Date:	November 20, 2001

Case:	SP 01 - 15

Subject:	Special Use Permit

Applicant:	Mark and Nancy Moe

Request

To hold a public hearing and consider an application for site plan review and a special use permit to construct an addition onto a single family home at 1760 19th Street NW.

Findings

Section 4-010, R-1 Single Family Residential

Section 8-010 and 8-110, Site Plan Review and Special Use Permit

Site Characteristics

1.	Location:	2070 County Road H

2.	Size:	10 Acres

3.	Topography:	Flat

4.	Vegetation:	Landscaped

5.	Sensitive Areas:	None

Site History

1.	Past Uses:	Elementary school

2.	Historical Significance:	None

Departmental Considerations

Community Development

1.	Comp Plan Designation:	R-1, Single Family Residential

2.	Zoning:	R-1, Single Family Residential

3.	Existing Land Use:	Elementary school

4.	Surrounding Land Uses:

The subject site is surrounded by single family homes which are zoned R-1, Single Family Residential

5. Other Considerations:	None

Public Works

1.	Streets:	County Road H, Rainbow Lane, Sunbow Lane, and Sunnyside Terrace

2.	Utilities:	Connected

3.	Easements:	None

4.	Other Considerations:	None

Departmental Considerations

Community Development

1.	Proposed Use:	The applicant is proposing a 9,700 S.F. addition to the Sunnyside school building for eight new classrooms and a special room dedicated to a new chiller.

2.	Lot Size:	435,600 S.F.

3.	Density/FAR:	Allowed: 30 % Proposed: 14 %

4.	Building and Parking Setbacks:	Complies

5.	Total Parking:	Required: 41 (1.0 per classroom plus 1 for each 50 students) Proposed: 99 Stalls

6.	Stall Size:	9 x 18

7.	Aisle Size:	24 Ft.

8.	Total Drives:	Two

9.	Drive Size:	24 Feet

10.	Concrete Curbing:	Provided

11.	Parking Area Surface:	Bituminous

12.	Lighting	five (5) new poles are proposed to illuminate parking lot

13.	Landscaping/Screening:	adequate

14.	Impact on Surrounding Land Uses:	Minimal

15.	Other Considerations:	None

Public Works

1.	Streets:	None proposed

2.	Curb Cuts:	existing west cut moved 90 feet west to facilitate new parking

lot and school bus circulation.

3.	Utilities:	Connected

4.	Easements:	None

5.	Grading/Drainage:	To be approved by City Engineer

6.	Rice Creek Watershed District:	applied for, approval shall be required.

7.	Environmental Concerns:	None

8.	MPCA:	NA

9.	Other Considerations:	None

Building

1.	Structure Size:	61,200 sq. ft. existing; proposed addition of 9,700 square feet.

2.	Structure Height:	18 Feet

3.	Exterior Treatment:	Brick facade, metal panels to match existing details

4.	Other Considerations:	None

Parks

1.	Impact on Parks:	one softball diamond will be lost with this proposal.

2.	Proximity of Parks:	Sunny Square to the southwest

3.	Other Community Facilities:	Irondale High School to the southeast

4.	Other Considerations:	City staff will work with school district and Sunnyside Elementary staff with softball diamonds during and after construction to address the loss of one field and diamond quality.

Forestry

1.	Tree Preservation:	Precaution shall be taken to protect existing trees from construction activity; affected landscaping shall be replaced.

2.	Proposed Trees:	removed trees shall be replaced on a one-to-one basis.

3.	Other Considerations:	None

Fire

1.	Access to Site:	Adequate

2.	Access to Structure:	Adequate

3.	Additional Hydrants:	None

4.	Y Connection Location:	Existing

5.	Other Considerations:	None

Staff Comments

Provisions should be taken when transplanting trees. City Staff recommends placing barriers around tree "drip lines" to protect root systems from construction related activity that may compact soils.

The existing parking lot for Sunnyside school was upgraded in 1993 with curbing and two well defined driveways. The proposal would upgrade parking facilities by adding more parking stalls and creating a safer drop-zone for students and better design for school bus traffic. The proposed addition would be located on the southwest corner of the school building and would be setback several hundred feet from all property lines.

A neighborhood meeting was held on Monday August 27, 2001; Ms. Sandra Gay of Perkins and Will presented elevations and a site plan to City Staff, Principal Michelle Brouse, and one resident. Ninety (90) invitations were sent to properties in the area.

Special Use Permit

As required 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 addition would comply with the standards of the R-1 district, Parking Ordinance, and satisfy the standards for a special use permit. Staff believes the application meets the Special Use Standards outlined above.

Recommendation

Motion to waive the reading and recommend approval of SP 01 - 13.

Motion to recommend approval of LP 01 - 12, subject to the following conditions:

1.	Approval of a final grading and drainage plan by the city engineer.

2.	Approval by Rice Creek Watershed District.

3.	Adequate protection of trees near the construction staging area is provided for. Trees not surviving the construction phase shall be replaced on a one-to-one basis.

4.	Approval and continuing compliance with the terms and conditions of SP 01 - 13.

Patrick Boylan, Intermediate City Planner