HomeMy WebLinkAbout05-10-2007 Planning Commission Meeting Packetv. Public Hearings
Ix. Adjournment
CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING AGENDA
Thursday, May 10, 2007
7:30 p.m. City Hall Council Chamber
1. Call to Order
II. Agenda Approval:
III. Approve Minutes of April 12, 2007 (1)
Department 1 Commission Liaison 1 Other Reports
Iv. Visitors/Public Comment
This is an opportunity for the public to address the Commission with questions or concerns
regarding items not on the agenda. Please limit comments to three minutes.
A. Wesley Investments, Inc. Consider application for Conditional use
Permit to allow Little Victories daycare operation at 5595 Memorial
Ave. N. (2)
VI. New Business
VII. Old Business
A. Comprehensive Plan Update
VIII. Informational
A. Upcoming Meetings: June 14, 2007:
6:30 p.m. Comprehensive Plan Update Committee
(Large Conference Room)
7:30 p.m. Regular Planning Commission Meeting
(Council Chambers)
B. Council Representative: May Commissioner Runk
June Commissioner LeRoux
Public Hearings:
CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING MINUTES
Thursday, April 12, 2007
Call to Order 1 Approval of Agenda:
Chair Liljegren called the meeting to order at 7:30 p.m. Present: Vice Chair Wasescha,
Commissioners Le Roux, Powell and Runk; City Administrator Johnson, City Planner Richards
and Commission Liaison Abrahamson.
Vice Chair Wasescha, seconded by Commissioner Runk, moved to approve the agenda as
presented. Carried 5 0.
Approve Minutes of March 8, 2007:
Commissioner Runk, seconded by Commissioner Le Roux, moved to approve the Minutes as
amended, correcting the time that the meeting was called to order. Carried 5 0.
Department /Commission Liaison Other Reports: None.
Visitors/Public Comment: None.
A. Boutwell's Landing Care Center Expansion Consider application for Planned Unit
Development: Amended Concept General Plan approvals and Building Height
Variance at 13575 58 St. N.
lostae J.
City Planner Richards reviewed the April 4, 2007 planning report relative to the requests for
General PUD and Building Height Variance approvals for a 106 bed care center and noted that
the City Council concept plan approval was extended through December 31, 2008. Richards
noted that a shortage that this type of housing was recognized in the St. Croix Valley community
and that the applicant is required to locate and purchase existing nursing home beds from areas of
the State that have a surplus, thus the number of bed they have will be restricted to the number of
beds they can locate and purchase, up to the 106 beds being requested for the care center.
Richards provided an issue analysis, discussing zoning requirements, trails and sidewalks,
grading, drainage and utilities, lighting elements, signage, 911 calls and the proposed building
design which requires a variance for the building heights due to the designs gabled roofs,
dormers and tower elements and provided the Commission with a planning recommendation
with conditions for their consideration.
Chair Liljegren opened the public hearing and invited public comment.
Ken Hooge of Senior Housing Partners, representing Valley Senior Services Alliance addressed
the Commission and responded to their questions; noting that the emergency generator will
operate from natural gas; discussed plans to coordinate efficient flow of human and vehicular
traffic at and around Boutwell's Landing; stated that signage to the care facility would be similar
to existing campus signage, noting the possibility of additional directional signage being needed;
stated that ambulance service comes to the front door of the building address where it is needed
and that current plan do not have a provisions for housing an emergency vehicle on campus.
Planning Commission Minutes
April 12, 2007
Page 2 of 4
Discussion ensued between the applicant and the Commission relative to having an emergency
vehicle kept on site, access points for emergency vehicle travel, the number of 911 calls to
Boutwell's Landing, measures undertaken by Valley Senior Services Alliance to reduce the
number of calls and how emergency situations are anticipated to be handled throughout the
various segments of the campus. The requirement for full -cut off light fixtures was clarified.
Commissioner Runk, seconded by Commissioner LeRoux, moved to close the public hearing.
Carried 5 -0.
Commission review and discussion ensued as to the conditions of the planning report
Commissioner Runk, seconded by Commissioner LeRoux, moved to recommend City Council
approval of the requests for General Planned Unit Development and Building Height Variance,
subject to the following conditions:
1. The City Engineer shall approve all driveway locations from 58 St. N.
2. The City Engineer shall comment on the traffic study and potential impact of the
expansion to 58 St. N. and Oakgreen Ave. N.
3. The four propane tanks shall be removed from the site and not be installed unless
approved by the City.
4. The landscape plan is subject to review and approval of City Arborist
5. The site plan shalt be revised to include plans for the outdoor play area, subject to
review and approval of City staff.
6. The applicant shalt provide additional plans for the grading and installation of prairie
grasses on the east side of Autumn Hills Park. The plans shall be subject to review
and approval of the City Engineer and City Arborist.
7. The grading and drainage plans shall be subject to review and approval of the City
Engineer, Middle St. Croix Watershed Management Organization and Brown's Creek
Watershed District.
8. The utility plans shall be subject to review and approval of the City Engineer.
9. All newly installed freestanding light fixtures shall include a conforming full cut-off
tens. A detailed lighting plan for the building tight fixtures shall be submitted for
City staff approval prior to installation. All new light fixtures shall comply with the
requirements of the Zoning Ordinance.
10. All signage installed on site shall comply with the requirements of the Zoning
Ordinance. A plan, subject to approval by City staff, shalt be submitted by the
applicant indicating appropriate directional signage.
Carried 0.
Planning Commission Minutes
April 12, 2007
Page 3 of 4
11. The Planning Commission is favorable to the proposed building architecture and
materials.
12. The Planning Commission recommends and City Council approves a building height
to the mid -point of the highest roof of 42 feet.
13. As part of the PUD approvals, the Planning Commission recommends and the City
Council approves a conditional use permit allowance for tower elements to not exceed
60 feet in height.
14. The City will conduct an annual review to address the issue of 911 calls and potential
emergency vehicle sitting on campus at a later date.
15. A snow removal and storage plan shall be submitted by the applicant.
16. The Police Chief and Fire Chief should comment on any safety vehicle access issues
of the access points, driveways or of the general plan.
17. A development agreement amendment shall be executed subject to review and
approval of the City Attorney. The issue of payment in lieu of taxes will be addressed
as part of the agreement.
B. Swager Park 14290 58 St. N. Consider request for a five-foot variance to side yard
setback requirement for parking area improvements at Swager Park.
City Planner Richards reviewed the April 3, 2007 planning report relative to the request for a
five -foot side yard setback and provided an issue analysis, discussing the parking lot design,
adjacent uses to the site, and not encroaching upon the usable play area at the park being the
nature of hardship for the variance request. Richard noted that his report recommends approval
with no conditions.
Discussion ensued; City Administrator Johnson sated that the new parking lot lighting will have
full cut off lenses and comply with the zoning ordinance. Commissioner Runk asked if there was
any new signage included with the improvements. Johnson stated that the Parks Commission
was having their annual park walkthrough next Monday and would address the matter of signage
and other City parks needs, including Swager Park, at that time. It was noted that the trail at
Swager Park would extend into Andersen Corporation's parking lot and that the parcel of land
between the park and the parking lot is owned by Andersen's holding company and that the City
has not received any comment as to their doing any additional landscaping there. Johnson stated
that Andersen Corporation has no objection to the trail placement and noted that part of the
funding for the trail is coming from them as part of the Planned Unit Development Agreement
for their site.
There being no visitors to the public hearing, Commissioner Runk, seconded by Commissioner
Powell, moved to recommend that the City Council approve the request for variance without
condition. Carried 5 0.
New Business: None.
Old Business:
A. Comprehensive Plan Update:
City Planner Richards reported that the 2008 Comprehensive Plan Update Committee met prior to
the regular Planning Commission meeting and that discussion focused on the plans format and
social inventory issues and opportunities. The next workshop meeting is May 10, 2007 at 6:30 p.m.
and will be held in the large conference room at City Hall.
Informational:
A. Upcoming Meetings: May 10, 2007:
6 :30 p.m. Comprehensive Plan Update Committee
(Large Conference Room)
7:30 p.m. Regular Planning Commission Meeting
(Council Chambers)
B. Council Representative: April Commissioner Wasescha
May Commissioner Runk
Adjournment:
Planning Commission Minutes
April 12, 2007
Page 4 of 4
Commissioner Powell, seconded by Vice Chair Wasescha, moved to adjourn at 8:32 p.m. Carried
5- 0.
Respectfully submitted,
Julie A. Hultman
Planning Code Enforcement
Approved by the Planning Commission:
PLANNING REPORT
TO: Eric Johnson
FROM: Carle Fuhrman /Scott Richards
DATE: May 2, 2007
RE: Oak Park Heights Little Victories Daycare Operation Conditional Use
Permit
FILE: 798.02 -07.03
BACKGROUND
Little Victories Daycare has applied for a conditional use permit to allow a daycare
operation at 5595 Memorial Avenue North. The property is owned by Brooks
Whitcomb, LLC and is located at Lot 3, Block 1, Kern Center, 2nd Addition. The
conditional use is necessary in that the Zoning Ordinance lists day care group
nurseries as a conditional use in the B-3 Zoning District.
In June of 2006, the city Council approved a planned unit development and general
and site plan review for the construction of two condominium office /warehouse
buildings off of Memorial Avenue North. The proposed daycare facility will be located
directly next to the newly opening Rejuvenate Medi -Spa. Both businesses will be
located in Building #1, which is the first of the two buildings to be constructed.
Attached for reference.
ErwJ osure 2
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231 .2555 Facsimile: 763.231 .2561 planners@nacplanning.com
Exhibit A —Site Plan (Al, dated 5/10/06)
Exhibit B Floor Plan
Exhibit C Signage Plan 1
Exhibit D Signage Plan 11
ANALYSIS
Business Details. Little Victories Daycare is proposed to be an hourly drop-off child
care facility. Parents will be able to drop off their children for as little as one hour or as
many as 90 hours a month. At capacity, the center will be licensed to accommodate
14 toddlers, ages 16 months to 33 months, and 30 children, ages 34 months to 12
years old. Staffing ratios are restricted to state licensing guidelines of 10:1 for
preschoolers and 7 :1 for toddlers.
The proposed hours of operation are:
Monday through Friday: 8:00 a.m. to 8:00 p.m.
Saturday: 8:00 a.m. to 6:00 p.m.
Sunday: Closed
The applicants have stated that there is a potential for future hours in order to allow for
parents to have a "date night," which might includes hours to 10:00 p.m. on both
Friday and Saturday evenings.
Zoning. The subject property is zoned B -3, Highway Business and Warehousing
District, in which day cares are conditional uses. The proposed indoor portion of the
daycare is 2,433 square feet. The proposed outdoor play area is 1 ,500 square feet.
Daycare CUP Standards. (4Ot3OO.E15j
a) Provisions are made to ensure compatibility with surrounding uses.
The surrounding area is zoned B Highway Business and Warehouse.
b) Adequate area is provided within the plan for outdoor play areas.
A 1,500 square foot area is proposed for the outdoor play area, which is
proposed in the internal courtyard between the two buildings of the
planned unit development.
c) All fire codes as applicable are complied with.
The Fire Marshall shall review the plans.
d) All applicable state and local regulations pertaining to child care
facilities are complied with.
Staffing ratios are restricted to state licensing guidelines of 10:1 for
preschoolers and 7:1 for toddlers.
e) Adequate areas are provided for child drop off.
The common area between the spa and daycare will provide adequate
area for child drop -off.
f) Adequate analysis and provisions are made to resolve issues related to
demand for services. No use shall be allowed that will exceed the City's
ability to provide utility, police, fire, administrative or other services to
the site.
There shall be no City service issues with this request.
g) The provisions of Section 401.03.A.8 of this Ordinance are considered
and satisfactorily met.
The CUP criteria has been reviewed and staff does not foresee any issues
with the conditions specified.
Signage plan. The Signage Plan that has been submitted with the Conditional Use
Permit application proposes the following:
2
1) One wall sign located above the southeast entrance of the building, to be
four feet by three feet (eight feet by three feet total with both tenants, for a
total of 24 square feet).
Staff Comment: Twenty -four square feet is slightly less than what
was approved with the P.U.D., which allowed for 32 square feet for
each wall sign.
2) One freestanding sign with space for six tenants to advertise, including
Little Victories. The following standards apply to freestanding signs for
mixed use multiple occupancy buildings:
Maximum of one freestanding sign allowed per lot
Sign area may not exceed 100 square feet
i Maximum height of 20 feet
Sign base shall be surrounded with a landscape planter at least three
feet in height
Planter shall contain decorative shrubbery and/or flower materials
Sign base shall be constructed of materials to match the principal
building
According to a site visit conducted by staff, both signs have already been installed
without first obtaining a permit, which is in violation of condition #2 of the resolution
approving the planned unit development, concept and general plan, and site plan
review for the construction of the two condominium office /warehouse buildings. Sign
permits must be obtained for both signs on the subject site in order to verify
consistency with Section 401.15.G of the Zoning Ordinance.
Parking. The parking calculations for the office condominiums were based on the
proposed 80 percent office use and 20 percent warehouse use. The parking plan,
dated April 10, 2006, indicates 113 parking stalls, five of which are handicap
accessible. The plan also demonstrates 22 foot wide drive aisles and 9 foot by 18 foot
parking stalls. These standards meet the requirements that were laid out in the
conditions of the P.U.D. and site plan approval.
According to the Zoning Ordinance, day nurseries require four spaces plus one for
each three beds for which accommodations are offered and one space designated for
emergency vehicles. The provided parking will sufficiently address the needs of the
proposed daycare facility.
Fencing. The submitted floor plan indicates a proposed fence to be installed
surrounding the outdoor play area. However, no details regarding this fence have
been submitted. Fence details shall be submitted, including the height and materials
to be utilized.
Landscape Plan. The submitted floor plan indicates that the proposed outdoor play
area will interfere with portions of the Landscape Plan, dated May 10, 2006, which
3
was submitted with the original P.U.D. Six of the red twigged dogwood potted shrubs
were approved to be located in this area, in addition to a portion of an 18 by 18 foot
patio area. This will require readjustment of the proposed patio and proposed potted
shrubs. This is subject to review and approval of the city Arborist.
Grading Plan Erosion control Plan. The submitted floor plan indicates that the
proposed outdoor play area will be located directly over the grass drainage swale in
the internal courtyard. The drainage swale is indicated on the Grading and Erosion
Control Plan, dated April 10, 2006, with the original P.U.D. application. This is subject
to the review and approval of the City Engineer.
CONCLUSION/RECOMMENDATION
After reviewing the request and the criteria and conditions for day care conditional use
permit approvals, staff recommends approval of the request for the Little Victories Day
Care. The recommendation is made with the following conditions:
1) A sign permit shall be obtained prior to the erection of any signs on the subject
site.
2) Sign permits must be obtained for both signs on the subject site in order to verify
consistency with Section 401.15.G of the Zoning Ordinance. Indicate the total
size of the freestanding sign as it differs from the sign details in the P.U.D.
application on sheet number A -1.
3) Fence details shall be submitted, including materials to be utilized and height.
4) The proposed outdoor play area location is subject to the review and approval by
the City Engineer as its location is directly over the grass drainage swale in the
courtyard.
5) The proposed outdoor play area location is subject to review and approval by the
City Arborist, due to its compromise of the original Landscape Plan.
6) The location of the 18 foot by 18 foot patio directly behind the proposed outdoor
play area will need to be adjusted slightly towards Building #2.
7) The Fire Marshall shall review and approve the building plans.
8) The applicant shall provide to the City a copy of the State License prior to
issuance of the occupancy permit.
9) One parking \stall shall be designated for emergency vehicles.
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