5.3.C. SR 05-14-2007
REQUEST FOR ACTION
To
Ci Council
Agenda Section
Worksession
Item Description
Request for Land Use Amendment Concept Review: Spectrutn
High School
Meeting Date
Ma 14,2007
Item Number
5.3.C.
Prepared by
erem Barnhart, AICP
Reviewed by
Sheila Cartne ,Senior Planner
Reviewed by
Action Requested
Direction on potential land use application for the "Foster" property, on County Road 12.
Background/Discussion
The City has received a land use application for an Interim Use Permit (IUP) and lot split from Rick
Foster to subdivide a portion of his property on County Road 12; creating a lot for the future
development of Spectrutn High School which has outgrown its site within the Boys and Girls Club in Elk
Rivet and is in need of more permanent housing. Spectrum High School plans to use modular, temporary
buildings to continue to build their enrollinent, in preparation of being able to bond funds for building a
permanent high school in about three years.
Because Spectrum has outgrown its Boy and Girls Club site in only one year, the School is under a tight
titnehne for finding an alternative location. Planning Commission and City Council review of the IUP and
lot split is scheduled for June. Staff and Spectrum felt it beneficial for the City Council to review the
application before June, to allow the development teams to address any red flag issues observed by staff
and the Council. In essence, if there is a fatal flaw in the proposed location, this would allow Spectrum
School to find an alternative site.
Financial Impact
None
Attachments
.
Project Narrative
Preliminary Layouts
.
Overview/ Analysis
The City Council (CC) is asked to identify concerns with the proposed location and layout of Spectrum
High School on the Foster property.
It is important to note that this is not a formal request to amend the land use plan, and the CC is not
obligated to approve a formal application once received. The concept review is beneficial for the City
Council (to be aware of major developments being contemplated and provide initial feedback), staff (to
understand CC concerns, and desires with the project), and the applicant (to get an understanding of the
major issues observed by staff and the City Council). Following input regarding the concept plans, staff
will work with the High School towards development of a proposal that meets Council's stated and
published goals.
C:\Documents and Setting<\jmiller\Loc~l Scttings\Tcmporary Internet Piles\OLK3E\Spectrum cuncept stAff ,-cport 5.14...)7 (2).dnc
The Proposal
The proposal includes plans for a 10,000 square foot modular building located on the western portion of
a new lot created from the Foster Property on County Road 12, north ofI<J.iever Lake Fields. The
modular building would be located NW of the building pad for the future High School building,
anticipated to be constructed in 2010. Bituminous parking proposed west of the school will be used for
future bus parking for the permanent school. Athletic fields would be located east of the school
buildings.
Access to the site will come from County Road 12. In a preliminary review, staff is suggesting that a
temporary access be constructed "in line" with the parking lot, and the future, permanent access would
be located to line up with Johnson Street, to the west of the site. This will require Spectrum High School
to acquire additional property. It was also suggested that turn lanes of some configuration should be
developed for this intersection, due to the existing traffic levels on County Road 12.
The project would be served by City water and sewer. Staff continues to review the proposal with regard
to impacts on area wetlands and the adjacent floodplain. A preliminary review indicates that no wedands
or floodplain will be impacted with construction of the temporary modular building, but may experience
some impact as part of the permanent building.
The modular units would be anchored to the ground consistent with the building code. All other aspects
of the building code, including access and egress are anticipated being met.
The Fire Department has some concern regarding a place of refuge for occupants during severe weather
events. In other situations where temporary modular units were utilized, they have been adjacent to
permanent buildings, where, in the event of severe weather, an occupant could go. In this proposal, there
is no permanent building for this type of refuge. Staff is reviewing options for the applicant's
consideration.
Staff continues to work with the applicant on addressing these and other concerns.
Recommendation
Staff is requesting direction and identification of concerns and issues as the applicant continues the
formal development review process.
Respectfully Submitted
~~
Jeremy Barnhart
Planning Manager
Action
Motion by_
Second by _
Vote
Follow Up
C\Document> and Serrings\jrniller\Local Settings\ Temporary Internet Files\OLKJE\Spcctr\lm concept ~taff report 5-14-07 (2).dac
RIVERSIDE
FILE COPY
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Riverside Development Company
Pioneer Investments, LtC
LC Development, LtC
Phoenix Enterpris 5, LtC
s, LtC
Franklin Development Inc.
April 30, 2007
City of Elk River - Planning Department
13065 Orono Parkway
Elk River, MN 55330
RE: Spectrum High School - Project Narrative
Elk River's Spectrum High School received its Charter in 2006 and opened the doors
last fall- operating out of the Boys and Girls Club of Elk River. In the first year, the
Charter High School has outgrown its present facility. It is the intention of the
Spectrum School Board members to relocate the High School within the City of Elk
River. They are interested in building a permanent facility East of Highway 169 on
C.S.A.H. No. 12 (North side of Main St.) - between Johnson Street and Fillmore
Street. Detailed site maps have been supplied.
Spectrum Charter High School operates like any other educational facility. Hours of
operation are typically 8:00 am to 3:00pm - with some extra curricular activity traffic.
The anticipated enrollment for the 2007-2008 school year is 120-150 students. It is
estimated that 25% of the enrolled students would be drivers - along with 25 staff
members. The maximum enrollment is projected at 500 students for grades 8-12. An
estimate of 50 staff members will be needed to accommodate the projected enrollment.
The Preliminary Site Plan demonstrates meeting parking requirement for the interim as
well as the permanent use. The educational use of this property staggers the traffic
patterns and may relieve some peak traffic-flow time periods.
The Preliminary Site Plan demonstrates how well the school preserves the natural
features of this parcel. The property is environmentally very sensitive. The proposed
school and parking area is located closer to C.S.A.H No. 12 - away from Trott Brook.
All construction is proposed outside of the current Flood Plain with no wetland
mitigation needed and minimal tree impact. The natural setting of the proposed school
lends itself to Spectrum High School's strong math and science curriculum.
A soils report prepared by ITT dated June 16, 2000 suggests typical construction
practices with spread footings for building foundations and a R-30 pavement section
(1.5/2/10-7 ton and 1.5/3/12-9 ton). The subsurface water table was observed between
5 and 8 feet. The school can be serviced with city sewer and water. Also, small utilities
such as Qwest, ERMU, Centerpoint Energy and Northstar Access can provide service
to the High School. DATE RECEIVED
z(-2&-tr7
19230 Evans Street NW. Suite 115. Elk River, MN 55330
Phone: 763-241-1801. Fax: 763-241-1399
RIVERSIDE
COMPANIES
..... ..... TT ,..',..'.-T'T'VT
.......................................................
Riverside Development Company
Pioneer Investments, LtC
LC Development, LtC
Phoenix Enterprises, LtC
CM Points Holdings, LLC
Franklin Development Inc.
Spectrum High School needs to operate on the proposed site in a temporary Modular
facility. When the enrollment reaches 285 students, bonding can be applied for and
construction of the permanent facility can commence. It is anticipated that this
enrollment number can be achieved in a short period of time. There is a great need in
the area - as demonstrated by the waiting list at PACT Charter School in Ramsey,
Minnesota. The modular building is placed on a concrete block foundation and is
recognized by the State of Minnesota as a permanent structure. The exterior of these
temporary buildings can be very attractive (See sample Architect Plan). Landscaping
can be incorporated as screening (See sample Landscape Plan). The modular
classrooms must comply with all local and state building codes.
It is the hope of Riverside Companies and Spectrum High School that the City of Elk
River will work with us to make this dream a reality. Please contact me with any
questions or if additional information is needed. Thank you.
Sincerely,
Edward . oungquist
Riverside Companies
19230 Evans Street NW. Suite 115. Elk River, MN 55330
Phone: 763-241-1801 @ Fax: 763-241-1399
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