ITEM 2.1TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPC(-g) Plan ningCo.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 31 July 2014
ACTION DATE: 14 September 2014
ITEM 2_7
RE: Otsego — Kaleidoscope; PUD -CUP, Preliminary/Final Plat
TPC FILE: 101.02
BACKGROUND
Kaleidoscope Charter School has submitted plans for a proposed 29,598 square foot
expansion of its existing 43,015 square foot building that will allow for the education
program to serve Kindergarten through 12th grade students. To accommodate the
expansion, Outlot A, Dara Glen to the west of the School's existing property has been
acquired and is to be combined with the existing lot upon which the school developed.
The subject site is located at 7525 Kalland Avenue, north of 70th Street and west of
CSAH 19. The submitted plans require application for a PUD -CUP, preliminary and
final plat and vacation of existing easements. A public hearing has been noticed for 4
August 2014 at 7:OOPM to consider these applications.
Exhibits:
A. Site Location
B. Exterior Elevations
C. Floor Plan
D. Certificate of Survey (existing conditions)
E. Site Plan
F. Grading Plan
G. Utility and Paving Plan
H. Stormwater Pollution Prevention Plan
I. Preliminary Plat
J. Final Plat
ANALYSIS
Zoning. The subject site is zone INS, Institutional District, which allows accredited K
through 12 school facilities as a permitted use. A PUD -CUP was approved with the
initial development of Kaleidoscope to allow flexibility from the lot requirements and
setbacks of the INS District recognizing the scale and nature of the educational program
for the charter school and its location as a transitional land use. The proposed building
expansion is being processed as an amendment to the original PUD -CUP and is to be
evaluated based upon, but not limited to, the criteria outlined in Section 20-4-2.F of the
Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Comment: The Comprehensive Plan includes the policy that public facilities such
as schools be developed to the highest standards of design and performance to
serve as an example to private development and create a source of community
pride and identity. The existing Kaleidoscope Charter School reflects and is
consistent with the intent of this policy and the expansion of the school is as well.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The development of Kaleidoscope and the proposed expansion of
the school to include Outlot A was and is considered to be a desirable transitional
land use between the existing and planned residential uses to the south in
Kittredge Crossings and planned future industrial development to the north.
3. The proposed use's conformity with all performance standards contained within
the Zoning Ordinance and other provisions of the City Code.
Comment. The proposed use will comply with the applicable requirements of
the Zoning Ordinance except as may modified by the PUD -CUP approval.
4. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Comment: The subject site is served by Kalland Avenue which has been
constructed as a commercial/industrial street connecting to 70th Street. The
proposed use will include additional traffic generation but this traffic will be within
the capacity of existing City streets.
5. The proposed use can be accommodated by existing public services and
facilities and will not overburden the City's service capacity.
Comment: There are adequate City utilities to the subject site and City services
required to accommodate the proposed expansion of Kaleidoscope Charter
School.
2
Building Design. The existing building was constructed primarily of Hardie panel
vertical board siding and pre -cast concrete panels. Accent materials include windows
and stone or brick base around the bottom perimeter of the building having the vertical
board siding. The proposed expansion continues the architectural character of the
original building but utilized a cementitious siding panel (in three colors) in place of the
Hardie panel material. The exterior materials comply with the requirements of Section
20-17-4.D.2 of the Zoning ordinance for institutional buildings. The height of the
proposed building expansion is not specified on the submitted plans but is lower than
the existing gymnasium, which was approved as being within the three story height
allowed within the INS District.
Landscaping. The applicant has submitted a landscape plan showing installation of
trees within the site expansion area. The trees include maple trees along the south
and west edges of the fire lane southwest of the building to provide a visual screen and
break up the mass of the building as viewed from the residential uses to the south. The
landscape plan must specify seed mixes for turf area and the area of the proposed
stormwater pond. Section 5-7-3.13.4 of the City Code requires installation of irrigation
systems for turf areas within institutional properties which must be identified on the
landscape plan.
Lot Requirements. The following table illustrates the required INS District lot and
setback standards and those approved with the initial PUD-CUP.-
Lot
UD-CUP:
The subject site is consistent with the INS District lot area and lot width requirements.
The site plan is also consistent with the setbacks approved with the initial PUD -CUP,
which were based on the smaller scale of the charter school in comparison to a public
school and that they exceed the setbacks required if the subject site developed with an
office or industrial use under the 1-2 District.
Access. The subject site is currently accessed off of Kalland Avenue along the east
side of the property. The applicant is proposing to modify that access to widen it to 36
feet to provide for one out bound and two in bound drive aisles to reduce congestion
during peak traffic periods. The proposed site plan also has a second access to Kalland
Avenue to the south of the existing driveway to provide another outlet for vehicles using
the drop off lane or exiting from the existing parking lot. The second driveway is 130
feet from the main site entrance, which is appropriate spacing to prevent congestion on
the public street.
Lot Area
Lot Width
Setbacks
Front Side
Rear
Required
5 acres
n/a
30 feet
100 feet
100 feet
Approved
5 acres
n/a
122 feet
38 feet
64 feet
Proposed
10 acres
n/a
122feet
38 feet
375feet
The subject site is consistent with the INS District lot area and lot width requirements.
The site plan is also consistent with the setbacks approved with the initial PUD -CUP,
which were based on the smaller scale of the charter school in comparison to a public
school and that they exceed the setbacks required if the subject site developed with an
office or industrial use under the 1-2 District.
Access. The subject site is currently accessed off of Kalland Avenue along the east
side of the property. The applicant is proposing to modify that access to widen it to 36
feet to provide for one out bound and two in bound drive aisles to reduce congestion
during peak traffic periods. The proposed site plan also has a second access to Kalland
Avenue to the south of the existing driveway to provide another outlet for vehicles using
the drop off lane or exiting from the existing parking lot. The second driveway is 130
feet from the main site entrance, which is appropriate spacing to prevent congestion on
the public street.
Off -Street Parking. Within the site, the expansion includes extension of the main drive
aisle along the north side of the site to provide access to a dedicated bus corral with
space for eight buses and a second off-street parking area west of the building with
spaces for 84 parking stalls in addition to the existing 88 off-street parking stalls in the
northeast parking lot. The bus corral will also be stripped to provide space for event
parking with enough space for 32 cars. The proposed school will serve students in
kindergarten through eighth grade with anticipated enrollment of 672 students with 96
students in the High School and 576 students in elementary and middle school. The
calculation of required parking based on the Zoning Ordinance standards is shown as
follows:
■ Elementary and middle school:
0 1 stall each class room=22staIIs
0 1 stall per 50 students= 576/50 = 12
o Subtotal=34
■ High School:
0 1 stall each classroom=12
0 1 stall every 2 students= 96/2= 48
o Subtotal= 60
■ Total Required Stalls = 94
■ Stalls Provided = 172 + 32 event stalls = 204
The parking stalls are shown as being nine feet wide and 19 feet deep and accessed by
24 foot wide, two way drive aisles, which complies with Section 20-21-4.H.1 and 6 of the
Zoning Ordinance. The parking area will be an asphalt surface with perimeter concrete
curb as required by Section 20-21-4.H.12 and 15 of the Zoning Ordinance. The
Albertville Fire Department has reviewed the site plan to ensure compliance with Fire
Codes. A preliminary comment submitted was that the applicant needed to provide
improved access to the southeast side of the existing building for fire protection. This
issue and all Fire Codes remain subject to review and approval of the Albertville Fire
Chief.
Exterior Lighting. The applicant has not submitted a plan indicating installation of
additional site lighting. A lighting plan must be submitted showing the type, location,
height and illumination pattern for any exterior lighting to be installed on site to verify
compliance with Section 20-16-10.0 of the Zoning Ordinance.
Signs. No plans have been submitted indicating installation of any freestanding or wall
signs. Any signs upon the property must comply with Section 37 of the Zoning
Ordinance and require a permit prior to installation.
Trash. There is a custodial area at the northwest corner of the building expansion with
an outdoor service court. The submitted site plan indicates that the service court will
be screened by an eight -foot tall fence. Details regarding the materials for the
F
proposed fence must be specified and approved by City staff, but storage of trash
containers within the building or within the service court complies with Section 20-16-
15.13 of the Zoning Ordinance.
Park and Trail Dedication. Platting of Outlot A triggers park and trail dedication
requirements. Based on the Comprehensive Plan guiding the site for industrial uses
and the underlying potential to revert to 1-2 District uses, the appropriate dedication
requirement would be the same as applicable to industrial development. The City will
not acquire property as a result of the preliminary and final plat so park and trail
dedication requirements will be satisfied as a cash fee in lieu of land of $3,500 per gross
acre or $17,500 that must be paid at the time of final plat approval.
City staff has suggested to the applicant that the City would be interested in entering
into an agreement for joint use of the playfield area at the west side of the property to
allow for use by the City's Parks and Recreation Department outside of school hours
and could contribute park and trail dedication funds to improvement of the fields (such
as irrigation) for this purpose. If an agreement is reached, the City could also consider
acquiring additional property abutting the playfield through park and trail dedication
requirements when the adjacent parcels are subdivided to expand the facilities. The
joint use of the facility and any City financial contribution would require a separate
agreement subject to approval by the City Council.
Easements. The preliminary and final plat illustrate 10 foot drainage and utility
easements along the north, west and south property lines and a 20 foot drainage and
utility easement along the east lot line as required by Section 21-7-15 of the Zoning
Ordinance. Drainage and utility easement is also provided over the wetland area at the
southwest corner of the subject site. No drainage and utility easement is provided over
the wetland at the southeast corner of the subject site and must be provided. The
easements overlying the wetland areas must also include the wetland buffer area
required by Section 20-16-9.E.4 of the Zoning Ordinance.
The applicant is requesting vacation of existing drainage and utility easements and
right-of-way easement in conjunction with the preliminary and final plat combining Lot 1,
Block 1 Dara Glen Addition with Outlot A. The drainage and utility easement to be
vacated is that which was dedicated along the west lot line of Lot 1, Block 1 Dara Glen
Addition and is not required with the combination of the two parcels. The right-of-way
easement to be vacated is a 40 foot wide strip along the north line of Lot 1, Block 1
Dara Glen Addition that was intended to allow for construction of a public street to
access Outlot A should that parcel not be acquired and made part of the Kaleidoscope
campus. With the combination of Lot 1, Block 1 and Outlot A, the right-of-way
easement no longer serves a public purpose and should be vacated.
Grading Plan. The applicant has submitted a grading plan and stormwater
management plan for the proposed project. The grading plan and stormwater
management plan are subject to review and approval of the City Engineer. The
applicant is required to pay a stormwater impact fee for Otsego Creek for the gross area
of Outlot A as a condition of final plat approval.
5
Utility Plan. The applicant has submitted plans for extension of utilities within the
subject site to provide services to the building expansion. The utility plan is subject to
review and approval of the City Engineer. The platting of Outlot A and expansion of the
building triggers additional utility availability and connection charges. The utility
availability charges are to be calculated in accordance with Sections 6-1-5.13.2 and 6-2-
5.13.2 of the City Code requiring payment for 3.5 RECs per acre for sewer and water
services and is to be paid at the time of final plat approval. The utility connection
charges are to be calculated in accordance with the Metropolitan Council Environmental
Services schedule based on the architectural plan for the proposed building and are
paid at the time the building permit is issued. A credit of $95,424 will be provided
against the utility availability and connection charges due for the proposed plat and
building expansion that is the amount paid when the temporary classrooms were
installed.
Temporary Classrooms. The City Council approved an interim use permit on 12 June
2012 allowing installation of temporary classrooms upon the property. The interim use
permit was conditioned to terminate, the temporary modular building removed from the
property and the site restored by 1 September 2016. With completion of the addition of
permanent building space, City staff recommends that the temporary classroom
structure be required to be removed from the property within six months from the date a
certificate of occupancy is issued for the building expansion.
Development Contract. The applicant is required to enter into a development
agreement with the City to provide for payment of required fees and securities and
memorialize the conditions of approval. The development contract will be drafted by
and is subject to review by the City Attorney and approval of the City Council.
RECOMMENDATION
The proposed expansion of Kaleidoscope Charter School is consistent with the goals
and policies of the Comprehensive Plan and generally complies with the requirements
of the Zoning Ordinance and Subdivision Ordinance. City staff recommends approval
of the applications as outlined below.
POSSIBLE MOTIONS
A. Motion to recommend City Council approval of a PUD -CUP, preliminary and
final plat and easement vacation for expansion of Kaleidoscope Charter School,
subject to the following conditions:
The landscape plan shall be revised to specify seed mixes for turf area
and the area of the proposed stormwater pond and installation of irrigation
systems as required by Section 5-7-3.B.4 of the City Code.
2. A lighting plan must be submitted showing the type, location, height and
illumination pattern for any exterior lighting to be installed on site to verify
compliance with Section 20-16-10.0 of the Zoning Ordinance and is
subject to review and approval of the Zoning Administrator.
3. All signs upon the property must comply with Section 37 of the Zoning
Ordinance and require a permit prior to installation.
4. Construction details regarding the materials for the proposed fence
surrounding the service court must be specified and are subject to review
and approval by the Zoning Administrator.
5. The applicant shall pay a cash fee in lieu of land of $17,500 to satisfy park
and trail dedication requirements.
6. The grading plan, preliminary plat and final plat are revised to indicate the
wetland buffers required by Section 20-16-9.E.4 of the Zoning Ordinance
and all wetlands and wetland buffers are to be overlaid by drainage and
utility easements.
7. All easements are subject to review and approval of the City Engineer.
8. The applicant shall pay a stormwater impact fee for Otsego Creek based
on the area of Outlot A and all grading, drainage and erosion control
issues are subject to review and approval of the City Engineer.
9. The applicant shall pay utility availability charges for the area of Outlot A
as a condition of final plat approval, pay all utility connection charges as a
condition of issuance for a building permit and all utility plans are subject
to review and approval of the City Engineer.
10. The temporary classroom structure shall be removed from the property
and the interim use permit deemed to be terminated within six months
from the date of a certificate of occupancy for the building expansion being
issued.
11. The applicant shall enter into a development contract with the City and
pay all fees and provide all securities required by it, subject to review by
the City Attorney and approval of the City Council.
12. The site plan shall be subject to review and approval of the Albertville Fire Chief
regarding Fire Code issues.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan and does not comply with the Zoning Ordinance or
Subdivision Ordinance.
7
C. Motion to table.
C. Lori Johnson, City Administrator
Tami Loff, City Clerk
Ron Wagner, City Engineer
Andy MacArthur, City Attorney
Evan Larson, GLT Architects
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