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5.5. PCSR 11-10-2008REQUEST FOR ACTION To Item Number Plannin Commission 5.5. Agenda Section Meeting Date Prepared by Planning Items November 10, 2008 Jeremy Barnhart, Planning Manager Item Description Reviewed by Request by Winkleman Building Corp. for Conditional Use Permit for Minnesota School of Business (MSB), Case No, CU Reviewed by 08-21 -Public Hearing Action Requested Staff supports a Planning Commission recommendation of approval of the Conditional tTse Permit request, as illustrated on drawings dated received on September 25, 2008, with the following conditions: 1. All comments of the Public Works Director memo dated October 10, 2008 shall be addressed. 2. As a Conditional Use Permit is not a Building Permit, the applicant shall acquire all required permits. 3. The development shall meet all applicable fire codes. The Fire Chief shall verify the location of all fire hydrants, and may require additional hydrants necessary to preserve the health and safety. 4. A wetland buffer of 25 feet applies to all wetlands and a structure setback of 20 feet from the buffer applies. 5. An easement shall be provided covering the shared drive off of 193`d Avenue, east of the building. 6. A letter of credit in the amount of $50,000 as security for the site improvements, including erosion control and landscaping. 7. The tree distribution should be, at minimum: 24 overstory, 12 ornamental and 11 evergreens. 8 The parking shall meet the minimum 10' parking setback ftom property lines. 9 All roof-mounted mechanical units shall be screened with a parapet wall ftom all public ways, including Highway 169 and 193' Avenue. Background/Discussion Minnesota School of Business (MSB) desires to occupy a 2-story office building currently under construction at the SE corner of 193`d and Highway 169, east of Evans Street. In October, the property was subdivided, creating a buildable lot from a previous outlot of Hillside Estates. An office building is a permitted use in the zoning district; the site plan for the building was approved administratively on October 13, subject to conditions outlined in a Staff comment letter on that date. Those conditions were incorporated into the conditions above. Case File: CU 08-21 Page 2 Financial Impact None Attachments • Location Map • Memo from Public Works Director dated October 10, 2008 • Memo from Planning Manager dated October 13, 2008 • Applicant's Narrative • Site Plan drawings dated September 25, 2008 • Floor plans dated September 25, 2008 • Architectural drawing dated September 25, 2008 General Information Wirildeman Building MSB A licant Winkleman Building Corp. 60 Day Rule The application has been deemed complete as of September 25, 2008. The City must take action by November 25, 2008 Re nested Action Conditional Use Permit approval Location and Size Approximately 3.4 acres south side of 193, east of Evans Street. Location Existing Use Land Use Plan Designation Current Zoning Subject Undeveloped Highway Business C-3 Property NOrth Coburn's Highway Business PUD shopping center SOUth Office Highway Business/ Open Space C-3/PUD East Undeveloped/ Highway Business PUD residential West Time Out Highway Business C-3 shopping Center/ gas station Overview MSB seeks Conditional Use Permit (CUP) approval to operate a school in an office building currently under construction. MSB would use the entire 30,000 square feet of office space. In the C-3 zoning district, afor-profit school is not expressly listed as a permitted or conditional use. However, the C-3 zoning district allows not-for-profit schools (defined as an institutional use) as a S:\PLANNING MAIN\Case Files\CUP\CU 08-21 Winkelman (MSB)\PC staff report i1-10-08.doc Case File: CU 08-21 Winkleman Bwlding Page 3 MSB conditional use Because of this, and based on the information presented by the applicant, Staff felt that the for-profit school is consistent with a school, or institutional use. With this determination, Staff felt CUP review was appropriate. Applicable Regulations Conditional Use Permit The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 7. T.Ylill 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 orgeneral welfare of the neighborhood or the ~y. 2. I-Ylill be consistent with the comprehensive plan. 3. II'~ill not impede the normal and orderly development and improvement of surrounding vacant property. 4. 1-Vill 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 interfe~nce with tra~ic on adjacent and neighboring public thoroughfares. 5. LVill not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffec, noise, smoke, fumes, glare, odors, dust or vibrations. 6. mill raot result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. 7. Dill 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. 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. In the review of the standards for CUP as outlined, it appears that the request is consistent with all of these standards. Analysis The analysis of the Conditional Use Permit seeks to observe criteria connected to the proposed school that has greater negative impact than a permitted office building. Issues raised during the plat, including traffic access onto residential streets and tree removal were addressed during the site plan review, and summarized below. MSB proposed to utilize the two story building for their school, using about 31,000 square feet. At maturity, the school would house 200 faculty and 750 students in classes 7 days a week. More detailed information may be found in the attached narrative. Comprehensive Plan The proposed development is consistent with the goals of the Comprehensive Plan, and the land uses described in the plan, last adopted in 2004. S:\PLANNING MAIN\Case Files\CUP\CU 08-21 Wirilelman (MSB)\PC staff report 11-10-O8.doc Case File: CU 08-21 Wirildeman Building Page 4 MSB Natural Resources Trees - As was noted during the lot split process, many trees would be removed as part of the grading and construction of the building. The removal of the trees is somewhat independent of the school, because they were removed as part of the permitted office building construction. However, recognizing the concerns raised by the residents, staff worked with the applicant to preserve as many trees as possible by altering the grading plan. The wetland buffer was preserved, consistent with City requirements. Wetlands - A wetland delineation was done, to verify impacts. No wetlands were impacted as part of the development. Parks Park dedication was satisfied as a cash donation as part of the platting process. Transportation Streets -Access to the site will be via 193`d and the extension of Evans Street, south of 193"~ Avenue. The direct access will require an easement from the owner of the adjacent outlot. PaYkin_g -The site plan shows 203 parking stalls, excluding bicycle and motorcycle parking. No on- street parking is proposed. The parking on the west side of the lot appears to encroach into the required 10-foot setback. Minor alterations appear necessary. Utilities Public utilities will be provided to the site. Water will loop through the site, to maintain adequate fire fighting resources and water quality. Grading/Drainage The site will be graded, and storm sewer installed to capture storm water falling on site, discharging into the detention basin located on the north side of 193`d Avenue. Landscaping Lot Trees -Based on the ordinance, the site requires 47 trees, broken down in the following manner: T e Re aired Pro osed Oversto 24 27 Ornamental 12 16 Ever een 11 4 The tree distribution will need to be altered to be consistent with the ordinance. Screening The roof mounted mechanical units should be screened by a parapet wall. S:\PLANNINU MAIN\Case Files\CUP\CU 08-21 Wiril~elman (MSB)\PC staff report 11-10-08.doc Case File: CU 08-21 Page 5 Recommendation Winlileman Building MSB Based on the review of the proposed school, it does not appear that the school will negatively impact the neighborhood over and above any perceived impacts consistent with permitted development, provided the conditions are accepted. S:\PLANNING MAIN\Case Files\CUP\CU 08-21 Winkelman (MSB)\PC staff report 11-10-O8.doc 93r A E a a n C c L ++++ ++ 193rd AUE + Q~ -~. ,~ O ,~~+ + O ~ + + ~ ~ + + SITE s , ~ E ~ I~ I z C o Y~I~ - E ~~' s ~ ~~F Q ~L ~ '- 1 ' w c~ 2 ~ ~ 1~ L~ w ~~ w ~ RK ~ ~ ~ PA E ~ 191 s ENT C ~ Private Drives ~ Location Map ~~ of N ~ El -~-~ "" Case Number: CU 08-21 MN SCHOOL OF BUSINESS River October 13, 2008 Winkleman Bldg Group Atrn: Keith Schupp 340 Hwy 10 S St Cloud, MN 56304 VIA EMAIL keiths @winkbuild. com Re: Site Plan review, Staff Comments Dear Mr. Schupp, At the Site Plan Review Committee meeting on October 8`'', 2008 staff reviewed your application and has the following comments: Timetable 1) This review covers both the site plan application (for the shell office building), and the conditional use permit application (for the use of the building as a school) The Conditional use Permit will be formally reviewed by the Planning Commission on November 11`h, and by the City Council on November 17`''. Please note that the approval of the shell building in no way implies approval of the conditional use permit for Minnesota School of Business. Building Inspections 2) I note that a building permit has been applied for. Please continue working with the building department to avoid unnecessary delays. Engineering 3) City Engineer Terry Maurer has developed comments; his memo is attached, dated October 10, 2008. Streets 4) The eastern drive appears to encroach over the property line. An easement will be necessary over this drive. Landscaping /Vegetation 5) a. The site plan shows some tree removal in the 25 foot "no touch buffer" adjacent to the wetland. This should be corrected. b. I note that 47 trees are provided, including 27 over story trees, 16 ornamental trees, and 4 evergreen trees. The tree distribution should be 24/8/7. Please adjust accordingly. Trails /sidewalks 6) A sidewalk should be provided to carry users of out lot A, through the subject property, to the public sidewalk system at the intersection of Evans and 193'x. At our meeting, we discussed running a sidewalk along the south side of the building. Fire Chief 7) Fire Chief s memo is attached. Setbacks 8) Please verify that the parking meets the minimum 10' parking setback. The parking drive on the east side should have an easement, to allow the sharing of this drive. Miscellaneous 9) During the public hearings held for the lot split, several concerns were raised regarding the loss of trees. I understand that MSB proposes the minimum amount of parking necessary for their school 10) Please show that the roof mounted mechanical units will be screened with a parapet wall from all public ways, including Hwy 169 and 193`d. It is helpful to generate a point by point response letter to these comments as part of your next submittal. That way, focus can be directed to comments that were not addressed and to those that required additional discussion, reducing time necessary fox staff review. The revised submittal should include two full size sets as well as one 11x17 reduced sets for staff review. A .pdf copy of all revised graphics are required to be submitted. Please do not hesitate to contact me should you have any questions, I can be reached at (763) 635-1034. Sincerely, ~~, Jeremy Barnhart Planning Manager, AICP of ver MEMORANDUM TO: Jeremy Barnhart, Planning Manager FROM: Terry Maurer, Public Works Director DATE: October 10, 2008 SUBJECT: Minnesota School of Business Site Plan File: 226-294P As requested, we have reviewed the revised site plans for the Minnesota School of Business to be located at the southeast corner of 193`d Avenue and Evans Street. Based upon our review, we would offer the following comments: Watermain to the site needs to be looped from the Evans Avenue stub over to the 193`d Avenue stub, with a hydrant placed near the southeast comer of the building in one of the concrete islands at that location. The watermain loop minus the service to the 193`d Avenue side of the building will be considered public, since it will have a hydrant on it and will be extended fizrther to service future buildings to the east. Therefore, it will need to be covered by a drainage and utility easement. The easement can be prepared after the watermain is constructed as a separate document. 2. We would suggest that sanitary sewer manhole no. 1 located on the main line to facilitate the service into the building could be eliminated from this location and placed on the east end of the 8-inch line. The service could be facilitated by simply placing an 8"x4" wye at the proper location. The service line to the building is over 100 feet; therefore, according to city ordinance it will need a cleanout. 3. The storm sewer outlet from the site is a 24-inch pipe placed under 193`d Avenue, outletting to the existing pond on the north side of the street. The storm drainage calculations have been reviewed and approved, however, the specific details of the traffic control plan will need to be approved prior to any construction in the street. 4. The driveway location onto 193rd Avenue has been reviewed and approved relative to full access movements, given the proposed city improvements to 193rd Avenue. If you have any questions regarding these comments, please contact me. S:\PLANNING MAIN\Case Files\SP\SP 08-12 Winkelman (MSB)\10 10 08 engrs comments.doc GLOBE UNIVERSITY ~~ ,~ MINNESOTA SCHOOL OF BUSINESS SUCCESSFUL FUTURES START HERE 8089 Globe Drive Woodbury, MN 5513 Minnesota School of Business is proposing a 31,200 square foot two story building for educational use. Minnesota School of Business has been offering educational programs since 1877. The school offers an expanded list of degrees. In addition to business management, business administration and accounting, the school offers training for students focused on careers as paralegals, IT professionals, video developers, veterinarian technicians, medical assistants and a wide variety of other professions. Programs are offered at a master's, bachelors, associate or diploma level degree. The building will compliment the restaurants, commercial offices, retail and residential neighborhoods in the surrounding area with both education and employment opportunities. The school will also provide the retail/services and restaurants with increased traffic. The building will be 100% furnished and consisting of classrooms, computer labs, medical and veterinary labs, a student commons, library, bookroom and administrative offices. The campus will have hours of operation from 7:30am to 11:OOpm Monday through Friday and administrative hours 9:OOam to 2:OOpm on Saturday's. Residential class offerings for day students are available from 8:OOam to 4:OOpm daily. Residential class offerings for night students are available from 5:30pm to 11:OOpm during the week. Initially the school will employ 20 to 40 staff growing to as much as 200 employees as the student body grows. A mature campus for the school consists of 200 faculty and staff and 750 students. The site holds 203 parking stalls with extensive landscaping surrounding both the perimeter of the site as well as the building. The site will promote pedestrian walkways and biking racks for staff and students. The school has been trending downward for parking needs as both online classes have increase and the use of transit and other modes of transportation being encouraged. The building materials have brick and limestone materials with a ribbon of windows running on all four sides at both the first and second floor elevations. The building is designed and constructed to the classifications of a class "A" office building. The school is proposing two building signs and one monument sign. Building signage would be placed on the west and south sides of the building, both left justified. The monument sign is proposed on the northwest corner of the site. There will be a trash enclosure on the southeast side of the building with no outdoor storage. ' /11 I I ~; j j i~l ~ I r`r n 7 N III IIII I I l r •yy I l l i I I I I H1tlON °~ p , ~' ~ X11 I l l < N~ 3 m'~ I I ~ 1 ~ 1 ~ i I U F Um cam`. 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