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June 20, 1994 ° P K � `' Planning Report CUP94-1
CONDITIONAL USE PERMIT- KATHERINE CURREN SCHOOL
Pronosed Action.
Staff recommends the following motion: Move to a�prove Resolution RZ94-6 recommendin�
anproval of a conditional use permit to construct additions to Katherine Curren elementarv
school.
Overview.
The School District is proposing to add 11,600 square feet in additions to Katherine Curren
School Elementary School, located at 1600 Mainstreet. The two larger additions will be
located on the southwest and the east side of the existing school. The proposed additions will
be used for a variety of uses which includes classrooms, offices, band and vocal rooms. Two
smaller additions will be added to enlarge the media center and the corridor outside the media
center.
The biggest change to the site will be the reconstruction of the parking area. With the
.� remodeling, the School District is proposing to redesign the City parking area south of the
school building which is presently used by the faculty of Katherine Curren. The north part of
the parking area is on the School Districts property and the south part of the lot is on the
City's property. The School District will reconstruct the parking lot at their expense. A lease
agreement will have to be worked out with the City and the School District regarding the joint
parking area.
Primarv Issues to Consider.
o What are the specifics of the applicants request?
o What are the conditions for a school in a residential district?
o What is the construction schedule?
o What are the staff concerns?
Supporting Documents.
o Analysis of Issues
o Site Plan
o Resolution 94-6
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Nancy . Anderson, AICP
^ Planner
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CUP 94-1
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Primary Issues to Consider.
o What are the specifics of the applicants request?
Zoning
The site is zoned R-5, High Density Multiple Family. A school is allowed with a conditional
use permit.
Surrounding Uses
The school is surrounded by the following uses:
north - business area
south - Central Park and City Public Works area
east - apartments
west - business and residential
Access
Access to the parking area will be from an e�sting curb cut on 17th Avenue and a new curb
� cut on 17th Avenue, which is proposed to be north of the existing curb cut. An e�sting
northerly curb cut on 17th Avenue will be removed.
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Exterior
The additions will try to match the existing building. The exterior will be brick to match the
existing building and the new windows will also be metal-clad wood windows to match the
e�sting windows.
Parking
Currently the school uses 75 parking spaces in abutting Central Park for faculty parking. This
parking area is also used as parking for the Pavilion and by individuals that use Central Park.
The School District is proposing to reconstruct the parking area. The proposed parking area
would be moved further to the north and will use both the school and City property.
Approximately half of the new lot will be on City property.
The parking area has been redesigned to allow the entry drive to have two-way traffic, which
will allow the City vehicles to use the south side of the parking lot for access to the City
garages. Also, there will be a separate area for the buses to park and a separate area for
parents to drop off their children.
The redesigned parking area will have 76 spaces. There are an additional 18 parking spaces
on the School Districts property for a total of 94 parking spaces for the site. The school is
required to have 26 parking spaces.
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CUP 94-1
Page 3
Two play areas that cunently exist will remain after the parking area is redone. A new hard
surface play area will be added on the east side of the building. There will also be added a _-
kindergarten play area. The children also have the use of Central Park for a play area.
Sidewalk
A new sidewalk will be added along the north side of the parking lot. This sidewalk will allow
the pedestrians the ability to walk to the buses and Central Park without going through the
parking lot.
Landscaping
The School District is proposing to add an additional 17 trees to the site. The plantings will be
located along 17th Avenue and along the new sidewalk area along the parking lot. 12 new
plantings are required with the new additions.
City Engineer
The City Engineer has reviewed the preliminary plans and made the following
. recommendations:
o new concrete curb and gutter throughout entire lot including south side
o concrete cross gutter in all drive openings
o lighting plan for parking area needs to be approved by city staff �
o park sign on 17th Avenue to remain
o larger drive opening into Public Works needed
o seal coat entire lot after all patching is completed
o maintenance/legaUliability issues need to be resolved
o execution of a use agreement
Staff has talked to the architect about the staff recommendations. The plan will comply with
all the above applicable recommendations.
Fire Marshal
The Fire Marshal has reviewed the preliminary plans and found them acceptable.
Lighting
A lighting plan has not been submitted by the applicant. The applicant will submit a lighting
plan for staff review. Any approval should be contingent on approval of a lighting plan.
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CUP 94-1
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o What are the conditions in the Zoning Ordinance to allow a school in a
residential district.
The following are the conditions for a school:
a. no buildings are located less than 50 feet from any lot line
b. that a fence is erected along the boundary line which is common with abutting private
property.
The proposed building will be 50 feet from the lot line. The School District will not have to
construct a fence because the proposed additions will abut City property and a road, there is
no private property that the school abuts.
o What is the construction schedule?
The site work and bus loop work are scheduled for the summer of 1995. The additions and
remodeling construction will be started in the fall of 1994 and completed in the fa11 of 1996.
o What are the staff concerns?
With the proposed additions to the school, the biggest impact will be the reconstructing of the
� parking area. The new design of the parking area seems to meet both the School Districts and
the City's needs. The City's main goal in the redesign was to separate the City trucks from the
parking area. This has been accomplished with the two way traffic on the south side of the
parking area. The redesign of the parking area has also accommodated the School Districts
concern by separating the bus area and the car drop.
The parking area that will be redesigned will function as it currently does now. The school
uses the area for faculty parking during the day. On weekends and evenings the parking area
is used for pavilion and Central Park parking. This anangement seems to work for both the
School District and the City.
The School District and the City will have to have an agreement on the maintenance, legal and
liability issues related to the parking area.
Alternatives
l. Recommend approval of the conditional use permit for additions to Katherine Curren
elementary school. By recommending approval of the conditional use permit the City
Council will consider a recommendation of approval.
2. Recommend denial of the conditional use permit for additions to Katherine Curren
� elementary school. By recommending denial of the conditional use permit, the City
CUP 94-1
Page 5
Council will consider a recommendation of denial. If the Planning Commission chooses
this alternative, findings of fact will have to be stated that supports this decision. --
3. Continue for further information. If the Planning Commission indicates that further
information is needed, the item should be continued.
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� � CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: RZ94-6
RESOLUTION MAKING FINDINGS OF FACT AND RECOMMENDING
APPROVAL OF CONDITIONAL USE PERMIT FOR
KATHERINE CURREN SCHOOL AT 1600 MAINSTREET
WHEREAS, an application for a conditional use permit, CUP94-1,
made by Independent School District #270 for additions, remodeling and
site work at Katherine Curren School, 1600 Mainstreet.
WHEREAS, the procedural history of the application is as follows:
l. That an application for a conditional use permit CUP94-1 was
filed with the City of Hopkins on June 3 , 1994.
2 . That the Hopkins Planning Commission, pursuant to mailed
notices, held a public hearing on the application and
reviewed such application on June 28, 1994 : all persons
• present were given an opportunity to be heard.
3 . That the written comments and analysis of the City staff and
the Planning Commission were considered.
^ 4 . A legal description of the subject property is as follows:
Beginning at the intersection of the south line of Excelsior
Avenue with the west line of Section 24 thence south along
said west line for a distance of 608. 12 feet then east
parallel with said south line to the southerly extension of
the centerline of 16th Avenue then south along said
extension for a distance of 30 feet then east parallel with
said south line to the southerly extension of the centerline
of 15th Avenue thence north to a point distance of 272 feet
south from south line of Excelsior Avenue as measured along
extension of 15th Avenue thence westerly to a point on
extension of 16th Avenue distance 248 feet south from south
line of Excelsior Avenue thence north to said south line
thence west to beginning except road.
NOW THEREFORE, BE IT RESOLVED that the application for
conditional use permit CUP94-1 is hereby recommended for approval
based on the following Findings of Fact:
1. That the proposed additions meet the requirements for a
school in a residential zoning district.
BE IT FURTHER RESOLVED, that application for CUP94-1 is
� hereby recommended for approval based on the following
conditions:
l. That a lighting plan is submitted by the applicant and
approved by the City staff.
RESOLUTION NO: RZ94-6
Page 2
2 . That the "Park" sign on 17th Avenue is to remain.
3 . That the drive opening into the public works area as shown
on the site plan is modified and approved by the staff. �
4 . That the entire lot is seal coated with FA3 after all
patching is completed.
5. That the City and the School District enter into an
agreement regarding the maintenance, legal and liability
issues with regard to the use of the parking lot.
Adopted this 28th day of June, 1994 .
Patricia M. Reuter, Chairperson
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