trash. A separate design and permit process will be followed if this future addition occurs. How much? Existing meets schools needs and current city requirements– no changes proposed. Proposed screening? Existing meets current city requirements– no changes proposed. FG202300-01 SPECTRUM HIGH SCHOOL 17823 Industrial Circle NE Elk River, Minnesota 55330A2.0FIRST FLOOR - OPTION L 7TH AND 8TH GRADE CENTER 2.03.0BCDEF2BLOCK 2INDUSTRIAL CIRCLE4.0AC.71.00.90.1G202300-01 SPECTRUM HIGH SCHOOL 17823 Industrial Circle NE Elk River, Minnesota 55330 OVERALL SITEA1.07TH AND 8TH GRADE CENTER G202300-01 SPECTRUM HIGH SCHOOL 17823 Industrial Circle NE Elk River, Minnesota 55330A2.1SECOND FLOOR 7TH AND 8TH GRADE CENTER HIGH SCHOOL SECOND FLOOR WESTA2.1201700-01 SPECTRUM HIGH SCHOOL 17823 Industrial Circle NE Elk River, Minnesota 55330 201700-01 SPECTRUM HIGH SCHOOL 17823 Industrial Circle NE Elk River, Minnesota 55330 A2.0HIGH SCHOOL SECOND FLOOR WEST 202300-01 SPECTRUM HIGH SCHOOL 17823 Industrial Circle NE Elk River, Minnesota 55330 EXTERIOR ELEVATIONS A5.0 UPA Easement per Document No. 418029ONLYONLYONLYONLY150250 BLOCH ENGINEERING, PLLCblochengineering.com32210 XEON ST NWCAMBRIDGE, MN 55008krystle@blochengineering.comNCHBLENGINEERINGOVERALL SITE PLAN