HomeMy WebLinkAbout5.b-c. ISD917_Addition_CUP 062820106 summary & attachments
EXECUTIVE SUMMARY
Planning Commission Meeting: June 28, 2016
Tentative City Council Meeting: July, 19, 2016
AGENDA ITEM: Intermediate School District 917 Addition
Conditional Use Permit and Variance
AGENDA SECTION:
Public Hearing
PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 5.b. & 5.c.
ATTACHMENTS: Site Map, Floor Plan, Elevations, Site
Plan, Grading Plan, Resolution APPROVED BY: K.L.
RECOMMENDED ACTION:
Motion by the Board of Appeals and Adjustments to approve a variance from the R1-
Low Density Residential maximum lot coverage standard of 30% to a maximum of 37%.
Motion to recommend that the City Council approve the conditional use permit for
Intermediate School District #917, subject to the following conditions:
1. Submittal of a landscape plan and required surety for the landscaping with the
building permit application.
2. Submittal of a signed contract confirming an agreement with Community of Hope
Lutheran Church allowing the applicant to use a portion of the church’s parking lot on
weekdays.
SUMMARY
Intermediate School District (ISD) #917 is requesting a conditional use permit to construct a 10,000
square foot addition for 18 students and 45 staff to its facility at 14300 Biscayne Avenue. A variance from
the lot coverage standard is required. Because a school use is a conditional use in the R-1 district the
maximum lot coverage requirement is the same as a single family house, 30%. All non-residential districts
have lot coverage standards greater than 30% and staff is supporting the variance that would allow ISD
#917 to exceed the maximum lot coverage of 30% to a maximum of 37% and a recommendation for
approval of the necessary CUP.
GENERAL INFORMATION
Applicant: ISD #917
Property Owner: ISD #917
Property Location: 14300 Biscayne Avenue
Size of Property: Approximately 8 Acres
Comprehensive Plan Designation: LDR – Low Density Residential
Zoning: R1 – Low Density Residential
Current Neighboring Land Uses: North – Railroad Tracks and Single Family Residents
South and East – Townhomes
West – Contractor’s Yard and National Guard Maintenance Facility
Planned Neighboring Land Uses: North, South and East – Residential
West – Business Park and Public/Institutional
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ISD #917 is an educational partnership to provide vocation and special education to students of need
from the Burnsville, Farmington, Hastings, Inver Grove Heights, Lakeville, Randolph, Rosemount, South
St. Paul, and West St. Paul school districts. While some of the students are from Rosemount, students
attending this school can be from any of the Dakota County communities within the partnership. All
students will be bused to the school site and the school does not have any after school activities.
The 40,000 square foot school was designed for 70 to 100 students and 16 to 20 itinerate teachers.
Itinerate teachers are teachers with special skills that travel each day to different schools within the
partnership school district, but their offices will be permanently housed within this school. The 70 to 100
students are distributed throughout the 14 classrooms, creating a low student to teacher ratio. The 10,000
square foot addition being proposed is designed for a maximum of 18 students and 45 staff, many of
whom are part time. The addition contains no formal class rooms, but rather individual student rooms for
one-on-one education.
CONDITIONAL USE PERMIT
Review and Analysis
Elementary and secondary schools, such as the addition proposed, are conditional uses within the R1 –
Low Density Residential zone. Conditional uses are uses that can be permitted provided that the
impacts of the use (such as health, safety, and public welfare concerns) are addressed, mitigated, or
conditioned. For the Planning Commission to recommend approval of a conditional use, eight (8)
findings must be made:
1. Will not be detrimental to or endanger the public health, safety, or general welfare of the neighborhood or the
city.
Finding: The addition is not detrimental to the neighborhood and is a benefit to the public
health and general welfare of the city and Dakota County.
2. Will be harmonious with the objectives of the comprehensive plan and city code provisions.
Finding: The use and location are consistent with the Comprehensive Plan policies. The school
district is seeking a variance from the maximum 30% lot coverage of the R1 zoning district to
37%, but the lot coverage will be well below the maximum for the C4-General Commercial
zoning district that was used for reference when assessing the original building design..
3. Will be designed, constructed, operated and maintained so as to be compatible or similar in an architectural and
landscape appearance with the existing or intended character of the general vicinity and will not change the
essential character of that area, nor substantially diminish or impair property values within the neighborhood.
Finding: ISD #917 was instructed to design their school using the building material and
massing standards for the C4 – General Commercial zoning district, which complement the
architectural standards of the surrounding neighborhoods. The school design is similar to
standards applied to other schools within Rosemount and adds value to the essential character
of the neighborhood. The proposed addition is consistent with the existing building in its
design.
4. Will be served adequately by existing (or those proposed in the project) essential public facilities and services,
including streets, police and fire protection, drainage, structures, refuse disposal, water and sewer systems and
schools.
Finding: The existing school is currently being served by all essential public services, as will the
proposed addition.
5. Will not involve uses, activities, processes, material equipment and conditions of operation that will be
hazardous or detrimental to any persons, property, or general welfare because of excessive production of traffic,
noise, smoke, fumes, glare or odors.
Finding: The school operates similar to other public schools, but does not have any after
school activities and operates only a three week summer school program. All traffic to and
from the school will come from Biscayne Avenue and circulate interior to the site. The
addition will not change the current operations at this site.
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6. Will have vehicular ingress and egress to the property which does not create traffic congestion or interfere with
traffic on surrounding public streets.
Finding: All traffic to and from the school comes from Biscayne Avenue and circulates interior
to the site. There are no accesses to Beech St. Biscayne Avenue is designated as a collector
road and is designed to handle the traffic level that the addition will generate.
7. Will not result in the destruction, loss or damage of a natural, scenic, or historic feature of major importance and
will comply with all local, state, and federal environmental quality standards.
Finding: The school site is designed to meet all applicable environmental quality standards.
8. These standards apply in addition to specific conditions as may be applied throughout this code.
Finding: The addition’s design meets all the standards of the city code for the C4 zoning
district, which is consistent with the guidance from staff now and when the initial project was
approved in 2007. The school is requesting a variance from the R1 zoning district requirement
for lot coverage. The lot coverage, if that variance is approved, will be well within the
maximum allowed in the C4 zoning district.
Site Plan
The parcel on which the existing school sits is roughly trapezoidal in shape, and has about 375 feet of
frontage on Biscayne Avenue. The proposed addition will be set back 40 feet from the southern
property line along Beech Street West, which is within the required side yard setback of the R1 zoning
district. The only changes to the grade are directly around the foundation of the addition, and no
changes are proposed to be made to the existing berming and stormwater pond.
Building Massing and Materials
The building massing and materials does not completely meet the standards of the C4 – General
Commercial zone, which is not required since the property is zoned R1 – Low Density Residential.
Staff guided the school district to use the C4 standards for what the City would find as acceptable
architecture for an institutional building within a residential area when the school was originally
proposed. At that time, staff believed the school district had met the intention of that guidance.
The addition will feature exterior treatments that are similar to the main structure of the school. The
building material is generally made up of modular concrete brick and blocks. The concrete bricks are
the same size and texture as baked clay bricks, but made of cast concrete. The top half of the addition
will be constructed with cream colored concrete bricks 4 inches by 12 inches in size, while the bottom
half of the addition will be made of red colored concrete blocks 8 inch by 16 inch in size. The bottom
course of concrete block will also be red in color, but have a rock face texture and be 16 inches by 24
inches in size.
The building mass will be accented and broken in number of ways. The windows will be trimmed with
cast stone grey in color. Where on the main building the individual classrooms are defined by a band
of 8 inch square concrete block grey in color with exposed aggregate, the addition will feature greater
articulation of the exterior walls. Because the addition follows closely with the design of the original
building, staff feels that the building massing and materials are appropriate.
Landscaping
A landscaping plan has not been submitted, but there are no requirements for additional trees. A
landscaping plan has not been created due to the uncertainty that the addition will be permitted. The
applicant’s goal is to provide landscaping around the addition that is consistent with the landscaping at
the existing building which includes shrubbery and foundation plantings. A condition of approval
should require that a landscaping plan be submitted with the building permit application for review by
staff.
Parking
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City Code requires a one stall per classroom and one stall per 20 students of off street parking for
schools. 83 parking stalls are provided through two parking lots, a 60 stall parking lot west of school
and a 23 stall parking lot northwest of the school. School buses park along the access drive. Passenger
cars can access the 60 stall parking lot from either drive entrance. Staff vehicles and service or delivery
vehicles currently use the 23 stall parking lot on the northwest side of the school. The school building
itself shields the 23 stall parking lots and service garages from view of the residents to the south and
east. The site will still exceed the level of parking required by City Code with the addition. To
accommodate the additional staff, the applicant has reached an agreement with Community of Hope
Lutheran Church to use a portion of the church’s parking lot on weekdays. Many of the teachers are
itinerant, meaning they travel around to different facilities, and many of them are part time. Even with
the addition, the existing parking would exceed the amount required by City Code. All students are
bussed to the school, including those who will be added if the addition is approved.
VARIANCE
Review and Analysis
A variance from the lot coverage maximum of 30% to 37% is required to accommodate the addition.
The school is permitted as a conditional use within the R1-Low Density Residential zoning district
along with other uses such as churches and child care centers. Currently, the school and
improvements are slightly under the maximum lot coverage, even though the site includes a ball field
and stormwater pond. It is a unique circumstance that a school use would have to adhere to the same
development standards as a single family residence. Therefore the regulations, specifically the lot
coverage requirement are more onerous in the R-1 district than other non-residential districts. The
variance is needed due to these more restrictive R-1 standards, 30% lot coverage, when all other non-
residential zoning districts have a 70% or greater lot coverage standard.
The addition would fall within the normal setback requirements of the R1 zoning district, and no
changes to any other standards are requested by the applicant. The neighboring townhomes to the
east are guided Medium Density Residential within their Planned Unit Development agreement. Even
with the proposed addition, the school site’s lot coverage will be far below the maximum of 75%
allowed on the adjacent property to the east. With the addition, the site will have approximately 37%
lot coverage.
The Board of Adjustments must also consider whether the variance is reasonable and would create
practical difficulties for the applicant if not approved. The school’s need for an addition is provide an
alternative to traditional classroom-based education and focus on individual learning. The school
district intends to add 18 students of similar needs as those who are currently served by the school.
Without the addition, the school would not be able to provide these services.
Another issue to take into consideration is the impact on the surrounding property, and the Board of
Appeals and Adjustments must find that granting the variance will not alter the essential character of
the locality. The addition will adhere to setback requirements of the R1 zoning district, and the design
of the addition will blend with the existing building. Furthermore, the addition to the building will not
alter any views across the property. Currently there is ample screening in the form of trees and
berming to separate the school grounds from adjacent residential properties.
Variance Standards
According to Section 11-12-2.G, there are five criteria for the Board of Appeals and Adjustments to
review when considering a variance request. The five criteria used to assess each request along with
staff’s findings for each are listed below. While weighing a variance request against these criteria, there
are also two key issues to consider. The first is whether the applicant has reasonable use of their
property without the variance. The second is whether the project can be redesigned to eliminate or
reduce the need for a variance. The Board of Zoning Appeals must approve or deny each request
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based on findings related to each of the five standards.
1. The variance request is in harmony with the purposes and intent of the ordinance.
Finding: The school is a permitted conditional use within the R1-Low Density Residential zoning
district. Conditional uses are permitted to accommodate uses that, while desirable, differ from the
general use within a zoning district. Because this is a non-residential use, the City has used the C-4
development standards for many of the site planning issues.
2. The variance is consistent with the comprehensive plan.
Finding: The comprehensive plan identifies schools as a typical use in areas guided for Low Density
Residential. Furthermore, the townhomes directly to the east are guided for Medium Density
Residential in their PUD agreement. The R2 zoning district allows up to 75% lot coverage.
3. Granting of the variance allows reasonable use of the property.
Finding: The school’s need for an addition is to provide an alternative to traditional classroom-
based education and focus on individual learning. The school district intends to add 18 students of
similar needs as those who are currently served by the school. Without the addition, the school would
not be able to provide these services.
4. There are unique circumstances to the property which are not created by the landowner.
Finding: The school is permitted as a conditional use in an R1-Low Density Residential zoning
district. Staff does not believe this situation will prompt additional variances requests because of the
school use of the site versus the surrounding residential neighborhood.
5. Granting of the variance does not alter the essential character of the locality.
Finding: Since the school is well screened from adjacent properties and the addition is designed to
blend with the existing building, staff feels that the essential character of the neighborhood will not be
negatively affected.
RECOMMENDATION
Staff recommends that the Board of Appeals and Adjustments approve the request from Intermediate
School District #917, 1300 145th Street East, to exceed the maximum lot coverage of 30% when building
an addition to their school building at 14300 Biscayne Avenue. Staff is also recommending approval of
the Conditional Use Permit with the two conditions listed above.
Finally, it should be noted that decisions made by the Board may be appealed to the City Council by the
applicant, the Zoning Administrator, a member of the City Council or any person owning property or
residing within three hundred fifty feet (350') of the property affected by the decision. All appeal requests
must be filed with the Planning Department within ten (10) working days of the action by the Board of
Appeals and Adjustments.
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ALLIANCE EDUCATION CENTER ISD #917
ALLIANCE EDUCATION CENTER
Addition Floor Plan
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3 5 8 1067
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ALLIANCE EDUCATION CENTER ISD #917
ALLIANCE EDUCATION CENTER
Bird Eyes View
West Eleavtion
East Eleavtion
South Eleavtion
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EXISTINGSCHOOL40,900 SFPROPOSEDADDIITON10,000 SFCHICAGO, ROCK ISLAND AND PACIFIC RAILROADBISCAYNE AVENUEBEECH STREET WEST 1" = 40'-0"A1.01SITE PLAN12 LONG LAKE RD.SUITE 17ST. PAUL, MN 55115TELE: (651) 770-4442FAX: (651) 770-1997MEMBER: AMERICAN INSTITUTE OF ARCHITECTSCONSULTANT:PROJECT NO: DATE:3524 LABORE ROADWHITE BEAR LAKE, MN 55110TELE: 651-481-9120FAX: 651-481-92016/6/2016 10:47:08 AMA1.0SITE PLAN16-100900/00/20XXCLASSROOMADDITIONISD #917,ALLIANCEEDUCATIONCENTERROSEMOUNT, MNNO. DATE REVISION DESCRIPTION
PROPOSED ADDITIONFFE = 973.00970971972972.75972.20BEECH STREET WESTBISCAYNE AVENUEEXISTINGSCHOOLFFE = 973.00971970971972971975975974973970 PONDNWL: 963.0100 YR: 967.4975974973973972970971
975970
971972971974DescriptionRev.DateALLIANCESCHOOL ADDITION14300 BISCAYNE AVENUEROSEMOUNT, MN 55068Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12166055CBSJAN05.27.163524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2016 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2016\12166055 - Alliance School Addition\C. Design\Drawing Files\12166055 - C3 - Grading.dwg3524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comProject Title:INTERMEDIATESCHOOLDISTRICT #917145TH STREET EASTROSEMOUNT, MN 55068Client:Date: Reg. No.:I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.0NORTH204080Greg A. Buchal, P.E.23793SITE LAYOUT &GRADING PLANC3PROPOSED CONTOURS - MAJOR INTERVALGRADE BREAK LINEPROPOSED CONTOURS - MINOR INTERVAL949950950EXISTING CONTOURS2.0%GRADE SLOPELEGENDGRADING NOTES1.Tree protection consisting of snow fence or safety fence installed at thedrip line shall be in place prior to beginning any grading or demolitionwork at the site.2.All elevations with an asterisk (*) shall be field verified. If elevationsvary significantly, notify the Engineer for further instructions.3.Grades shown in paved areas represent finish elevation.4.5HVWRUHDOOGLVWXUEHGDUHDVZLWK´RIJRRGTXDOLW\WRSVRLODQGVHHG5.All construction shall be performed in accordance with state and localstandard specifications for construction.VICINITY MAPAlliance School - ISD #91714300 Biscayne AveRosemount, MN 55068TOTAL SITE = 348,064 SQ. FT.EXISTING IMPERVIOUS = 112,481 SQ. FT.PROPOSED ADDITION = 10,038 SQ. FT.PROPOSED IMPERVIOUS =122,519 SQ. FT.TOTAL SITE IMPERVIOUS = 35.2%PROJECT AREAS
Resolution BA2016-02 1
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION BA-2016-02
A RESOLUTION APPROVING A VARIANCE TO ALLOW AN ADDITION THAT
EXCEEDS THE MAXIMUM LOT COVERAGE
WHEREAS, Intermediate School District #917, 1300 145th Street East, (the “Applicant”) has
submitted an application to the City Rosemount (the “City”) for a variance to construct an addition
to an existing building at 14300 Biscayne Avenue that exceeds the maximum lot coverage allowed in
a R-1 Low Density Residential zoning district; and
WHEREAS, notice has been published, mailed and posted pursuant to the Rosemount Zoning
Ordinance, Section 11-12-2; and
WHEREAS, the Rosemount Board of Appeals and Adjustments held a public hearing and
considered said on said matter on June 28, 2016; and
NOW, THEREFORE, based on the testimony elicited and information received, the Rosemount
Board of Appeals and Adjustments makes the following:
FINDINGS
1) That the procedures for obtaining said Variance are found in the Rosemount Zoning
Ordinance, Section 11-12-2.
2) That all the submission requirements of said Section 11-12-2 have been met by the
Applicant.
3) That the proposed variance will allow the construction of a 10,000 square foot addition to an
existing building at 14300 Biscayne Avenue because it exceeds the maximum lot coverage in
a R-1 Low Density Residential zoning district
4) That the Variance will be located on property legally described as follows: That part of the
Southwest Quarter of the Northwest Quarter of Section 28, Township 115, Range 19,
Dakota County, Minnesota, lying southerly of the southeasterly right of way line of the
Chicago, Rock Island and Pacific Railroad, lying easterly of the west line of said Southwest
Quarter of the Northwest Quarter of Section 28, and lying northerly and westerly of the
following described line: Commencing at the southwest corner of said Southwest quarter of
the Northwest Quarter; thence North, (assumed bearing), along the west line thereof, a
distance of 560.00 feet to the actual point of beginning of the line to be described; thence
East a distance of 715.13 feet; thence North a distance of 658.78 feet more or less to the
southeasterly right of way line of said Chicago, Rock Island, and Pacific railroad and there
terminating.
Resolution BA2016-02 2
5) That the variance request is in harmony with the purposes and intent of the ordinance.
Specific findings: The school is a permitted conditional use within the R1-Low Density Residential zoning
district. Conditional uses are permitted to accommodate uses that, while desirable, differ from the general use
within a zoning district. If the same standards were used for the development of a school or church as those
for a house, it would be impossible to build a church or a school in close proximity to the populations they
serve.
6) That the variance is consistent with the comprehensive plan. Specific findings: The comprehensive
plan identifies schools as a typical use in areas guided for Low Density Residential. Furthermore, the
townhomes directly to the east are guided for Moderate Density Residential in their PUD agreement. The
R2 zoning district allows up to 75% lot coverage.
7) That granting of the variance allows reasonable use of the property. Specific findings: The
school’s need for an addition is to provide an alternative to traditional classroom-based education and focus on
individual learning. The school district intends to add 18 students of similar needs as those who are currently
served by the school. Without the addition, the school would not be able to provide these services. Building a
second level on the school to avoid exceeding the maximum lot coverage would be cost prohibitive, and the
increased height would also have an impact on the character of the locality.
8) That there are unique circumstances to the property which are not created by the landowner.
Specific findings: The school is permitted as a conditional use in an R1-Low Density Residential zoning
district. Conditional use permits are a zoning exception which allows the property owner use of his land in
a way not otherwise permitted within the particular zoning district. In order to encourage desirable uses such
as churches and schools within residential district, certain allowances should be made accommodate their
development.
9) That granting of the variance does not alter the essential character of the locality. Specific
findings: Since the school is well screened from adjacent properties and the addition is designed to blend with the
existing building, staff feels that the essential character of the neighborhood will not change if the variance is
approved. Furthermore, the addition is within the setback requirements of the adjacent residential areas.
CONCLUSIONS AND DECISION
Based on the foregoing, the Applicant’s application for a Variance is granted.
Passed and duly adopted this 28th day of June 2016 by the Board of Appeals and Adjustments of the
City of Rosemount, Minnesota.
__________________________________
Melissa Kenninger, Chair
ATTEST:
________________________________
Amy Roudebush, Planning & Personnel Secretary