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PLANNING REPORT DATE: May 15, 2018 CASE: PSR18-0002 SUBJECT: Special Use Permit and Variance to Reconstruct Surface Parking Lot at Highview Middle School, 2300 7th ST NW APPLICANT: Mounds View Public Schools REQUEST & BACKGROUND Mounds View Public Schools is requesting the following land use applications to allow reconstruction of their existing surface parking lot off 7th Street NW: • Special Use Permit – required for all exterior site improvements because the school use is a specially permitted use due to the underlying residential zoning of the property, and • Variance – to allow a structure setback less than 30’ to an R-1 lot line (a parking lot meets the definition of structure). The proposed setback is 17.4’. The applicant, as part of a series of phased improvements to the District’s properties in conjunction with the recently passed referendum, is proposing to reconstruct and reconfigure the existing surface parking lot in front of Highview Middle School. The intention of the improvements is to more efficiently separate bus and passenger-vehicle traffic, allowing safer means for transporting students and to reduce vehicle and bus back-ups on 7th Street NW by expanding the passenger drop-off/pick-up loop. The scope of improvements includes a net increase of 19 surface parking stalls, additional landscaping, and new parking lot lighting. The City and school will also collaborate to create a safer pedestrian crossing at 23rd Avenue NW and 7th Street NW. An effect of these improvements includes reducing access points on the property from three to two, with the most-easterly access point being eliminated. This item was originally scheduled to be heard at the Planning Commission’s April 17th meeting. However, upon submission of the plans and a more thorough staff review, staff discovered a Variance would be necessary for the proposed parking lot setback at the western side yard. The applicant has chosen to apply for the Variance, rather than redesign the parking lot to meet the 30’ setback, and public hearing notices have been distributed again noting the Variance in addition to the Special Use Permit. As of the date this report was drafted, staff have fielded several inquiries but has not received any comments in opposition to the request. ATTACHMENTS A – Resolution B – Project Location Map C – Zoning Map D – Aerial Photo E – Neighborhood Notification Map F – Applicant Narrative G – Special Use Permit Criteria Worksheet H – Variance Standards Worksheet I – 60-Day Extension Letter J – Minnesota Statutes 462.357, Subd. 6