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HomeMy WebLinkAbout6.h. Intermediate School District 917 Addition Conditional Use Permit EXECUTIVE SUMMARY City Council Regular Meeting: July 19, 2016 AGENDA ITEM: Intermediate School District 917 Addition Conditional Use Permit AGENDA SECTION: Consent PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 6.h. ATTACHMENTS: Resolution, Planning Commission Minutes, Site Map, Floor Plan, Elevations, Site Plan, Grading Plan, Approved Variance Resolution APPROVED BY: ddj RECOMMENDED ACTION: Motion to Approve Resolution Approving a Conditional Use Permit for Intermediate School District #917 with conditions. 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. Schools are listed as a conditional use in the City’s zoning code. A variance was also required for the addition, which was approved by the Board of Zoning Adjustment and Appeals at their meeting in June. The variance was from the hard surface requirement because the school is subject to the same coverage as a single family structure, given the zoning. Staff is recommending approval of the conditional use permit. 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, National Guard Maintenance Facility, and Community of Hope Church Planned Neighboring Land Uses: North, South and East – Residential West – Business Park and Public/Institutional PLANNING COMMISSION ACTION The Planning Commission held a public hearing to review the conditional use permit request on June 28, 2016. The Commission inquired about the phasing of this project and if any more additions were planned. John Christensen, superintendent of the school district, indicated that this is the final phase of construction, and it was anticipated with the original conditional use permit. The Commissioners also asked several questions about stormwater management, landscaping, and parking. A revised stormwater plan is unnecessary since the addition is impacting less than one acre of land on the site. A landscaping plan will be included with a building permit for the addition. It is the school district’s intention to match the landscaping that is currently at the site. Lastly, parking impacts will be mitigated by an agreement with 2 the Community of Hope church across Biscayne Avenue. Since there are no events after hours and school isn’t in session on weekends, there should be minimal overlap of events at the two sites. The Planning Commission received public testimony from one neighbor who expressed concern over the proximity of the southern driveway entrance to Birch Street West. A check with the police department indicates that there has been only one accident at the location, and it occurred in 2013, the school was built in 2009. The property owner also indicated concern about buses having to turn around in the parking lot of the National Guard facility. Superintendent Christensen stated that buses heading south on Biscayne are required to turn around in the National Guards parking lot due to the addition of a median as part of the improvements to the rail crossing associated with the Quiet Zone. Superintendent Christensen said he received comments from bus drivers at the time the median was built, but the issue is more of an inconvenience than the cause of any significant traffic issues. The Planning Commission voted unanimously to recommend approval of the conditional use permit with the conditions as drafted by staff. BACKGROUND 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, 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 City 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 received 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 3 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. 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 district received a variance from the R1 zoning district requirement for lot coverage. 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. 4 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 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. RECOMMENDATION Motion to approve the attached Resolution. CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 2016- A RESOLUTION APPROVING A CONDITIONAL USE PERMIT (CUP) TO CONSTRUCT AN ADDITION TO THE ISD #917 SCHOOL BUILDING WHEREAS, the City of Rosemount received an application for a Conditional Use Permit (CUP) from Intermediate School District #917 to construct a 10,000 square foot addition to its school building at 14300 Biscayne Avenue; and WHEREAS, on April 26, 2016, the Planning Commission of the City of Rosemount held a public hearing to review the CUP application from Intermediate School District #917 to construct a 10,000 square foot addition to their school building; and WHEREAS, the Planning Commission adopted a motion recommending that the City Council approve the CUP for Intermediate School District #917 subject to the conditions listed below; and WHEREAS, on July 19, 2016, the City Council of the City of Rosemount reviewed the Planning Commission’s recommendation and the CUP application to construct a 10,000 square addition. NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby approves the CUP to construct a 10,000 square foot addition to the school located at 14300 Biscayne Avenue, 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 prior to issuance of a building permit. ADOPTED this 19th day of July, 2016 by the City Council of the City of Rosemount. __________________________________________ William H. Droste, Mayor ATTEST: ___________________________________ Clarissa Hadler, City Clerk PLANNING COMMISSION REGULAR MEETING MINUTES JUNE 28, 2016 PAGE 1 I. Regular Meeting Call to Order: Pursuant to due call and notice thereof, the Regular Meeting of the Planning Commission was held on Tuesday, June 28, 2016. Vice Chair Kenninger called the meeting to order at 6:30 p.m. with Commissioners VanderWiel, Clements, Forester , Mele, Henrie, and Freeman. Also in attendance were Senior Planner Klatt, Planner Nemcek, and Recording Secretary Roudebush. The Pledge of Allegiance was said. Additions to Agenda: None Audience Input: None Consent Agenda: a. Approval of the May 24, 2016 Meeting Minutes. MOTION by Forester Second by Mele Ayes: 6. Nays: 0. Henrie abstained as he was not in attendance. Public Hearing: 6.a. Request by Prestwick LLC for a revised Preliminary Plat and Final Plat for Prestwick Place 13th Addition to build an additional 41 single family homes in the first development phase of the preliminary plat area. (16- 21-PP, 16-22-FP) Senior Planner Klatt notified the Planning Commission that this item has been continued to the July 26th Planning Commission Meeting. The public hearing was opened at 6:32 pm. Public comments: None. MOTION by Clements to close the public hearing. Second by VanderWeil. Ayes: 7. Nays: 0. Motion Passes. The public hearing was closed at 6:33 pm. RECESS REGULAR PLANNING COMMISSION MEETING AND OPEN BOARD OF ZONING, APPEALS, AND ADJUSTMENTS MOTION by Henrie to recess planning commission meeting and open board of zoning appeals and adjustments meeting. Second by Forester Ayes: 7. Nays: 0. 6.b. Request by Intermediate School District 917 for a Variance increase lot coverage from 30% to 37% for R-1 district. (16-26-V). Planner Nemcek gave a brief summary of the staff report. PLANNING COMMISSION REGULAR MEETING MINUTES JUNE 28, 2016 PAGE 2 Commissioner Clements inquired if this is the final phase of build out for the site and if the stormwater plan has been expanded. It was confirmed that this is the final phase and because the site is under an acre no stormwater plan is required. Commissioner Forester inquired about parking in the event of overlapping events. Planner Nemcek stated that there are no special events after school hours. Applicant has acknowledged need for additional parking and has made an agreement with Community of Hope church. Forester also inquired about any additional landscaping requirements. Nemcek stated they will match existing landscaping but no additional screening would be added. Chair Kenninger questioned if any trees that would be removed. Nemcek stated nothing is to be replaced; the site was planned with addition in mind. Kenninger also inquired what the site could it be used for in the future if site is vacated. Nemcek stated he could only speculate a future use; any other use would need to come back to city. Commissioner Henrie asked if there crosswalks for pedestrians to get from the school to the church across Biscayne Avenue. Nemcek stated that engineering felt initially there isn’t enough traffic on Biscayne to warrant any changes and there are no current sidewalks or crosswalks Commissioner Forester inquired if there are any other CUP that are similar to this one. Nemcek said that every CUP is different, depends on the situation. The public hearing was opened at 6:57 pm. Public comments: John Christensen, Superintendent of the School District, at time of original application they planned for an expansion. And there are no more additions planned for the site, no after school or outside activity, and no removal of landscaping. Parking is only for overflow; church is very willing to allow them to use lot when needed. He also stated that there are no large buses and most of the traffic is personal vehicles. And that both sides of Biscayne are handicap accessible. Commissioner Forester inquired about the existing sidewalk to the back of the property. Christensen stated that egress would go on the west and east sides of the building instead of on the south side. Nemcek also stated that it will be better defined plan review and require Fire Marshal approval. Tom French, 2328 Beech Street West, is concerned about parking and how it will work with the additional students and teachers. He also expressed his concern about the south entrance and how close it is to Beech Street and the confusion for drivers which entrance oncoming traffic is turning into. French feels we should address the problems now before something happens. Senior Planner Klatt agreed that it is not an ideal situation, hard to address with the railroad and the location of the building. Mr. Christensen stated that they serve 9 school districts, located at various sites around the area. With the current approval the site will be at capacity and would need an additional site if they continue to grow. Commissioner Forester commented that the prior approval was before this Commission’s time hard to know what was, and would need police reports to quantify what the issues are. Mr. Christensen stated that at the time of the application the median wasn’t there, staff reminded him that was a requirement for the quiet zone for the railroad. Mr. Christensen stated that he received comments from drivers when island was installed but no significant traffic issues, more of an inconvenience. MOTION by Forester to close the public hearing. Second by Clements. Ayes: 7. Nays: 0. Motion Passes. The public hearing was closed at 7:08 pm. Additional Comments: PLANNING COMMISSION REGULAR MEETING MINUTES JUNE 28, 2016 PAGE 3 Commissioner Forester inquired how often is ball field used, and if there is any concern about losing the sidewalk on the south side of the building. Nemcek stated there is no concern by Park & Rec department. Motion by Henrie to 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%. Second by Forester. Ayes: 6. Nays: 0. Motion Passes. MOTION by VanderWiel to recess board of appeals and adjustments meeting and reopen the planning commission meeting. Second by Freeman Ayes: 7. Nays: 0. CONTINUE REGULAR PLANNING COMMISSION MEETING AND CLOSE ZONING BOARD OF APPEALS AND ADJUSTMENTS MEETING 6.c. Request by Intermediate School District 917 for a Conditional Use Permit to construct a 10,000 square foot addition. (16-25-CUP Chair Kenninger clarified that they are amending the current Interim Use Permit and this is not a new request. Klatt confirmed that is correct. Opened at 7:11 Public comments: None MOTION by Henrie to close the public hearing. Second by VanderWiel. Ayes: 7. Nays: 0. Motion Passes. The public hearing was closed at 7:12 pm. Additional Comments: Commissioner Forester inquired about how long the CUP would last. Nemcek stated as long as the current use continues. Commissioner Clements inquired if there were any accidents at the site. Mr. Christensen said there were none that he is aware of. Nemcek said that there are no concerns by police or public works. Klatt stated that the current entrances are the same entrances when it was the public works site, not changed when school was suggested. Clements wondered if the south entrance could be accessed from Beech Street instead of Biscayne. Klatt stated that they typically try to discourage entrance on residential streets. If traffic patterns increase we may need to address. Nemcek also stated that the property south of the school is owned by a homeowners association. Commissioner Freeman questioned if this is a one-way road, Nemcek stated traffic can exit on either access point. Commissioner Forester wondered what city code mandates on how close curb cuts can be. Klatt stated that it is not ideal but there are no other options at the time. Motion by VanderWiel to Motion to recommend that the City Council approve the conditional use permit for Intermediate School District #917, subject to the following conditions: PLANNING COMMISSION REGULAR MEETING MINUTES JUNE 28, 2016 PAGE 4 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. Second by Henrie. Ayes: 7. Nays: 0. Set to go before City Council on July 19th. Old Business: None. New Business: None. Reports: 8.a. Discuss Work Session Aug 9th- Training and Comp Plan Update Senior Planner Klatt stated that the smaller neighborhood meetings have met for the comp plan, and would like to meet on August 9th to discuss. He also asked if the Planning Commission could meet earlier at 4:30 start time for training. The commissioner confirmed they could meet Aug 9th at 4:30 pm. 8.b. Flint Hills Tour Klatt inquired if there is any interest on a tour of the Flint Hills site for the Planning Commissioners, all commissioners stated they would be interested in a tour. Staff will setup a time for a tour. Will try to get tour before July meeting, will see if July 12th works for Flint Hills. Adjournment: There being no further business to come before this Commission, Chair Kenninger adjourned the meeting at 7:32 p.m. Respectfully submitted, Amy Roudebush, Recording Secretary mla ALLIANCE EDUCATION CENTER ISD #917 ALLIANCE EDUCATION CENTER Addition Floor Plan mla 3 5 8 1067 G mla ALLIANCE EDUCATION CENTER ISD #917 ALLIANCE EDUCATION CENTER Bird Eyes View West Eleavtion East Eleavtion South Eleavtion mla 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.0NORTH20 4080Greg 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 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 145`h 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 1 5) That the variance request is in harmony with the purposes and intent of the ordinance. Specific findings: The school is apermitted conditional use within the R1-L.ow Density Residential.Zoning district. Conditional uses are permitted to accommodate uses that, while desirable, differfrom the general use within a honing district. If the same standards were used far 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 honing 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. Specif c findings: The school is permitted as a conditional use in an Rl-Low Density Residential honing district. Conditional use permits area 5,oning 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 28`'' day of June 2016 by the Board of Appeals and Adjustments of the City of Rosemount,Minnesota. Melissa Kenninger, dWair ATTEST: 7� Amy Rou bus , lanning&Personnel Secretary Resolution BA2016-02 2