Development Business - Sheila Sellman, City Planner
Title
Title
Granting a Conditional Use Permit Amendment for a Building Addition of Eight Classrooms with a Storm Shelter Area in a DF (Development Flex) Zoning District at 12576 Lever Street NE. Sunrise Elementary School (Anoka-Hennepin Independent School District 11) (Case File No. 22-0042/SAS)
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Executive Summary
The Conditional Use Permit (CUP) Amendment is to add eight classrooms to the north side of Sunrise Elementary, a storm shelter area and additional parking stalls in the existing bus area.
Schedule of Actions
|
Planning Commission Public Hearing |
07/12/22 |
|
City Council (Conditional Use Permit) |
08/01/22 |
|
Action Deadline |
08/21/22 |
Background
Staff report prepared by Sheila Sellman, City Planner and Teresa Barnes, Project Engineer
Zoning
The subject site is zoned Development Flex (DF). The DF district is intended to provide for greater flexibility in land use planning and maximize the choice of housing types and styles than is possible under the strict application of other sections of this ordinance. The DF district also attempts to create a reasonable balance between the interests of the property owner in freely developing their property with greater flexibility in land uses.
Surrounding Zoning and land uses
The subject site is surrounded by properties zoned FR (Farm Residential) and have single family homes present.
Existing Conditions
The subject site is 37.02 acres and has been developed with Sunrise Elementary School. There are also wetlands and open space on the site.
History
In 2018, the subject site received approval for a rezoning, plat, and CUP. The current CUP is to allow for a K-5 elementary school in the DF zone. The school consists of 44 classrooms and is approximately 136,000 square feet, parking was approved at 154 stalls with a service road that encircles the building for bus access on the west site of the site. The bus parking area is also used for school event parking.
Evaluation of Request
Site Plan
The applicant is proposing an 11,400 square foot building addition on the north side of the existing school. This addition consists of eight classrooms and a portion of the addition is for storm shelter requirements. Setbacks were not established with the original CUP and will be established with this amendment.
The front, side and rear setback for the building shall be 50 feet, and the parking lot setback shall be 30 feet. The addition far exceeds the 50-foot setback requirement. Additional parking stalls will be added, but no additional pavement is proposed. This will be done through striping in the bus parking area.
With the new addition, 44 additional parking stalls are required for a total of 156 stalls for the school. There are already 154 stalls so adding 12 more stalls will meet this requirement.
Architecture
The original CUP approved the building with face brick, metal and glass finishes. The proposed addition is a continuation of what was approved.
Landscaping
The location of the addition is in a grassed area that does not have any landscaping. No additional landscaping is required with the proposed addition.
Tree Preservation
No trees are proposed to be removed, therefore tree preservation is not required.
Grading/Storm Drainage
Given that the proposed addition is being constructed within an existing grass area and that half of the addition was previously planned for, the grading and storm water drainage for the area will be reviewed during the building permit process.
Utilities
The proposed addition will connect into the existing system for the existing school building, therefore no new water or sanitary sewer services will be required.
Wetlands/Watershed/FEMA
Given that the proposed addition is being constructed within an existing grass area and that half of the addition was previously planned for, there are no additional wetland, watershed, or FEMA requirements.
Access/Street Design/Sidewalks/Trails
The current drop-off / pick-up system for the property results in significant traffic congestion on the local roads. The District has proposed modifications to the current traffic plan for the school buses and will continue to monitor the area with concern to the school traffic in the area. The City will continue to work with the District to manage any traffic issues. No additional sidewalks or trails are required with the new addition.
Easements/Right-of-Way/Permits
The developer will need to obtain all required permits to construct the proposed project. A copy of all permits will need to be submitted to the City prior to any site work.
Conditional Use Permit
Section 27.04 Criteria for granting conditional use permits:
The Blaine City Council shall consider the advice and recommendations of the Planning Commission and the effect of the proposed use on the comprehensive plan and upon the health, safety, and general welfare of occupants of surrounding lands. Among other things, the Council shall consider the following findings where applicable. (Ord. No. 20-2447, 7-20-2020)
1. The use shall not create an excessive burden on existing parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the area. The current drop-off / pick-up system for the property results in significant traffic congestion on the local roads. The District has provided a traffic management plan to modify the internal and external traffic patterns to ensure that the effects to the local public roads are minimized. If the plans do not improve the traffic conditions, the school will be required to create another plan to alleviate traffic congestion.
2. The use will be located, designed, maintained, and operated to be compatible with adjoining properties and the existing or intended character of the zoning district. The school was approved in 2017 and was determined to be compatible at that time. The proposed addition does not change that determination.
3. The use shall have an appearance that will not have an adverse effect upon adjacent properties. The addition is compatible with the existing building and will not have an adverse effect.
4. The use, in the opinion of the City Council, shall be reasonably related to the overall needs of the City and to the existing land use.
5. The use shall be consistent with the purposes of the zoning code and purposes of the zoning district in which the applicant intends to locate the proposed use. The school is located in the DF zoning district which allows for development flexibility. The school addition is consistent with the original CUP.
6. The use shall not be in conflict with the comprehensive plan of the City. The use is not in conflict with the comprehensive plan.
7. The use will not cause traffic hazard or congestion. The proposed development will work with the City to ensure that the drop-off and pick-up procedures for the site do not adversely affect the public road system.
8. The use shall have adequate utilities, drainage and necessary facilities. The proposed development, once constructed, will have the required utility services, and necessary drainage facilities to service the proposed development.
Strategic Plan Relationship
Not Applicable
Board/Commission Review
The Planning Commission voted unanimously to recommend approval of the conditional use permit. There were no comments from the public at the public hearing. The Chair asked the applicant if they could provide more information on the traffic concerns that engineering expressed. He agreed they would, and have provided this information.
Financial Impact
Not Applicable
Public Outreach/Input
Notices of a public hearing were:
1. Mailed to property owners within 350 feet of the property boundaries.
2. Published in Blaine/Spring Lake Park/Columbia Heights/Fridley Life.
3. Posted on the City’s website.
4. Posted (sign) on the property with contact information for the Planning Department.
Staff Recommendation
By motion, adopt the Resolution
Attachment List
Zoning and Location Map
Site Plan
Removals Plan
Grading/Utilities
Elevations
Narrative
Unapproved Planning Commission Minutes 7/12/22
Body
WHEREAS, an application has been filed by Anoka-Hennepin Independent School District 11 as Conditional Use Permit Case File No. 22-0042 for Sunrise Elementary School; and
WHEREAS, said case involves the property described as follows:
Lot 1 Block 1 ANOKA HENNEPIN 3RD ADDITION
WHEREAS, the Blaine Planning Commission held a public hearing on July 12, 2022, and recommended approval regarding said Conditional Use Permit; and
WHEREAS, the Blaine City Council has reviewed said case on August 1, 2022; and
WHEREAS, the criteria identified in Section 27.04 for granting a conditional use permit has been met.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a conditional use permit is hereby approved per Section 29.110 and 27.04 of the Zoning Ordinance to allow for a building addition of eight classrooms with storm shelter area in a DF (Development Flex) zoning district with the following conditions:
1. The building materials shall be glass, brick and metal and match the existing building.
2. Building setbacks shall be 50-feet on front, side, and rear.
3. Parking setback shall be 30-feet on front, side, and rear.
4. The internal and external traffic patterns shall be modified per the attached traffic management plan. If the plans do not improve the traffic conditions, the school will be required to create another plan to alleviate traffic congestion.
PASSED by the City Council of the City of Blaine this 1st day of August, 2022.