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100510 Planning
M 1 1 : h :1 OZ City of New Hope Meeting Date: October 5, 2010 Report Date: October 1, 2010 Planning Case: Petitioner: Address: Project Name: 10 -05 Intermediate District 287 5530 Zealand Avenue N North Education Center Project Description: New school building Planning Request: Conditional Use Permit and Text Amendment 1. Type of Planning Request Conditional Use Permit (CUP). A conditional use is a land use designated in a zoning ordinance that is specifically allowed in a zoning district so long as certain standards are met. The zoning ordinance details both general standards that apply to all conditional uses, as well as specific standards that apply to a particular conditional use in a given zoning district. A conditional use permit is a document a city issues to grant a conditional use when the general and specific ordinance standards have been met by the applicant. The use is allowed by permit only if the special concerns are addressed as set forth in the zoning ordinance or conditions to meet such standards have been applied. A city exercises so- called "quasi- judicial" authority when considering a CUP application. This means that the city's role is limited to applying the standards in the ordinance to the facts presented in the application. The city acts like a judge in evaluating the facts against the standards. If the applicant meets the standards, then the CUP should be granted. Text Amendment. A text amendment may be requested when an applicant's proposal is not authorized or permitted by the City Code or Comprehensive Plan. This is different from a variance, which would allow only site specific discrepancies from the City Code. A text amendment applies to the regulations of the entire city or an entire zoning district depending on the amendment. Following the decision handed down by the Minnesota Supreme Court in the Krummenacher v. City of Minnetonka case, a much stricter definition of "reasonable use" must be used by cities. Essentially, in order for a city to legally grant a variance, it must be proven that a property may not be "reasonably used" unless the variance is granted. Often, this is extremely difficult, if not impossible, to prove. In the past, cities granted variances if the proposed use was "reasonable." Until changes are made to state statute, this decision drastically changes the authority cities have to grant variances. As such, the city of New Hope will be working with applicants with reasonable requests to grant text amendments when variances may have been granted in the past. Planning Case Report 10 -05 Page 1 10/5/10 When adopting or amending a zoning ordinance, a city is exercising so- called "legislative" authority. The city is advancing health, safety, and welfare by making rules that apply throughout the entire community. When acting legislatively, the city has broad discretion and will be afforded considerable deference by any reviewing court. City councils are ultimately accountable to the voters for legislative decisions. 11. Zoning Code References Section(s) 4- 5(e)(1) Conditional uses, R -1— Public, educational and religious buildings 4 -32 Administration -- Amendments 4 -33(d) Administration — Conditional Use Permit III. Property Specifications Zoning: R -1, Single Family Residential Location: Property located on Zealand Avenue between 55th and 56th avenues, site of former Hosterman Middle School. Adjacent Land Uses: R -4, High Density Residential, and R -5, Senior/Disabled Residential, to the west and north. R -1, Single Family Residential to the south and northeast. Park land and open space to the east and southeast. Site Area: 9.57 acres Building Area: 132,006 square feet proposed (2 -story option), 157,526 square feet requested (3 -story option), 172,700 square feet existing. Lot Area Ratios: Building area: 16.7% Paved area: 39.8% Green area: 43.5% Planning District: Planning District 4. The city's Comprehensive Plan identifies the property as a potential redevelopment location. A majority of the discussion of the site in the Comprehensive Plan refers to the adjoining soccer fields. It should be noted that this application is separate from the soccer fields /open space as the property has been subdivided into two parcels. IV. Background Intermediate District 287 has leased the Hosterman Middle School for the past ten years from Robbinsdale School District and is in need of space that is more suitable to the particular learning and behavior needs of its students. As such, District 287 has proposed to construct the North Education Center (NEC) on the site of the former Hosterman Middle School. The NEC has been modeled after the district's South Education Center located in Richfield, MN. The district has stated that the facility in Richfield has been a great improvement over the traditional school layout and has assisted in helping the district achieve their educational and behavioral goals. That being said, the district has also learned a great deal from operating in the SEC building and has incorporated pertinent changes in the plans for the NEC. New Hope staff has toured the SEC building and has been very impressed. City staff has also Planning Case Report 10 -05 Page 2 10/5/10 discussed the school with staff from the city of Richfield, who have great things to say about the facility and the district. The city and both school districts 281 and 287 have been meeting for the past few months regarding this proposal. This summer, the parcel which previously included the soccer fields and middle school was subdivided to allow for the future sale of the middle school property to District 287. Just recently, the sale of the property from Robbinsdale School District to District 287 was closed. Now, District 287 is requesting to construct a new facility on the property. This will require a conditional use permit and text amendment to the zoning chapter of the City Code. V. Petitioner's Comments "The new North Education Center will be a significant improvement to the surrounding neighborhood. Site features include enhanced aesthetics, landscaping, traffic control, additional parking and better storm water management. The aging Hosterman School will be removed to allow for construction of the new facility. Intermediate District 287 consists of 13 west metro area school districts which serve the needs of unique learners with various physical, cognitive, emotional and behavioral challenges. The proposed North Education Center will serve up to 350 students including daycare for up to 50 infants and toddlers and approximately 235 staff. The programs will serve students from elementary school through secondary and up to 21 years of age. The proposed location for the North Education Center is on a 10 acre parcel where Hosterman School is currently located. For the past 10 years, District 287 has leased the facility to house the majority of the programs proposed for the North Education Center. The neighborhood is familiar with the daily activities of a school operation from when Hosterman was a junior high school and then as a specialized school. Hours of operation and traffic volume, flow and patterns will remain much as they have been for the past 10 years. The proposed building will be two stories high and if an alternative is accepted the central portion of the building will be three stories. Materials and images will be similar to the recently completed South Education Center located in Richfield which consists of brick, cast stone and metal panels." VII. Zoning Analysis A. Plan Description 1. Setbacks The proposed building location far exceeds all setback requirements of the R -1 district. In addition, the site plan meets all parking lot setbacks, lot area minimums and lot width minimums. R -1 District Required Proposed Compliant Lot area 15,000 sq. ft. 9.87 acres (429,937) Yes Lot width 100 feet 611 feet Yes Planning Case Report 10 -05 Page 3 10/5/10 R -1 District Required Proposed Compliant Setback, building Front (West) 25 feet 106 feet Yes Side (South) 30* feet 90 feet Yes Side (North) 30* feet 123 feet Yes Rear (East) 25 feet 187 feet Yes Setback, parking Front (West) 5 feet 34.8 feet Yes Side (South) 5 feet 19.5 feet Yes Side (North) 5 feet 24 feet Yes Rear (East) 8 feet 47.2 feet Yes *The CUP requirements for educational buildings mandate a maximum 30 foot side yard setback 2. Access Circulation Traffic Curbing and Emergency Vehicle Access The property will be accessed by three curb cuts, one along Zealand Avenue and two along 55th Avenue. The curb cuts along 55th Avenue will be aligned with Xylon and Yukon avenues. The code allows for a curb cut up to 26 feet, anything larger, up to 32 feet, must be approved by the city engineer. The applicant has proposed curb cuts of 27 feet which the city engineer has approved. In review of the on -site circulation plan for trucks, it is recommended the curb cut on Zealand Avenue and the easterly curb cut on 55th Avenue possibly be extended to provide easier ingress and egress for vehicles. It is suggested the applicant work with the city engineer to determine a final and appropriate size. As requested, the applicant has provided details of on -site semi -truck circulation. The service bay for the school is located at the rear of the building along the north end of the property. The turnaround area and loading bay may also need to be extended to avoid trucks from damaging the curb. The Design and Review Committee requested at its meeting with the applicant that it have the driveway that served the Hosterman site removed. As is shown on the applicant's plans, the driveway remains. This driveway is located on the soccer field parcel of property owned by Robbinsdale School District. District 287 has brought the city's concern forward to Robbinsdale School District but District 287 is unable to legally remove the driveway as it is not located on their property. The city will need to work privately with District 281 to have the driveway removed. 3. Sidewalks, Pedestrian and Bicycle Access Sidewalks have been provided around the perimeter of the property as well as around the school building. Connections to the adjacent soccer fields have been provided as well. All sidewalks are eight foot concrete paths. In places where the sidewalk crosses the parking lot Planning Case Report 10 -05 Page 4 10/5/10 or driveways appropriate pedestrian stripping has been provided. Staff feels the pedestrian network is very generous and should help to avoid the creation of "cow paths" on the site. The landscape plan includes two bike racks for bike storage. 4. Common and Green Space With over 40 percent of the site being utilized as green space, the proposal will be a great improvement over the existing facility. The property's use of landscaping, water features /ponding, grade, trails and open space will provide for an interesting and attractive site. Along the rear of the building, wedged between articulations caused by the various wings of the building, there will be three semi - private spaces used for basketball /outdoor recreation, outdoor dining and infant and toddler daycare. The daycare spaces will be fenced by a five foot vinyl- coated chain link fence with self - closing, self - latching gates. The basketball and outdoor dining areas will be somewhat screened by landscaping. The Police Department requested the landscaping be removed from the basketball area and replaced by a wrought iron or chain -link fence or open space. The open views will help to deter unwanted guests from using the semi - private outdoor spaces. 5. Parkin Because the parking needs of the NEC building and District 287 are much different than those of traditional schools, the city asked the applicant to provide off - street parking spaces for all anticipated users. The applicant has stated they expect a full capacity staff of 235 people, approximately 10 visitors a day and approximately 10 students parking on site. As such, the applicant has provided 255 off - street parking stalls, including 10 handicapped stalls (in comparison, the code requirements for school buildings would have only required 66 stalls). It is also likely that staff, visitors and students may not be at the school for the full day and there will be some rotation of stalls. The applicant's original plans provided fewer stalls but following the Design and Review Committee's request to provide 255 stalls the applicant did so. It should also be noted that the previous use of Hosterman by District 287 required that a number of staff, visitors and students park on the streets surrounding the school. The additional parking will help to eliminate that problem. In the off event that the school's parking lot was to reach capacity, there would be on- street spaces available. If on- street parking was needed for a short period of time, staff feels this would still be a lower impact on the surrounding neighborhood than what previously existed. The parking lot and driveway access will have bituminous surface and concrete curbing. All parking stall dimensions and setbacks meet the city's standards. 6. Building a. Elevation (Design, materials and color) The four wings /sections of the building create an interesting and appealing articulation of the building's walls and height. The building is primarily a brick fagade with areas of glass, masonry and metal, all durable materials. The use of different building materials highlights the building's articulation and creates a Planning Case Report 10 -05 Page 5 10/5/10 handsome building. The main entrance of the building is highlighted by a cantilevered roof and glass. The applicant has stated the brick will be of a red to red -brown color. Color options will be presented to the Planning Commission at its October meeting. The colors included on the applicant's plans are within those required by the Design Guidelines. The building's height, at the three story option, will be 46 feet tall which exceeds the existing height restriction of the R -1 Zoning District of two and half stories or 32 feet. The applicant has requested a zoning text amendment to allow for greater heights of school buildings in the district. Staff is in support of this amendment. The language drafted by the planning consultant for the text amendment is attached to this report. b. Floor Plan The floor plan includes two options, a two -story and a three -story layout. The three - story layout allows the school district to include additional programs and space for high school aged students. Staff fully supports the inclusion of the third story as it will allow the applicant a better and more efficient use of their property. As noted earlier, a text amendment will be necessary to allow the additional height of the third story. The building has been divided into four separate wings or areas, named as areas A, B1, B2 and C. Strategic interior doors will be controlled by a wireless card access system and each area is able to be secured separately from other areas in the event of an emergency. The building will include security cameras in the interior and exterior of the building. In the three -story option, the building has generally been separated by age groups with the daycare and elementary students on the first floor, middle and high school on the second floor, and high school to age 21 on the third floor. Classrooms in the NEC building are much smaller than traditional classrooms as the number of students per class ranges from 3 -10. The building includes a total of 49 small classrooms as well as labs, fitness center and gym, learning rooms, dining room and kitchen, faculty offices and break out rooms. Break out rooms are used when a student may need individual instruction and learning. The floor plan has been preliminarily reviewed by the building official, Police Department and West Metro Fire and all approve of the applicant's plans. Security measures and precautions have been taken to meet the unique needs of the district. The Police Department and West Metro have met with the applicant and have established a good working relationship. Traditionally, floor plan issues and security issues are handled by the building official, Police Department and West Metro Fire when building permits are submitted. Planning Case Report 10 -05 Page 6 10/5/10 c. Roof Top Four rooftop units are proposed, one for each of the building's wings. The equipment will be housed in a "penthouse," painted to match the color scheme of the building and are set back to reduce the view of the cabinets from the street. The applicant has submitted drawings that show most of the penthouses (which are essentially cabinets for the equipment) are hidden from view from the street, although this is not the case in all instances. The inclusion of the third story reduces the views in all but one instance. That being said, staff feels the penthouses being proposed are sufficient for screening requirements. The penthouses are compatible with the architecture and design of the building and minimize the visual impact of the rooftop units. Staff recommends no additional screening is necessary for either the two- or three -story options. 7. Landscaping and Screenin& The landscaping /planting plan provided by District 287 is very liberal and an impressive use of plants. In all, over 250 trees, 400 bushes /shrubs and nearly 2,000 flowers will be planted. The plan includes a wide variety of species, including deciduous, coniferous and ornamental trees. The landscaping has effectively been used to shelter semi - private spaces in the rear of the building, block the view of parking lot areas and shade headlights from adjacent areas of housing, and add visual interest to the building and grounds. A majority of the grounds will be sodded and irrigated, including four parking lot islands. Some areas surrounding the three retention ponds will be seeded without irrigation or planted with wet prairie plants. Changes to the landscaping plan as requested by the Design and Review Committee have been made including, moving a handful of maple trees away from snow storage areas, removing amur maples from the plan, removing an existing silver maple, relocating a proposed fire hydrant away from landscaping. The city forester has reviewed the planting plan and has suggested a few minor changes be made. Due to the susceptibility to oak wilt, the forester suggests the proposed red oak be replaced with a white oak such as bur oak or bi -color oak. And due to issues with needle fungus and shallow root systems, it is suggested that additional Black Hills spruce be planted in place of the proposed Colorado blue spruce. The Police Department has reviewed the landscaping plan and has concerns about the screening of the basketball play area. The department is concerned about the public use of the space and any unwanted activities that may result from the use of that space. Screening the basketball area only encourages improper use of the space. It has been recommended that the lilac bushes be removed and replaced with a fence or left open to allow for better views into the area. While the city prefers a wrought iron fence a chain link fence will be acceptable as long as slats are not used. The applicant has a desire to have the area easily patrolled by staff when students are using the space; this, includes finding a way to enclose the area. The inclusion of a fence is a compromise conclusion to the matter. Planning Case Report 10 -05 Page 7 10/5/10 8. Lighting Plan The proposed lighting plan includes parking lot, trail and building lighting. The parking lot would be lit by 21 light poles, 20 feet high. All lights at 90 degree cut off to avoid light pollution. All areas of the parking lot meet the city's minimum light standards. The trail and pedestrian areas surrounding the building are lit by 11 pedestrian scaled, 90 degree cut off lights on 12 foot poles. This lighting is supplemented by wall pack lighting attached to the building. There are five areas lacking proper lighting including the trail near the northwest corner of Area A, an area of the north entry plaza to the east of Area A, a large portion of the patio area, an area of the trail near the toddler play area adjacent to Area B2, and an area near the southeast corner of Area C. All of these areas should be lit to meet the city's minimum lighting standard of 0.5 foot candles for sidewalks. This could easily be achieved through the inclusion of additional wall packs. The trail along the eastern portion of the property that connects the parking lot to the soccer fields and residential areas near 56th Avenue also lacks proper lighting. It's recommended that these areas be lit by pedestrian scaled lighting. Two lights will be used near the monument sign along 55th Avenue. These lights will be cast upwards towards the sign, but will be fixed and unable to move without the use of a special tool. This is acceptable to staff. Finally, the site plan includes a flag pole between the building's main entrance and the southwest parking lot. If the school intends to display the flag 24 hours a day, federal law requires that the flag is lit during dark hours. Currently, there is no plan to light the flag. The applicant should provide lighting or remove the flag every night. All other lights on the property will follow a dark cycle and be turned off from 10 p.m. to 6 a.m. 9. Sound A backup generator has been proposed for the screened trash and storage area at the rear of the building. The generator will only be used in emergency situations and during times of regular maintenance. The applicant has stated the noise level from the generator at the north property line to be 60 dB. This is equivalent to a normal conversation and as such will not be disruptive to the surrounding neighborhood. Due to the significant setbacks and use of grading and landscaping, all other noises should be relatively contained on site and should be an improvement on the previous use. 10. Si na e The only signage used on the site will be a four by twelve foot brick and masonry monument sign. The sign will be lit by two fixed lights. The sign meets the city's standards for size and setbacks. The applicant has stated no signage will be attached to the building other than the required address numbers. There is also signage throughout the parking lot and drive aisles to direct traffic and service vehicles appropriately. These also meet city standards. Planning Case Report 10 -05 Page 8 10/5/10 11. Utility Plan The site is well served by telephone, fiber optic, sewer and water lines. The city engineer has worked closely with District 287 in the preparation of plans. The utilities as shown are acceptable. A five foot fiber optics easement has been provided along a portion of the southerly property line. 12. Fire The building will be fully sprinkled and have a full fire alarm system per code. The applicant has been working with staff from West Metro Fire relating to the location and number of fire hydrants. The location and number of hydrants as identified on the submitted plans has since changed. West Metro staff is continuing to work with the applicant's architects and will resolve issues before final approval of the building permit. A condition of approval is for the applicant to comply with the requests of West Metro. Public Works has reviewed the plans for the hydrants and has determined that the hydrant near the corner of 55th and Zealand avenues needs to be replaced with a new assembly. There are other hydrants across the street on both 55th and 56th avenues that would be able to serve the site in case of an emergency. Per West Metro's request, two key lock boxes have been provided on the building, one in the front to the west of the main entrance and one in the rear near the loading bay. West Metro has requested the front lock box be moved closer to the main entrance of the building. West Metro Fire has reviewed the plans and provided a letter with details (attached). 13. Location of Services Loading Drive- through Trash Equipment and Outdoor Storage Areas A brick enclosure near the rear of the building will house the building's trash enclosures, storage and backup generator. This enclosure will include steel doors and is designed to match the principle building. A loading bay is located adjacent to the brick enclosure. As mentioned previously, the truck maneuvering area near the loading bay may need to be expanded slightly to accommodate easier movement. The loading bay has been designed to accommodate trucks up to 53 feet in length. Appropriate directional signage has been included to ensure proper circulation of service trucks. Service vehicles will enter the site from 55th Avenue through the northeast parking lot to the loading dock. One -way signage will direct service vehicles to enter from 55th Avenue and exit Zealand Avenue. 14. Grading, Drainage and Erosion Control The existing building and site includes a large paved and impervious area with no ponding or water treatment facilities included. Currently, a majority of the storm water from the site is washed into the road and into the storm water sewer system. The proposed NEC building will greatly improve on the existing conditions with the inclusion of three ponding areas and a reduced amount of impervious surface. Planning Case Report 10 -05 Page 9 10/5/10 The proposed site is 43.5% green space, partially a result of the reduced building footprint from 172,700 square feet to approximately 69,660 square feet. This increase in pervious surface will help to alleviate some of the storm water issues in the area. Additionally, the applicant has included three ponds in the southwest, southeast and northeast corners of the property. These ponds will handle runoff from most of property and will serve as water detention and treatment facilities. The ponds are undetained basins consisting mostly of grass and landscaping and small areas of paved drive. There are three small areas on the property that will drain into the storm sewer system but overall, the impact on the sewer system is greatly reduced. At the time this report was completed, the engineer's report relating to storm water calculations was not completed. Additional information will be presented to the City Council at a later date. A condition of approval is that the applicant must meet the requirements of the city engineer. As part of the subdivision, the previous owner, Robbinsdale School District, has provided a five foot drainage and utility easement around the perimeter of the site. 15. Design Guideline Compliance The proposed building is well within the intention of the Design Guidelines. The materials, design and aesthetics of the site are all very impressive. The building and site have been designed to accommodate vehicles and pedestrians. From an architectural standpoint, the three story option is a more impressive building. When completed, this building will be a perfect example of the guidelines at work in New Hope. 16. Neighborhood Character As mentioned previously, the neighborhood has had an educational facility for decades and should be accustomed to the traffic and other issues associated with that use. The new building will be a major improvement over the previous use and building with improvements to the design, layout, parking and setbacks. The applicant has taken the necessary steps to reduce impacts to surrounding properties. 17. Environment The NEC building will be built to include a number of environmentally sensitive features. Many of these features have been utilized at the South Education Center in Richfield (which the NEC has been modeled after). While the NEC building will not be documented as a LEED certified building, it is capable of reaching that distinction if the district ever decided to pursue it. The building and interior lighting plan have been designed such that energy needs are greatly reduced through a variety of improvements. Daylighting is incorporated into the design of the classrooms, producing less heat per unit of illumination than electric light and saving on cooling costs. The system consists of exterior sun shading devices, sloped ceilings to bounce sunlight further into the spaces, and dimmable lighting controls to reduce reliance on artificial lights. This allows lights to be turned off partially or completely, creating a better learning environment and reducing stress for students sensitive to artificial light. Planning Case Report 10 -05 Page 10 10/5/10 The mechanical heating and cooling system consists of a geothermal well -field located under the parking lot and heat pumps inside the building to deliver heating and cooling to the individual spaces. This system delivers fresh air into the occupant zone through low velocity diffusers and then relies on displacement principles that air rises around the occupants, taking with it contaminates above the occupied zone and into the return air system. This reduces noise, improves occupant comfort, and exceeds Indoor Air Quality (IAQ) requirements. The heat pumps are configured to provide optimal energy transfer of heating and cooling from the ground to the heat pumps, reducing total energy demand. This innovative approach used at the South Education Center is 70% more energy efficient than a comparable -sized building built to code, resulting in annual energy savings of $160,000 and a four -year payback period. Other improvements include: • Lighting controls with high efficiency fluorescent and LED light fixtures. • An HVAC system that uses a geothermal well field to capture the earth's stored energy to provide for heating and cooling. • Energy recovery units to capture energy in return air before leaving the building. • Displacement ventilation and "active beams" for better air quality. • Low VOC (volatile organize compound) products. • Demountable wall systems that allows internal reconfiguration with little construction waste. • Exterior LED light fixtures to save energy, provide better color rendition and prevent light trespassing. • Alternative transportation promoted through access to sidewalks, bike storage and major bus routes. • Recycling /reusing 90% of the existing Hosterman School. 18. Site Specific Issues Due to an oversight decades ago, the southern half of 56th Avenue was never dedicated to the city by the school district. During the process of subdividing the Hosterman site from the soccer fields, Robbinsdale School District legally dedicated 26,040 square feet to the city. Essentially, 56th Avenue for years was on top of private property owned by the school district. The city now has control of this land. B. Zoning; Code Criteria 1. Conditional Use Permit. The purpose of a conditional use permit is to provide the city with a reasonable and legally permissible degree of discretion in determining the suitability of certain designated uses upon the general welfare, public health and safety. Criteria for decision. The planning commission and city council shall consider possible adverse effects of the proposed conditional use. In determining whether to approve or deny a conditional use permit, the city council and planning commission shall find that the conditional use permit complies with the following criteria. The burden of proof demonstrating compliance with the following criteria shall be the responsibility of the applicant. Planning Case Report 10 -05 Page 11 10/5/10 (1) Comprehensive plan. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official comprehensive municipal plan of the city. Findings. The Comprehensive Plan identifies the Hosterman site as a potential redevelopment site. The Comprehensive Plan encourages and supports redevelopment of underutilized or aging facilities within New Hope. No language relating to the specific use or design of redevelopment at the Hosterman site is included in the plan and as such the proposal is in line with the Comprehensive Plan. (2) Compatibility. The proposed use is compatible with adjacent present and future anticipated land uses. Findings. The site has been a school or educational use since the area was developed in the 1960s and 1970s. This proposal will be a continuation of that use, one which the surrounding neighborhood is well accustomed to. The site improvements will, if anything, have a positive effect on the neighborhood. (3) Performance standards. The proposed use conforms with all applicable performance standards contained in this Code. Findings. As outlined previously in this report, the applicant has met all of the requirements outlined in the performance standards or conditions have been placed on the applicant requiring the requirements be met when the application and narrative did not meet them. (4) No depreciation in value. The proposed use will not tend to or actually depreciate the area in which it is proposed. Findings. The exact effect on property values is unknown, but it is likely the improvements made to the site will increase the value of surrounding properties. It's possible that the underutilized and aging Hosterman building was having a negative impact on property values. (5) Zoning district criteria. In addition to the above general criteria, the proposed use meets the criteria specified for the various zoning districts. Findings. As outlined previously in this report, the applicant has met all of the requirements outlined in the performance standards or conditions have been placed on the applicant requiring the requirements be met when the application and narrative did not meet them. (6) In residential districts (R -1, R -2, R -3, R -4, R -5, R -B, R -O): a. Traffic. Nonresidential traffic is channeled into thoroughfares or onto a street abutting business or industrial uses leading directly to thoroughfares, and not onto minor residential streets. Findings. The traffic from the site is channeled to Bass Lake Road or Winnetka Avenue, but does require the use of minor residential streets. As mentioned earlier, the parcel has been utilized as a school /educational facility for decades and the surrounding neighborhood is accustomed to school bus /van traffic. While traffic is expected to increase slightly from the existing condition, the improvements made to circulation and parking should minimize the impacts of additional vehicles. Planning Case Report 10 -05 Page 12 10/5/10 b. Screening. The proposed use will be sufficiently separated by distance or screening from adjacent residentially zoned land so that existing homes will not be materially depreciated in value and there will be no deterrence to development of vacant land. Findings. The proposed building placement has provided generous setbacks from the property lines. Additionally, the site is well landscaped to screen parking lots and service areas. c. Compatible appearance. The structure and site shall have an appearance that will not have an adverse effect upon adjacent residential properties. Findings. The proposed architecture is high in quality and in line with the city's Design Guidelines. 2. Text Amendment. The City Council or Planning Commission may, upon its own motion, initiate a request to amend the text or the district boundaries of the City Code. Additionally, any person owning real estate within the city may initiate a request to amend the district boundaries on their own property or text of this Code so as to affect the said real estate. As mentioned previously, using the recent Supreme Court ruling, it is nearly impossible for a city to approve a variance. It is possible, however, to amend the Code to allow approval, in this case in regards to the height of the building, without a variance. Criteria for decision. The Planning Commission and City Council shall consider possible effects of the proposed amendment. Its judgment shall be based upon, but not limited to, the following factors: (1) The zoning amendment is necessary to correct a past zoning mistake. Findings. While considering the existing language to be a "mistake" may be a bit arbitrary, the truth is that the city is a much different place now than when the code was drafted. New Hope is now a fully, developed community with no place for expansion and as such, all land available should be utilized to its best and full use without harming property values or the character of the neighborhood. Staff believes amending the code to allow schools to build taller is a better use of land and more realistic regulation as the market will push for taller schools as available land in the metro decreases. (2) The character of the area has changed to warrant consideration of an amendment. Findings. As stated in the previous item, the realities of the market have changed and taller school buildings are likely to be a staple in the future. Additionally, the neighborhood and the city have changed drastically since the construction of Hosterman Middle School in the 1960s. There are far fewer children in the school district and as such, the middle school was closed years ago and repurposed a few times to serve other educational needs. As the demand for special education has risen in recent years so has the need for space that accommodates special education students. The reality is that the Hosterman building did not meet the needs of the community or District 287 which warranted the need for a new facility. The needs of the district are such that space for a third story is greatly desired, if not necessary. The proposed amendment has been drafted to Planning Case Report 10 -05 Page 13 10/5/10 reflect the need to reduce neighborhood impact if taller school building heights are to be permitted in the future. (3) The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official city comprehensive plan. Findings. The city's Comprehensive Plan outlines the need for redevelopment and repurposing of aging facilities. The Hosterman site is specifically mentioned as a property needing redevelopment. The site plan being proposed meets other objectives mentioned in the Comprehensive Plan as they relate to storm water management, Design Guidelines, traffic and pedestrian access. The increase in building height will not negatively affect any of the goals of the Comprehensive Plan, in fact, it will only help to achieve them by permitting the district to construct a facility that is able to meet their long term needs. As other schools in the community age, it may be necessary to construct taller buildings as the value and availability of land increase and decrease respectively. Amending the code to allow such buildings is in line with the city's long and short term goal of redevelopment. C. Design and Review Committee The Design and Review Committee met with the applicant on September 16. The committee was generally supportive of the project but had a number of comments as outlined in the enclosed attachment. The applicant has responded to each item of concern either directly in a bulleted list of Design and Review items, within the narrative or within the site drawings. D. Approval 1. Type of Approval a. Conditional Use Permit amendment — quasi - judicial b. Text Amendment — legislative 2. Timeline a. Date Application Deemed Complete: September 10, 2010 b. End of 60 -Day Decision Period: November 9, 2010 c. End of 120 -Day Decision Period: January 8, 2011 VI. Notification Property owners within 350 feet of the property were notified. Staff has received no direct comments from the adjoining neighborhoods. District 287 hosted a public open house on August 17 prior to the submittal of the planning application. The publics' comments were considered in the design of the proposal. VIII. Summary District 287 has presented a well thought out and planned proposal for construction of its new educational facility. The site is designed to appropriately handle snow storage, circulation, parking, pedestrian access, storm water drainage and the building has been designed to be aesthetically pleasing and architecturally interesting. District 287 has gone above and beyond what is required in Planning Case Report 10 -05 Page 14 10/5/10 many instances and has presented a plan the city should encourage. The experience and success of the district with the SEC building only helps to present a positive case for the approval of the proposal. The construction of the NEC will be a much needed rejuvenation of a tired parcel and an asset to the community. IX. Recommendation Staff believes District 287 has put together an impressive proposal and as such, should be granted the CUP and its request for an amendment to the zoning code to allow for its third -story option. In most instances, the applicant's proposal meets the requirements of the code and desires of the city and where it has not, it is recommended conditions be placed on its approval. Those conditions include: 1. Applicant to enter into a CUP /site improvement agreement with city (to be prepared by the city attorney). 2. Applicant to provide financial guarantee /performance bond for site improvements (amount to be determined by city engineer and building official). 3. The applicant will work with the city engineer on curb design along the on -site truck routes to avoid having large trucks jumping the curb. 4. The applicant will work with the city engineer on storm water calculations and ponds. 5. Remove red oak and Colorado blue spruce from the landscape plan, replace with other city approved species. b. Remove lilac bushes surrounding basketball play area and install a wrought iron or chain link fence or provide open space to offer open views for police and security. 7. Provide additional lighting along the sidewalks to remove dark areas in the following locations: a. Sidewalk near the northwest corner of Area A b. An area of the north entry plaza to the east of Area A c. A large portion of the patio area d. An area of the trail near the toddler play area adjacent to Area B2 e. An area near the southeast corner of Area C f. Along the sidewalk path on the easterly border of the property near the soccer fields 8. Lighting should be provided to illuminate the flag pole or the flag should be removed each evening at dark. 9. Select and clearly identify building materials and colors. Materials and colors shall match those identified in plans. 10. Identify materials and paint the rooftop mechanical penthouses a color matching the building's color scheme. 11. Replace fire hydrant near the corner of 55th and Zealand avenues with a new assembly. 12. Applicant must receive approval from West Metro Fire - Rescue for location and number of hydrants prior to final approval of the building permit. Planning Case Report 10 -05 Page 15 10/5/10 13. Relocate the fire department lock box closer to the building's main entrance. Attachments: • Application • Applicant narrative (September 24, 2010) • Plans • Location maps • Planning consultant memorandum (September 8 and 28, 2010) • Engineering consultant memorandum (September 30, 2010) • West Metro Fire - Rescue letter (September 28, 2010) • Design and Review Committee follow up meeting notes (September 23, 2010) • Application log Planning Case Report 10 -05 Page 16 10/5/10 Applicant acknowledges that before this request can be considered and /or approved, all fees, including the basic zoning fee and any zoning deposits (as outlined in the attached application materials) must be paid to the city and that, if additional fees are required to cover costs incurred by the city, the city manager has the right to require additional payment. The city hereby notifies the applicant that state law requires that the development review be completed within 60 days from the city's acceptance of this application. If the development review cannot be completed within 60 days, regardless of the reason, the city shall extend the review completion deadline an additional 60 days as also permitted by state law. Development review shall be completed within 120 days unless additional review extensions are approved by the applicant in writing. The Community Development Department will notify you of all meetings. Signed: Intermediate District 287 Fee Owner (print or type name) Thomas Shultz Applicant Other than Owner (print or type) Evidence of Ownership Submitted: Certified Lot Survey: Legal Description Adequate: Legal Ad Required: Yes No Required Yes No Required Yes No Required Yes / No Required Date of Design & Review Meeting: Date of Planning Commission Meeting: fC ➢�fC Approved: Denied: By Planning Commission on: Approved: Denied: By City Council on: Subject to the following conditions: 18707 Old Excelsior Blvd phone (952) 474 -3291 Minneapolis, MN fax (952) 474 -3928 55345 -3122 www.teamtsp.com To Solve. To Excel. Together. Marshalltown - Marshall - Minneapolis - Rochester - Omaha - Rapid City September 24, 2010 Intermediate District 287 North Education Center Conditional Use Permit Application- Revised General The new North Education Center will be a significant improvement to the surrounding neighborhood. Site features include enhanced aesthetics, landscaping, traffic control, additional parking and better storm water management. The aging Hosterman School will be removed to allow for construction of the new facility. Sioux Falls - Sheridan Intermediate District 287 consists of 13 west metro area school districts which serve the needs of unique learners with various physical, cognitive, emotional and behavioral challenges. The proposed North Education Center will serve up to 350 students including daycare for up to 50 infants and toddlers and approximately 235 staff. The programs will serve students from elementary school through secondary and up to 21 years of age. The proposed location for the North Education Center is on a 10 acre parcel where Hosterman School is currently located. For the past 10 years, District 287 has leased the facility to house the majority of the programs proposed for the North Educational Center. The neighborhood is familiar with the daily activities of a school operation from when Hosterman was a junior high and then as a specialized school. Hours of operation and traffic volume, flow and patterns will remain much as they have been for the past 10 years. The proposed building will be two stories high and if an alternate is accepted the central portion of the building will be three stories. Materials and image will be similar to the recently completed South Education Center located in Richfield which consists of brick, cast stone and metal panels. Site Circulation Students attending the North Education Center are expected to utilize a number of transportation modes including public transportation, school buses, school vans, taxis, parent drop off and student cars. Previously at Hosterman School, approximately 80 vehicles transported students each day; the District expects that number to increase by 10 to 15 vehicles with the new facility. 18707 Old Excelsior Blvd phone (952) 474 -3291 Minneapolis, MN fax (952) 474 -3928 55345 -3122 www.teamtsp.com Immoommonnomm To Solve. To Excel. Together. Marshalltown - Marshall - Minneapolis - Rochester - Omaha - Rapid City - Sioux Falls - Sheridan Bus types consist of passenger vans along with small and full size school buses. Students are dropped off and picked up throughout the day with the most concentrated traffic in the morning and afternoon. The site is organized so that buses will enter from 55 Avenue and proceed to various drop -off points on the south and west sides of the building. Approximately 10 visitors are expected at various times throughout the day and will use the southwest parking area; accessible from both 55 Avenue and Zealand Avenue. Approximately 235 staff will use the same entry points but proceed to the parking area on the northeast side of the building to separate cars and buses as much as possible. Service vehicles will enter the site from 55 Avenue through the northeast parking lot to a loading dock designed to accommodate semi - tractor trailers up to 53' in length. One -way signage will direct service vehicles to enter from 55 Avenue and to exit at Zealand Avenue. Also, see responses to written and verbal City comments at the end of this narrative. Parkin Based on current use and projected increases, the proposed design provides 245 regular parking spaces along with 10 handicap spaces. According to city guidelines, this will allow approximately 1,700 students who would reside in a more typical educational building. On a daily basis, 235 staff, 10 visitors and 10 students are expected to use the proposed new parking lot. Hours of Operation The proposed North Education Center will be used primarily during regular business hours, much the same as any school. It will also be used in the evening although significantly less than typical educational facilities. The South Education Center, a similar facility, uses the building in the evenings on rare occasions for annual graduation ceremonies, and by miscellaneous groups and for evening classes. District 287 currently has no plans or policy to allow community use of the proposed building. 18707 Old Excelsior Blvd phone (952) 474 -3291 IkIi Minneapolis, MN fax (952) 474 -3928 55345 -3122 www.teamtsp.com To Sole. To Excel. ToPther. Marshalltown - Marshall - Minneapolis - Rochester - Omaha - Rapid City - Sioux Falls - Sheridan Drainage The current site consists of an existing 172,700 square foot middle school building with asphalt pavement parking lots and drives and concrete sidewalks. The total site was recently subdivided leaving a site area for the new school of approximately 9.57 acres. This new area was used as the basis for determining the need for detention and the quantity of existing and proposed runoff. TR -20 incorporated into HydroCad 8.5 was used to calculate runoff and required detention. The existing site was divided into three main basins, EX -A, EX -B and EX -C. Basin EX -A drains to the northeast corner of the site. The design point for this basin is near the intersection of 56 Avenue and Wisconsin Avenue North. Currently the basin drains into the soccer fields east of the site and then into the storm sewer system located east of 56 Avenue. Basin EX -B drains into 55 Avenue at the southeast corner of the site. Due to the presence on the survey of two 12 -inch roof drains coming from the building and connecting to the storm sewer in 55 Avenue, it was assumed that the entire roof of the existing building drained to 55 Avenue and, therefore, to Basin EX -B. Existing Hosterman School drawings are incomplete but enough evidence indicates that this was the case. No additional roof drain pipes were shown on the survey. This basin contains most of the south parking lot of the existing site. The design point for this basin is at the intersection of the parking lot drive and 55" Avenue. Basin EX -C drains to Zealand Avenue North and 56 Avenue. The design point for this basin is at 56 Avenue near Zealand Avenue North. See Table 1 in the drainage calculations for a summary of the runoffs from these basins. The proposed site will consist of a new, 69,660 + /- square foot school with paved parking, concrete walks and landscaping. The proposed site will consist of three basins, PR-A, PR -B and PR -C that will runoff into detention /water quality ponds. Three smaller basins, PRUD-A, PRUD -B and PROD -C, will run off the site without being detained or treated. These undetained basins consist mostly of grass and landscaping with small areas of paved drive. For the whole site, the proposed runoff from these basins, when added together, result in less runoff than from the existing basins (see Tables 1,5 and 6 in the Calculations). Due to most of the roof runoff for the �roposed site being shifted from the 55 Avenue storm sewer system to the 56 Avenue eastern storm sewer system, a large amount of detention was required in Pond A. Ponds B and C also have some detention storage but only due to the need for water quality filtration. Area C of the building is anticipated to flow into Pond B. Release rates for the ponds were checked by adding the undetained runoff to the pond release rate and subtracting that from the existing runoff in that area. (See Table 6 in the Calculations for the calculated release rates.) The 2- and 10 -year release increased slightly to the NE storm sewer system while the 100 -year 9 18707 Old Excelsior Blvd phone (952) 474 -3291 Minneapolis, MN fax (952) 474 -3928 55345 -3122 www.teamtsp.com NININNOMMONXIMM To Solve. To Excel. To ether. Marshalltown - Marshall - Minneapolis - Rochester - Omaha - Rapid City - Sioux Falls - Sheridan release decreased slightly. The release to the SE storm sewer system decreased considerably due to the roof drain shift. Due to storm sewer invert constraints, both Ponds B and C drain to this system. The NW storm sewer system also decreased considerably. Only the undetained runoff from PRUD -C now drains into this system. Overall, runoff released from the site was decreased by approximately 11 cfs for the 2 -year event, 19 cfs for the 10 -year event and 33 cfs for the 100 -year event. As per Shingle Creek Watershed District requirements, all ponds will treat the 1- inch runoff from their respective basins. The outlet structure for the pond will be high enough above the bottom of the pond to allow adequate ponding to hold the 1 -inch runoff volume without overtopping. The soil at the bottom of the pond will be a special sand /soil mix that will allow infiltration. Due to the existing clay soil, natural percolation will not be possible. Therefore, perforated pipes embedded in clean crushed rock at the bottom of this soil will collect the runoff and convey it into the outlet structure. In this way the 1 -inch runoff will be treated by infiltration. See Table 7 in the Calculations for the 1 -inch runoff volume for basins. Due to inadequate area between the parking areas for Basins PR -B and PR -C and their respective ponds, Stormceptor inlets (or approved equal) were used for pretreatment of the runoff. See attached calculations for sizing. As mentioned earlier, all ponds will have some detention for the 2 -, 10- and 100 - year runoff. The outlet structure for the ponds is basically a 4 -foot diameter manhole with a slanted grate on top. The top of this grate is located above the bottom of pond as required to infiltrate the 1 -inch runoff. The capacity of the structure based on the head elevation above the grate was calculated using both the weir and orifice equations. The lower capacity was used. (See Table 1 below for the head versus capacity for the outlet structure.) HydroCad compared the capacity of the outlet structure with the capacity of the outlet pipe and used the lesser flow to determine the outflow from the ponds. The proposed runoff was routed through the ponds using the pond volumes and the outlet structure and outlet pipe capacities for the 2 -, 10- and 100 -year events. Outlet pipes were sized such that the flow from the ponds was less than the calculated release rate. An orifice plate with a 6 "x6" opening was used in the structure for Pond A. A smaller diameter outlet pipe could possibly be used, but due to maintenance concerns using a smaller diameter pipe and the long distance to the outfall, an orifice plate was used. A minimal infiltration rate was used for the detention calculations as this flow eventually flows into the outlet pipe via the perforated pipes. 4 Application Narrative 18707 Old Excelsior Blvd phone (952) 474.3291 Minneapolis, MN fax (952) 474 -3928 55345 -3122 www.teamtsp.com To Solve. To Excel. Together. Marshalltown - Marshall - Minneapolis - Rochester - Omaha - Rapid City Sioux Falls - Sheridan Table 1 - Head vs. Capacity for Outlet Structures HEAD ABOVE GRATE, FT WEIR LENGTH, FT OR ORIFICE AREA, SF DISCHARGE, CFS 0.1 2.6 0.2 0.2 3.7 0.9 0.3 4.6 2.0 0.4 5.5 3.6 0.5 6.3 5.8 0.6 7.1 8.6 0.7 7.9 12.0 0.8 8.9 16.7 0.9 10.0 22.4 1.0 12.6 33.0 1.2 12.6 43.4 1.4 12.6 54.7 1.6 12.6 66.9 1.8 12.6 79.8 2,0 12.6* 85.8 2.2 12.6 90.0 2.4 12.6 94.0 2.6 12.6 97.8 2,8 12.6 102 3.0 12.6 105 3.2 12.6 109 *Begin Orifice Equation Control The only inlet on site will be an inlet in the loading dock area. This inlet is needed due to the 4 -foot height differential at the loading dock. The pipe from this inlet will empty into Pond A. The roof drains for Building Areas B1 and B2 also drain into the inlet so the pipe was sized to accommodate the entire sub - basin. Basin PR -A will also include a bio - swale adjacent to the parking and drive areas on the north side of the building. The bio - swale will also have a perforated pipe underneath which will connect to the pipe from the dock area inlet. An emergency overflow has been shown from this swale to Pond A. See drawings C -EXDR and C -PRDR for location of basins and ponds. These drawings can be found in the full size set of drawings. Calculations are attached to this narrative. 5 18707 Old Excelsior Blvd phone (952) 474 -3291 Minneapolis, MN fax (952) 474 -3928 55345 -3122 www.teamtsp.com To Solve. To Excel. Together. Marshalltown - Marshall - Minneapolis - Rochester - Omaha - Rapid City - Sioux Falls - Sheridan September 16 2010 Design & Review Document Responses The following are point by point responses to the City's written comments in the corresponding order: • Parking spaces will be increased from 241 to 255. See revised drawings. • No action needed. • City engineer noted he will approve a 27' width. • No action needed. • Bus drop off points were confirmed. No buses are intended in the rear parking lot. • "No Parking Bus Drop Off" signs will be provided. See revised drawings. • No action needed. • Traffic control signage will be provided indicating one truck entrance point to the site from 55 Avenue. Additional signage indicating "no truck entry" at the remaining access points. See revised drawings. • Signage indicating a one way truck route will be provided. See revised drawings. • Additional drawings are included demonstrating how trucks maneuver through the site. See additional drawing. • Maple trees have been adjusted to be outside the snow storage area. See revised drawings. • B/O (break out) rooms are used for individual instruction and learning. • Intermediate District 287 has no current plans or policy to allow community use of the proposed building. • Daycare is only offered to students with children as part of the North Vista program described in Intermediate District 287's attachment. • Construction access will be restricted to 56 and/ or Xylon Avenues via Boone Avenue and Bass Lake Road. A change order document will be issued to the Phase One (demolition and earthwork) contractor and Phase Two (remainder of the work) construction documents will include this requirement. • The construction fence will remain in place during the majority of the construction period until it is determined that it can be removed without compromising safety or security. Phase One and Phase Two contractors are responsible to maintain the fence while it is in place. Safety officers will be given access to any locked gates. M 18707 Old Excelsior Blvd phone (952) 474 -3291 Minneapolis, MN fax (952) 474 -3928 55345 -3122 www.teamtsp.com To Solve. To Excel. Together. Marshalltown - Marshall - Minneapolis - Rochester - Omaha - Rapid City - Sioux Falls - Sheridan September 14 2010 NAC Memorandum Responses The following are responses to specific comments within the above mentioned document and not previously identified in the Design & Review document: • Parking Lot Improvements o Landscape islands will be irrigated. See revised drawings. • Mechanical Equipment • Rooftop mechanical equipment is less than 15' above the roof line. See revised drawings. • Attached site line drawings for the two story option indicate all equipment is adequately screened as defined by City requirements with the exception of one unit identified as "3 ". Screening will be provided for this unit should only two stories be constructed. If the three story option is constructed no screening is required as defined by City requirements. See attached drawings. • Revised building elevations identify rooftop equipment heights. • Landscaping Plan • Waiting for a review by the City Forester. No invasive plants are used and the Amur Maple will be revised to an acceptable species. • All of the plants in small scale areas will be identified on construction documents. • Existing Linden trees will be protected with fence barriers within 15' of the trunks. Excavations for retaining walls shall stay outside of the barrier. • Additional shrub plantings along 56 Avenue are added to provide more screening of the parking lot and car headlights. See revised landscape drawing. • Proposed spruce trees are revised to a deciduous species to allow better site lines into the northeast patio area. • All of the plants in the bio -swale areas will be identified on construction documents. • Outdoor Lighting o A revised photometric plan is attached showing compliance with City standards. • Fences • Fences enclosing play areas will be 5' high vinyl coated chain link with self closing gates and locks. This information will be included in the construction documents specifications. • No permanent fence is proposed for any of the storm water ponds. • Signage o The only wall signage proposed is the building address located on the face of the entrance canopy. 7 18707 Old Excelsior Blvd phone (952) 474 -3291 b1i Minneapolis, MN fax (952) 474 -3928 55345 -3122 www.teamtsp.com To SoNe. To Excel. Together. Marshalltown - Marshall - Minneapolis - Rochester - Omaha - Rapid City - Sioux Falls - Sheridan • The monument sign is shown on the revised site drawings. • The proposed monument sign light fixture does not allow it to be redirected without having special tools. September 14 2010 Bonestroo Memorandum Responses The following are responses to specific comments within the above mentioned document and not previously identified in the Design & Review document: 1. C -101, REMOVALS drawing from the Demolition Phase is included in the revised set. This drawing shows utilities that are being removed. 2. Bituminous pavement will be the base bid with concrete pavement as an alternate. Sections for both asphalt and concrete will be included in the drawings. These sections may change depending on the recommendations provided in a future geotechnical report. 3. This detail will be referenced along with the recommended detectable warning plate. 4. So noted. 5. This note has been added. 6. The hydrant will be shown behind the sidewalk. A note will indicate a new or relocated fire hydrant. 7. A concrete valley gutter has been added. 8. Storm water calculations will be provided. 9. So noted. 10. A new combination inlet has been added along Zealand Avenue as indicated. A new inlet has also been installed along 55 Avenue to replace inlets removed along the north side of the street. 11. All existing basins have been revised to reflect the entire existing roof flowing to 55 Avenue. 12. Calculations are provided. 13. Pond C has been revised so that slopes are 4:1 or flatter within the ponding area. 14. Stormceptor 4501 inlets (or equal) will be installed at the opening to intercept the flow. This allows a lower pipe elevation in the pond. 15. An EOF is now shown at the point where the pond is nearest to the swale. 16. All pipe in the ponds and swale have been changed to be 8 inch diameter per recommendation of the Minnesota Stormwater Manual. 17. The bio- filtration swale will connect directly to the drain tile grid of Pond A. Due to the depth of the pond versus the depth of the swale, the swales tile could not possible connect to the 12 -inch pipe. 18. Pond High Water Level elevations are now shown as part of the Pond Outlet Structure notes. E�3 Application Narrative 18707 Old Excelsior Blvd phone (952) 474 -3291 Minneapolis, MN fax (952) 474 -3928 55345 -3122 www.teamtsp.com To Solve. To Excel. Together. Marshalltown - Marshall - Minneapolis - Rochester - Omaha - Rapid City - Sioux Falls - Sheridan 19. Runoff will be pre - treated at Ponds B and C using Stormceptor inlets due to limited turf area for pre - treatment. The southernmost curb opening for Pond C will remain as this opening is far enough away from the pond to allow a minimum of 20' flow over turf before entering the pond. 20. This designation has been added to the Erosion and Sediment Control drawing. 21. This note has been added to the Erosion and Sediment Control drawing. 22. So noted. 23. A new fire hydrant was added to the west side of the building and the hydrant located near the dock area has been moved to the east side of the building near a parking island. This layout has been sent to the West Metro Fire - Rescue District for review. 24. Plantings and utility locations will be coordinated with the Landscape Architect. September 15, 2010 West Metro F ire- Rescue District Memorandum Responses The following are responses to specific comments within the above mentioned document not relating directly to building permitting issues and not previously identified in the Design & Review document: • Building permitting issues will be addressed in code plans and other construction documents submitted to obtain a building permit. • The building will have a fire alarm and sprinkler system. Security System • Surveillance system is intended for documentation purposes and will not be monitored. • Cameras will not be capable of facial recognition o IP addressable cameras with fixed lenses will be used. • Cameras will be located at strategic locations on both the interior and the exterior of the building. • Intermediate District 287 is willing to allow safety officers access to surveillance cameras. • All exterior doors will be controlled by electric locks and activated with a card swipe system. • Strategic interior doors will be controlled by a wireless card access system. • During non - passing hours all visitors will be required to pass through a security vestibule adjacent to the main entry and administrative offices. The building size will be as follows: • First floor- 69,595 square feet • Second floor- 62,411 square feet • Third Floor- 25,520 square feet • Total- 157,526 square feet 9 18707 Old Excelsior Blvd phone (952) 474 -3291 Minneapolis, MN fax (952) 474 -3928 55345 -3122 www.teamtsp.com To Solve. To .Excel. Together. Marshalltown - Marshall - Minneapolis - Rochester - Omaha - Rapid City - Sioux Falls - Sheridan • Existing and proposed fire hydrants have been identified. See revised site drawings • The fire department connection has been identified. See revised site drawings. • Appropriate fire lane striping and signage will be provided as per future discussions with fire - rescue department. • The building address will be located on both the main entrance canopy and the monument sign using a minimum of 6" high numbers and text. • The building is generally organized by age groups with the youngest on the ground level and older students on the upper floors: • First floor- Daycare and Elementary • Second floor- Middle School and High School • Third floor- High School to age 21 • There are no secure "time out' or seclusionary rooms planned for this building. September 16 2010 Design &Review Meetin- Discussion Responses The following are responses to specific comments made during the above mentioned meeting and not identified in any documents: • Program descriptions are described in the Intermediate District 287 attachment. • Student enrollment issues are addressed in the Intermediate District 287 attachment. • Bus related issues are addressed in the Intermediate District 287 attachment. • The proposed emergency generator noise level is expected to be 60 dB at the property line directly north of the generator. This is equivalent to a normal conversation. • The "dark cycle" for site and building lighting will be part of the lighting control system and scheduled for 10:00 pm until 6 :00 am. • Site drawings indicate the removal of the eastern most existing drive, however; this work is beyond the bounds of the property and will require permission from ISD 281 before actual work can proceed. • A range of possible brick color selections (red to red - brown) will be presented at the Planning Commission Hearing. • The existence and condition of a railing at the existing stair leading to the play fields will be verified. Inclusion or repairs of a railing will be part of the project as appropriate. 10 For more informaton, please contact: Linda Rees, Public Relations Liaison Intermediate District 287 Service Center 1820Xonium Lane North Plymouth, K4N55441 763.558.3536 vmww.diotrioC287.oqg Program Opt ° ATTAIN LAssisbveTechnology Training and Information Network) — Provides a learning and teaching lab where students receive training in software applications that can be used for vocational purposes. ° C|P (Communication Interaction Program) — Provides structured educational program for students with an educational label of Autism and others who benefit from a predictable and individualized program focusing un social skills and academics. * }nVEST High School (In Vocational, Educational and Social Transitioo) — Provideapnogrammingforetuden\swhnareidentifiedao EBD with serious and persistent mental health diagnosis. Students receive full day academic, social emotional and Transition curriculum \o meet their needs. Intensive supports/services are provided for emotional and behavioral needs. ° InVESTMidd|e School (in Vocational, Educational and Social Transition) — Provides programming for middle school students who are identified asEBD with serious and persistent mental health diagnosis. Students receive full day academic, social emotional and Transition curriculum \o meet their needs. Intensive supports/services are provided for emotional and behavioral needs ° NECBemenbmry- PnuvidasastructureeduoaUonprognamforntudants who struggle with aeU-n*guUabon, academics and attendance. These students also have poor social skills and difficulty with authority. ° North Vista - Provides a secondary academic education for pregnant and parenting teens, recent immigrants with limited formal schooling, and those who need practical, credit-based work experience programs. Has un on- site day care for 5O children of the parenting teens. w(]PTIONS (Opportunities tnPursue Training in Occupat Needs and Schools) — Prov a0'12 program designed to meet the unique needs oY students who need a highly structured environment due to oodaKemctiona| issues, truancy, credit deficiency, aggression or problems dealing with authority. ° OPTIONS Middle School (Opportunities to Pursue Training in Occupational Nuwdsand School) — Provides a structural educational program for students who struggle with ae|f-n*gu|ation, academics and attendance. These students may also have poor social skills and difficulty with authority. ° SAFE (Students Addressing Fetal Alcohol Spectrum Disorder (FASD) through Education) — Provides o structured educational program for students who have a medical diagnosis ofFASD and need in{enaivo, individualized educational and behavioral support throughout the day. ° STRIVE (Skills Training with Responsibility Interdependence & Vocational Education) — Provides students inK-12. who have needs in areas ofDCD and EBD. with services inon instructional environment working on interactions with others and development of functional skills. High school age students also receive instruction in the three areas of Transition; Jobs and Job Training; Post-Secondary and Independent Living ° SUN(StudentsvvbhUnigueNeuda) — Provdonaneducationprogram ho students in need of substantial specialized services due tosignificant social behavioral, and cognitive disabilities. � VEWTURE — ProvdeainbenaiveinotruoUonandstra(egieafoxstudenb with unique needs with a diagnostic prof ofaneurobio|og|ce}disorder (i.e.ToureUn'n syndrome, anxiety and/or obsessive-compulsive disorders, and sometimes Autism Spectrum Disorders, etoj and have cognitive abilities within the average (o above-average range, Additional Space Designations: • Career and Tech dedicated space equitable with South Education Center • Reading lab dedicated space equitzbir:with South Education Center • Potential onuibe day treatment ~ PukmnUa| co-located County Haa|thServices Facts: Number ofdudents • Daycare: 50 • Elementary: 55 • Middle School: y8 • High School: 198 Number of staff ° NEC Staff: 21S Studonttoansportadon 0 Vehicles: 80 WT|���� RECEIVED SEP 2 4 ?0 Intermediate District 287 E E ':w— North Educatin Center New Hope, Minnesota C ONDITIONAL USE PERMIT APPLICATIO September 24, 2010 TSP Project # 05080925 DESIGN TEAM COORDINATE SYSTEM SHEET IDENTIFICATION INDEXTO DRAWINGS ascnvxe money wren m.wc emuum r,— /� � � srm xacec w.arvsom�xm mceoa, as.�c. ww,w e..ar �� C nnx.T.rw.auo�a .wows. �wc. enma, / c acwmn cw xwmie.+ e � c ww.ccn � e r �wuu .rm.znv.. rwwo .a,rm� m,r+.�n / ✓� � " •�• .axu.e3m ra.w enaenv m.w+m /. , � � yew .wm eewm emw ®awwrew. w > ••••• ncc xa+ca�a .ixwa� rv,w. w.rw� .s+r..� °'°`° unoserenra _ nvrtiww ow.K m'a eo m�ae . uienauiame�teesnnatmaumM ` iaEMiECTUPLL r � r - PROJECT LOCATION MATERIAL LEGEND lnWl eftWMa 2e7_ _r.w<s NaU Educetbn Gaoler � """a�/�w..rx u.oeuwco va uia ravr%rewwxwwruv New HOP,MN m � w — �� � � � � •, g � � w.tn.a"� «n..i wxx /'>- +'+'+aar tav u+won¢evt+ww+ewrew� — -- � r r. 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PRAP w� B. 0 4� O.0 MH .1. f l 1/4' DIPPED sAI-1.1"ED Z, 1, wav .1110 GALVANIZED DPPED —17ED GRATE IN 2 E—Ns .,ENw.) —E IN sEL'.. PLA (1/-s4' INSIDE PLAN p ELU918.73 CLEI 916- pv —18.52 ELUAIT73 EL-5.46 ELEV.917- D ,,P MIFICE —E WGH FOLM N.10 O PENING t2" PCP \ 12 SEE EPEE', SEE 1PEE'r -104 Is" P',, Ell 11— C-10 ' UNOEHGROUNO To J-1 E E.L. P PERMIRATET) PIPE LNN—N..o PERFORATED 1,,No To PERFORATED E IN I r X =-PE� PIPE — � — . - N ECE s E7, . 912.T05UMP) 914.50 1kv. 912.0 SUMP gt t.0(RUMP) 912.80 EA� E11- CONCRETE —ol ' " S's CONCRETE EA�C Slo NAsE SIAe CONCRETE BdSE s'. SECTION AA SECTION AIN SECTION AA C C @EO&D&OUTLET CONTROL STRUCTURE OUTLET CONTROL STRUGTURE D&jO ELET CONTROL STRUCTURE MMINoto North Educdon Center 1 New Hope, MN = 177 " 1�7T�111� V& ------ ins tm —W, —Irr A I §A/ ax s P i t i DETAILS A A N IM A! REATMENT (FILTERING) POND SECTION A3 19LETLNTION SWALE SECTION 3 4 5 3 L 5 6TH fA YE) E A T-� I i � ;� fi e. �I z 1i \ �� Iii A EXISTING aj C HOSTERMAN 1.83' MIDDLE SCHOOL ids BUILDING q � if! ic 6 -T t al L 1-14 lL i NmM EducaJon r-W O �\ - ice 1'I f I j i•d1' \` j � - — B ws - -- -4 -7 A EX ON DRAINAGEMAP STLRI DRAINAGE MAP 1 C-EXDR f t Y a� s ` s� R'l f� ME 5.09 � 1 LX� PRUDA 111 0.56 o,r PRUDC 0.42 , .� x, � -- -- • -, ,� � �` ; " hnelmedeleDkhiIX287- North Education Center v�va .w �1• 5�� � ';�� � i 1.36. ��� � / � No.xew,wn+ antis ` , v »r PRUD -8 2M 0.70 am e ta'mexs -,x txt � V A coxuxrz rm ru vonw a rwo. I PROPOSED , o DPoUNAGEMAP w 4 �1PROPOSED DRAINAGE MAP a - _,. ,�� C -PRDR 5 i a =l teimallE,mmr ai- ...... �,sAi�s• 1 J r � e ... m � 1 LX� PRUDA 111 0.56 o,r PRUDC 0.42 , .� x, � -- -- • -, ,� � �` ; " hnelmedeleDkhiIX287- North Education Center v�va .w �1• 5�� � ';�� � i 1.36. ��� � / � No.xew,wn+ antis ` , v »r PRUD -8 2M 0.70 am e ta'mexs -,x txt � V A coxuxrz rm ru vonw a rwo. I PROPOSED , o DPoUNAGEMAP w 4 �1PROPOSED DRAINAGE MAP a - _,. ,�� C -PRDR 5 .. , . srev � � ' i mss M —M , 0 p 0 ' Zz I "I BUILE)KN5 Z� 14 ,Vzo 7,f tl W , ���� f .� � " PLANTING PLAN L2.0 io QSHEETKMOTES � snw ieimttaceo.. rn. r¢cx �rt ' � xu fr I i rrscxm M«o!c[m m.o�6mn _ �i / rt*w o[a won r MwsWs.MxsrmS � u -emu TT E �q v a ,.g M -- ., I ; D 01 REAS'Bi' 8'BZ SOUTHWEST ELEVATION �� T Y CFy O CC C8. n a Y L Y I > ( I 1 Bi rw_o i I I I /1AREA'C WEST ELEVATION v " : r]r _ � _y IntetmWiale 0 9r 287 - North Education Center ^� Hq ,MN I ra 6WEM1 r + a ra r s C A P — A N I _ — _ r F m Nlil a ssr m N sH;6Tmie �• c EX(UIOR ELEVATIONS 1- �AREA'C SOUTH ELEVATION [ll wean - r - o vs z 0 a n. �6„xM a A -201 U 4 8 5 a n s� s S° b 8`e OSHMTKEMOTES kt.T,Wi.WDMkt2B7 Bt ff qMPRTH ELEVATION B3 tff ELEVATION Noah Education center N.HV MN AMR- a 7- T TT Tit CA Ai A B NORTHEAST �ELEVATION... OMIOR BHATIONS 1,L A-202 Dl AREAV EAST ELEVATION E 0 0 O 44 (D o A4 ffl%'B?' ELEVATION kt.T,Wi.WDMkt2B7 Bt ff qMPRTH ELEVATION B3 tff ELEVATION Noah Education center N.HV MN AMR- a 7- T TT Tit CA Ai A B NORTHEAST �ELEVATION... OMIOR BHATIONS 1,L A-202 Dl AREAV EAST ELEVATION E 0 0 O 44 (D o A4 ffl%'B?' ELEVATION �03�030 M US OSHFE KI WTES A = D3 &RA KPOUTHEAST ELEVATION 09 C4 LRAAS ��TORAGE ELEVATION @a A S H ELEVATION E2 N ............. --- ---- ---- ------ SBAa�� B5 LAS R MON �TORAGEE�IEVATION 7 — — , A��TORAGE ELEVA is as ,%'Rj' ELEVA @ Bt' NORTH — aEVA'1011 Mt—diF"Dlwe2B7-1 WrUl Ed C.0, Nn Hope, MN DMOREVAPONS A-203 @ffl NORTHEAST ELEVATION @LR — '�I�V O RTHEAST ELEVATION ve T T �gg 4 g g mg E H is as ,%'Rj' ELEVA @ Bt' NORTH — aEVA'1011 Mt—diF"Dlwe2B7-1 WrUl Ed C.0, Nn Hope, MN DMOREVAPONS A-203 @ffl NORTHEAST ELEVATION @LR — '�I�V O RTHEAST ELEVATION ve ' 4 ffl%' ' ELEVATION =%.Z OQ i (�4 1 a I JA 1, � I @LR%' ELEVATION /1AREA'A' SOUTH ELEVATION hOMWIMIDiAkt287.1 Nod, Hog. Center Rex Haile, Mhl A-204 F A EXTERIOR ELEVATIONS of A! &RE ST ELEVATION MONUMENT SIGN WAIION MONUMENT SIGN L &LqA A-204 4 fi tl �� 8 p 3 p � Pp 4 3: mm Gone M 1 10-10— 4 � (EM'RVORTHWEST ELEVATION (ALTERNATE #1) BD A mw c Mr -x. @M,RT TOWER MLLEMICIN InWoledials DWIct 287 - North Education Geohr N.ftp,MN WESIOR ELEVATIONS ALTERNATE #1 A-206 (B� NQIITHE�AITELEVATI N �ALTEINAT�Efl ! �"AR�TA �IAREA B2' NORTHEAST ELEVATION (ALTERNATE #il Ow W 1 10-10— 4 � (EM'RVORTHWEST ELEVATION (ALTERNATE #1) BD A mw c Mr -x. @M,RT TOWER MLLEMICIN InWoledials DWIct 287 - North Education Geohr N.ftp,MN WESIOR ELEVATIONS ALTERNATE #1 A-206 (B� NQIITHE�AITELEVATI N �ALTEINAT�Efl ! �"AR�TA a� a= ''s �g $S &s ow°r� o ``^ ^ ....... . ^`^ `` ^^``^^` ^`^^ ` ^ ``~`^l ^ ```` ````` � UZI .`^ Mo `^`^^.` ````^ MINAM . � M�WIMDIWC1287� Nodh Ed.�d."ft W�.N 0 co cn 0 .a N 0 N O 7813 J / D .wlo , urosirt . AVE N crs se � ©! C, V f .a "' , VIRGIIIIA AVE N ;' 7= !-; o o) o 0 V UTAH AVE }; O OI iJ jy O O O � O �.1 V w w t it m w cn cn ZEALAND AVE N C, = o Cb o� o c Ch O rn ° pD W O a ~+ YUKON AVE N O G N A l 47- CM Q! E f� r �(,ry►� {,}� (M A iz A A XYLON AVE N Z ' x v r — — _ co – _. a C Z ro .wlo , urosirt . AVE N crs se � ©! C, V f .a "' , VIRGIIIIA AVE N ;' 7= !-; o o) o 0 V UTAH AVE }; O OI iJ jy O O O � O �.1 V [ on Im i W, o L I M`IIIAMFM� lim-AWARION am 6= 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2551 planners @nacplanning.com TO: Curtis Jacobsen FROM: Alan Brixius DATE: September 8, 2010 RE: New Hope — ISD 287 School Conditional Use Permit FILE NO: 131.01 — 10.03 BACKGROUND On September 2, 2010, we met with ISD 287 representatives to discuss their pending development application to construct a special education school at the western end of the Hosterman Junior High School site in New Hope. The City has already approved an administrative subdivision to create the development site and a demolition permit to remove the existing Hosterman Junior High School. The site is zoned R -1, Single Family Residential, which allows public education buildings by conditional use permit. In review of the building plans, one of the development options included a third floor for a total building height of 46 feet from grade. The R -1 Zoning District caps the building height at 2Y2 stories or 32 feet, whichever is greater. This proposed three story building cannot meet this standard. Based on recent Court decisions, it is not likely that a variance to the zoning district height requirements would satisfy established variance criteria. This being the case, ISD 287 will be requesting a zoning text amendment to allow school buildings to be an exception to the R -1 District height requirements. In review of the School District plans, the request for a taller building on the Hosterman site appears to be reasonable for the following reasons: The third story economizes on the available land by providing a vertical expansion. This lessens the building footprint, provides necessary parking, and greater green space. 2. The site plan provides greater building setbacks from the perimeter of the lot. These setbacks will provide greater building separation from adjoining streets and properties, reducing the impact of the taller portion of the building. 3. The building will meet all other zoning standards related to setbacks, parking, drainage, architectural standards, etc. 4. The properties to the west and north of the project site are zoned R -4, High Density Residential District and R -5, Senior /Disabled Residential District. These adjoining zoning districts contain multiple family buildings taller than the R -1 District restriction. The proposed three story school would be consistent with the character of the area. To avoid unforeseen potential problems with a City -wide or district -wide height exception, we are proposing an amendment to the conditional use permit for public educational and religious buildings in the R -1, R -2, and R -3 Districts as follows: Section 4 -5 (e) Conditional uses, R -1. The following are conditional uses in an R -1 district. (Requires conditional use permit based upon procedures set forth in and regulated by subsections 4 -30(c) and 4 -33 the performance standards set forth in sections 4 -3 of this Code.) (1) Public, educational and religious buildings. Public or semipublic recreational buildings and neighborhood or community centers; public and private educational institutions limited to elementary, junior high and senior high schools; and religious institutions such as churches, chapels, temples, and synagogues provided that: a. Side yards. Side yards shall be double that required for the district, but no greater than 30 feet. b. Principal building height. Principal buildings may exceed the district height requirement provided: 1. The site is capable of accommodating the increased structure size without variance. 2. The potential increased intensity and size of the use does not cause an increase in traffic volumes beyond the capacity of the surrounding streets. 3. Public utilities and services are adequate to serve the building. 4 4. Any portion of a building that exceeds the district height restriction shall be setback from all lot lines a distance equal to the height of that portion of the building. 5. The building does not limit solar access to abutting and /or neighboring properties. The City may require a shadow study illustrating potential shadow encroachments. Through this text amendment, a height exception shall only be given to educational, religious, and public buildings. These uses have buildings that are generally taller than single family homes. The performance standards are established to integrate the building within a neighborhood and mitigate potential compatibility and utility concerns of a taller building. Copy via email: Mark Thiede thiedemc()- teamtsp.com Tom Schultz twschultz(a7district287.orq 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners @nacplanning.com Z440 A TO: FROM: DATE: RE: 1I11111 1 1 it l - �t�" 01aOlIPW7 Curtis Jacobsen Alan Brixius September 28, 2010 New Hope — ISD 287 Conditional Use Permit and Text Amendment 131.01 — 10.03 Independent School District 287 (ISD 287) has submitted an application for a conditional use permit to construct a North Education Center on the site currently occupied by the Hosterman Junior High School. The site is zoned R -1, Single Family Residential and schools are a conditional use within the R -1 District. ISD 287 has also requested a zoning text amendment to accommodate a building taller than the R -1 District standard of two and one -half stories or 32 feet. They wish to consider a three story building option in the site and building design. The City has already approved an administrative subdivision that created the 9.57 acre lot, which is being purchased by ISD 287 from ISD 281. The City has also issued a demolition permit for the removal of the existing Hosterman Junior High School building. The demolition is currently ongoing. North Education Center has been an existing tenant at Hosterman Junior High School for the last 10 years. North Education Center /ISD 287 serves the needs of unique learners with various physical, cognitive, emotional, and behavioral challenges. The proposed new facility will house 350 students elementary and secondary up to 21 years of age, 50 infants and toddlers at the day care, and 235 staff members. The new school will be located at the western end of the Hosterman Junior High School site. The following is a narrative analysis of the site design against the City zoning standards. ISSUES ANALYSIS Zoning Text Amendment. Staff analysis of the requested zoning text amendment is found in the September 8, 2010 NAC memorandum. City staff is recommending an amendment to the conditional use permit for public, educational and religious buildings within the R -1, R -2, and R -3 Zoning Districts. This recommendation is offered with the following reasons: 1. The height exception will only be available to schools, churches, and community buildings in the R -1, R -2, and R -3 Zoning Districts. These uses typically have a need for taller buildings. 2. Taller building heights for these buildings economize on available land by providing a vertical expansion. This lessens the footprint to provide greater area for parking, on -site circulation, and green space. 3. The proposed text amendment includes performance standards related to setbacks and service capacity to insure that the building will not overwhelm the site or neighborhood. Conditional Use Permit. Lot Area /Setbacks. The following table illustrates that the proposed site and building location meets all the lot area width and setback requirements of the R -1 Zoning District. R -1 District Required Proposed Compliant Lot Area 15,000 s . ft. 9.87 acres Yes Lot width 100 feet 611 feet Yes Setback (Building): Front West 25 feet 106 feet Yes Side South 20 feet/30 feet* 90 feet Yes Side North 20 feet/30 feet* 123 feet Yes Rear East 25 feet 187 feet Yes Parking Setbacks: Front West 5 feet 34.8 feet Yes Side South 5 feet 19.5 feet Yes Side North 5 feet 24 feet Yes Rear East 8 feet 47.2 feet Yes * Churches are required to have a 30 foot side yard setback. 2 Parking. The applicant's narrative describes the following parking demand for the proposed school as follows: Staff Parking 235 stalls Average Daily Student Parking 10 stalls Average Daily Visitor Parking 10 stalls Total Parking Demand 255 stalls At the Design and Review Committee meeting, the City recommended the applicant provide 255 parking stalls on site to address their parking demand. The revised site plan (09/24/10) illustrates 255 parking stalls (245 regular parking stalls and 10 disability stalls). All parking stalls are dimensioned 9 feet wide by 19.5 feet in length. Drive aisles range from 24 to 26 feet in width. These dimensions meet the City's parking standards. The parking and driveway access will have bituminous surface and continuous concrete curbing at the perimeter of the parking lot. The parking lot shall be striped to delineate parking stalls. The site plan also illustrates on -site snow storage. Access and Circulation. Site access is proposed from both 55 Avenue and Zealand Avenue. Curb cut locations align with local streets along 55 Avenue. The curb cuts exceed 26 feet. Curb cuts up to 32 feet in width may be approved subject to the review and recommendation of the City Engineer and approval of the City Manager. In light of the variety of vehicles and amount of traffic, the curb cut locations appear to be acceptable. In review of the site layout truck turning motions Sheet C102A, some slight widening of the curb cut across from Xylon Avenue and the curb cut onto Zealand Avenue may be appropriate to avoid having trucks rolling over the curbs. Some adjustment in the curb layout at the loading area may also be appropriate to provide ease of access and egress to and from the loading bay. The site plan includes traffic directional signs at the site entrances and around the building to guide truck and bus movements on the site. The type and location of the traffic signs are acceptable. Landscaping Plan. The applicant has submitted a revised landscape plan Sheet L2.0 (09/24/10) that addresses many of the concerns of staff and the Design and Review Committee. The plant list removed Amur Maples and the existing Silver Maples which were questionable plant materials. 2. The revised landscape plan identifies all areas where irrigation will be provided including the parking lot islands. 3. The revised landscape plan identifies the number, species, and size of all trees and shrubs. 4. Additional shrubs have been included along the north parking lot to screen headlights from the apartments north of 56 Street. 5. The revised landscape plan identifies the seed mix and quantities that will be applied to bioretention swales. 6. The applicant has made a number of changes to the landscape plan to address sight lines into isolated areas of the site for police protection. The City's CPTED Officer shall review the revised landscape plan and offer comments as to its acceptability. 7. The revised landscape plan identifies two Linden trees to be preserved. Neither the landscape plan nor the grading plan identifies any tree preservation measures that will be used on site to protect these trees within their drip lines from grading or construction traffic. The tree preservation measures must be provided. 8. The fire hydrant east of the building has been relocated to improve accessibility to the hydrant by the Fire Department. Outdoor Lighting. The applicant has provided cut sheets for their proposed lighting and an electrical site plan sheet (ES101). The proposed exterior light, except for the monument sign lighting, is all 90 degree cut off fixtures that will direct light downward. The applicant is proposing 20 foot tall parking lot poles and 12 foot tall poles along the school's internal sidewalk. This meets City standards. All freestanding light fixtures meet the required setbacks. Sheet number ES101 provides a photometric plan for the site. The following maximum and minimum light levels must be achieved on site: Maximum Light Levels: 1. Light levels shall not exceed one foot candle at the centerline of the street. 2. Light levels shall not exceed 0.4 foot candles on an adjoining property. The photometric plan shows that on -site lighting will meet City standards for maximum light levels. Minimum Light Levels: 1. School Parking — 0.2 foot candles 2. Sidewalk — 0.5 foot candles The photometric plan reveals that the parking lot and driveways are generally well lit. The only location that falls below the minimum 0.2 foot candle illumination is the driveway immediately abutting the front entrance. rd Review of the photometric plan reveals a number of dark areas along the sidewalks. These areas include: 1. Sidewalk on northwest corner of the Area A building. 2. Sidewalk leading into the north entry plaza. 3. Sidewalk between the southeast corner of the Area B2 building and the toddler play lot. 4. Sidewalk at the southeast corner of the Area C building. 5. No lighting is offered along the trail between the east parking lot and 56 Street. Staff recommends that the lighting plan be adjusted to bring interior site lighting up to minimum standards. The Planning Commission should determine if additional lighting is needed for the eastern trail. Mechanical Equipment. The applicant has provided cut sheets for air handlers. Sheet A -120 illustrates proposed locations on the northwest (Area A) and southeast (Area C) wings of the school. Building elevations for these wings illustrate the rooftop mechanical equipment within a mechanical penthouse. The following standards apply to rooftop equipment: 1. Rooftop mechanical equipment shal the roofline. The building elevation four feet above the roof line. I not be extended more than 15 feet above shows the mechanical penthouse extending 2. Rooftop mechanical equipment shall be completely screened by parapet walls or equipment shall be grouped behind an enclosure and set back one and one -half times the equipment height from any primary fagade facing a street. The building plans illustrate the rooftop equipment be a minimum of 26 feet from the edge of the roof on the northwest wing. 3. The building elevations do not illustrate the exterior building materials of the mechanical penthouse. The applicant should identify both the materials and color to demonstrate that the mechanical penthouse is compatible and complementary to the balance of the building elevations. Trash Enclosures. The site plan reveals a screened area for generator, dumpster, and storage. This storage area will be constructed with face brick to match the building. Metal deck doors will be used to screen the dumpster. The trash enclosure, generator, and storage building are located on a concrete pad on the north side of the school. Through grading and landscaping, the applicant has effectively screened the trash enclosure and loading dock from surrounding streets and properties. The proposed 5 trash enclosure meets City standards as outlined in Section 4- 3(b)(6)i of the New Hope City Code. The Design and Review Committee requested information on the generator noise levels. The applicant has indicated that generator noise is expected to be at 60 dB at the north property line. Fences. The landscape plan (1-20) shows fenced play lots for the elementary school and the day care. The applicant's narrative indicates that the proposed fence shall be a five foot high vinyl coated chain link fence with self - closing gates and locks. The fence location and type meets City CPTED recommendations for a see - through fence material. The City Building Official shall review and approve the gate closing and latching mechanisms. Buildinq Design. The North Education Center will be a school specifically designed to address the needs of its unique learners. Smaller classroom sizes and greater staffing components are both included to provide a more customized learning environment to address the needs of students with cognitive, physical, emotional, and behavior challenges. Floor plans A100 — Al20 illustrate the proposed plan and plan AL101 — AL123 provide a detailed floor plan breakdown of each segment of the building. The building elevations are shown on Sheets A201 through A207. In examining the building elevations and site design against the City's Design Guidelines, we offer the following comments: The building elevation offers visual interest through the following efforts: a. Variation of materials (i.e., large format masonry [smooth], face brick, rock faced block, composite metal panels, corrugated metal panels). b. The metal shading devices at each window. C. Established distinct modules within each section of the building. d. Varied roof lines. 2. The exterior finish consists of durable materials with more than 60 percent of the exterior finishes being masonry. 3. The building placement, parking lot design, and landscaping soften the appearance of the parking lot and service area. 4. The site plan provides for an internal sidewalk system that is extended to the public sidewalk along the local streets providing a pedestrian connection to the facility. The aforementioned design considerations comply with New Hope's Design Guidelines objectives. Building Height. ISD 287 has submitted a design option for a third floor on the school. With this option, the building would be 46 feet tall, exceeding the height restriction of the R -1 Zoning District (two and one -half stories or 32 feet). A zoning text amendment has been requested to allow a height exception for schools and other similar buildings in an R -1 District. Staff is in support of this type of amendment and outlined proposed text language in a September 8, 2010 memorandum. The criteria for the height exception is listed as follows: The site is capable of accommodating the increased size without variance. Comment. The proposed site and building plans demonstrate the building fits the site without variance. The revised site plan illustrates that the building fits the site without variance. 2. The potential increased intensity and size of the use does not cause an increase in traffic volumes beyond the capacity of the surrounding streets. Comment: The anticipated traffic remains the same as it has been over the last ten years that North Education Center has operated out of Hosterman Junior High School. 3. Public utilities and services are adequate to serve the building. Comment. Staff does not anticipate that an additional floor will overburden available sanitary sewer or water utilities. Storm water management will improve with this project. 4. Any portion of a building that exceeds the district height restriction shall be set back from all lot lines a distance equal to the height of that portion of the building. Comment: The third story is proposed for the center section of the building. The total height of this portion of the building will be approximately 46 feet. The nearest lot line to this portion of the building is 125 feet away. The building location on the lot serves to reduce the visual impact of the additional height. 5. The building does not limit solar access to abutting and /or neighboring properties. The City may require a shadow study illustrating potential shadow encroachments. Comment: The building location with significant setbacks from adjoining properties will not create shadow issues. 7 Signage. Within the R -1 Zoning District, schools are allowed the following signage: Wall Signs: Two walls signs are allowed — the total area of both signs shall not exceed 15 percent of the front building fagade or 250 square feet, whichever is less. The building elevations do not show any wall signage. The only proposed wall signage will be the street address over the main entrance. Freestanding Signs: Schools are allowed one monument sign not to exceed 100 square feet in area or 12 feet in height. Said sign must be set back from any property line 10 feet. The School District is proposing a monument sign as illustrated on Sheet A205. The sign will be masonry construction (block and brick). The sign height is 11 feet and approximately 40 square feet in area. This sign meets the City's requirements. The sign location is illustrated on the site plan and provides the required 10 foot setback. The landscape plan has been adjusted to establish clear sight lines to the sign. The monument sign is to be illuminated with exterior lighting. The light fixtures are illustrated in a cut sheet. Lighting installation should insure that fixtures cannot be redirected away from the sign to create a glare nuisance for either traffic or adjoining properties. The applicant has indicated that the sign light fixture cannot be redirected without having special tools. Drainage and Utilities. The City Engineer shall review and comment on the grading, stormwater management, and utility plans. Police and Fire. Through the development review meeting, City police and fire offered a number of comments related to the following items: • Security system ® Building occupancy • Building access and driveway identification ® Window design • CPTED landscape recommendations • Lock box location • Fire Department location ® Hydrant location The applicant's plans and narrative attempt to respond to the identified police and fire concerns. These new plans shall be subject to review by the City Police and Fire Departments. 8 CONCLUSION AND RECOMMENDATION Two applications are being sought to allow the construction of the ISD 287 North Education Center: 1. Text amendment to accommodate a school facility to exceed the R -1, R -2, and R -3 Zoning Districts height requirements; and 2. The conditional use permit for a school facility in the R -1 District. Zoning Text Amendment. Staff is recommending approval of the text amendment outlined in the September 8, 2010 NAC memorandum. In drafting this amendment, staff considered its application to the North Education Center, as well as its application beyond this specific project site. The amendment allows a district height exception to a very narrow list of land uses that are typically characterized by taller buildings. The performance standards for the height exception focus on mitigating the impact of the additional height within R -1, R -2, and R -3 Districts and avoid having the building overwhelm the site or City services. In this light, the Zoning Ordinance change seems reasonable. Conditional Use Permit. Based on our review of the ISD 287 /North Education Center, we recommend approval of the requested school CUP with the height exception for a third story with the following conditions: 1. The applicant work with the City Engineer on curb design along the on -site truck routes to avoid having large trucks jumping the curb. 2. Landscape Plan: a. The revised landscape plan be reviewed by the City's CPTED Officer to insure safe sight lines into and around the building. b. The applicant outline the tree preservation measures to be implemented to protect the trees to be saved during site grading and construction. 3. Photometric Plan. The applicant provide additional lighting along the internal sidewalks in the following locations: a. Sidewalk on northwest corner of the Area A building. b. Sidewalk leading into the north entry plaza. C. Sidewalk between the southeast corner of the Area B2 building and the toddler play lot. d. Sidewalk at the southeast corner of the Area C building. WE 4. The applicant identify the exterior building materials and color the mechanical penthouse. 5. Subject to the review and comments of the City Engineer. 6. Subject to the review and comments of the New Hope Police and Fire Departments. c: Eric Weiss Pam Sylvester 10 2335 Highway 36 W St. Paul, MN 55113 • . I 1 i Te1651 -636 -4600 Fax 651 - 636 -1311 www.bonestroo.com TO: Curtis Jacobsen Bonestroo FROM: Jason Quisberg, Brad Schleeter CC: Eric Weiss, Roger Axel, Guy Johnson, Paul Coone DATE: September 30, 2010 SUB3ECT: PC 10 -04: ISD 287 — North Education Center Our File No. 34 -Gen SE06.09.01 We received revised plans for the proposed North Education Center located on the east side of Zealand Avenue between 55 and 56 Avenues. It appears the comments from our September 14, 2010 memo have been addressed in the revised plan set. The following comments should be considered in the review of this application: 1. The previous memo included a comment regarding the needed relocation or replacement of an existing hydrant at the intersection of 55 and Zealand Avenues to accommodate the proposed sidewalk. A note was added to the plan calling this out, which is correct. After further review with Public Works, it has been determined this hydrant, including the valve, should be replaced with a new assembly. Complete storm water calculations were also received. However, review of the calculations is still in process. A separate memo regarding the Site Grading, Site Drainage, and Storm Water Management will be submitted when this the review is complete. End of Comments Please contact me at 651- 604 -4938 with any questions or concerns. September 28, 2010 WFS METRO EIRE: USC.UI 1X5'CIiIC_T Serving the Cities of •Cgstal -New Hoye Neighbors Serving Neighbors 4251 Xylon Ave N. New Hole, MN 55428 Voice 763.230.7000 Fax 763.230.7029 Todd M. Schultz PE, Senior Civil Engineer TSP 600 Kansas City Street Rapid City, SD 57701 RE: Review and comments for revised plans /letter dated September 24, 2010 for business to be located at 5530 Zealand Ave North, New Hope. Dear Mr. Schultz, In reviewing the revised plans dated 09/24/2010 and the letter dated 09/24/2010, that was received on your building layout from the above mention address in the City of New Hope, the items listed below are West Metro Fire - Rescue District comments and /or requirements per the 2007 Minnesota State Fire Code, NFPA Codes, West Metro Fire- Rescue District Policies and Crystal City Ordinances: An 1 IX17 utility site plan was email to West Metro Fire Rescue District (WMFRD) Fire Inspector on 09/17/2010 and reviewed on 09/23/2010. The site plan was emailed back to Todd Schultz with comments that very same day. The main items shall be addressed are listed below. 1. The fire department lock box located by the fire department connection shall be moved to the main front door area. See emailed plan for exact location. 2. The planting plan L2.0 show that there will be some bushes located right in front of the fire department connection, which is located in the front of the building in a nook close to the main entrance. At no time shall the fire department connection be obstructed, or not have access by the fire department. There shall be a minimum of a 5 foot clearance around the fire department connection at all times. My other concern is will the fire department connection be accessible in the winter time? 3. The fire -flow calculations shall be adjusted due to the square footage of the building information I had originally received was not accurate. Here is the correct fire -flow with a Type IIB building with total square footage of 157, 526: Fire -flow requirements: 8, 000 gallons per minute. Flow duration requirements: 4 hours. Number of hydrants required: 8 originally but you get a reduction of 75% due to the building is fully sprinklered, so 6 hydrants are only required. 4. Per the email conversation and revised site plan with changes on 9/28/2010, the hydrant located on Zealand Avenue may be moved as per the emailed revised site plan to the side wall area within 100 feet of the fire department connection. You do not need to add another fire hydrant, due to the fact that we are allowed to use street hydrants to count for fire - flow. Note that if the hydrant is moved to the sidewalk area we will have to re- evaluate where the fire lane shall be located in the front of the building. It may have to be extended. www.wes tin etrofi re. coin Revised review and comments of site plan and letter from September 24, 2010, September 28, 2010 Page Two All other items from my September 15, 2010 letter has been addressed on the TSP letter dated September 24, 2010. It appears that as of right now it appears that you are meeting all Minnesota State Fire Marshal requirements per the Fire Code and state requirements. The building will be further reviewed when a building permit application is submitted to the City of New Hope. If you have any questions or concerns please contact me at (763) 230 -7006. Sincerely, -)6 W`1- Shelby Wolf Fire Inspector DESIGN & REVIEW COMMITTEE FOLLOW UP September 23, 2010 Staff met with representatives from Intermediate District 287 to review security related issues regarding the North Education Center project. Staff: Roger Axel, Gary Link, Tim Fournier, Nichole Korth, Cheri Galli ID 287: Sandy Levandowski, Laura Keller - Gautsch, Tom Shultz Synopsis of items discussed. • Building will have an electronic security card /fob pass system controlled by a computer program for all entry points. • Police and other public safety staff will be provided pass cards allowing access to all areas and doors. • Sections can be locked down. Sections A & C will have access during a lockdown in Section B for purposes of egress. • All entry can be controlled by this system. Public entry is controlled by requiring access approval at a point after entering through main doors. • Employees will use all doors for entry & egress as they will have pass cards /fobs. • Lockboxes will be provided. • Doors and areas will be labeled on interior and exterior. • All windows are sealed — do not open. • Windows will be of a normal glass type unless an area is identified as requiring a high impact type glass. • Building will be alarmed. May choose glass breakage for windows. • Plan is to install PTZ (power, tilt, zoom) cameras that will cover the interior and exterior of the building. One is also planned for the CD pole across the street from the main entrance. All may be accessed from PC terminals with proper authorization. • The B/O rooms are Break Out rooms for students who become temporarily uncontrollable. The door closures /locks are controlled from the outside only. • Landscape guidelines allowing for clear line of sight for officers patrolling the grounds was detailed. Basketball area was one cited example. • Recommended wrought iron fencing for sight line benefit. • Non - school hours use will be very limited and for school related functions primarily. ID 297 is proceeding very slowly with community use of its buildings. • ID 287 staff will contact city as far in advance as possible to discuss needs and plans regarding school resource officer or other alternatives. CITY OF NEW HOPE SPECIAL ZONING PROCEDURES APPLICATION LOG A B C D E F G H I J Appli- Applicant Date Date Applicant Date 60- Date 60- Date Deadline Date city Date city cation application was sent day time day Applicant for city approved or sent response number Name received notice limit extension was notified action denied the to Applicant Address by city that required expires expires of under application Phone information extension extension was missing or waiver 10 -05 Intermediate District 287 9/10/10 1820 Xenium Lane 11/9/10 1/8/11 Plymouth, MN 55441 763- 550 -7120 Tom Shultz Mark Thiede TSP 18707 Old Excelsior Blvd Minneapolis, MN 55345 Boxes A -C and E -F will always be filled out. Whether the other boxes are filled out depends on the city's procedures and the date of a specific application. A. Assign each application a number. B. List the Applicant (name, address and phone). C. List the date the city received the application. D. List the date the city sent the Applicant notice that required information was missing. If the city gives such notice, it must do so within 10 business days after the date in Box C. If the time clock is "restarted" by such a notice, assign the application a new number and record all subsequent deadlines on a new line. E. To calculate the 60 -day limit, include all calendar days. F. To calculate the 60 -day extension, begin counting from the day following the first 60 -day limit, include all calendar days. G. The city will notify the Applicant by mail that a 60 -day extension period applies to the application. (The date in Box G must come before the date in Boxes E and F.) H. List the deadline under any extension or waiver. I. The city must act before the deadline. (The date in Box I must come before the date in Boxes E or F, or, if applicable, Box H.) J. List the date that the city sent notice of its action to the Applicant. It is best if the city not only takes action within the time limit, but also notifies the Applicant before the time limit expires. Najd To: Planning Commission From: Curtis Jacobsen, Director of Community Development Date: October 1, 2010 Subject: Miscellaneous Issues NOTE: The purpose of this miscellaneous issues memo is to provide commissioners with additional detail on Council /EDA actions on Community Development related issues or other city projects. 1. September 13 Council meeting No planning items on this agenda. 2. September 20 Council Work Session Items: • Discussion regarding community gardens: Council expressed support for the community garden concept. • Review of Complete Streets concept and state -wide initiative: Council expressed interest in pursuing the concept and seeking community input. 3. September 27 Council meeting - The following planning /development/housing items were discussed: • Project #855 Resolution approving plans and specifications and ordering the advertisement for bids for improvements to the 45th regional pond Approved, see attached Council request. • Project #855, Motion approving the cooperative agreemen for New Hope's 45th Avenue pond project Approved agreement, see attached Council request. • Project #876 Resolution supporting the Minnesota Department of Transportation's (Mn/DOT) proposed noise wall project and amending the city of New Hope's five -year 2010 -2014) Capital Improvement Program Approved, see attached Council request. • Project #877 Motion authorizing the preparation of a feasibility report for construction of a 2011 infrastructure project Authorized preparation of report, see attached Council request. • Resolution authorizing the purchase and design of 96 street banners for display along 42nd Avenue from Northern Lights Display Discussion postponed to October 18 work session. 2. Codes and Standards Committee - The Codes and Standards Committee did not meet in September. 3. Design and Review Committee - The Design and Review Committee met in September with District 287. Miscellaneous Issues Page 1 9/3/10 4. joint Planning Commission /CAC Meeting Minutes - Attached are the minutes from the August 11 joint Planning Commission /CAC meeting. 5. August 6 Planning Commission Minutes - The August 6 Planning Commission minutes were approved at the joint Planning Commission /CAC meeting, however, for the record, they should also be approved at our October 5 PC meeting. Please remember that all approved minutes are posted on the city's website. 6. If you have any questions on any of these items, please feel free to contact city staff. Attachments: Community Gardens Complete Streets 45th Avenue pond Noise wall 2011 infrastructure project 42nd Avenue street banners 8/6 joint Planning Commission /CAC minutes Miscellaneous Issues Page 2 9/3/10