ITEM: 11.2B DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING PRELIMINARY PLAT APPROVAL TO SUBDIVIDE AN OUTLOT INTO ONE LOT TO BE KNOWN AS NORTHEAST METROPOLITAN SCHOOL DISTRICT 916 ADDITION AT 95TH AVENUE/HAMLINE AVENUE NE. NORTHEAST METROPOLITAN SCHOOL DISTRICT #916. (CASE FILE NO. 13-0006/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
02/13/13 |
City Council (1st Reading Rezoning) |
03/07/13 |
City Council (2nd Reading Rezoning/Plat/CUP) |
03/21/13 |
Action Deadline (Extended by City) |
05/05/13 |
Planning Commission
The Planning Commission voted unanimously to recommend approval of the rezoning, preliminary plat and conditional use permit. There were no comments at the public hearing.
Background
Northeast Metro 916 Intermediate School District is proposing to construct a new K-8 facility for children with ASD (Autism Spectrum Disorders) and EBD (Emotional and Behavioral Disorders). The students have special needs resulting from their primary disability diagnosis of autism or emotional and behavioral disorders. The applicant's proposal is to purchase 19 acres on the south side of 95th Avenue.
Most of the students attending the school are expected to be arriving and departing by bus or van. The busses/vans will drop-off students prior to the starting time and picking students up after the finish of the school day. The typical school day is 8:00-2:00 or 9:15-3:15 with transportation arriving a half hour before those times. Students are transported by their home district transportation departments. Parents typically do not drop off their children because the school is typically not in their neighborhood. Car traffic is typically limited to employees and visitors. Bus traffic is typically 20 busses and 20 vans per day. There is very little activity in the evenings and weekends.
The school proposes to serve children in kindergarten through 8th grade, serving approximately 95 students with 88 staff with the current phase. The facility will accommodate approximately 150 students and 150 staff.
At an October 2012 City Council workshop the representatives from ISD 916 made a presentation to the City Council about their interest in locating in Blaine and specifically their development of a school at 95th Avenue and 35W. The council discussion centered on whether the City was supportive of a rezoning to allow the school at the site. Currently, the PBD zoning would not allow a public K-8 school. The Council was supportive of rezoning of the property to DF (Development Flex) to allow the school as a Conditional Use. The DF zoning has been used many times by the City and development community to provide the flexibility to accommodate uses and set modified standards in instances where the strict interpretation of the established zoning is not meeting community and development goals.
ISD 916 recognizes that they contribute to the need for public safety services and that the special nature of their student population could generate a higher volume of service calls than a more typical development. Since as a public school they would otherwise not be subject to payment of property taxes they have offered and agreed to execute a "Services Agreement" that includes an annual payment of $15,000 that is adjusted with a 2% annual inflation index.
The school floor plan identifies 20 classrooms, an administration/office area, kitchen, media area, art room, indoor playground, and a multi purpose area (gym). The building is a 70,000 square foot building. The applicant is creating an indoor environment that doesn't feel like a school, one that has a connection to a controlled outdoor space to play, garden, and relax. Also, that can be used as an opportunity to teach life skills.
Currently, the existing parking lot does not meet the 30 foot front yard parking setback adjacent to Hamline Avenue and the 15 foot side yard parking setback adjacent to the water tower lot. The applicant will need to provide a site plan meeting all parking setbacks prior to Site Plan approval. Adequate parking for normal school operations has been provided on site.
The applicant has proposed a play area on the southwest side of the proposed school. This area will be surrounded by 6 foot high non-climbable chain link fence.
All signage will require a separate sign permit.
A landscape plan has been submitted. The submitted plan will need to meet the Highway 65 Overlay District requirements related to the quantity and size of trees required. All disturbed areas to be sodded on 4 inches of black dirt.
All lighting on site must meet ordinance requirements and are limited to 20 feet in height.
Park dedication would be due for the platted lot, of which 13.09 acres is being utilized, at the commercial rate of $7,747 per acre for a total amount due of $101,408. Payment would be required prior to release of final plat mylars for recording.
The city has designed the intersection/access on 95th Avenue to be a signalized intersection. The city will monitor this intersection as development continues to see if the intersection will meet warrants for the installation of a signal system. If warrants are meet, the applicant should expect to be assessed a portion of the signal installation cost.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Preliminary Plat
Survey
Grading Plan
Utility Plan
Landscape Plan
Elevations (4)
Floor Plan (2)
Narrative
Body
WHEREAS, an application has been filed by Northeast Metropolitan School District #916 as subdivision Case File No. 13-0006; and
WHEREAS, said case involves the division of land described as follows:
OUTLOT I, BLAINE PRESERVE BUSINESS PARK, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine Planning Commission has reviewed said case file on February 12, 2013; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 13-0006 be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on March 7 and 21, 2013.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that preliminary plat approval per Section 74-42 of the subdivision regulations is hereby granted for Northeast Metropolitan School District #916 Addition permitting preparation of a final plat for approval per Section 74-43 subject to the following conditions:
1. Park dedication is due for the platted lot, of which 13.09 acres is being utilized, at the commercial rate of $7,747 per acre for a total amount due of $101,408. Payment would be required prior to release of final plat mylars for recording. Changes to the use or site plan that utilizes the most southerly portion of the property would be subject to payment of park dedication at that time and at the rate in effect at the time of the change.
2. A National Pollutant Discharge Elimination System (NPDES) Phase II permit is required from the MN Pollution Control Agency.
3. All internal utilities shall be maintained privately by the development association, including storm sewer piping, infiltration basins, and storm water sediment ponds.
4. Water Availability Charges (WAC) and Sewer Availability Charges (SAC) become due with building permit.
5. Dedication of utility and drainage easements along lot lines, over delineated wetlands and created wetlands, storm water sediment ponds, and a dedicated trail easement over the existing trail along 95th Avenue.
6. City Council approval of this development shall be contingent upon RCWD approval. No site work will be allowed until a RCWD permit has been obtained.
7. If a traffic control system is warranted at the intersection of 95th Avenue and the entrance to the school/business park the applicant should expect to be assessed a portion of that cost.
PASSED by City Council of the City of Blaine this 21st day of March 2013.