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HomeMy WebLinkAbout2008-04-02 NAC Planning Report - Interim UseENCLOSURE N 0 RTHWEST ASSOCIATED CON SU LTANTS, INC* ,7- 42 4800 Olson Memorial Hi Suite 202., G all olden Ve MN 55 2 Telepho ne. 763.231.2555 Facsimile: 763.231.2561 plan ners(c)nacpla nnin PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: April 2 2008 RE: Oak Park Hei — St. Croix Preparator Academ — Interim Use Permit, 14781 59th Street North FILE NO: 798.02 — 08.02 BACKGROUND Friends of St. Croix Preparator Academ have made application for an interim use permit to allow the kinder throu fifth g rade classes to occup a portion of the former Herber space at 14781 59th Street North for at least one school y ear. St. Croix Preparator is currentl in the process of constructin a new school facilit in Ba Township that will not be read until Fall of 2009. The school would occup the former retail space durin the 200812009 school y ear. The Andersen office buildin that includes the former Herber is zoned B-2, General Business District. Section 401.30.0 of the Zonin Ordinance provides for interim uses in the B-2 District, but currentl none are listed. The Zonin Ordinance will need to be amended to allow school facilities as an interim use. The Cit will advertise a public hearin for a Zonin Ordinance chan to allow this interim use in the B-2 District. A separate plannin report addresses the Zonin Ordinance chan and the lan to be added to the B-2 District to allow schools as interim uses. Attached for reference: Exhibit 1: Site Plan and Traffic Plan Exhibit 2: Project Narrative Exhibit 3: Si Plan St. Croix Preparatory Academy is a public charter school that is currently located in Stillwater. The school population is now 445 students in grades K-10. The school is currently in several buildings in downtown Stillwater and is currently working toward the construction of a permanent facility in Baytown Township by August 1, 2009. In the interim, the school seeks to relocate the K -5 program to the larger space at the former Herberger's during the 2008 -2009 school year. It is expected that the school will occupy up to 30,000 square feet of the former retail space. The enrollment and faculty occupying the proposed space in oak Park. Heights will include: Approximately 450 students in grades K--5. Approximately 21 faculty members. Approximately 12 educational assistants (one for each classroom in grades K -3). Approximately 3 administrative staff. The St. Croix Preparatory school day begins at 9:00 AM and ends at 3:25 PM. Key traffic times are 8:30 to 9:00 AM and 3:15 to 3:30 PM. In the morning, approximately 10 buses will drop off students. The buses arrive at different intervals over the 30 minute period from 8:30 to 9:00 AM. In the afternoon, St. Croix Prep students are shuttled to another site for logistical purposes, so there will only be three to four buses at the site at 3:30 PM. Based on current traffic numbers, it is estimated that 30 to 40 percent of the students will arrive via parent drop -off, or approximately 75-100 cars. Most families have two children at the school or carpool. The number of students and faculty under consideration for this site is equal to the number of students and faculty currently in downtown Stillwater. There have been few congestion difficulties in downtown Stillwater. It is anticipated the traffic flow to be much more manageable at this oak Park Heights site. ISSUES ANALYSIS Comprehensive Plan. The Land Use Map of the comprehensive Plan designates this property and area as commercial. While retail, office and service land uses are permitted in this area, the specific zoning district may allow public or school uses in a commercial area. Zoning. The subject property is zoned B -2, General Business District. As indicated, Section 401.30.0 of the zoning ordinance would need to be amended to provide for school facilities as an interim use. The city can put conditions on the approval of an interim use such as limiting the overall time of operation. The zoning ordinance amendment is discussed in a separate planning report. The proposed conditions added to the amendment are found in that report, as well as reviewed below. The city council N will need to approve the Zoning ordinance amendment prior to approving the interim use permit for St. Croix Preparatory Academy. Parking. The Zoning ordinance requires one space for each classroom plus one space for every 50 students for schools. St. Croix Preparatory will have a total of 20 classrooms requiring 20 parking spaces. The school is expected to have a total of 450 students, requiring an additional nine parking spaces, for a total parking requirement of 29 spaces. The Herberger's store had adequate parking under the retail standard. In total, the Herberger's and lower retail level required 337 parking spaces, based upon the retail requirements. The site will easily accommodate the limited parking required by a school facility. All of the students are in elementary school and do not drive. Signage. St. Croix Preparatory Academy plans to move an existing 56 square foot sign from their existing facility in Stillwater. The sign plan indicates the proposed location of the new sign in the front of the building. The sign is well within the sign allowance of the Zoning ordinance. Traffic. The site plan indicates proposed traffic flows for parent and bus drop --off at the front of the building. The plan also indicates staff and general school parking. staff has reviewed the traffic plan and the numbers of buses and parent drop -offs. There should be no issues with traffic flow into and around the school facility. The City Engineer shall review and approve the traffic plan for the school. Playground. St. Croix Preparatory is proposing to use a portion of the south parking lot for a playground. The existing paved surface shall remain. The school will use movable fencing to block off the south and east sides of the playground. A retaining wall exists on the west side of the playground area and building is to the north. The applicant shall provide an example of the temporary fencing material to be approved by City staff . Building Code. All Building /Fire Code requirements for school facilities will need to be met with the remodel of the retail space. The Building official shall approve all building permits for the remodeling. Interim Use Permit Conditions. If amended, section 401.30.0, within the BW2, General Business District, would require compliance with the following conditions: 1. Private and public pre - school, elementary, junior or senior high schools for a time period not to exceed two (2) years provided that: The school would be limited to occupancy of the space at 14781 59 street p y North for a period not to exceed two years from City Council approval of the Interim use. a. Adequate screening from abutting residential uses and landscaping is provided in compliance with Section 401.15.E. of this ordinance. 9J The playground area would be screened by movable wood fencing, and the existing building and retaining wall. The exterior of the building will not be altered except for the addition of a wall sign on the front (north) facade. b. Adequate off - street parking and access is provided on the site or on lots directly abutting across a public street or alley to the principal use in compliance with Section 401.151 of this ordinance and that such parking is adequately screened and landscaped from surrounding and abutting residential uses in compliance with section 401 .'I 5. E of this ordinance. Adequate off - street parking and access is provided to the site. The existing parking lot is fenced from the residential neighborhood to the south. C. If outdoor recreation or playfields are proposed, adequate screening and fencing from abutting residential uses is provided in compliance with Section 401.1 5. E of this ordinance. The playground area will be adequately screened. d. Adequate off-street loading and service entrances are provided and regulated where applicable by section 401.03.F of this ordinance. The building, as a Former retail space, has adequate loading facilities and service entrances. e. Adequate emergency vehicle access is provided to and within the site. Adequate emergency vehicle access is provided to the facility. f. The site is served by an arterial or collector street of sufficient capacity to accommodate the traffic that w i l l be generated. The site is adequately served from the frontage road of Highway 36 and from Osgood Avenue. The City Engineer shall comment on the traffic flow plan for parents and buses. g. The provisions of section 401.05.0 and 401.03.A of this ordinance are considered and satisfactorily met. The conditional use permit and interim use criteria have been reviewed and staff does not foresee any issues with the conditions specified. 4 1 Based upon the city council approval of a Zoning Ordinance amendment to allow schools as an interim use in the B -2, General Business District, and a review of the request and the conditions for school facilities, staff recommends approval of the interim use request for St. Croix Preparatory Academy for utilization of the former Herberger's site as a school facility with the following conditions: The city council approves a Zoning ordinance amendment for Section 401.30.0 to allow private and public elementary, junior or senior high schools for a time not to exceed two years as an interim use in the Br2, General Business District. 2, The interim use shall expire two years from the date of City council approval. I The applicant shall apply for and receive a sign permit for the proposed wall sign. 4. The applicant shall provide an example of temporary playground fencing materials that will be reviewed and approved by City staff. 5. All Building /Fire code requirements for schools shall be addressed and approved by the Building official. 0. The city Engineer shall review and approve the traffic flow plan. 61 St. Croix Preparatory Academy St. Croix Preparatory Academy is a public charter school currently located in Stillwater, Minnesota and is the first public school in the eastern suburbs specifically dedicated to offering a classical, liberal arts curriculum. Our Mission is to develop each student's academic potential, personal character, and leadership qualities through an academically rigorous and content -rich educational program grounded in the classical tradition. St. Croix Preparatory Academy was founded by parents, educators, and business people who wanted a more challenging education for their students. They wanted a school that demanded an education that challenges students to achieve to their highest potential as well as put forth their best in behavior, attitude, and effort. we are creating a college prep educational program based on true inquiry, intellect, and character. By focusing on students' character and leadership qualities, in addition to developing their academic potential, St. Croix Preparatory Academy is committed to developing young adults who are prepared to lead abundant and responsible lives as contributing members of our society. In 2004 St. Croix Prep opened its doors to 200 students in grades K -7 and has since grown to 445 students in grades K -10 with a wait list of over 500 students. Our standardized test scores are consistently among the highest in the state of Minnesota. St. Croix Prep has become known for its small community as well as its rigorous programming. During the first three years of operation St. Croix Prep has maintained high parent satisfaction, student retention, and faculty retention. To date, our greatest challenge has been facilities. On opening day in 2004, our student numbers exceeded expectations by nearly 40 %. Since that day, we have continued to grow and look forward to reaching a future enrollment of 975 students. St. Croix Preparatory Academy is currently spread between several separate buildings in downtown Stillwater and is quickly outgrowing our facilities. St. Croix Prep is currently working toward the construction of a permanent facility in Baytown Township with an anticipated completion date of August 1, 2009. In the interim, we need to relocate our K -5 program to a larger space for the 2008 -2009 school year. St. Croix Prep has reached a lease agreement with Andersen Corporation to occupy a portion (23,004 - 30,004 square feet) of the area east of their Oak Park Heights corporate office formerly used by Herbergers. The enrollment and faculty occupying the proposed space in Oak Park Heights will include: • Approximately 450 students in grades K -5. • Approximately 21 faculty members • Approximately 12 Educational assistants (one for each classroom in grades K -3) • Approximately 3 Administrative staff The St. Croix Prep school day begins at 9:00 am and ends at 3:25 pm. Key traffic times are 8:3 0 to 9 :00 am and 3:15 to 3:3 0 pm. In the morning, approximately 10 buses will drop off students. These buses arrive at different intervals over the 30 minute period from 8:30 to 9:00 am. In the afternoon, St. Croix Prep students are shuttled to another site for logistical purposes, so there will only be 3 -4 buses at the site at 3:30 pm. Based on current traffic numbers, we anticipate 30-40% of our students will arrive via parent drop off, approximately 75 - 100 cars. Most families have two children at the school or carpool. The number of students and faculty under consideration for this site is equal to the number of students and faculty currently in downtown Stillwater. we have experienced few congestion difficulties in downtown Stillwater. we anticipate the traffic flow to be much more manageable at this Oak Park Heights site. ............. ....... .......... ............................. . .... .. . �: ;W0 in 1341 )t-tV Atu apeD Ajolvi e0a d X 0 Is pit dno.1 I t j ia es ...... ...... ......... .. ........ . .... ..... ..... ........... . . .... . ................ . . ........... ............. ..... ....... ................. . ............... _j ......... . .... ... No V�A C-1) - % 0 A 4) \ cc L4