06-04-07 PCITEM 3_1
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 plan nersC&,nacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — ISD 728; Elementary/Middle School Campus
REPORT DATE: 30 May 2007 ACTION DATE: 30 June 2007
NAC FILE: 176.02 CITY FILE: 2007-17
BACKGROUND
Elk River Area School District 728 has acquired 82.22 acres northeast of MacIver
Avenue and 80th Street for development of a future elementary school and middle
school campus. Each school would have capacity for approximately 1,000 students.
The timing of construction for one or both of the school buildings is dependent upon the
School District successfully passing funding referendums. City staff and School District
officials have been reviewing concepts for the site and a sketch plan illustrating potential
development has been submitted for review by the Planning Commission and City
Council. As set forth by Section 21-3-1 of the Subdivision Ordinance, sketch plan
reviews convey no entitlements to a particular development proposal but are processed
in order to provide a developer feedback as to the acceptability of a proposed use.
Subsequent zoning and subdivision applications outlined herein will need to be
submitted and approved prior to the proposed elementary and middle school campus
being developed.
Exhibits:
A. Site location
B. Urban Service Staging Plan
C. Future Land Use Plan
D. Sketch Plan
ANALYSIS
Site Plan. The site plan calls for locating the planned elementary school and middle
school buildings near the center of the site. The buildings are clustered with the
elementary school to the south and middle school to the north to maximize greenspace
on the site and provide for shared accesses, parking areas and service areas
minimizing impervious surface. Age appropriate playfields and play equipment
intended to serve the school and surrounding residential neighborhoods will be located
at the southern end of the site, easily accessible from MacIver Avenue. Multiple
playfields suitable for middle school use and organized community sports organizations
would be located on the north side of the subject site.
Environmental Review. The development of the subject site with an elementary
school and a middle school triggers mandatory preparation of an EAW under Minnesota
Rules 4410.4300 under one or both of the following subparts:
Subp. 14: Construction of an institutional facility with a gross floor area
of 200, 000 square feet or more.
Subp. 36.A Conversion of 80 acres or more from agriculture to urban
land uses.
An EAW must be prepared and submitted with the site development applications and is
subject to approval by City staff. The EAW is processed concurrently in accordance
with Section 36 of the Zoning Ordinance and Minnesota Rules 4410.1400 to 4410.1700.
An EAW is currently being prepared as part of the gravel excavation application on the
adjacent parcel and there are discussions between the School District and the
excavator regarding expansion of the excavation to include the subject site. If an
agreement is reached to include a portion of the School District property as part of the
excavation application, the EAW required for the mining operation may address the
proposed school campus use illustrated on the current sketch plan and eliminate the
need for a separate EAW to be prepared and processed.
Urban Service Staging Plan. The subject site is located in Urban Service Expansion
Area W2. Sewer utilities are not planned to be extended to USEA W2 until after the
current west sewer district and USEA W1 are near full development. The
Comprehensive Plan attaches no timeframe as to when the sewer district expansions
are to occur, but City staff would estimate that the subject site would not be included in
the sewer district for 10 to 15 years. As such, development of the school campus will
require a Comprehensive Plan amendment to bring the subject site into the current
sewer district. While the inclusion of the property in the sewer district is in advance of
the City's staging plans, School Districts face unique challenges in acquiring suitably
large sites for these uses given competition for vacant developable land. The
expansion of the sewer district to include only the school campus site can be
considered as necessary to support existing and planned residential development
anticipated to occur within the sewer districts and is therefore consistent with the
following policy of the Comprehensive Plan:
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Assist the school districts in locating sites for new facilities that are
accessible, compatible with adjacent land uses and natural environment
amenities, and offer the necessary land to meet the physical needs of the
school use.
Future Land Use. The Comprehensive Plan guides the subject site for low density
residential uses defined as being urban single family neighborhoods ranging in density
from 1.0 dwelling units per acre to less than 3.0 dwelling units per acre. Given that
schools support residential land use, it is logical that these uses be located within or at
the periphery of residential areas and development of subject site with an elementary
school and middle school is considered to be consistent with the following policies of the
Comprehensive Plan:
■ All public facilities shall be located where the use is compatible with the
existing and proposed land uses of the area.
■ Assist the school districts in locating sites for new facilities that are
accessible, compatible with adjacent land uses and natural environment
amenities, and offer the necessary land to meet the physical needs of the
school use.
■ Enter into agreements for -joint use of City parks and school recreational
facilities to maximize the benefits to both residents and students.
■ Establish safe and convenient trail access to each school site within the
community.
■ Promote school site design that results in the facilities becoming
neighborhood and community focal points and gathering areas.
In locating school facilities within or adjacent to residential areas, specific consideration
must be given to land use compatibility, access and utility services which will be
addressed in subsequent paragraphs. In conjunction with the Comprehensive Plan
amendment to include the subject site within the sewer district, we recommend that the
land use also be changed from low density residential to public/quasi-public consistent
with other City and School District facilities.
Zoning. The subject site is currently zoned A-1, Agriculture Rural Service District.
School facilities are not an allowed use within this district necessitating a Zoning Map
amendment for development of the proposed use. In accordance with the Interim Land
Use Plan policies of the Comprehensive Plan, zoning designations are only changed to
allow for more intensive land uses in response to submission of full development plans
conforming to the growth management policies of the Comprehensive Plan and
performance standards of the Zoning and Subdivision Ordinances. The Zoning
Ordinance establishes the INS, Institutional District for the purpose of locating public
government facilities and uses within the City (including Otsego Elementary School).
Elementary and middle schools are permitted uses within the INS District. Application
for a Zoning Map amendment rezoning the site to INS District may be submitted
concurrently with other development applications for the proposed use.
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Surrounding Land Use. The subject site is surrounded by the following existing and/or
planned land uses:
Direction
Land Use Plan
Zoning Map
Existing Use
North
LD Residential
A-1 District
Agricultural field
30ft. 30ft.
100ft.
30ft.
Rural single family dwellings
East
LD Residential
A-1 District
Farmstead / proposed mining IUP
490ft.
Rural single family dwellings
South
LD Residential
R-4 District
Urban single family dwellings
R-6 District
A-1 District
Rural single family dwellings
West
LD Residential
A-1 District
Registered feedlot / agricultural field
Rural single family dwellings
Development of the subject site with an elementary school and middle school would be
compatible with uses immediately surrounding the property as the schools will be
separated from existing rural and urban development by existing City streets and/or
agricultural fields. The City is currently processing an application for an interim use
permit to remove gravel and sand from the 100 acre property north and east of the
subject site. Although no entitlements to develop a school on the subject site will exist,
any approval of an interim use permit will likely include stipulations requiring termination
of the excavation use upon construction of a school facility on the subject site to avoid
any potential compatibility issues.
Lot Requirements. The table below shows the lot requirements of the INS District
applicable to development of the subject site. The proposed site plan conforms to the
lot requirements of INS District.
Min. Min.
Lot Lot
Area Width
Setbacks
MacIver 851nEast
Ave. Pkwy.
80,nSt.
Interior
Marlowe
Ave.
Required 45ac. NA
30ft. 30ft.
100ft.
30ft.
30ft.
Proposed 82ac. --
450ft. 1800ft.
450ft.
440ft.
490ft.
Vehicle Access. The subject site currently has frontage to 80th Street between MacIver
Avenue and Marlowe Avenue and frontage to Marlowe Avenue between 80th Street and
83rd Street. These streets exist as two lane rural section roadways that may be updated
or replaced as urban development occurs in the area. Acquisition of right-of-way and
construction of turn lanes on 80th Street may be required depending on traffic generated
by the proposed use. The primary teacher/employee and service access is shown to be
the west leg of the Marlowe Avenue/83`d Street access to ensure separation of student
and other traffic.
MacIver Avenue is planned to be extended north along the west boundary of the subject
site and will provide the primary access for both the elementary school and middle
school as a collector street designated on the City's Transportation Plan. This street will
eventually extend north of the subject site to CSAH 39 likely as abutting development
occurs in accordance with the Urban Service Staging Plan adopted as part of the
Comprehensive Plan. Development of the subject site will require dedication of 40 feet
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of right-of-way for the east half of MacIver Avenue, expanding out to 50 feet near major
intersections to accommodate turn lanes. Driveway accesses to the subject site from
MacIver Avenue should not be closer than 1,000 feet to street intersections at 80th
Street and 85th Street and no closer than 500 feet to other intersections. The main
parking lot access conforms to these requirements. The two small parking lots near the
park and playfields shown accessing off of MacIver Avenue have two driveways which
do not meet the 500 foot spacing requirement. These parking lots will either need to
provide only one driveway to MacIver Avenue or the design of MacIver Avenue may
include a median to prevent left turning movements from both driveways.
The Transportation Plan anticipates construction of 85th Parkway between CSAH 19
and Nashua Avenue along the north side of the subject site. Platting the subject site will
include required dedication of 60 feet of right-of-way for the south half of future the 85th
Parkway and the grading plan must be revised to facilitate construction of this roadway.
The 85t Parkway also serves as a collector street and access limitations are to be the
same as for MacIver Avenue. There is no primary site access shown off of 85th
Parkway, but two driveways are shown for a small parking lot located near the northern
playfields. In accordance with the City's intersection spacing requirements, one of
these driveways will be limited to right-in/right-out only.
City staff anticipates that construction of MacIver Avenue north of 80th Street at least to
the primary site entrance will be required with the first phase of development. To this
end, it will be necessary to acquire the west half of the MacIver Avenue right-of-way to
accommodate the planned street and turn lanes at 80th Street. In order to fully evaluate
and plan necessary street improvements to accommodate the school campus, the
School District will be required to prepare a traffic study to be submitted with the
development applications for the site. The traffic study is to be subject to review and
approval by the City Engineer.
Pedestrian Access. There is a trail along the east side of MacIver Avenue and
sidewalks along one side of the streets within the residential developments south of 80tH
Street. Development of the school campus must provide for extension of the trail along
MacIver Avenue as well as intra -site trails intended to allow students walking to school
convenient and safe access to the site.
Off -Street Parking. Development of the school buildings must include provision of
required off-street parking stalls and adequate on-site circulation. City staff has
identified that the drive aisles just off of MacIver Avenue must be revised to provide for
90 degree intersections and minimize the number of approaches to the intersection for
traffic safety. The drive aisles and parking stall dimensions must conform to the
requirements of Section 20-21-4.1-11 of the Zoning Ordinance and the number of required
stalls is to be based on the following ratio:
one stall/classroom + one stall/50 students+ 1 stall/4 auditorium/event seating
Building Materials. The Comprehensive Plan calls for public buildings to be
"developed and maintained according to the highest adopted standards of design and
performance to serve as examples for private development and to create a source of
community pride. Section 20-17-4.B.1 of the Zoning Ordinance requires buildings
constructed in an INS District to be a minimum of 75 percent brick, block or other
masonry material with additional requirements regarding the use of other materials.
Buildings within the INS District are limited to a height of three stories or 40 feet unless
additional height is approved by conditional use permit. Elevation and floor plans for
the proposed school buildings must be submitted with development plan applications for
review by the Planning Commission and approval of the City Council.
Landscaping. Development of the subject site requires general landscaping of the
parcel with emphasis on the boulevard areas adjacent to public rights-of-way and the
building perimeters in accordance with Section 20-16-7 of the Zoning Ordinance. A
landscape plan detailing the type, size, quantities and location of proposed plantings
must be submitted with future development plan applications.
Lighting. Section 20-16-10 of the Zoning Ordinance regulates lighting to be installed
on the subject site. All light fixtures are required to be cast downward with a horizontal
shield to minimize light directed skyward or onto public streets and adjacent properties.
A photometric light plan must be submitted with the development plan applications
illustrating the type, height, location and illumination field of all proposed exterior light
fixtures. No light may exceed one foot-candle at the property line.
Park Dedication. To assist the School District in acquiring the subject site, the City of
Otsego agreed to provide $250,000 in cash from park dedication funds. These funds
are to be used for development of play equipment and playfields meeting both School
District and City needs. In particular, the location of the play equipment and playfields
at the southern portion of the property will allow for convenient access to the site from
existing residential development to the south. A formal agreement between the School
District and City pertaining to development of the recreation facilities and scheduling
their shared use must still be executed and is required before the City will transfer the
park dedication funds to the School District.
Utilities. As noted above, the subject site is within USEA W2. Sanitary sewer in this
area is planned to flow by gravity to the northeast to a point close to Otsego Creek at
CSAH 39. There a lift station would be constructed with a forcemain to pump the
sewage back to the lift station located in Arbor Creek. In order to provide sanitary
sewer service to the proposed school campus, it will be necessary to extend a small
forcemain sized only for the school buildings from the lift station in Arbor Creek to
another lift station on the school property. The cost of the forcemain and lift station
would be development expenses related to the school campus paid by the School
District and not trunk costs carried by the City as part of the overall sewer system.
Additional Sewer Access Charges and Water Access Charges must also be paid based
upon the estimated utility useage by the proposed buildings.
561
Grading, Drainage and Erosion Control. A conceptual grading plan for development
of the subject site has been submitted that anticipates balancing the grading of the
parcel without transporting material off site. This grading plan includes preservation of a
natural amphitheater overlooking the ball fields at the northeast corner of the site and
maintaining the ridge between the subject site and property to the east. The grading
plan may be revised to propose excavation of sand or gravel from the subject site for
transport off of the property in conjunction with the proposed excavation of the property
to the east.
The sketch plan illustrates conceptual ponding areas at low points on the subject site.
These ponding areas are intended to be low impact development rain gardens that
allow primarily for infiltration of stormwater back into the ground rather than being
discharged off site. In accordance with the requirements of Section 20-16-9 of the
Zoning Ordinance, development of the subject site must provide for on site storage or
infiltration of stormwater runoff and rate control such that the rate stormwater leaves the
site is the same as or lower than predevelopment conditions. All grading, drainage and
erosion control issues are subject to review and approval by the City Engineer.
Easements. The development plans for the subject site must provide for 10 foot wide
drainage and utility easements at the perimeter of the parcel. Drainage and utility
easements will also be required over all stormwater basins. All easements are subject
to review and approval by the City Engineer upon submission of development plan
applications.
Preliminary / Final Plat. The subject site is currently an unplatted parcel. To provide
for dedication of right-of-way and development of the property, the subject site must be
preliminary and final platted. City staff recommends concurrent processing of the
preliminary and final plat as allowed by Section 21-3-3 of the Subdivision Ordinance as
the proposed plat involves only one lot.
RECOMMENDATION
The plans for the proposed school campus suggest that the site is appropriate from a
land use perspective in accordance with the policies of the Comprehensive Plan and
requirements of the Zoning and Subdivision Ordinances. City staff recommends
approval of the sketch plan for the Elk River Area School District elementary
school/middle school campus subject to the stipulations outlined below.
POSSIBLE ACTIONS
A. Motion to approve a sketch plan for an elementary school/middle school campus
subject to the following conditions:
Approval of the sketch plan does not convey any entitlement to
development of the proposed use. The following applications must be
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submitted to formally consider entitlements to development of the
proposed uses illustrated on the sketch plan:
a. Environmental Assessment Worksheet.
b. Urban Service Staging Plan Amendment.
C. Future Land Use Plan Amendment.
d. Zoning Map Amendment.
e. Site and Building Plan Review.
f. Preliminary and Final Plat.
2. The School District shall prepare a study estimating traffic generated by
the proposed uses, the capacity of existing City streets serving the subject
site and street improvements necessary to accommodate the proposed
development.
3. The preliminary/final plat shall provide for dedication of right-of-way for
MacIver Avenue, 85th Parkway, Marlowe Avenue and 80t Street in
accordance with the Transportation Plan and Subdivision Ordinance
requirements.
4. Development of the subject site shall require acquisition of right-of-way for
the west half of MacIver Avenue as recommended by the City Engineer to
accommodate traffic generated by the proposed use.
5. Accesses to MacIver Avenue and 85th Street shall be a minimum of 1,000
feet from an intersection with a collector street, 500 feet from any other
access or otherwise limited to right-in/right-out only.
6. Plans for MacIver Avenue shall include extension of the trail along the
east side of the right-of-way and the site plan shall provide for internal
trails to facilitate pedestrian access to the site.
7. Off street vehicle circulation and parking areas shall be designed in
accordance with Section 20-21-4.H of the Zoning Ordinance, the number
of parking stalls provided shall comply with Section 20-21-9 of the Zoning
Ordinance and off-street loading areas shall comply with Section 20-22 of
the Zoning Ordinance.
8. The exterior building materials shall conform to Section 20-17-4.B.1 of the
Zoning Ordinance.
9. The proposed buildings are limited to a height of three stories or 40 feet
unless additional height is approved by conditional use permit in
accordance with Section 20-17-3.B of the Zoning Ordinance.
10. A landscape plan detailing the type, size, quantities and location of
proposed plantings and compliance with Section 20-16-7 of the Zoning
Ordinance shall be submitted.
11. A lighting plan detailing the type, location, height and illumination field of
all exterior light fixtures compliant with Section 20-16-10 of the Zoning
Ordinance shall be submitted.
12. Development of the outdoor play equipment and playfields is subject to
execution of a formal agreement between the School District and City for
their shared use, subject to review by the Parks and Recreation
Commission and approval of the City Council.
13. Extension of sanitary sewer and water utilities to serve the subject site
shall be a school district expense in addition to payment of SAC and WAC
fees and all utility issues are subject to review and approval by the City
Engineer.
14. All grading, drainage and erosion control issues are subject to review and
approval by the City Engineer.
15. The preliminary/final plat shall provide for 10 foot wide drainage and utility
easements at the perimeter of the subject site and drainage and utility
easements over all stormwater ponding areas or utility lines, subject to
review and approval by the City Engineer.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Mark Bezek, ISD 728 Superintendent
Ron Brattle, ISD 728
Jay Pomeroy, AJA, Inc.
9
NAC
ON THE GREAT RIVER ROAD
CITY Of
�� OTSEGO
o °
/l Q ON THE GREAT RIVER ROAD
Urban Service
,.., St
aging Plan
Rural Residential
t:
Subject Site Long Range Urban Service Area
- - - - - Urban Service Expansion Area
Sewer District
r �
E1
0
o
E2
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BASE IAAP DAU PROVIDED BY
MOT
Note. This map is for planning purposes only.
The Comprehensive Plan must be consulted to
verify specific policies applicable to sewer service
staging.
Map Date: April 2006
I
AVENUE
A
1
GENERAL NOTES:
1. PROPERTY IDENTIFICATION NO: #118.500-193200
EXISTING PROPERTY IS ZONED A-1, AGRICULTURAL SERVICE AREA.
2. OWNER:
Elk River Public Schools
327 King Avenue
Elk River, Minnesota 55330
SKETCH PLAN REVIEW
NOT FOR CONSTRUCTION
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ELK RIVER AREA
PUBLIC SCHOOLS
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NEW ELEMENTARY
SCHOOL
OTSEGO
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SITE
REFERENCE
PLAN
SKETCH PLAN
s.i m.m..
C1.1
Hakanson 43U
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Anderson 3601 Thurston Avenue, Anoka, MN 55303
Assocnder �nC. Phone: 763/427-5860 Fax: 763/427-0520
MEMORANDUM
To: Honorable Mayor and City Council
cc: Mike Robertson, Administrator
Judy Hudson, Clerk
Dan Licht, NAC
Andy MacArthur, City Attorney
Ronald Wagner, P.E. City Engineer
Dr. Ron Bratlie, Elk River Area Schools - IDS 728
Jay R. Pomeroy, L.L.A. Anderson -Johnson Associates, Inc.
Daniel L. Johnson, P.E. Anderson -Johnson Associates, Inc.
Michael Schrock, Schrock-DeVetter Architects
From: Brent Larson, E.I.T.
Date: May 16, 2007
Re: Sketch Plan for Elementary and Middle Schools
We have reviewed the Sketch Plan, 4/30/07 revision, for the above -referenced project and would offer the
following comments:
Sketch Plan
Future 85`h Street shall be centered along the north lot line. Currently the entire street width and
R.O.W. is depicted north of this property line.
2. The proposed grading for the school property in the northeast corner and the grading of the
proposed mining site in this area on the adjacent property will require extensive regrading on both
properties in the future to place 850' Street. Please consider coordinating with the adjacent
landowner to reduce the potential future impact of 85h Street grading.
3. The radius at the intersection of 80th Street and Marlowe Avenue should be revised in order to
construct a safer turning radius. Revisions to this intersection, similar to those proposed at 83rd
Street and Marlowe Avenue, may be required. Additional R.O.W. may be required.
4. Per City of Otsego Standards all ponds shall have a minimum depth of 4', a maximum depth of 10'
and have a maximum length to maximum width ratio of 3:1. Some of the ponds depicted do not
meet these requirements. Please revise.
5. A minimum 2% overland grade is required. Slopes of I% to 2% may be allowed on a case by case
basis with approval from the City Engineer.
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