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Home My WebLink About04-30-08 Fully Executed CUPCITY OF OAK PARK HEIGHTS CONDITIONAL USE PERMIT File No.: 798.02 08.01 Date Issued: April 30, 2008 Legal Description: (Washington County Geo. Code: 040292021 0085) ST CROIX MALL PUD 2 ADDITION, LOT ONE, BLOCK ONE Owner: Hope Adoption and Family Service International Operators: Pony Preschool Child Development Center, LLC (Connie Carlson, Mya Bohan Correen Mohwinkel) Site Address: 5850 Omaha Avenue North Present Zoning District: B -2 Permitted uses set forth in Ordinance 401 Section 401.30 I. CONDITIONAL USE PERMIT: Application submitted by Pony Preschool and Childcare for a conditional use permit to allow a preschool /daycare operation in the lower half of the building at 5850 Omaha Avenue North in Oak Park Heights. All uses shall be subject to the following conditions and/or restrictions imposed by the Resolution of the City Council of the City of Oak Park Heights dated April 23, 2008 as follows: 1. A site plan for the outdoor play area, as well as details on fencing, shall be provided by the applicant subject to City staff review and approval. 2. One disability accessible parking stall, which is van accessible, shall be added to the front entrance of the building. 3. A sign permit shall be approved by City staff prior to erection of any signs on the subject site. All signage shall be lit in conformance with the sign requirements of the Zoning Ordinance. 4. All remodeling plans and building permits shall be subject to approval of the Building Official. Reference Attachment: The reports of the City Planner dated April 2, 2008 and site plan approved by the City Council are annexed hereto by reference. IV. Abandonment: This permit requires continuous use in order to preserve the Conditional Use granted by the City under the terms hereof. Any discontinuation or abandonment of the uses permitted hereunder upon the site for a period of 12 continuous months shall constitute abandonment and void the permit. v. Annual review: Annual review is imposed as a condition of this permit Date: Date: Date: 5. All required State licenses shall be obtained by the applicant and provided to the City prior to issuance of the occupancy permit. IN WITNESS WHEREOF, the parties have set forth their hands and seals. Date: Pony Preschool Child Development Center, LLC By )2 By By Eric Johnson City Administrator or I HEIGHTS EXHIBIT "A" PLANNERS REPORT AND SITE PLANS 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2555 Facsimile: 763.231 .2561 planners nacpla nning.corn PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: April 2, 2008 RE: Oak Park Heights Little Pony Preschool and Childcare 5850 Omaha Avenue North FILE NO: 798.02 08.01 BACKGROUND Connie Carlson, Mya Bohan and Cory Mohwinkel have made application to allow a preschool /daycare operation in the lower half of the building at 5850 Omaha Avenue North in Oak Park Heights. The building is owned by Hope Adoption Services Inc. and the upper half of the structure is occupied by that entity. The property is zoned B -2, General Business District in which daycare and group nurseries within multiple occupancy buildings is a listed conditional use. Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: PROPOSED PROJECT ENCLOSURE 4 NORTHWEST ASSOCIATED CONSULTANTS, INC. Interior Remodel Plan TrafficNehicular Plan Wall Signage Plan Pylon Signage Plan Conditional Use Permit Application and Project Narrative Statement from Hope Adoption Services on Parking and Snowplowing Little Pony Preschool and Childcare will be licensed by the State of Minnesota to offer childcare services for up to 45 children ranging from infants to pre kindergarten. At full capacity, the facility would accommodate eight infants, seven toddlers, 10 early preschool, and 20 pre kindergarten children. The hours of operation would be 6:00 AM to 6:00 PM, Monday through Friday, and open all year. Between four and eight persons would be employed. The lower half of the building at 5850 Omaha Avenue North would be upgraded and renovated to meet all State and local building, fire and licensing requirements. The exterior of the building would not be altered other than the addition of exiting doors, as required, and change of signage. An exterior play area would be added to the west of the building. ISSUES ANALYSIS Comprehensive Plan /Zoning. The property is designated as commercial in the Comprehensive Plan Land Use Map. The subject property is zoned B -2, General Business in which daycare and group nursery facilities in multiple occupancy buildings are a listed conditional use. Conditions for review and approval are included for this conditional use permit as listed below. Daycare Group Nursery Conditional Use Standards (4O1.3OE.8) a. Use Compatibility. The operation and function of the daycare facility must be compatible with other existing uses within the building. This compatibility is to be based upon the nature of the daycare use in relation to the operation of the other existing uses within the building and the satisfactory resolution of conditions (b -g) of this Ordinance. The use of the lower level of the building as a daycare would be compatible with the offices of Hope Adoption Services on the upper level. b. Building Plans. The building plans for the construction or alteration of a structure that is to be used for a daycare facility shall be submitted to the City for review by the City Building Official to determine compliance with the State Building Code. The facility shall also meet the following conditions: 1) The .architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment of property values or constitute a blighting influence within a residential distance of the lot. There are no exterior changes to the building planned other than an exterior door and the addition of the Little Pony sign to the existing canopy. An outdoor play area will be added on the west side of the building. As a condition of approval, the applicant will need to provide a plan and the type of fencing to be approved by City staff 2) The daycare facility shall be located in a portion of the building separated from the other uses located within the structure. The daycare and Hope Adoption Services are on separate floors. 2 g 3 4 The daycare facility shall be adequately sound- proofed to remove extraneous noise that would interfere with the daycare operation and would affect the health, safety and welfare of the daycare participants. Adequate sound proofing must also be provided to prevent disruptive noise generated by the daycare facility from interfering with the operation of the adjacent uses within the building. The construction of the building is such that the floors are sound proofed. The dry cleaning operation, with its equipment, was not an issue for the offices above. Internal and external site land use compatibility and sufficient peripheral area protection shall be provided by the daycare facility. There is adequate area surrounding this building from surrounding uses and residential neighborhoods. c. Screening. Where any outdoor recreational or play area for the daycare facility abuts any commercial or industrial use or zoned property, the play area shall be screened along all exposed perimeters. All of the required fencing and screening shall comply with the fencing and screening requirements in Section 401.15.E. of this Ordinance. The play area will be screened with wood fencing. All of the fencing will comply with Zoning Ordinance Standards. d. Parking. When a daycare facility is within a structure containing another principal use, each use shall be calculated separately for determining the total off- street parking spaces required. Adequate parking will be provided as indicated below. e. Loading. One (1) off street loading space in compliance with Section 401.15.F. of this Ordinance shall be provided. Adequate loading area is provided at the front of the building. f. Signage. All signing and informational or visual communication devices shall be in compliance with Section 401.15.G. of this Ordinance. The signage will be compatible as indicated below. Conditional Use and State Regulations. Daycare group nursery facilities shall be subject to the regulations and procedures of Section 401.03 of this Ordinance and the minimum licensing requirements, as may be amended, of the Minnesota Department of Human Services. 3 The conditional use permit criteria, found in Section 401.03 of the Zoning Ordinance, has been reviewed and staff does not foresee any issues with the conditions specified. All licensing, as indicated by the Minnesota Department of Human Services, will be required. Parking. The site plan indicates a total of 57 parking spaces in the parking lot at the front of the building. Currently, no disability spaces are designated by striping or signage. At feast two parking spaces at the front of the building, one of which is van accessible, will be required. The office and clinic parking requirements would apply for both Hope Adoption Services and the daycare. The gross square footage of the building is 7,900 square feet. The following parking requirement for this building would apply: 7,900 square feet X .9 7,110 200 36 3 39 parking stalls The building will have more than adequate parking for the daycare and office space. signage. The signage plan that has been submitted with the application proposes the addition of the Little Pony logo on the existing canopy sign and inserting the logo and identification within the existing pylon sign. The total signage proposed is less than 100 square feet. Both signs, as proposed, are within the signage allowances specified in the Zoning Ordinance. Lighting of the signage shall be in compliance with the Zoning Ordinance requirements. Outdoor Play Area. The applicant shall be required to provide plans for an outdoor play area proposed west of the existing building. The play area will be enclosed with a wood fence. The site plan and proposed fencing shall be approved by City staff. Building Code. The Building Official has been working with the applicant on all building requirements for the daycare facility. The building has a fire suppression system. The final building plans and remodeling shall be subject to review and approval of the Building Official. CONCLUSION f RECOMMENDATION After reviewing the request and the criteria and conditions for a daycare /group nursery conditional use permit, staff recommends approval of the request for the Little Pony Preschool and Childcare at 5850 Omaha Avenue North. The recommendation is made with the following conditions: 1. A site plan for the outdoor play area, as well as details on fencing, shall be provided by the applicant subject to City staff review and approval. 2. Two disability accessible parking stalls, one of which is van accessible, shall be added to the front entrance of the building. 4 3. A sign permit shall be approved by City staff prior to erection of any signs on the subject site. All signage shall be lit in conformance with the sign requirements of the Zoning ordinance. 4 All remodeling plans and building permits shall be subject to approval of the Building Official. 5. All required State licenses shall be obtained by the applicant and provided to the City prior to issuance of the occupancy permit. 5 hE �4Lw n. -T.•tl F 7.(DH (Y1 �ufgtunfd�]� e r ti 0 D(H!BIT OC) EXHIBIT 2 r VI 4 5 kf) STh VI e 'CO 1 L f) ti To r)L.) A 2 ST. CLAIRE DESIGN STUDIO C. J. CARLSON 103 NO. 5TH STREET CONNIE CARLSON BUILDING SITE SIGNS Oak Park Hts. USE OF EXISTING AWNING WOULD REQUIRE: 1) Removal of existing St.Croix Cleaners vinyl letters 2) Commercial scrubbing to brighten awning vinyl/to remove lettering adhesive residue 3) Application of 8 year weather resistant vinyl lettering and logo (See photo.) JANUARY 16, 2008 al COPY P: ::)2c.03 (P.L. aafrc DestSn Std!o) 8u1 rned:urn ofJs:nal th;s ;Tiedium C: d7 does not: ::enstir.ute a ilcc,f1s: j se •0'y ',:ht s TLF EXHIBIT 3 651-.439-7975 612.747•7615 pistclaire@comcast,net 5995 OREN AVENUE NO SUrcE 204 5. .STILLWATER, MN 55069 ST. CLAIRE DESIGN STUDIO C. J. CARLSON 103 NO. 5TH STREET CONNIE CARLSON BUILDING SITE SIGNS Oak Park Hts. bia 4.- 117 Ina USE OF EXISTING AWNING WOULD REQUIRE: 1) Removal of existing St. Croix Cleaners vinyl letters 2) Commercial scrubbing to brighten awning vinyl/to remove lettering adhesive residue 3) Application of 8 year weather resistant vinyl lettering and logo (See photo.) JANUARY 16,2008 DeS:Sr. 1;S Oiff U1 1c.s nC1 a 651-439-7975 i 612-747-7615 pistclatre@comcast.net 5995 OREN 'VENUE (‘-40.. 1fE ()04 STILLWATER, MN 55089 a PRELIMINARY LOGO: ST. CLAIRE DESIGN STUDIO e C. J. CARLSON 103 NO. 5TH STREET CONNIE CARLSON BUILDING SITE SIGNS Oak Park Hts. R 0 )C JANUARY 16,2008 COPYRiG[ D'2008 (P.L St C:St Al! atJthcr... 1 Pe3rtf :ionstiuite hcznse reproducc U5 e. 11 '17:f 651-439-7975 612-'747-7615 rAsl:ci.aire@comcast.net 5995 OREN AVENUE NO. SUITE 204 STILLWATER„ MN 55082 ST. CLAIRE DESIGN STUDIO C. 1 CARLSON 103 NO. 5TH STREET CONNIE CARLSON BUILDING SITE SIGNS Oak Park Hts. JANUARY 16,2008 USE OF EXISTING POLE SIGN WOULD REQUIRE THE FOLLOWING: 1) Sign substrate reconditioning and removal of old lettering adhesive residue/shadows. 2) Application of 8 year weather resistant vinyl lettering and logo (See photo. If all black lettering/logo required, adjustment will be made.) EXHIBIT 4 1:1 '11: I G .1 C' of nc,:t 6539-7975 612.747-7615 pistdalre@comcastnet 5995 OREN AVENUE NO :Will.: 204 T NI 55082 CITY OF OAK PARK HEIGHTS o DEVELOPMENT APPLICATION 14168 Oak Park Boulevard P.O. Box 2007 Oak Park Heights, MN 55082 (651) 439-4439 Fax: (651) 439-0574 Street Location of Property Legal Description of Property 856 Base Fee: Escrow Amount: GL�I Name Address: City: go Telephone: (Home) 65L-143?-,24V4 (Business) S'„E1 --mom (Fax) Applicant: Name Address: City: Telephone: (Hme) 651:-2_aajj7/1. (Business (ax) 4(Other). Type of Request(s) ppiieant initials State: (Other) State: Zdning District Amendment _Y.__ Conditional Use Permit Variance: Single Family R esidential Varianoe. Other Residental /Commerciailindustri Subdivision Subdivision: Minor Comprehensive Plan Amendment Description of Request(s): e 0O 71 j ve_ Z47 N Zip: b=5a(K:f___ Zip: 5,6O03 PUD: General Plan Home Occupation Site Plan Review Amendment PUD: Concept Plan Street Vacation t. City Financial Assistance xHfBrr g‘�.Po�l 8 a Pi\5L-5Q C9 so OrrvA_ UZ. T ALA o8- v 03 -3fo xL -e .e' 'or) f 0 83 0,riaha I). a f .01, ,ii 0 1 co A i 4t.. e id e 11 ma site or any part has been action on the subject y If a request for planning/zoning previously approved, please describe it below: Development Application, Page 2 s Application Review The undersigned acknowledges that before this request can be considered and/or approved, all f Y required information and fees, including (an deposits, must be paid to the City. An incomplete to the applicant. The application will be returned o pp application approval process commences and an application IS considered complete when all required information and fees are submitted appropriately to the City. Professional Pee Responsibility understanding of the undersigned that all City incurred professional fees and expenSes It is the uncle 9 processing of this request(s) will be promptly paid upon receipt. If payment associated with the p r g is not received applicant, property from the a licant, the roperty owner acknowledges and agrees to be p responsible for the unpaid fee balance either by direct payment or a special assessment against the property. Applicants will be bill on a billed monthly basis for Planning, Engineering, Legal and Community Y Development fees as s the are accrued. It is understood that interest will be charged on the account at the maximum rate by to allowed b the Fair Credit Act if it becomes thirty (30) days past administrative and rocessin due. Failure to pay processing fees in a timely manner may result in denial aid at the time of of the application. All fees must be P application and shall be paid prior to the issuance of a building permit applicant further acknowledges and consents that all unpaid fees owing the The undersigned app/ City of Oak Park Heights shall be treated as unpaid utility fees and may be certified for collection as with delinquent billings uent utilit billin s and may be assessed against the subject real property if unpaid by october.3 of each year. Property Address na ur g Applicant Sign General conditions Date: x •3.08 Date: 45 or �4 Project Plan Narrative The partners of Connie Carlson, Mya Bohan, and Cory Mohwinkel have plans to open a Licensed Childcare/ Preschool Center at the lower half of the property at 5850 Omaha Avenue North in Oak Park Heights. The building is owned by Hope Adoption Services Inc. We will be licensed by the State of Minnesota to offer childcare services to forty two children, ranging from infants to pre kindergarten. We are looking when at full capacity have 8 infants, 7 toddlers, 10 early preschool and 20 pre kindergarten. Our hours of operation will be Gam to 6pm, Monday through Friday. We will be open for business from January to December. We will employ between 4 and 8 people. In order to make this happen we will need to upgrade and renovate the lower half of the building at 5850 Omaha Ave. No. to meet state building, fire and licensing codes and standards. EXHIBIT 6