HomeMy WebLinkAbout2008-04-30 Fully Executed Iterim Use PermitCITY OF OAK PARK HEIGHTS
INTERIM USE PERMIT
File No.: 798.02 -08.02 Date Issued: April 30,2008_
Legal Description: (Washington County Geo. Code 0402920120019)
ST. CROIX MALL PUD 2 ADDITION, LOT 3 BLOCK 2
Owner: SC Mali, ITC
Address: 100 4 Ave. Bayport MN 55003
Permit Applicant: Friends of St. Croix Preparatory Academy
216 West Myrtle St
Stillwater, MN 55082
Site Address: 14781-59 Street North
Present Zoning District: B -2
Permitted uses set forth in Ordinance 401 Section 40130
I. INTERIM USE PERMIT:
An interim use permit to allow kindergarten through fifth grade classes to occupy a portion of the former
Herberger's retail space at 14781 59 Street North for school purposes.
Alt uses shall be subject to the following conditions and/or restrictions imposed by the Resolution of the City
Council of the City of Oak Park Heights dated April 22, 2008 as follows:
1. The City Council approves a Zoning Ordinance amendment for Section 401 .3 0. C 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 B -2, General Business District.
2. The interim use shall expire two years from the date of City Council approval.
3. 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.
6. The City Engineer shall review and approve the traffic flow plan.
III. Reference Attachment:
The reports of the City Planner dated April 2, 2008 and site plan approved by the City Council are annexed
hereto by reference.
W. Abandonment: This permit requires continuous use in order to preserve the Conditional Use granted by the
City under the terms hereof. Any discontinuation or abandonment of the uses permitted hereunder upon the
site for a period of 12 continuous months shall constitute abandonment and void the permit.
V. Annual review: Annual review is not imposed as a condition of this permit
IN WITNESS WHEREOF, the parties have set forth their hands and seals.
Date: -
Date:
Date: - 0
CITY h HEIGHTS
1,"
A AV 4.44160.
By
Its:
eaudet
c Johnson
ity Administrator
Friends o . Croix Preparatory Academy
EXHIBIT "A"
PIS RS REPORT AND SITE PLANS
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: April 2, 2008
RE:
FILE NO:
BACKGROUND
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
ENCLOSURE 5
NORTHWEST ASSOCIATED CONSULTANTS, INC.
798.02 -- 08.02
Site Plan and Traffic Plan
Project Narrative
Signage Plan
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 78323 1 .2555 Facsimile: 763.23 x1.2561 planners @nacplenning. cony
Oak Park Heights — St. Croix Preparatory Academy
Interim Use Permit, 14781 59 Street North
Friends of St. Croix Preparatory Academy have made application for an interim use
permit to allow the kindergarten through fifth grade classes to occupy a portion of the
former Herberger's space at 14781 59 Street North for at least one school year. St.
Croix Preparatory is currently in the process of constructing a new school facility in
Baytown Township that will not be ready until Fall of 2009. The school would occupy
the former retail space during the 2008/2009 school year.
The Andersen office building, that includes the former Herberger's, is zoned B -2,
General Business District. Section 401.30.0 of the Zoning Ordinance provides for
interim uses in the B -2 District, but currently none are listed. The Zoning Ordinance will
need to be amended to allow school facilities as an interim use. The City will advertise
a public hearing for a Zoning Ordinance change to allow this interim use in the B -2
District. A separate planning report addresses the Zoning Ordinance change and the
language to be added to the B--2 District to allow schools as interim uses.
PROPOSED PROJECT
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.
O Approximately 21 faculty members.
• Approximately 12 educational assistants (one for each classroom in grades K -3).
O 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
2
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 wilt 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.C, within the B -2,
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 59th Street
� 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.
3
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 401.15.F of this Ordinance and that such parking
is adequately screened and landscaped from surrounding and abutting
residential uses in compliance with Section 401.15.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.
0. If outdoor recreation or playfields are proposed., adequate screening and
fencing from abutting residential uses is provided in compliance with
Section 401.15.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.E 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 will be generated.
g.
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.
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
CONCLUSION l RECOMMENDATION
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:
1. 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 B -2, General Business District.
2. The interim use shall expire two years from the date of City Council approval.
3. 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.
6. The City Engineer shall review and approve the traffic flow plan.
5
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 (23,000 -- 30,000 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
O Approximately 12 Educational assistants (one for each classroom in grades K -3)
O 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 8:30 to 9:00 am and 3:15 to 3:30 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 prn.
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.
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