Planning Report

Date:	June 19, 2001

Case:	SP 01-08 & VN 01-04 & LP 01-08

Subject:	Gymnasium addition to Irondale Senior High School

Applicant:	ISD #621

Request & Background

To consider an application for a site plan review and special use permit to construct an addition to Irondale High School, and expand/reconfigure parking areas.

The proposed additions consist of a new entryway, remodeled classrooms, an expanded gym which will seat 2,000 people, and expansion of the cafeteria. The existing parking lot will also be reconfigured and will include a "drop-off" area on the west side of the building with expanded parking facilities also. The building addition areas total 38,544 square feet.

The site is zoned R-1, Single Family Residential; Schools are a listed Special Use and a Special Use Permit is required. The required number of parking stalls is 455; a variance is needed because only 427 are shown on the site plan.

Site Characteristics

1.	Surrounding Land Uses:

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

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

East:	Rice Creek and surrounding wetlands

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

Building Setbacks:	Meets requirements.

Parking & Drive Aisle Setbacks:	Required: 30 feet

Existing: 20 feet

A Variance was granted by the City Council June 14, 1966 [VN-29] for parking setbacks along Long Lake Road

MEETS CODE REQUIREMENTS

2.	Parking Spaces Required:	Required:	1 space per classroom +1 space per 4.5 students = 455 stalls

Proposed:	427 stalls

The School District has an agreement with Long Lake Community Church, which is adjacent on the far northwest corner of the site for 39 stalls.

This continued arrangement benefits the church on weekends and holidays and benefits the school weekdays during the school year.

Building Official

1.	Structure Size:	The additions total 38,544 square feet

2.	Structure Height (required):	30 feet

3.	Structure Height (proposed):	29 feet

4.	Exterior Treatment:	The proposed addition consists of brick, glass block, windows and concrete tip-up panels.

Staff Comments

The architect of the project, Armstrong Torseth Skold & Rydeen (ATS&R)and Staff organized and held a neighborhood meeting on June 7th

Mr. John Seekon of 2366 Long Lake Road and Ms. Marre Jo Sager of 1630 Daisy Court were the only area residents who attended. Mr. Seekon has lived in his home on Long Lake Road since 1956; Ms. Sager is a representative of the School Board.

Mr. Seekon stated that he is concerned about the image of the gymnasium; he said that the gym would not look too attractive to him.

To him, the wall is too big, too close to the road, and appeared too white in the watercolor elevations. Staff replied that the height and setback requirements were met by the proposal and shared his concern about the visual image of the wall. Representatives from ATS&R replied that color and perhaps some other treatment could soften and "warm" the look of the wall to neighboring properties. School District representatives did not have a direct answer to this concern, but stated that there is not enough funding in the budget for a brick exterior.

Special Use Permit

Staff is concerned about comments heard during the neighborhood meeting regarding the facade of the proposed gymnasium addition. As noted above, a resident voiced concern about proximity and solid color of the wall and thought it would not be good for the neighborhood.

Although only two area residents attended the meeting on June 7, Staff shares similar concerns.

It seems that because Irondale Highschool has an educational, institutional and physical effect upon the immediate neighborhood and greater New Brighton community, the School District may wish to explore options to soften the gymnasium facade to reflect the cultural entity within. Many industrial buildings in the City have similar tip-up panel walls for exterior treatment; Irondale Highschool is in a residential zone and does not have an industrial use.

Staff believes that the exterior areas that feature concrete panels can match the existing brick exterior or steps should be taken to dramatically soften the effect of the panels. This may include texture, color, or even be realized in a community-
related or school-related creative event such as designing a mural, adding sculpture or tile mosaic to the concrete proposed for the additions on the school that feature tip-up panels.

Variance

The applicant is requesting a 28 parking space variance. In considering an application for a variance, the City must make Variance findings:

Staff considers the above criteria to be satisfied. The request is in conformance with the Comprehensive Plan in that the proposed use would be consistent with what presently exists on the site.

Presently, the School District has an agreement with the Long Lake Community Church for 39 parking spaces. Although not technically on the Irondale site, these spaces contribute to the total off-street parking needs of the School. By Code, the Site is required to have 455 stalls; combining the proposed 427 spaces with the 39 under agreement with the adjacent church yields 466 total spaces (11 more than required).

Staff believes that in granting the Variance, the proposal would not be detrimental to adjacent neighbors.

Recommendation

Motion to waive the reading and adopt the attached resolution recommending approval of LP 01-08, SP 01-08, and VN 01-04 subject to the following conditions:

1.	Applicant shall work with consulting Architect and City Staff to explore and come up with alternatives to soften the effects of the exterior gymnasium wall prior to City Council approval.

2.	Perimeter curbing must be installed around all off-street parking area.

3.	Approval by Rice Creek Watershed District.

4.	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.

Patrick Boylan, Intermediate City Planner