4.b Resolution 07-11-17-01 recommending approval of the site plan and variance for Scandia Elementary SchoolCITY OF SCANDIA, MINNESOTA
PC RESOLUTION NO. 07-11-17-01
APPROVING A SITE PLAN AND VARIANCE FOR THE EXPANSION OF THE
SCANDIA ELEMENTARY SCHOOL AND RELATED BUILDING AND SITE
IMPROVEMENTS LOCATED AT 14351 SCANDIA TRAIL NORTH
WHEREAS, Marc DuBois, KOMA, has applied on behalf of the Forest Lake Area
Schools, the owner, for approval of a Site Plan and Variance for a proposed building addition,
other building improvements, site and site drainage improvements, and replacement of
nonconforming retaining walls at the Scandia Elementary School, located at 14351 Scandia Trail
North, City of Scandia; and
WHEREAS, the property is legally described as follows:
That part of Lot Six (6) of COUNTY AUDITOR'S PLAT NO. 6, according to the survey and plat thereof
on file and of record in the office of the Register of Deeds of Washington County, Minnesota, described
as follows, to --wit: Beginning at the Northeast corner of said Lot 6; thence West along the North line
thereof for 330 feet; thence South, at right angles, for 41 feet, more or less, to the South line of State
Highway 97 as now established, and the point of beginning of the tract hereby described; thence
continuing South, same course, for 600 feet; thence Westerly, parallel with the South line of said State
Highway No. 97 for 857.59 feet to the West line of said Lot 6; thence North along said West line for 600
feet to the South tine of said State Highway No. 97; thence East, along said South line of said State
Highway No. 97 for 852 feet, more or less, to the point of beginning, and any right of title existing in said
adjacent State Highway No. 97 is included to the North line of said Lot 6; and
That part of Lots Six (6) and Thirty --four (34) of AUDITOR'S PLAT NO. 6, on file in the office of the
Register of Deeds, Washington County, Minnesota, described jointly as follows: Beginning at the
Southwest corner of said Lot Six (6), which point is also the Northwest corner of said Lot
Thirty --four (34); thence North, along the West line of Lot Six (6), a distance of Six hundred fifty --seven
and nine --tenths (657.9) feet to the Southwest corner of Independent School District No. 831 property, as
recorded in Book 235 of Deeds, page 136, on file in the office of the Register of Deeds, Washington
County, Minnesota; thence Easterly, along the South line of said Independent School District No. 831
property, a distance of Three hundred forty and three --tenths (340.3) feet to the point of intersection with
a line drawn parallel with and distant Three hundred forty (340) feet East of the West line of Lot Six (6);
thence South, along said parallel line and the Southerly projection thereof, a distance of Nine hundred
seven and one --tenths (907. I) feet to the point of intersection with the Easterly projection of the North
line of Lot Thirty --five (35) Of AUDITOR'S PLAT NO. 6; thence Westerly, along the North line of Lot
Thirty --five (35) and the Easterly projection thereof, a distance of Three hundred forty --one and six--
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tenths (341.6) feet to the Northwest corner of said Lot Thirty --five (35), which point is also a corner of
Lot Thirty --four (34) of AUDITORS'S PLAT NO. 6; thence Northerly, along the West line of Lot Thirty-
-four (34) a distance of Two hundred thirty --nine and seven tenths (239.7) feet to the point of
beginning; and
That part of the east 433.00 feet of the Southeast Quarter of the Southeast Quarter of Section 15,
Township 32, Range 20, Washington County, Minnesota lying southerly of the southerly right--of--way
line of State Highway No. 97 per Book 169 Deeds, page 40, Doc. No. 155702 and lying northerly of a
line described as commencing at the southeast corner of said Southeast Quarter of the Southeast Quarter
of Section 15; thence northerly, along the east line of said Southeast Quarter of the Southeast Quarter of
Section 15, a distance of 253.27 feet to the point of beginning of the line to be described; thence westerly
deflecting to the left 91 degrees 31 minutes 42 seconds a distance of 433.15 to the west line of said east
433.00 feet of the Southeast Quarter of the Southeast Quarter of Section 15 and said line there
terminating; and
WHEREAS, the original Conditional Use Permit (CUP) for the School was approved by
the City of Scandia in 1970, and amendments were approved to the CUP by the City of Scandia
on April 6, 1999 for an earlier expansion; and the School is currently located in the VMU B
Zoning District where the proposed use is allowed; and
WHEREAS the Planning Commission reviewed the Site Plan submittals and request for
the Variance at a duly noticed Public Hearing on July 11, 2017, and
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING
COMMISSION OF THE CITY OF SCANDIA, WASHINGTON COUNTY,
MINNESOTA, that it should and hereby does recommend approval of the Site Plan and
Variance to permit the proposed building addition, other building improvements, and the related
site and site drainage improvements to the Scandia Elementary School, located at 14351 Scandia
Trail North, based on the following findings:
Findings for the Site Plan
1. The Site Plan is in compliance with the City's Comprehensive Plan and is consistent with
the Plan's goals and policies for the VMU B Zoning District.
2. With the conditions required for approval of the Site Plan, the Site Plan will consistent
with the requirements of the Zoning Ordinance, including the Scandia Architectural
Design Guidelines.
Findings for the Variance
The proposed use and Site Plan are in general harmony with the Comprehensive Plan
policies for the VMU B District. The Comprehensive Plan includes policies to protect
steep slopes and existing vegetation, and to manage drainage and erosion to avoid
impacts to surrounding properties and natural resources. The proposed replacement of
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the retaining walls in the original location is consistent with those goals and policies of
the Comprehensive Plan.
2. Schools are allowed uses in the VMU B District, and the school is therefore a reasonable
use of the parcel.
3. The practical difficulties are unique to the property, and include the deteriorated
conditions of the original retaining walls that create safety issues, location of the existing
structures and slopes, and the location of existing trees. The location of the building and
walls in relationship to the property boundaries were consistent with City standards at the
time the original site plan was approved, and therefore the practical difficulties in meeting
the current zoning requirements were not caused by the owner.
4. Granting the variance will reserve the character of the area and avoid potential negative
impacts to the site and surrounding properties.
5. The practical difficulties are not related to economic conditions along, but are caused by
the deteriorated conditions of the original retaining walls, and the location of existing
structures, grades and vegetation which require that the walls be replaced and in the
current location.
6. The proposed expansion and improvements will not impair the supply of light or air to
adjacent properties or increase congestion, endanger the public, or substantially diminish
or impair property values in the neighborhood.
7. The requested variance to permit the replacement of the original retaining walls in the
same location is the minimum action required to eliminate the practical difficulty.
8. The variance is not related to a need for direct sunlight for solar energy systems.
FURTHER BE IT RESOLVED, that the following conditions of approval shall be met:
1. The implementation of the project shall be generally consistent with the Site Plans and
materials submitted to the City on June 20, 2017.
2. The project shall comply with all local, state, and federal permits and requirements.
3. The applicants shall submit a final, revised site plan and supporting materials that address
the City Engineer's comments and Development Code requirements, including the
following:
a. The revised site plan shall identify the construction limits and plans for replacing
the retaining walls.
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b. The applicant shall identify the additional concrete removals on the plans to allow
pedestrian ramp reconstruction to provide adequate ADDA access to the door
accesses and meet ADA requirements.
c. The plans shall identify the locations of pedestrian ramps meeting ADA
compliance.
d. If the 12 -foot bituminous pathway will be used by pedestrians, it shall meet ADA
requirements, including cross -slope.
e. Bituminous removal limits at the driveway entrance form Highway 97 to allow for
the new proposed storm sewer and shall be added to the plans.
f. The areas of potential vehicle traffic over the proposed plastic storm sewer and
inlets shall use concrete pipe or increase the cover depth above the 1 -foot depth
shown on the plans.
g. The plans shall show the High Water Level/100-year elevation on the proposed
pond.
h. The plans for the biofiltration basin shall include a cross-section detail of the
proposed improvements to show material depths, piping, drain tile, etc., as related
to the improvement.
i. The detail of the OCS shall be provided with the construction plans.
j. The applicant shall submit stormwater calculations for City review.
k. The City's Fire Chief shall review and approve the revised plans.
4. The applicant shall obtain a building permit for the proposed expansion.
5. The School District shall apply for and obtain a septic system operating permit from
Washington County.
6. Any hazardous materials that will be used in the maintenance area shall meet Federal,
State, and Local requirements for use, disposal and storage.
7. All waste, refuse, and garbage on the site shall be stored in a manner that meets the
Development Code requirements.
8. The applicant shall submit a Lighting plan for City approval, and all new and replacement
lighting shall meet the requirements of the Development Code.
9. Existing screening on the site will be maintained as the project is implemented, including
replacement of the retaining walls.
10. Any new signage shall comply with the City's Development Code requirements.
11. The applicant shall obtain the required permits for stormwater management, including
City permits, an NPDES permit, and all required Watershed District permit(s), and shall
adhere to all conditions of the permit(s).
12. The applicant shall obtain any required MnDOT permits for the project.
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13. The City may require temporary restoration to contain erosion during construction. The
applicant shall complete site restoration as soon as possible.
14. If the new bituminous area east of the school will include vehicle parking, the applicant
shall submit a striping plan for City review and approval.
15. All construction work shall be completed within City -approved work hours.
16. All new or modified signage shall obtain required permits and meet Development Code
standards.
17. All improvements shall be privately owned and maintained.
18. The applicant shall pay all fees and escrow costs related to the application.
Adopted by the Scandia Planning Commission this 11th day of July, 2017.
Dan Squyres, Chair
ATTEST:
Neil Soltis, Administrator/ Clerk