CR 94-226 CUP - Katherine Curren
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. November 30, 1994 o P K \ ~ Council Report CR 94~226
CONDITIONAL USE PERMIT- KATHERINE CURREN
Pro Dosed Action.
Staff recommends the following motion: Move to approve Resolution 94-1 ] I approving an
amendment to conditional use permit 94-1 to construct additions to Katherine Curren.
At the Zoning and Planning meeting, Mr. Hutchison moved and Mr. Day seconded a motion
to approved Resolution RZ94-19 recommending approval of an amendment to CUP94-1.
The motion carried unanimously.
Overview.
Last July a conditional use permit was granted for building additions to Katherine Curren
Elementary School located at 1600 Mainstreet. The bids received thru the bidding process for
the improvements to the site came in over budget. Because of the cost of the improvements,
the improvements to the site need to be scaled back.
The major change to the previously considered site plan will be the parking area. The School
District was proposing to reconstruct the parking area, which would provide a car drop-off
area. Now the applicant is proposing to leave the parking area as it presently exists. Also
only two additions will be constructed to the building. One building addition will be added on
. the southwest side and a smaller addition on the northwest side.
The applicant has applied for a 3 foot setback variance for the addition on the northwest
corner to facilitate construction of this addition.
Staff reviewed the changes with the school with the Commission. The parking lot will remain
the same. John Pfluger, representing the School District appeared before the Commission.
Mr. Pfluger noted that the bituminous surface on the west side of the building will become a
grass play area. Mr. Pfluger also stated the changes to the school were not a temporary
solution and that he did not foresee more additions in the near future.
Primary Issues to Consider.
0 What is the zoning of the property?
0 Why is the applicant requesting changes to the conditional use permit?
0 What are the specifics of the site plan?
0 What is the construction schedule?
SUDportine: Documents.
0 Analysis ofIssues
0 Site Plan
0 Resolution 94-111
. .Ierne. clQrdo \!>f~\
Nancy ~ Anderson, AICP
Planner
-- ---- - -
R94-226
Page 2
. Primary Issues to Consider.
0 What is the zoning of the property?
The site is zoned R-5, High Density Multiple Family. A school is allowed with a conditional
use permit.
0 Why is the applicant requesting changes to the conditional use permit?
The proposed changes with the original conditional use permit came in over budget. Because
of the expense of the changes, the school district is now proposing to scale back the proposed
improvements.
0 What are the specifics of the development?
Building additions
The applicant is now proposing two additions. One addition will be located in the northwest
corner and a second on the southwest corner.
Landscaping
Additional landscaping will be added along Mainstreet and 16th Avenue. As of the date of
this report the landscaping plan is not completed. The staff would recommend that the
. approval is conditioned that any additional landscaping is acceptable to staff.
City Engineer
The City engineer has reviewed the parking area and has found it acceptable. The drainage
plan for the building site will remain the same as the first plan.
Parking
The most major change to the site plan is the City parking area. The parking area now will
not be changed except that curb and gutter will be added to the parking area..
Trash
Trash area is along Mainstreet The applicant will be screening this area and also placing
landscaping around the dumpster. The site plan shows that the dumpster will be screened by a
chain link fence. Staff is recommending the dumpster is screened with an opaque material.
This screening will be required in the near future with the passage of the ordinance the that is
being reviewed by the Council at tonight's meeting. Staff would strongly recommend that the
screening is a material that will match the building because the dumpster is located next to
Mainstreet.
Sidewalk
New sidewalk will be added to the north side ofthe parking area up to the bituminous walk.
.
R94- 226
Page 3
. Access
The access to the parking area will not change. There are currently two access points on 17th
A venue, these will remain.
Exterior
The additions will try to match the existing building. The exterior will be brick to match the
existing building and the new window will also be metal-clad wood window to match the
existing windows. A new grass play area will replace the bituminous play area along 16th
Avenue.
Lighting
New lighting will be installed around the parking area. Lighting will be installed on the school
property as well as the city property. The lighting on the city property will be the city's
responsibility after the installation.
Setbacks
The addition on the northwest corner will require a 3 foot variance. The proposed addition on
the southwest corner has a 50 foot setback.
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
0 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 front he 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.
0 What is the construction schedule?
The construction is scheduled to begin in the summer of 1995.
.
R94-226
Page 4
. 0 What are the staff concerns?
Although the staff is disappointed that the parking area will not be reconstructed, the parking
area as it exists will work. The staff will still require a use agreement for the parking area.
Also the screening of the dumpster is a concern of the staff Staff would recommend a
screening material that will match the building.
Alternatives
1. Approve the amendment to the conditional use permit. By approving the amendment to
the conditional use permit, the applicant will be able to construct the proposed additions
as approved.
I 2. Deny the amendment to the conditional use permit. By denying the amendment to the
conditional use permit, the applicant will not be able to construct the proposed additions.
If the City Council chooses this alternative, findings of fact will have to be stated that
support this decision.
3. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
.
.
. CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 94-111
RESOLUTION MAKING FINDINGS OF FACT FOR
APPROVAL OF AN APPLICATION TO AMEND A CONDITIONAL USE PERMIT
FOR KATHERINE CURREN ELEMENTARY SCHOOL
WHEREAS, an application to amend CUP94-1, made by School District #270 for improvements
to the existing school at 1600 Mainstreet, is hereby for approved.
WHEREAS, the procedural history of the application is as follows:
1. That an application to amend CUP 94-1 was filed with the City of Hopkins on October 28,
1994.
2. That the Hopkins Planning Commission, pursuant to published and mailed notices, held a
public hearing on the application and reviewed such application on November 29, 1994:
. all persons present at the hearing 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 one 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 A venue 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 CUP94-7 to amend CUP94-1 is
hereby approved based on the following Findings of Fact:
1. That a school is a permitted use in the residential districts.
.
--
RESOLUTION NO 94-111
Page 2
. BE IT FURTHER RESOLVED, that application for CUP94- 7 to amend CUP94-1 is hereby
approved based on the following conditions:
1. That the dumpster is screened with an opaque material that is acceptable to staff
2. That the setback variance is granted.
3 That the City and School District enter into an agreement regarding the maintenance, legal
and liability issues with regard to the use of the parking lot.
4. That the parking lot has curb and gutter added as per the site plan.
5. That the parking lot has lighting added as per the site plan.
6. That the landscaping plan is acceptable to staff.
Adopted this 6th day of December, 1994.
Charles D. Redepenning, Mayor
ATTEST:
. James A GenelIie, City Clerk
.
----.- ---- --- -.--
. Katherine Curren Elementary School
Proposed Improvements
. A new addition and remodeling to the Media Center to accommodate
increased District program, including a 3D-station computer lab, a I5-station
"Technology Center", and a video production lab.
. A new addition to the south side of the existing school which connects the
two existing dead-end corridors and is composed of a new Vocal Music
classroom, two new Kindergarten classrooms, smail group areas, and a new
office area. This addition will also contain a new entry to the facility from the
existing parking area to the south.
. Miscellaneous interior remodeling to accommodate small group areas, special
education, and special services.
. Significant classroom improvements; including technology, casework,
. lockers, carpet, and lighting.
Site improvements to include a new hard-surface play area to the east, a
.
landscaped area at the southeast comer of the site, and storm water utility
improvements along the western edge of the site.
. Significant Mechanical and Electrical updates, including new electrical
servIce.
.
P:\94\25K\PR\110894.DOC
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