Planning Report

Date:	November 21, 2000

Case:	LP00-13 & SP00-17

Subject:	Site Plan & Special Use Permit

Applicant:	ISD #621- Highview Middle School

Request & Background

To consider an application for a site plan review and special use permit to construct an addition to Highview Middle School, and expand/reconfigure the parking lot. The proposed additions consist of a new entryway, classrooms, a gym, media center and expanded cafeteria. The total building addition areas total 35,971 square feet. The existing parking lot will also be reconfigured and will include a "drop-off" area in the front of the building. This reconfiguration is proposed to create a safe area for parents to drop off and pick up their children.

Findings

Section 8-010, Site Plan Review

Section 8-130, Special Use Permit

Site Characteristics

1.	Location:	2300 7th Street NW

2.	Lot Size:	13.7 acres

3.	Topography:	Flat

4.	Vegetation:	Landscaped - Mature trees and grass

5.	Sensitive Areas:	None

6.	Comprehensive Plan Designation:	Quasi-Public (school);

7.	Zoning:	R-1, Single Family Residential

8.	Surrounding Land Uses:

North:	Single Family Homes - R-1, Single Family Residential

South:	Single Family Homes - R-1, Single Family Residential

East:	Single Family Homes - R-1, Single Family Residential

West:	Single Family Homes - R-1, Single Family Residential

Site History

1.	Past Uses:	Highview Middle School

Departmental Considerations

Community Development

1.	Building Setbacks:	Required: 30 & 5 feet

Proposed: 140 & 25+ feet

2.	Parking & Drive Aisle Setbacks:	Required: 30 feet

Proposed: 30 feet

3.	Parking Spaces Required:	Required:	1 space per class +1 stall per 50 students = 70 stalls

Existing/Proposed:	120 stalls including 9 drop-off stalls

4.	Stall Size:	9 x 20 (complies).

5.	Drive Aisle Size (two way):	Required: 24 feet	Existing: 24 feet

6.	Drive Entrances:	All existing. No proposed changes

7.	Landscaping:	The City Forester reviewed the landscape plans and found them generally acceptable. However, concern is raised in regard to the planting of evergreen trees adjacent to the entrances on 7th Street. These trees may cause visibility concerns at the intersections as the trees mature.

8.	Concrete Curbing:	Existing

9.	Lot Coverage:	Allowed:	30%

Proposed:	24%

10.	Parking Area Surface:	Bituminous

11.	Impact on Land Uses:	Minimal

Public Works

1.	Streets:	None

2.	Curb Cuts:	City Code requires no more than two curb cuts per street frontage. The applicant is proposing a third curb cut on 7th Street, for the purpose of adding a parent/student drop off area to be separated from the bus drop off area. This additional curb cut may be allowed by approval of the City Council.

3.	Utilities:	Existing

4.	Grading/Drainage:	The City Engineer has review the proposed grading plan and found them to be generally acceptable. However, as indicated in the attached memo, calculations showing the run off rates must be submitted. These rates must demonstrate that the new system should not exceed that of the existing system that enters the 7th Street storm sewer. Also, the proposed pipe sizes and invert elevations of the new storm sewer shall be submitted to the City Engineer.

5.	Rice Creek Watershed District:	No permit required

6.	Environmental Concerns:	None

7.	MPCA:	Not Applicable

8.	Other Considerations:	The paved surface for the proposed addition to the Freedom Park parking lot shall match the existing surface.

Building Official

1.	Structure Size:	The three additions total 35,971 square feet

2.	Structure Height (required):	30 feet

3.	Structure Height (proposed):	30 feet tall

4.	Exterior Treatment:	The proposed addition shall match the existing building.

5.	UBC Compliance:	Will be required

6.	Other Considerations:	None

Parks

1.	Proximity of Parks:	NA

2.	Proximity to Community Facilities:	NA

3.	Impact on Parks:	None

4.	Impact on Community Facilities:	None

5.	Other Considerations:	None

Staff Comments

Special Use Permit

As specified in Section 8-130 of the New Brighton Zoning Ordinance, no special use shall be recommended by the Planning Commission unless such shall find:

a.	That the establishment, maintenance, or operations of the special use will not be detrimental to or endanger the public health, safety, morals, comfort of the general public.

b.	That the special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood.

c.	That the establishment of the special use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district.

d.	That adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided.

e.	That the special use shall, in all other respects, conform to the applicable regulations of the district in which it located.

The proposed use will not be detrimental to the public health and safety, and will not negatively effect property values in the area. This site will be served by existing utilities.

Recommendation

Motion to waive the reading and adopt the attached resolution recommending approval of LP00-13 and SP00-17, subject to the following conditions:

1.	Perimeter curbing must be installed around the off-street parking area.

2.	All off-street parking and drive areas be paved with bituminous surface.

3.	All off Street parking stalls shall be marked with white or yellow painted lines not less than four (4) inches wide.

4.	The proposed landscaping shall be installed per the Landscape Plan dated 11-3-2000.

5.	Provision of a bond or letter of credit in the amount equal to 100% of the cost to install landscaping, curbing and paving to ensure that these items are installed per the approved plans.

6.	Calculations showing the storm water run off rates must be submitted. These rates must demonstrate that the new system should not exceed that of the existing system that enters the 7th Street storm sewer.

7.	The proposed pipe sizes and invert elevations of the new storm sewer shall be submitted to the City Engineer. Said size shall be subject to review and approval of the City Engineer.

Cary K. Teague, City Planner