2016.05.09 PC Meeting Packet
Crystal, Minnesota 55422-1696
Crystal Planning Commission Agenda
Monday, May 9, 2016
7 p.m.
Crystal City Hall Council Chambers
1. Call to Order
2. Introduction of new Planning Commission Member Tim Daly
3. Approval of Minutes
a. Monday, February 8, 2016 meeting minutes
4. Public Hearings*
a. Conditional Use Permit and Site Plan to allow Beacon Academy to locate at the existing
Cornerstone Church property at 3420 Nevada Avenue North
5. Old Business - None
6. New Business - None
7. General Information
a. City Council actions on previous Planning Commission items: Forest Elementary CUP
and Gardendale Subdivision
b. Update from Council Liaison
c. Update on City Code Review Task Force
d. Next Meeting: Monday, June 13, 2016 at 7 p.m.
8. Open Forum
9. Adjournment
* Items for which supporting materials will be included in the meeting packet.
Page 1 of 2
CRYSTAL PLANNING COMMISSION
DETAILED AGENDA
Monday, May 9, 2016 at 7:00 p.m.
Council Chambers, Crystal City Hall
Commissioners, please call 763.531.1142 or
email dan.olson@crystalmn.gov if unable to attend
* Items for which supporting materials are included in the meeting packet
1. CALL TO ORDER
The regular meeting of the Crystal Planning Commission convened at ______ p.m. with the
following members present:
Commissioner (Ward 1) Commissioner (Ward 2) Commissioner (Ward 4)
Sears \[Secretary\] Selton Einfeldt-Brown
Commissioner (Ward 1) Commissioner (Ward 3) Commissioner (Ward 4)
Heigel \[Chair\] VonRueden Johnson \[Vice Chair\]
Commissioner (Ward 2) Commissioner (Ward 3) Commissioner (At-Large)
Strand Buck Daly
2. INTRODUCTION OF NEW PLANNING COMMISSION MEMBER Tim Daly
3. APPROVAL OF MINUTES *
Moved by _______________ and seconded by _______________ to approve the minutes of
the February 8, 2016 regular meeting with the following exceptions:
Motion carried.
4. PUBLIC HEARING
a. Conditional Use Permit and Site Plan to allow Beacon Academy to locate at the existing
Cornerstone Church property at 3420 Nevada Avenue North
Staff presented the following:
Page 2 of 2
The following were heard:
Planning Commission discussion:
Moved by _______________ and seconded by _______________ to recommend
______ to the City Council of a Conditional Use Permit and Site Plan for Beacon
Academy with the following conditions:
Motion carried.
5. OLD BUSINESS None
6. NEW BUSINESS - None
7. GENERAL INFORMATION
a. City Council actions on previous Planning Commission items: Forest Elementary CUP
and Gardendale Subdivision
b. Update from Council Liaison
c. Update on City Code Review Task Force
d. Staff preview of likely agenda items for Monday, June 13, 2016 meeting
8. OPEN FORUM
9. ADJOURNMENT
Moved by _____ and seconded by ______ to adjourn.
Motion carried.
The meeting adjourned at ______ p.m.
Unapproved Planning Commission Minutes February 8, 2016
CRYSTALPLANNING COMMISSION
MINUTES
Monday, February 8, 2016 at 7:00 p.m.
Council Chambers, Crystal City Hall
Commissioners, please call 763.531.1142 or
email dan.olson@crystalmn.gov if unable to attend
* Items for which supporting materials are included in the meeting packet
A. CALL TO ORDER
The regular meeting of the Crystal Planning Commission convened at 7 p.m. with the
following members present:
X Commissioner (Ward 1) X Commissioner (Ward 2) X Commissioner (Ward 4)
Sears \[Secretary\] Selton Einfeldt-Brown
X Commissioner (Ward 1) X Commissioner (Ward 3)
Commissioner (Ward 4)
Heigel \[Chair\] VonRueden
Johnson \[Vice Chair\]
X Commissioner (Ward 2) X Commissioner (Ward 3) X Commissioner (At-
Erickson Buck Large) Strand
Other attendees: City Planner Dan Olson, City Council liaison Jeff Kolb, Greg Dehler (Wold
Architects), Jim Gerber (Robbinsdale School District), Brent Boelter (Inspec), Mike Kevitt
(SVK Development), Reid Schulz (Landform), Lisa Counts, Chris Counts, Mindy Solomon,
Brandon Gingerich, Angela Oseland, Nicole Wickman, and other interested persons.
B. APPROVAL OF MINUTES *
Moved by Selton and seconded by Sears to approve the minutes of the January 11, 2016
regular meeting as written. Ayes all.
Motion carried.
C.PUBLIC HEARINGS
1. Conditional Use Permit Application to allow an approximately 12,000 SF building
th
expansion at Forest Elementary School at 6800-47 Avenue North
Planner Dan Olson presented a summary of the staff report, and stated that staff is
recommending approval of the conditional use permit with the conditions listed in the
staff report.
Commissioner Erickson asked when construction would take place. Jim Gerber said
construction would start in the summer of this year and should be completed in the fall.
Unapproved Planning Commission Minutes February 8, 2016
Commissioner Von Rueden asked if the school district hadany problem with replacing
the trees that are removed. Jim Gerber said no, and that they would comply with the
s.
No one from the public spoke on this item.
Moved by Selton and seconded by Einfeldt-Brown to recommend approval to the City
Council of a Conditional Use Permit Application to allow an approximately 12,000 SF
th
building expansion to Forest Elementary School at 6800-47 Avenue North with the
conditions in the staff report. Ayes all.
Motion carried.
2. Gardendale Subdivision Preliminary Plat Application to create 10 new single-family
home lots, with variance request to reduce street width
Planner Dan Olson presented a summary of the staff report, and stated that staff is
recommending approval of the preliminary plat and variance to street pavement width
with two amendments to the conditions listed in the staff report: 1) the correct address
nd
for condition #5 is 6606 - 32 Avenue North, and 2) the addition of a new condition #6
If the overhead utility lines in Lots 5 and 6, Block 2 are relocated or
extended, the lines shall be buried underground. New private utilities, such as Xcel
Energy, Center Point Energy, or Comcast shall be buried underground. Under no
circumstances shall additional overhead utilities be installed, whether main lines, feeder
lines or service lines to the new houses.
Commissioner Selton asked if the homes would meet setbacks with the 28 foot width
street. Planner Olson said that would not be a problem since the setback requirement
is measured to the right-of-way line, and the street is located within that right-of-way.
Selton asked if the hill on lots 5 and 6 would be removed. Planner Olson said yes it
would be removed before the homes are built. Selton asked if the applicant would be
grading the site. Planner Olson said they would, and the applicant has submitted a
grading plan.
Commissioner Sears asked if the soils are okay for the street. Planner Olson said that
the applicant has dug some test pits and has determined that the soils are acceptable
for the street construction.
Commissioner Erickson asked about the timing of the watershed review of the erosion
control plan. Planner Olson said that the review of the erosion control plan by the
watershed is not expected to take a long time.
Mike Kevitt spoke about the history of SVK Development in Crystal, and the philosophy
of the company. He stated that they will be doing soil correction by compressing the
soil for a year, and will bring down the grade elevations for the site so they are in-line
with existing homes in the area. Soil pits were dug in the proposed Georgia Avenue
extension to determine soil suitability, and Public Works staff met on site with SVK to
review these test pits. Commissioner Heigel asked if soil borings were done west of
Georgia. Kevitt stated that borings were not done, but they looked at previous soil
testing done to construct other homes in this block. Commissioner Von Rueden asked
if SVK will build spec homes. Kevitt said that they will build the homes and then sell
Unapproved Planning Commission Minutes February 8, 2016
them. Commissioner Heigel asked if they would have basements, and Kevitt said yes,
a-outs or look-outs. Commissioner
Strand asked about the phasing of construction. Kevitt stated they will build the homes
over time, and the first step is to construct the public infrastructure. Commissioner
Einfeldt-Brown asked if pilings would be required and how many trees would be
removed. Kevitt said piling would not be necessary and that SVK would replenish the
site with new trees. Planner Olson said that a tree removal plan and planting plan has
been submitted by the applicant.
Commissioner Selton asked if the lots and homes would be similar to what is in the
neighborhood now. Planner Olson said there are quite a few lots of the same size
within this block as what is proposed, although there are double-deep lots. The new
homes will be located on similar lot sizes and will have the same required setbacks.
Commissioner Erickson asked how large the wetland is. Planner Olson said the
wetland is about 400 SF in size and spans lots 1 and 2, and two adjacent existing lots
outside this plat.
Mindy Solomon, 3225 Florida Avenue North, showed a photo of flooding in her back
yard as a result of an above average rainfall, and wanted to know how the development
would either hinder or help this situation. Planner Olson stated that the applicant will
improve the existing drainage in this area by removing vegetation which hinders water
flow. The applicant is also conveying a 30-foot wide drainage and utility easement
through the existing drainageway, which will make it easier to maintain so that it
functions more effectively. Reid Schulz added there will be managed turf in the
drainageway instead of the volunteer vegetation, and the site grading will be changed
orm sewer system. Additional inlet structures and
catch basins will be added to the area. Reid Schulz also stated that the watershed will
not review erosion control plans until after City Council approval so SVK cannot
proceed to develop the property without this permit from the watershed. Ms. Solomon
also asked that a tree be removed in the development that could fall on her house, and
said that SVK did some grading on the lot to the south of her and severed a Comcast
cable that had to be repaired. She wants SVK to be a good partner to the
neighborhood. She ended her comments by saying that there are broken-off tree
stumps on the lot to the south of her that could be hazardous, and that the street was
damaged when SVK graded that lot.
nd
Lisa Counts, 6524 32 Avenue North, said she is concerned about flooding on her
property as a result of this development and wondered whether the watershed district
will review any impacts to the wetland. Planner Olson said that the watershed does not
review impacts to the wetland, and defers that to the City. The City collects an escrow
and does inspections to ensure the stormwater system is built to City standards. Ms.
Counts also wondered how long soil corrections will take last. Mike Kevitt said that he
believ
lives. Additional catch basins will be installed in her area to alleviate springtime flooding
on her property. Mr. Kevitt also said the watershed will not look at their erosion control
plan before approval of the preliminary plat by the City Council.
Angela Oseland, 3224 Florida Avenue North, said there is flooding on her property in
the spring.
Unapproved Planning Commission Minutes February 8, 2016
Commissioner Erickson asked if there were any comments from residents on
Hampshire at the neighborhood meeting. Planner Olson said that when residents
specific street.
Nicole Wickman, 3226 Hampshire Avenue North, is concerned that there will be
drainage on the rear of her property from this development.
Brandon Gingerich, 3232 Hampshire Avenue North, said that SVK was involved in a
lawsuit for not draining a development properly.
Mike Kevitt showed an elevation drawing of how the drainage for the Gardendale
Subdivision takes place now and how it will be improved with the addition of new catch
basins in this development.
Commissioner Erickson asked how SVK will be made responsible for constructing a
stormwater drainage system that will work effectively. Planner Olson said that the City
engineer has been very involved in reviewing plans up to this point, and attended the
One of the conditions of
approval is that the City engineer review and approve all construction plans for public
infrastructure, including the stormwater management system. The City will also collect
a cash escrow which SVK will not receive back until the City has inspected and
approved of the construction of all public infrastructure. Commissioner Erickson asked
if the development could be phased in so that lots could be built first that are located
close to existing infrastructure, and then build the lots on Georgia. Reid Schulz said
that SVK has submitted a report to the City showing existing conditions, where the
discharge points are, and what the appropriate infrastructure is to construct to handle
the increased impervious surface. A baseline rule of thumb is not to increase the rate
of discharge. For this development, the rate is not increased on any existing
properties. Construction plans for the stormwater system will be submitted to the City
for their approval. A builder will not construct a home on substandard soils. Drain tile
nd
will be installed on 32 Avenue and will collect any water under the new road. This
drain tile is an example of how they have incorporated extra precautionary measures to
alleviate drainage issues.
Commissioner Heigel asked how long after the infrastructure is in will the homes be
built. Reid Schultz said to get
the infrastructure in so that they can receive the escrow back and start construction on
the homes.
Moved by Sears and seconded by Einfeldt-Brown to recommend approval to the City
Council of a Preliminary Plat Application called Gardendale Subdivision to create 10
new single-family home lots, with a variance to the required street pavement width, with
the conditions in the staff report as amended above. Ayes all.
Motion carried.
D.GENERAL INFORMATION
1. City Council actions on previous Planning Commission items: Special Land Use Application
(Subdivision, Site and Building Plan, Conditional Use Permits, and Variances) to create a new
Unapproved Planning Commission Minutes February 8, 2016
parcel for a 5,000 SF commercial building at 5537 West Broadway Avenue (Target store
property) and to allow an off-premise sign at 6801-56th Avenue North (Crystal Shopping
Center) Planner Olson reported that the Council approved this development on January 19,
2016 with the same conditions as recommended by the Planning Commission.
2. Update from Council Liaison Council liaison Kolb informed the Commission that the public
hearing on municipal consent for the Bottineau LRT project has been rescheduled to February
thnd
16. The original public hearing date was February 2, but that meeting was canceled due to
weather.
3. Update on City Code Review Task Force Council liaison Kolb reported that the Council
recently reviewed changes to City Code Section 300.
4. Staff preview of likely agenda items for Monday, March 14, 2016 meeting Planner Olson said
th
that no applications have been submitted, but the deadline is not until February 16.
E. OPEN FORUM
No one from the public spoke at this time.
F. ADJOURNMENT
Moved by Erickson and seconded by Buck to adjourn.
Motion carried.
The meeting adjourned at 8:35 p.m.
MEMORANDUM
DATE: May 5, 2016
TO: Planning Commission (May 9 meeting)
FROM: Dan Olson, City Planner
SUBJECT: Public Hearing: Application 2016-04 for a conditional use permit and site
plan for Beacon Academy at 3420 Nevada Avenue North
A.BACKGROUND
Beacon Academy, a public charter school for K-8 students, is proposing to purchase
the property located at 3420 Nevada Avenue North. The property is currently owned by
Cornerstone Church, who also leases building space to Lionsgate Academy. Before
the property purchase is finalized, Beacon is requesting a conditional use permit (CUP)
and site plan approval to allow their school to locate on the property and to construct an
approximately 15,000 SF building expansion. The property is zoned Low Density
Residential (R-1).
Beacon Academy currently leases space at Church of the Open Door in Maple Grove,
Minnesota. The relocation to Crystal would allow the school to expand enrollment from
400 students to 750. This would include a 15,000 SF of classroom addition to the
building at 3420 Nevada Avenue North. According to City Code Section 515.33 Subd.
4 (b), public institutional uses such as the proposed school are a conditional use within
the R-1 zoning district. Notice of the May 9 public hearing was published in the Sun
Post on April 28. Since the project could have an impact on a wide area, City staff has
mailed the hearing notice to property owners within 700 feet of 3420 Nevada Avenue
North rather than the 350 feet required by State law (see Attachment C). A hearing
notice was also sent to the City of New Hope since the property is adjacent to the New
Hope/Crystal boundary line.
Attachments:
A. Site location map
B. Photos of site
C. Map showing public hearing notification area
D. Existing zoning map
E. 2030 Land Use Comprehensive Plan map
F. project narrative
G. Traffic analysis and student enrollment map
H. Public comments received
I. Building elevations and floor plans
J. Proposed site plan (10 sheets)
3420 Nevada Avenue North - CONDITIONAL USE PERMIT AND SITE PLAN
PAGE 1 OF 8
B.PROPOSED CONDITIONAL USE
Property History
The existing building was constructed in 1965 as Crystal Heights Elementary School.
The school operated on the property until 1983, when the City Council approved a CUP
to allow the church to locate on the property. In 2008, another CUP was approved by the
City Council to allow Lionsgate Academy to operate on the property alongside
Cornerstone Church.
Neighborhood Meeting
The applicant held a neighborhood meeting on March 21, 2016, which was attended by
the City Planner, City Engineer, and four area residents. The purpose of the meeting
was to provide information on the proposed project to property owners near the proposed
school. Attendees
also expressed concerns about increased traffic as a result of the project.
In addition to the neighborhood meeting, staff has received other comments on the
proposed CUP and site plan. Those comments and the staff response are included as
Attachment H.
Current Use of Property
The property is currently used by Cornerstone Church, the property owner, and by
Lionsgate Academy, a charter school for grades 7-12 specializing in educating students
with autism spectrum disorders. Lionsgate will vacate the property in the summer of
2016, and Cornerstone Church will vacate the property by August 26, 2017.
-family home located at the intersection of
th
35 and Louisiana Avenues North, and addressed as 3447 Louisiana Avenue North.
The lot meets lot area, width, and depth requirements. The existing home meets setback
requirements except that it is only located 20 feet from the front (Louisiana Avenue)
property line rather than the required 30 feet. Therefore, the existing home is classified
as legally non-conforming. Beacon has stated that they intend to demolish the house
and incorporate its lot into the school site, but there is no requirement for them to do so.
Proposed Use of Property
Beacon Academy is a public charter school for grades K-8 currently located in Maple
Grove, Minnesota, with an enrollment of 400 students and 71 staff. The applicant is
proposing to relocate their school to the property at 3420 Nevada Avenue North, add a
15,000 SF addition to the building, and eventually increase their student enrollment to
750 students and 110 staff.
The existing church property is comprised of three property identification numbers (PID)
at Hennepin County: two for the existing church building and grounds and one for the
existing home at 3447 Louisiana Avenue North. Since portions of the existing parking
areas and drive aisles span the property line between the two main parcels, staff
3420 Nevada Avenue North - CONDITIONAL USE PERMIT AND SITE PLAN
PAGE 2 OF 8
recommends a condition of approval for the CUP and site plan that Beacon combine the
two PIDs into one PID. The PID for the existing home does not need to be combined
with the other two parcels since that parcel is to be used as open space for the school.
Also, having a separate PID for the existing home allows for future construction of a
home on that parcel, if desired by the property owner.
Conditional Use Approval Criteria: City Code Section 515.33, Subd. 4(b) provides
requirements for public institutional uses as a conditional use in the R-1 zoning district.
The following are those requirements, followed by staff response.
1) Side setbacks shall be double that required for the district.
Response: According to the Zoning Code, this property is defined as a corner
lot. The side yards are both Nevada and Louisiana Avenues North, which
have a setback requirement of 10 feet. Double that setback requirement would
be 20 feet. The proposed building addition along Nevada Avenue is over 200
feet from the property line. The existing building far exceeds setback
requirements.
2) The facility is served by arterial, collector or municipal state aid streets and such
pedestrian facilities as are necessary to accommodate the traffic generated by the
facility.
Response: According to the Nevada Avenue North
th
is both a minor collector and a municipal state aid street, and 36 Avenue North
is a major collector and a municipal state aid street. The existing building is
served by entrances and exits on both Nevada and Louisiana Avenues North.
T
reviewed this proposal and found it adequate to continue meeting vehicle
movement within the site, including fire trucks. Although there are no
sidewalks on the perimeter of the property, there are on-site sidewalks
providing access to the building. Starting in 2016 Three Rivers Park District will
construct a ten foot wide bituminous extension of the Bassett Creek Regional
Trail on the west side of Nevada Avenue North.
3) The city council determines that all applicable requirements of subsection 515.05,
subdivision 3 a) and section 520 are considered and satisfactorily met. Section
515.05: 1) Consistency of the proposed use with the comprehensive plan; 2)
Characteristics of the subject property as they relate to the proposed use; and 3)
impact of the proposed use on the surrounding area. Section 520 contains the
requirements for a site plan.
Response: 1) The 2030 Comprehensive Plan land use designation for this
The proposed
school facility with its large open space is consistent with this designation; 2)
The property and existing building are designed for a public institutional use
with a great deal of open space, and the facility will continue to exhibit these
3420 Nevada Avenue North - CONDITIONAL USE PERMIT AND SITE PLAN
PAGE 3 OF 8
characteristics; 3) The property has been an institutional use for many years,
and thisinstitutional use will continue The
proposed addition is in conformance with the requirements of Section 520 of
the Zoning Code, Site and Building Plan Review.
C.SITE PLAN ELEMENTS
The following is a description of the site plan improvements proposed for the property at
3420 Nevada Avenue North. As required by City Code Section 520.15, the applicant
will be required as a condition of approval for the CUP and site plan to sign a site
improvement agreement and provide a cash escrow deposit to ensure completion of
the new driveway, sidewalk, stormwater infiltration basins, landscaping, and dumpster
enclosure.
Building expansion The proposed building addition consists of approximately 15,000
SF of classroom space. This addition far exceeds the required minimum setback of
20 feet from the property line along Nevada Avenue North by locating the addition
about 200 feet from that property line. The maximum amount of lot coverage for the
R-1 zoning district is 50%, and with the building addition the lot coverage for this use
will be 33%.
Parking - According to City Code Section 515.17, Subd. 5 (e), with the proposed
building addition at least 65 parking spaces are required for the property. Currently,
there are 167 parking spaces on the property. Therefore the parking requirement is
met and the applicant is not proposing to construct additional parking. Beacon staff
will primarily park in the lots located on the north, south, and east side of the building.
The parking lot nearest Nevada Avenue will be used for those parents who may park
while dropping off and picking up their children. With the exception of an annual
picnic, Beacon is not proposing to have any special events in which additional parking
is anticipated. However when the annual picnic is held parking is anticipated to occur
on public streets. Within the neighborhood, there are no parking signs located on
thth
Louisiana Avenue North between 35 and 36 Avenues North. After the Three Rivers
Park District constructs the Bassett Creek Regional Trail on Nevada Avenue North,
parking will not be allowed on the east side of Nevada.
Student pick up and drop off - There are two existing areas off of Nevada and
Louisiana Avenues North where students could be picked up and dropped off.
Beacon is proposing to have those students who arrive by school bus to be picked
up and dropped off on the Louisiana Avenue side of the building, while parents will
pick up and drop off students on the Nevada Avenue. In the interest of both safety
and site circulation, Beacon will install traffic cones during arrival and dismissal
times so that vehicles will not have access between the parent and bus drop off and
pick up areas. The applicant will add an additional driveway access off of Nevada to
create a one-way loop-shaped driveway that will make it easier for parents to exit
the property once their children have been picked up or dropped off. There is
sufficient stacking space available on the Louisiana Avenue side of the building for
the school buses. the Police Department, and
West Metro Fire Rescue District, have reviewed this student pick up and drop off
3420 Nevada Avenue North - CONDITIONAL USE PERMIT AND SITE PLAN
PAGE 4 OF 8
plan and found it adequate to meet vehicle movement within the site, including fire
trucks.
With a peak enrollment of 750 students the school will have ten buses dropping off
and picking up students. At their Maple Grove facility, Beacon states that 68% of the
students take the bus to school and they believe approximately the same
percentage of students will take the bus to the Crystal location. Therefore, about
200 vehicles per day will be dropping off and picking up students at the Nevada side
of the building. Student drop off will occur between 8:30 and 9:00 AM, and pick up
will occur between 3:30 and 4:00 PM. School staff will arrive before 8:30 AM and
leave after 4:00 PM. Additional information about proposed traffic impacts is
discussed below.
Traffic impacts The applicant has provided a traffic analysis report (Attachment G),
which provides a description of trips generated as a result of this school use and
suggestions to reduce the amount of traffic generated by this use. In the project
narrative (Attachment F), the applicant has provided a traffic management plan for
this use:
o Parent pick up and drop off will be separated from bus pick up and drop off
areas. The busier parent traffic will be concentrated on Nevada Avenue
which is designed to handle heavier traffic volumes.
o With the creation of a one-way, loop-shaped driveway on Nevada, it will be
quicker for parents to enter, drop off or pick up their children, and leave the
school property. This will help minimize congestion on Nevada Avenue since
vehicles will not be stacked on that street.
o Traffic conflicts will be minimized by having school staff arrive earlier and
leave later than parents dropping off and picking up their children.
o Beacon staff will serve as traffic monitors before and after school to direct
traffic, and the school will also install directional signage at driveway
entrances.
o Beacon will encourage students to bus, walk, bike or carpool with other
force where parents are
to pick up and drop off their children. A bike rack is shown on the site plan
near the Louisiana Avenue North building entrance.
Recently City staff deployed traffic monitoring equipment south of the intersection of
th
Nevada and 36 Avenues North to identify current traffic patterns with Cornerstone
church and Lionsgate Academy on the property. After reviewing current traffic
patterns, staff believes the traffic management plan created by Beacon is
reasonable for the following reasons:
o Nevada Avenue, where the heavier school traffic will be concentrated, is a
municipal state aid street and minor collector designed to handle larger traffic
volumes. The most recent traffic count by the Minnesota Department of
Transportation (MnDOT) had approximately 1,800 vehicle per day on
th
Nevada. Traffic volumes on 36 Avenue North, which is a major collector
and a municipal state aid street, are approximately 12,000 vehicles per day.
Since collector streets are typically designed to accommodate a range of
3420 Nevada Avenue North - CONDITIONAL USE PERMIT AND SITE PLAN
PAGE 5 OF 8
1,000 to 15,000 vehicles per day, these traffic volumes are well within normal
operating conditions forstreets with these functional classifications.There are
currently no traffic control devices, such as stop signs, at the intersections of
th
Nevada/Louisiana Avenues and 36 Avenue North. As elsewhere in the city,
any decision to install traffic control devices is based on engineering
standards in the Minnesota Manual on Uniform Traffic Control Devices.
o Arrival and departure times for the school differ from peak traffic times for
vehicles in the neighborhood leaving and arriving from the workplace.
o There are options for the City to ease traffic congestion, including striping
th
modifications on Nevada to create a left turn lane for traffic turning onto 36
Avenue and to create a left turn lane into the school property for traffic
th
heading south on Nevada from 36. These changes would have an impact
on parking restrictions on Nevada Avenue North and would have to be
evaluated prior to implementation. If striping is implemented, staff
recommends a condition of approval of the CUP and site plan that Beacon
reimburse the City for those costs.
o The City will monitor traffic flow in the surrounding area and conduct
additional studies if needed based on identified concerns. Staff recommends
making this a condition of approval of the CUP and site plan.
Grading, drainage and erosion control Engineering staff has reviewed the grading,
drainage and erosion control plans and found them acceptable. Erosion control
techniques that will be used on-site include silt fences, inlet protection, wattles, logs,
and a gravel construction entrance. The applicant is required to have the Bassett
Creek Watershed Management Commission review and approve the erosion control
plan and this has been made a condition of approval of the CUP and site plan.
Stormwater management The applicant has submitted
which has been reviewed by engineering staff. Stormwater
management will be provided by two new on-site infiltration basins that will connect
with existing storm sewer pipes. The first basin is located near the proposed building
and the second basin is located near the proposed new driveway. The City
Engineer has verified that these basins are adequately sized to accommodate the
additional stormwater runoff for the building expansion.
Utilities - The proposed building addition will connect with existing water, sanitary
sewer and storm sewer mains. Engineering staff have reviewed these utility
connections and found them acceptable. The following is a description of existing
utility connections:
o Water main: Existing 6
and Nevada Avenues North
o Sanitary sewer mainValley Place North, Nevada and
Louisiana Avenues North
o Storm sewer main: Existing 18Nevada Avenue North, existing
Valley Place North, Louisiana Avenue North, and within the
property
Landscaping The applicant is not proposing to remove any trees from the property
as a result of the building addition. The applicant will be planting a total of 79 new
trees: sixteen
ll
of these species are acceptable to the City. The applicant will also be planting
3420 Nevada Avenue North - CONDITIONAL USE PERMIT AND SITE PLAN
PAGE 6 OF 8
various shrub species on the property, and installing plantings around the
stormwaterinfiltration basins.
Pedestrian connections There are no sidewalks on the perimeter of the property, but
there are on-site sidewalks providing access to the building. There is an existing
sidewalk on the north side of the existing driveway access off of Nevada Avenue
North. The traffic analysis (Attachment G) recommended providing a sidewalk on the
south side of the new driveway for children to walk to the school entrance once they
have been dropped off by their parents. This sidewalk is not shown on the site plan,
and staff recommends a condition of approval of the CUP and site plan that this
sidewalk be added. The traffic analysis also recommended a new sidewalk on the
thth
west side of Louisiana south of 35 to connect the existing sidewalk north of 35 with
the school property. Staff discussed adding this sidewalk connection and felt that it
would not be greatly utilized since few children will walk to this charter school.
Therefore, staff is recommending not requiring this sidewalk connection. Beginning in
2016 Three Rivers Park District will construct a ten foot wide bituminous extension of
the Bassett Creek Regional Trail on the west side of Nevada Avenue North.
Exterior elevations The proposed addition will be constructed to match the exterior
building materials of the existing church building (Attachment I).
Exterior lighting The applicant is not proposing to add any new exterior wall lighting
onto the building.
Screening - The applicant is not proposing any new rooftop or ground mechanical
equipment that will need to be screened. There are existing unscreened dumpsters
located on the side of the building facing Louisiana Avenue North. The applicant is
proposing to enclose these dumpsters with a metal gate with brick pillars that are
compatible with the building. As discussed previously, Beacon is adding many new
trees and shrubs to help screen the use from the surrounding residential
neighborhood.
Signs The applicant will be adding traffic control signs to the property to direct bus
and parent traffic. Existing monuments signs along Nevada and Louisiana Avenues
North will be re-faced for Beacon. Any new walls signs would require the submittal
of a sign permit application prior to installation.
D.REQUESTED ACTION
The Planning Commission is being asked to make a recommendation to the City
Council to either deny or approve the CUP and site plan to allow Beacon Academy to
locate at 3420 Nevada Avenue North and expand the existing building by 15,000 SF. A
recommendation taken by the Planning Commission should include findings of fact
either for or against the proposal. The Commission may reference the findings for
approval in Sections B and C, above. Staff recommends approval of the conditional use
permit and site plan to allow this school use and building expansion, subject to the
following conditions of approval:
1. By reference, the approval of this CUP and site plan is described as those property
improvements shown in Attachment J.
3420 Nevada Avenue North - CONDITIONAL USE PERMIT AND SITE PLAN
PAGE 7 OF 8
2. With this CUP and site plan approval, Beacon Academy is limited to 750 students. If
additional students are desired, Beacon shall apply to the City for an amendment to
this CUP and site plan.
3. Cornerstone Church and Lionsgate Academy shall vacate the property by August 26,
2017.
4. Directional signs shall be installed to make site circulation clear including where parent
and school bus drop offs and pick ups are to occur, and where staff and parent parking
is located.
5. Prior to disturbing the site for the building addition, Beacon Academy shall:
Submit an erosion control plan to the Bassett Creek Watershed Management
Commission for their review and approval.
Submit a request to the Metropolitan Council to determine the sewer availability
charge (SAC), and pay the City this fee.
Sign a site improvement agreement with the City to guarantee completion of the
installation of the new driveway, sidewalk, stormwater infiltration basins,
landscaping, and dumpster enclosure.
Revise the site plan to add an additional sidewalk connection on the south side of
the new driveway as shown in Attachment G.
6. The City will monitor the traffic generated by Beacon Academy for impacts to the City
streets. The City may require street pavement striping modifications on Nevada
Avenue North to mitigate certain impacts if appropriate, and Beacon shall reimburse
the City for the costs of that striping.
7. Beacon shall combine the two main parcels into one property identification number
with Hennepin County. If Beacon demolishes the home at 3447 Louisiana Avenue
North, then it may combine that parcel with the other two.
8. A sign permit application shall be approved by the City prior to the installation of any
exterior signs.
9. As required by City Code Section 520.07, construction activity must commence for this
project by December 31, 2017, unless an extension has been granted by the City
Council according to the requirements found in City Code.
City Council action is anticipated on May 17, 2016.
3420 Nevada Avenue North - CONDITIONAL USE PERMIT AND SITE PLAN
PAGE 8 OF 8
Attachment A
Attachment B
Attachment C
Attachment D
Attachment E
Attachment F
Attachment G
Attachment H
Attachment I
Attachment J