PLANNING REPORT CITY OF EAGAN. APPLICANT: Ryan Companies US, Inc. HEARING DATE: June 23, 2015

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1 PLANNING REPORT CITY OF EAGAN REPORT DATE: June 16, 2015 CASE: 19-RZ ; 19-PD ; 19-FP APPLICANT: Ryan Companies US, Inc. HEARING DATE: PROPERTY OWNER: MN Autism Center APPLICATION DATE: June 3, 2015 REQUEST: Rezoning, Preliminary Planned Development and Final Plat PREPARED BY: Sarah Thomas LOCATION: West of 3800 Tesseract Place COMPREHENSIVE PLAN: MU, Mixed Use ZONING: CGD, Cedar Grove District SUMMARY OF REQUEST The applicant is requesting approval of a Rezoning from CGD (Cedar Grove District) to PD (Planned Development), a Preliminary Planned Development for proposed Lot 1, Block 1, Tesseract 2nd Addition, to allow a high school and school campus and a Final Plat to create a single parcel. The subject site is located at 3800 Tesseract Place. Execution of the Planned Development Agreement will simultaneously constitute the Final Planned Development Agreement for the property. AUTHORITY FOR REVIEW Rezoning: City Code Chapter 11, Section 11.50, Subd. 5 states in part, 1. The provisions of this chapter may be amended by the majority vote of the council, except that amendments changing the regulations of any district may only be made by an affirmative vote of two-thirds of all members of the council. 2. The City Council shall not rezone any land or area in any zoning district or make any other proposed amendment to the zoning ordinance without first having referred it to the planning commission for its consideration and recommendation.

2 Page 2 Planned Development: City Code Chapter 11.60, Subd. 18, A., states the intent of the Planned Development zoning district as follows: 1. Providing greater flexibility in environmental design and relaxation of strict application of the zoning ordinance in exchange for greater creativity and environmental sensitivity. 2. Recognizing the economic and cultural advantages that will accrue to the residents of a planned community. 3. Encouraging a more creative and efficient approach to the use of the land. 4. Encouraging the preservation and enhancement of desirable site characteristics, natural features, and open space. 5. Encouraging a development pattern that is consistent with land use density, transportation facilities and community facilities objectives of the Comprehensive Plan. BACKGROUND/HISTORY The subject property is zoned CGD (Cedar Grove District) and was platted in The eastern parcel, currently occupied by the MN Autism Center, was previously zoned I-1, Limited Industrial. The former use, Tesseract School, received approval to rezone the property to PD, Planned Development to allow the construction of the school in A PD Amendment to allow an expansion of the school was approved in The City Council initiated a rezoning of 128 acres of land in 2003 which included the subject property. The property was rezoned to CGD, Cedar Grove District. A Conditional Use Permit (CUP) was approved in 2011 to allow a school in the CGD zoning district. The western parcel is an Outlot. EXISTING CONDITIONS The 13 acre site is currently comprised of three individual parcels and abuts public right-of-way on the north (Silver Bell Road), east (Tesseract Place), west (Nicols Road) and south (Highway 13). All of these streets are currently classified as Local streets. A sidewalk extends along the south side of Silver Bell Road from Nicols Road to TH 13. The site contains multiple drainage and utility easements located over the northern half of the site. The southern portion of the property, adjacent to Highway 13, has an existing billboard that is accessed from Nicols Road.

3 Page 3 Site grading, the installation of utilities (water, storm sewer, and sanitary sewer) and a stormwater pond, parking lots and an existing 34,000 sq. ft. school building were constructed with the original development of the eastern parcel (Lot 1, Block 1, Tesseract Addition). The middle parcel, Outlot A, and the unplatted western parcel, are currently undeveloped. The southern and western portions of the site have light tree coverage. SURROUNDING USES The following existing uses, zoning, and comprehensive guide plan designations surround the subject property: Existing Use Zoning Land Use Designation North Silver Bell Road, R-1, Single-family residential LD, Low Density Residential Wuthering Heights neighborhood East Vacant; L1, B1, CGD, Cedar Grove District BP, Business Park Cedar Grove Gateway 1st Addition South Hwy 13 West Goodyear service garage CGD, Cedar Grove District MU, Mixed Use EVALUATION OF REQUEST Description of Proposal The proposed development consists of the construction of a 2-story, 48,000 square foot high school building, an athletic field and a parking lot. The three separate parcels are proposed to be combined into one property to create a school campus. The applicant s narrative states...the need for MAC s (Minnesota Autism Center) services is at an all-time high as ASD (Autism Spectrum Disorder) is becoming more and more prevalent. It is estimated that 1 in every 68 children are diagnosed with ASD...with the expansion capacity, MAC will employ over 200 staff members at their Eagan location and treat well over 200 students. Compatibility with Surrounding Area Surrounding development to the west includes a service garage. To the south, across Highway 13, is the Twin Cities Premium Outlet Mall. The property to the east is vacant. To the north, across Silver Bell Road are residential homes. Consistency with Comprehensive Guide Plan This proposal should be evaluated on how well it achieves the goals and policies of the Comprehensive Guide Plan. On March 17, 2015, the City Council heard a request to amend the land use designation of the subject site from MU (Mixed Use) to QP (Public/Quasi-Public). The City Council indicated openness to an educational use in this location, pending review of a complete development application, and directed city staff to submit the amendment to the Metropolitan Council. The Metropolitan Council Review letter states the City may place this amendment into effect and offers advisory comments related to

4 Page 4 employment forecasts, land use and transportation/aviation. The letter is included as an exhibit. As is the City s practice, Council action to approve or deny the Comprehensive Plan Amendment will occur at the time the development application (Rezoning and PD) is considered by the Council. The City s 2030 Comprehensive Guide Plan focused on three planning trends of Sustainability, Active Living, and Connectivity. These themes are woven throughout multiple chapters of the City s Comprehensive Guide Plan. In addition, the Cedar Grove Commons Special Area Plan includes specific goals and policies which include: to encourage a mixture of market-supportable land uses compatible with one another and with the surrounding area to protect long term vitality of residential areas adjacent to commercial areas and consider the needs of existing businesses that are expected to remain within the redevelopment area to be attractive from Highway 77/Highway 13, as well as their primary access to incorporate sound attenuating construction techniques, as warranted, on new construction Planned Development and Public Benefit The property is currently zoned CGD, Cedar Grove District. The CGD zoning district was established in 2002 as a tool to implement the principles of the Cedar Grove Design Framework for compact mixed-use development with an urban design that is pedestrian friendly. To this end, the CGD district establishes specific standards related to site planning, architecture, building materials, landscaping, signage and other elements. By its nature, the Cedar Grove Redevelopment District is expected to involve compact and more intense development than is the case in other areas of the City. While the CGD Zoning District permits that to occur, in order to be implemented, the details of individual developments may not align with all of the specific requirements of the Zoning District. As a consequence, the City anticipates that the developments within the district will reflect the general expectations of the Code, but will be implemented through Planned Development Zoning, with the specific plans being compared to the standards of that district as well as the redevelopment goals and principles of the Cedar Grove Commons Special Area Plan of the City s Comprehensive Guide Plan. Within the City Code, Planned Development zoning is provided as an option to permit consideration of development that may deviate from the strict application of the Code, in ways that benefit the property owner/developer and that benefit the City in consideration for permitting the deviations. The developer is requesting some deviations to typical Code requirements such as for multiple buildings on one lot, setbacks exceeding the 0-10 build-to line, building materials and architecture, signage, landscaping and parking. This report evaluates the proposed Planned Development in comparison to the CGD zoning district and other City zoning standards, as well as the principles of both the Cedar Grove Commons Special Area Plan and the Cedar Grove Design Framework. Whether there are benefits that can be defined for the City for permitting the Planned Development zoning and deviations is a policy issue for decision makers.

5 Page 5 Rezoning and Preliminary Planned Development: Use The CGD Zoning District allows schools via a conditional use. Term Staff suggests a five-year term for this Planned Development. Conforming Plan The applicant provided a Conforming Plan which includes a conforming Site Plan, Landscape Plan and building elevations. The Site Plan shows the building adjacent to the public right-of-way at the build-to line with parking behind the structure. The plans note complications with the conformation plans: Site Plan Student safety Proximity to neighborhood Slope of Silver Bell Road Elevation of the site Landscape Plan No open space Competitive growth No organization Elevation Plan Building massing Front door Site Plan The Site Plan provides for access to the site from Silver Bell Road. The driveway provides access to both the existing and proposed school and their affiliated parking areas. No changes to the existing school/site are proposed save for handicap parking stall striping. The proposed 2-story, 48,000 sq. ft. building will consist of classrooms, meeting rooms, assembly areas and a gymnasium inside the proposed building. Additionally, the plan provides for a shared soccer and kickball field, intended to be used by the students from both facilities. The new construction will include the addition of 179 parking stalls (103 existing) for a total of 270 parking stalls on site. The design allows traffic to both enter and exit the parking lots in this location. Traffic is also able to exit the property via the second driveway on the east side of the site. A student drop off area is planned for the new school similar to that of the existing school. A sidewalk provides a linkage between the two schools. Two infiltration basins are proposed in the NW and SW corners of the property, surrounded by a 7 chain link fence. A Building Permit is required for any fence 7 or taller.

6 Page 6 Lastly, the plan identifies a potential expansion area up to 8,680 sq. ft. as well as a future playground and future track. Lots The site consists of a developed lot, an Outlot and an uplatted parcel. These lots will be combined via a Final Plat to become Lot 1, Block 1, Tesseract 2 nd Addition. Airport Noise Considerations The site is located within Airport Noise Policy Zone 4 one-mile Buffer. Sec , Aircraft Noise Zone Overlay District, applies to new construction within this area. Within the Buffer of Zone 4, Educational uses are considered Provisional Uses. The Provisional rating means a use that is not permitted, unless it meets certain structural performance standards for noise reduction, and satisfies several land use compatibility factors identified in the Metropolitan Council s 2030 Transportation Plan. If allowed, Provisional land uses must meet structure performance standards for interior sound reduction. Setbacks The CGD zoning district establishes a minimum front yard setback of 0 and maximum of 10, a minimum setback of 0 for side yards, and a minimum setback of 20 for rear yards. Parking setbacks are a minimum of 5. A maximum of 15% of the street frontage should be occupied by off-street parking. CGD zoning prohibits on-grade parking directly in front of a building and within 50 of any intersection. The proposed front yard setback is 360 which far exceeds the 10 maximum. In the rear yard, the proposed building setback is approximately 170, with a potential building expansion at 110. In the side yard, the west side is set back 65. The east side setback accommodates the athletic fields. While the CGD district encourages building placement near the street with less than 10 setbacks, it should be noted that half of the site was built under different zoning standards. This also impacts the parking lot design given the fixed location of the existing parking lot. The existing parking lot alone occupies roughly 47% of the street frontage. The proposed parking lot is also located in the front yard and cumulatively they occupy approximately 70% of the street frontage. The new parking lot does exceed the 50 intersection setback given the infiltration basin is located in the NW corner of the site. Lot Coverage CGD zoning does not specifically establish a maximum building to lot area coverage ratio. This is consistent with the goal of achieving a more urban redevelopment and providing maximum flexibility for a mix of uses within the Cedar Grove District. The proposed project, including the potential building expansion, consists of 44% impervious surface on 13 acres. The total building area is 90,702 s.f., which translates to a building coverage percentage of 16%. Topography/Grading The entire western two parcels will be disturbed for development. The site generally slopes from east to west, with elevations ranging from 805 to 780.

7 Page 7 The preliminary grading plan is acceptable with modification. A detailed grading, drainage, erosion, and sediment control plan should be prepared in accordance with current City standards and codes prior to final planned development approval. All erosion/sediment control plans submitted for development and grading permits should be prepared by a designer who has received current Minnesota Department of Transportation (MNDOT) training, or approved equal training as determined by the City Engineer in designing stormwater pollution prevention plans. Also, all personnel responsible for the construction and management of erosion/sediment control devices, and the establishment of vegetation for the development, should have received Erosion/Sediment Control site management certification through the University of Minnesota, or approved equal training as determined by the City Engineer. Erosion control measures should be installed and maintained in accordance with City Code and engineering standards. Storm Water Management/Water Quality The preliminary storm drainage plan is acceptable with modification. The entire site lies within Drainage District A (as designated in the City Storm Water Management Plan 2007) and generally flows northwest toward the Minnesota River. The applicant proposes to develop the vacant portion of the site, resulting in 3.08 acres of new impervious surface and an additional 3.92 acres of disturbed/graded soils, on the western portion of the acre site. This new development will need to comply with the City s Post Construction Stormwater Management Requirements (City Code 4.34) for stormwater management and surface water quality, including Runoff Rate Control and 1.1 Volume Control. The applicant proposes to meet City water quality requirements through construction of two infiltration basins, one forebay immediately upstream of the largest infiltration basin, and soil remediation for the 3.92-acres of disturbed/graded soil areas that are proposed to be revegetated pervious surfaces. For the existing site, rate control, currently being provided by a pond/basin, which is proposed to be filled, will instead be provided within the proposed northwest infiltration basin, as well as for rate control of the new development. Eagan Water Resources has reviewed the applicant s plans, stormwater design summary and modeling provided for stormwater management and finds the proposed plans to meet City Code 4.34 Post-Construction Stormwater Management Requirements are acceptable with conditions to ensure infiltration capability, effective soil remediation, construction staging and oversight, and future maintenance for continued function. Wetlands Because there are no wetlands on site, City Code 11.67, wetland protection and management regulations, does not apply. Utilities The preliminary utility plan is acceptable. A lateral water main and sanitary sewer of sufficient size and capacity is available through the middle of the site for connection and extension with development of the property. Sanitary Sewer District CG, as designated in the City s Comprehensive Sanitary Sewer Plan, serves the entire site. All utilities are proposed to be privately owned and maintained. This development should provide hydrant spacing and locations in accordance with City Fire Department and Public Works standards.

8 Page 8 In 2004, the Eagan Technology Task Force recommended that broadband and fiber optic telecommunications networks be expanded in the city wherever possible. The applicant should submit a proposal/infrastructure plan to be approved by staff to provide telecommunications fiber to the premises (FTTP) The applicant should provide such a plan for review and approval by City staff. This development should include the installation of fiber optic cable, or a conduit for future installation, in its construction plans at the time of Building Permit. Streets/Access/Pedestrian Circulation Silver Bell Road, along the north edge of the site, is a two-lane local roadway with a concrete sidewalk in the south boulevard. Tesseract Place, currently a public cul-de-sac, is the existing access point to the development. Tesseract Place right-of-way is proposed to be vacated and converted into a private street. All access to the development is proposed via this private street off of Silver Bell Road. Nicols Road, along the west edge of the site, is in the process of being designated as a Minimum Maintenance Road, therefore is not appropriate to be used as an access to the site. The Site Plan includes the extension of the existing sidewalk from the eastern parcel along the northern side of the new proposed building. No new pedestrian connections are proposed to the public sidewalk along Silver Bell Road. No Parking/Fire lane signage should be installed in the parking lot and driveways, per Fire Department standards, to ensure emergency vehicle access. Easements/Permits/Right-of-Way The existing public drainage & utility easements and the Tesseract Place right-of-way, will be vacated, and standard easements will be dedicated with the new plat. Tesseract Place will be turned into a private street so no right-of-way will be necessary. This development should be responsible for the acquisition of all regulatory agency permits required by the affected agency prior to building permit approval Parking The City Code does not have a specific requirement of off-street parking spaces for schools; however, the City Code states the Council should determine the adequacy of parking when approving a Site Plan. The Site Plan notes the proposed parking stall count has been established based on the projected use of the tenant. The site currently has 103 stalls, three of which will be removed with site modifications. Staff is unaware of any parking concerns affiliated with the existing site. The proposed total stall count is 279 stalls for the campus. City Code requires parking stalls to be 10 x 19 with a minimum of 24 drive aisles. The existing stalls do not meet this requirement as they are 9 x 18 with 26 drive aisles. The proposed stalls are 9 x 19 with 25 drive aisles. According to the applicant s narrative, this size of a parking stall slightly reduces the amount of impervious surface area which can be used for athletic fields and better fits to typical industry standards.

9 Page 9 Site Lighting The CGD district restricts pole lights to a maximum height of 20. A minimum illumination of 0.5 footcandles is required in surface parking lots, with lighting averaging 1.5 footcandles. Lighting should not exceed 0.5 footcandles at the property lines, and no glare should be directed onto adjacent right-of-way or neighboring properties. The applicant is proposing to utilize an LED pole-mounted fixture. Wall-mounted down lighting is proposed for the building. The Photometric Lighting Plan is acceptable with modification at the time of Building Permit, illustrating levels of illumination in conformance with CGD standards at the property line. Total pole height and wall-mounted fixtures should not exceed 20. Green Space The CGD ordinance does not set any standard for green space, and storm drainage and water quality treatment are handled in area ponds. Building Architecture The CGD district contains specific provisions related to building design and exterior finish materials. The applicant s narrative speaks to the proposed deviations from the City Code standards. Height The proposed building is two stories and 30 in height which exceeds the minimum height requirement of 24. Architectural Design The CGD zoning district established architectural design criteria for buildings more than 50 in length. These criteria include providing horizontal and vertical offsets, recessed windows on the first floor, and use of different materials or textures to architecturally divide the façade into bays between 20 and 40 in width. In addition, finish materials on all sides of a building should be treated as a front side and have the same finish materials, major materials shall be complementary colors, and use of both vertical and horizontal pattern designs in the building façade. The existing MAC school is a single-story painted CMU (concrete masonry unit) building. The applicant s narrative states, Rather than replicate the existing building, the MAC High School design team chose to complement the existing building with an upgraded two story design to preserve green space on the site for student program use. The proposed building has a flat roof. The use of different materials and colors provides vertical and horizontal offsets for both the length and height of the building; however, some of these sections exceed 40 in length. While finish materials are similar on each side, the south elevation has more than double the amount of precast concrete panels than the north elevation which has a higher amount of glazing. This is due to the floor plan and the gymnasium being located in the rear of the building. Given the scale and location of the building, and type of use being a school, the acceptability of the building architecture is a policy matter to be determined by City officials.

10 Page 10 Building Materials The CGD zoning district establishes that primary materials cover at least 60% of the façade, and secondary materials occupy not more than 30% of the façade. Accent materials may make up not more than 10%. Primary materials include brick, stone and glass; secondary materials may include decorative block or integrally-colored stucco. In addition, all primary and secondary materials shall be integrally colored. The proposed plan provides the following materials and ratios: Elevations North South West East Material % s Precast Concrete Panels Glazing Metal Panels Total Applying the CGD architectural standards to the proposal, the glazing is considered a primary material ranging from 28%-56%. While not listed in the CGD standards, the Performance Standards within the Zoning Code list Architecturally precast textured concrete panels as a Class III material. The prefinished metal (6-7%) is an accent material. Metal panels are considered a Class I material when they cover an entire wall. With primary materials well below the 60% CGD standard, and no secondary materials, the proposed building materials do not meet the expectations of the CGD district. According to the project narrative, The integrally colored architectural precast is a high quality material, consistent with Class I building materials, and should not be confused with the raked concrete or painted wall panels The integrally colored architectural precast is an appropriate, durable non-degradable and low maintenance material which meets the requirements of MAC School and the intent of Section of the Eagan Zoning Ordinance. The applicant s narrative further describes why the integrally colored architectural precast panels are preferred over brick masonry or natural stone and provide a comparison to other new buildings within the Cedar Grove District. The acceptability of the proposed building materials is a policy matter to be determined by City officials. Signage The proposal includes both building mounted wall signs, a free-standing monument sign and directional signs. An existing billboard is proposed to be removed with the development of the site. Building Signs Wall signage is proposed on the north and south sides of the building. At the north end, the sign faces the parking lot and Silver Bell Road. The sign is located to the right of the cantilevered expanse of glass. On the south elevation, the sign is located to be visible from Highway 13.

11 Page 11 The CGD ordinance provides the following parameters for wall signage. Wall signs may be located within a 3 sign band, between 10 and 15 above ground. The proposal locates the wall signs at approximately 26, near the top of the two-story structure. Sign sizes appear to be below the allotted 1.5 sq. ft. per lineal foot of building frontage. The type of wall signage was not provided but should meet CGD standards. Final sign specifications including dimensions should be confirmed at the time of Sign Permit application. Freestanding Signs One free-standing sign is proposed, just west of the driveway entrance. The existing sign located east of the driveway is to be removed. The proposed sign location may conflict with a utility easement that extends along the front of the property. The monument sign location should be at least 10 from the property line and outside of the utility easement area. The applicant did not provide specifications for the monument sign other than it will be 45 sq. ft. in size. The base should be landscaped and constructed to match the principal building materials. The CGD district allows freestanding signs up to 12 in height. The sign base should be constructed of materials to match the principal building, with a minimum base height of 3 and a maximum sign area of 45 s.f. on one side. Design plans for the monument sign should be provided at the time of Sign Permit, and conformance with the CGD design standards confirmed at that time. Directional Signs Three directional signs are proposed, two along the western side of the main drive aisle and one in front of the new high school. The existing sign located east of the main drive aisle is to be removed. The applicant did not provide specifications for the directional signs other than they will be 6 sq. ft. in size. The CGD district allows directional signs up to 5 in height and no more than 6 sq. ft. in area. Directional signs must be setback at least two feet from right-of-way, lot lines and parking spaces and conform with the CGD design standards. Building Address Numbers Building address numbers should be installed consistent with the provisions of Section 2.78 of City Code. Mechanical Equipment/Trash Storage City Code requires a minimum 30 parapet for new buildings, and that mechanical units be placed at least 20 from the edge of the building. A Rooftop mechanical unit screen is shown on the Building Elevations; however, not in detail. The parapet height should be demonstrated on the permit plans, at the time of Building Permit, and placement of units 20 from the building edge. If these requirements alone do not fully screen the equipment, additional screening measures should be employed in accordance with City Code.

12 Page 12 Trash storage Trash is proposed to be stored inside the principal building, accessed through an exterior door to an access drive along the west side of the building. Landscaping The CGD zoning district includes specific design standards for landscaping including placement of trees every 25 where parking abuts the site perimeter, one overstory tree for every 500 sq. ft. of landscape area on the site, certain prohibited species and other species to be used only in certain circumstances, such as evergreen trees only in areas protected from winter wind conditions. Additionally, wherever a surface parking area faces a street frontage, such frontage should be screened with a decorative wall, railing, hedge, or a combination of these elements, to a minimum height of 2 ½ feet above the level of the parking lot, at the build-to line. The proposed Landscape Plan is acceptable with minor modifications. The Landscape Plan utilizes 6 species of shade/ornamental trees, 2 species of conifer, 5 shrub varieties and 5 species of perennials and ornamental grasses. The applicant should separate the shade and ornamental trees located within the plant schedule and verify quantities. The plan should be revised to screen the surface parking area as required near the proposed Colorado Spruce adjacent to Silver Bell Road. Throughout the site, the Colorado Spruce are shown to be installed in most cases 15 apart. The plan should be revised to accommodate the mature crown spread of these trees which is about 30 or utilize another spruce option such as Black Hills spruce. The Red Pine should also be replaced with a different species as urban conditions, wind and insects are problematic for the species. Staff suggests use of the Austrian Pine. The plantings should also meet minimum size requirements per City Code as follows: Deciduous overstory/shade 2 ½ caliper inches Deciduous understory/ornamental 1 ½ caliper inches Coniferous 6 Hedge and shrubs 3 The applicant s narrative describes the difficulty in meeting the CGD district requirements, specifically in relation to the number of trees required per the landscaped area, primarily due to the open space for recreational activities which is atypical for the CGD district. The proposed plan compliments the existing site and is typical of landscaping required on other properties outside of the CGD district. Lastly, overstory trees should be placed so as not to conflict with pole lighting or utilities such as hydrants. Overstory trees should be planted within parking islands wherever possible to maximize shade coverage of pavement areas. Tree Preservation The tree inventory submitted with this application indicates there are one hundred seventy-two (172) significant trees currently existing on site. According to the Tree Preservation Plan submitted, site improvement impacts will result in the removal of seventy-two (72) significant trees (41.9% of the total).

13 Page 13 Per the City of Eagan Tree Preservation Ordinance, allowable tree removal for this type of development proposal (single-lot, commercial) is 30% of the total significant trees. Because the proposed removal of significant trees is more than allowed without mitigation, required tree mitigation calculates to fifty (50) Category B trees (or an equivalent combination of Category A and/or C trees). The applicant has submitted a Tree Mitigation Plan that proposes nineteen (19) Category B trees be installed, which does not fulfill the required tree mitigation. The applicant should submit a revised Tree Mitigation Plan that fulfills the required tree mitigation amount of fifty (50) Category B trees (or an equivalent combination of Category A and/or C trees). Parks and Recreation This development is responsible for park and trail dedications. The park dedication was satisfied for what is presently Lot 1, with the development of the Tesseract school; however, the vacant lot has not satisfied park dedication. The pending dedications will be calculated based on actual construction plans at the time of Building Permit and collected prior to release of the Building Permit. Based on the 2015 Fee Schedule, the cash park dedication is anticipated to be $42,960 ($895/1000 s.f. of bldg. at 48,022 s.f. of building). Trail dedication is anticipated to be $8,195 (based on 6.5 net acres which includes the expansion lot and vacated Tesseract place). Financial Obligation At this time, there are no pending assessments on the parcels proposed for platting. Based upon a study by City staff of the financial obligations collected in the past and proposed use for the property, there are no outstanding charges to be collected at time of plat approval or connection to the City s utility system. SUMMARY/CONCLUSION The applicant is proposing a Rezoning and Preliminary Planned Development to allow construction of a two-story, 48,000 sq. ft., school within the Cedar Grove Redevelopment District. The proposal creates a school campus as an existing school is on the eastern side of the property, home to MAC (Mn Autism Center). The proposed development takes access from Silver Bell Road, and develops what is currently an Outlot and unplatted parcel. The majority of parking to support the school is provided within the front yard. The Site Plan provides for connections to the existing school within the site. The PD zoning provides flexibility in the application of zoning standards for mutual benefit. The developer is requesting some deviations to typical Code requirements such as for multiple buildings on one lot, setbacks exceeding the 0-10 build-to line, building materials and architecture, signage, landscaping and parking. The appropriateness of proposed deviations, as outlined in this report, is a policy matter to be determined by City officials. ACTIONS TO BE CONSIDERED To recommend approval of a Rezoning from CGD (Cedar Grove District) to PD (Planned Development) for proposed Lot 1, Block 1, Tesseract 2 nd Addition, located at 3800 Tesseract Place.

14 Page 14 To recommend approval of a Preliminary Planned Development for proposed Lot 1, Block 1, Tesseract 2 nd Addition, to allow a high school and school campus located at 3800 Tesseract Place. If approved, the following conditions shall apply: 1. A Preliminary Planned Development Agreement shall be executed. The following exhibits shall be made part of the Agreement: Preliminary Site Plan Preliminary Landscape Plan Preliminary Building Elevations Plan Preliminary Site Lighting Plan Preliminary Signage Plan 2. The property shall be platted. 3. This development shall be subject to a cash parks dedication payable at the time of Building Permit at the rates then in effect. 4. This development shall be subject to a cash trails dedication payable at the time Building Permit at the rates then in effect. 5. The applicant shall submit a revised Tree Mitigation Plan that fulfills the required tree mitigation amount of fifty (50) Category B trees (or an equivalent combination of Category A and/or C trees). 6. The construction of the school shall meet the sound attenuation requirements per the Metropolitan Council Transportation Policy Plan. 7. A Building Permit shall be obtained for the 7 chain link fence(s). 8. A Photometric Lighting Plan shall be provided at the time of Building Permit, illustrating levels of illumination in conformance with CGD standards. 9. The total light pole height and wall-mounted fixtures shall not exceed Rooftop mechanical units shall be shown on the Building Elevations at the time of building permit, and placement of units 20 from the building edge and parapet height shall be demonstrated on the permit plans. If these measures alone do not fully screen some equipment, additional screening measures shall be employed in accordance with City Code. 11. Detailed sign plans shall be submitted with the application for Sign Permits including dimensions, type of construction, and how the signs are to be lit. Conformance with City

15 Page 15 Code standards will be confirmed at that time. All signs shall require a Sign Permit prior to installation. 12. The type of Wall signage shall comply with City Code standards, located on the north and south elevations only. 13. The monument sign location shall be at least 10 from the property line and outside of the utility easement area. The base shall be landscaped and match the principal building materials. Design plans for the monument sign shall be provided at the time of Sign Permit and in conformance with the CGD design standards confirmed at that time. 14. The three directional signs shall conform with the CGD design standards. 15. Building address numbers shall be installed consistent with the provisions of Section 2.78 of City Code. 16. The Landscape Plan shall separate the shade and ornamental trees located within the plant schedule and quantities shall be verified. 17. The Landscape Plan key shall be revised to verify plantings meet minimum size requirements per City Code. 18. The Landscape Plan shall be revised to account for mature growth of the proposed conifers and replace the species with those better suited for the site. 19. The Landscape Plan shall be revised to enhance the screening of the parking lot per City Code. 20. Overstory trees shall be placed so as not to conflict with pole lighting or utilities such as hydrants. 21. Overstory trees shall be planted within parking islands wherever possible to maximize shade coverage of pavement areas. 22. A detailed grading, drainage, erosion and sediment control plan shall be prepared in accordance with current City standards and codes prior to issuance of any Building Permit. 23. All erosion/sediment control plans submitted for development and grading permits shall be prepared by a designer who has received current Minnesota Department of Transportation (MNDOT) training, or approved equal training as determined by the City Engineer in designing stormwater pollution prevention plans. 24. All personnel responsible for the construction and management of erosion/sediment control devices and the establishment of vegetation for the development, shall have

16 Page 16 received Erosion/Sediment Control site management certification through the University of Minnesota, or approved equal training as determined by the City Engineer. 25. All erosion control measures shall be installed and maintained in accordance with City code and engineering standards. 26. This development shall meet the City s Post Construction Stormwater Management Requirements (City Code 4.34) for stormwater management and surface water quality, including Runoff Rate Control, 1.1 Volume Control on the site s impervious surface area, and effective soil remediation for the site s disturbed soils that are to be revegetated. 27. Prior to receiving city approval to permit land disturbing activity, the applicant shall provide the City with soil boring logs from a minimum of four soil-borings within each of the proposed infiltration areas, extending a minimum of 10 below the bottom of the proposed infiltration feature, to evaluate and ensure suitability for infiltration. If the soil boring logs indicate incompatibility of existing sub-soil permeability with the submitted and reviewed design plans for meeting volume control requirements, the applicant shall revise the design and/or construction plans (e.g. over-excavation/soil-amendment depth, etc.) to ensure volume control requirements are fully met, in a manner acceptable to the City Engineer. 28. Prior to receiving city approval to permit land disturbing activity, the applicant shall provide construction details of proposed infiltration practices for City review, and acceptance by the City Engineer, (cross-sections, construction sequencing/protection, sizing/volume tables, details for inlets, overflows, outlets, maintenance access, soil amendment criteria, planting plans/details, etc.), to ensure infiltration practices are properly designed and constructed, and adequately protected during / after construction, to function as intended. These graphical details and notes shall be prominently included in all applicable plan sheets (e.g. Grading, Utility & Landscape plans). 29. Prior to receiving city approval to permit land disturbing activity, the applicant shall provide detailed Soil Management Strategies for City review, and acceptance by the City Engineer, that provide for assurances that at final grading the disturbed areas that are to be revegetated will have protected and/or restored soil permeability to non-compacted soil conditions, to comply with Volume Control requirements. These graphical details and notes shall be included in the Stormwater Management Plan and prominently included in all applicable plan sheets (e.g. Grading & Landscape plans). 30. Prior to receiving city approval to permit land disturbing activity, the applicant shall enter into a long-term stormwater management system maintenance agreement with the City, detailing the inspection and maintenance required to ensure proper operation and performance of the permanent stormwater management system, in a form acceptable to the City Attorney.

17 Page During infiltration practice over-excavation and sub-soil work, the applicant shall ensure that a Certified Soil Scientist will be present to verify and document that infiltration practice area sub-soils are suitable for a saturated condition infiltration rate of 0.8-inch per hour or greater (but less than 8.0-inch per hour). If the sub-soil infiltration rates are less than 0.8-inch per hour (or greater than 8.0-inch per hour), the applicant shall immediately notify the City Engineer and revise the volume control practice(s) as necessary (e.g. overexcavation/soil-amendment depth, etc.) to ensure volume control requirements are fully met. 32. Before the city issues a Certificate of Occupancy on the development site, the applicant shall provide the City Engineer as-built plans that demonstrate that all constructed stormwater conveyance structures, stormwater management facilities (forebay and infiltration practices) and soil management strategies conform to design and/or construction plans, as approved by the City. As-built volumes (for retention) shall be provided for the forebay and infiltration practices. Documentation shall be provided to verify soil management strategy compliance. The applicant shall submit to the City Engineer certification that the stormwater management facilities have been installed in accord with the plans and specifications approved. This certification shall be provided by a Professional Engineer licensed in the State of Minnesota. 33. This development shall provide hydrant spacing and locations in accordance with City Fire Department and Public Works standards. 34. The applicant shall submit a proposal/infrastructure plan to be approved by staff to provide telecommunications fiber to the premises (FTTP). This development should include the installation of fiber optic cable, or a conduit for future installation, in its construction plans at the time of Building Permit. 35. No Parking/Fire lane signage shall be installed in the parking lot and driveways, per Fire Department standards, to ensure emergency vehicle access. 36. This development shall be responsible for the acquisition of all regulatory agency permits required by the affected agency prior to building permit approval. To recommend approval of a Final Plat to create one lot upon 13 acres for proposed Lot 1, Block 1, Tesseract 2 nd Addition, located at 3800 Tesseract Place. If approved, the following conditions shall apply: 1. The developer shall comply with these standards conditions of plat approval as adopted by Council on February 2, 1993: B1, B2, B3, C1, C2, C4, E1, F1, G1 and H1 2. The property shall be platted.