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.

Findings

Section 8-010, Site Plan Review

Section 8-130, Special Use Permit

Section 8-210, Variance

Section 11-030 Minimum Number of Off-street Parking Spaces Required

Site Characteristics

1.	Location:	2425 Long Lake Road NW

2.	Lot Size:	41.5 acres

3.	Topography:	Slopes gently toward Poppy Seed Drive and slopes steeply toward Rice Creek in the far east portion of the lot.

4.	Vegetation:	Landscaped - trees and grass in school building and athletic grounds; mature trees, high grasses and wetlands to the east

5.	Sensitive Areas:	Rice Creek to the east and a natural gas pipeline along western boundary.

6.	Comprehensive Plan Designation:	Public & 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:	Rice Creek and surrounding wetlands

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

Site History

1.	Past Uses:	Irondale School

Departmental Considerations

Community Development

1.	Building Setbacks:	Required: 30 & 5 feet

Proposed: 68 feet at Long Lake Road, 345 feet to Poppy Seed Drive, and 30 feet to 25th Street NW

Meets requirements.

2.	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

3.	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.

4.	Stall Size:	9 x 18 (complies).

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

6.	Drive Entrances:	Both existing entrances from Long Lake Road will shift: the southern one will shift 43 feet to the south. The northern drive entrance will shift 46 feet to the north

7.	Landscaping:	The City Forester reviewed the landscape plans and found them generally acceptable.

8.	Concrete Curbing:	Existing

9.	Lot Coverage:	Allowed:	30%

Proposed:	13%

10.	Parking Area Surface:	Bituminous

11.	Impact on Land Uses:	Minimal

Public Works

1.	Streets:	Served by Long Lake Road

2.	Curb Cuts:	The applicant is not proposing to add any additional curb cuts to Long Lake Road

3.	Utilities:	Existing

4.	Grading/Drainage:	The City Engineer has reviewed the proposed grading plan and runoff rates and found them to be generally acceptable. The applicant is proposing to increase the size of the holding pond in the north east of the site (far right and center field of the baseball diamond)

5.	Rice Creek Watershed District:	Applied for and will be required

6.	Environmental Concerns:	None

7.	MPCA:	Not Applicable

8.	Other Considerations:	none

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.

5.	UBC Compliance:	Will be required

6.	Other Considerations:	None

Parks

1.	Proximity of Parks:	Sunny Square Park 1/4 mile to the west

2.	Proximity to Community Facilities:	significant athletic facilities exist on the campus

3.	Impact on Parks:	None

4.	Impact on Community Facilities:	None

5.	Other Considerations:	None

Staff Comments

The architect of the project, Armstrong Torseth Skold & Rydeen (ATS&R)and Staff organized and held a neighborhood meeting on June 7th to present plans and to answer questions from the public. Invitations were sent to over 190 area residents. 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

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.

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 the following findings:

1.	An undue hardship would be brought upon the applicant, should the variance be approved.

Because a denial would result in additional loss of athletic facilities, the applicant feels that the hardship would be brought upon them if the variance is denied.

2.	There are unique circumstances related to this site.

A large portion of the site is athletic fields enjoyed by the greater New Brighton community and Rice Creek and associated wetlands take up a portion of the site on the eastern border.

3.	The request is in conformance with the Comprehensive Plan.

4.	The variance shall not be detrimental to adjacent property or to the public as a whole.

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.

Researching the proposal, reports indicated that when Irondale was last expanded in 1987, surrounding neighbors were concerned with parking. Staff reviewed the proposal with Ms. Colleen Wambach, the School Principal, Public Safety Director, and the School Police Liaison. Permit control issued by the School and effective enforcement of area parking restrictions by the New Brighton Police Department have resolved this issue.

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