HomeMy WebLinkAbout2007-05-02 NAC Planning ReportCnc,losu.re 2
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Hi Suite 202, Golden Valle MN 55422
Telephone, 763.231.2555 Facsimile: 763.231.2561 planners@nacplannin
PLANNING REPORT
TO: Eric Johnson
FROM: Carie Fuhrman/Scott Richards
DATE: Ma 21 2007
RE: Oak Park Hei —Little Victories Da Operation —Conditional Use
Permit
FILE: 798.02-07.03
BACKGROUND
Little Victories Da has applied for a conditional use permit to allow a da
operation at 5595 Memorial Avenue North. The propert is owned b Brooks &
Whitcomb, LC and is located at Lot 3, Block 1, Kern Center, 2nd Addition. The
conditional use is necessar in that the Zonin Ordinance lists da care — g roup
nurseries as a conditional use in the B-3 Zonin District.
In June of 2006, the Cit Council approved a planned unit development and g eneral
and site plan review for the construction of two condominium office/warehouse
buildin off of Memorial Avenue North. The proposed da facilit will be located
directl next to the newl Rejuvenate Medi-Spa. Both businesses will be
located in Buildin #1, which is the first of the two buildin to be constructed.
Attached for reference.
Exhibit A —Site
Plan ( A1, dated 5/10/06
Exhibit B —Floor
Plan
Exhibit C
— Si Plan I
Exhibit D
— Si Plan 11
ANALYSIS
Business Details. Little Victories Da is proposed to be an hourl drop-off child
care facilit Parents will be able to drop off their children for as little as one hour or as
man as 90 hours a month. At capacit the center will be licensed to accommodate
14 toddlers, a 16 months to 33 months, and 30 children, a 34 months to 12
y ears old. Staffin ratios are restricted to state licensin g uidelines of 101 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. (40'1.300- E -15,)
a) Provisions are made to ensure compatibility with surrounding uses.
The surrounding area is zoned B -3, 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.3 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:
N
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
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 401.15.0 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, 2005, indicates 113 parking stalls, five of which are handicap
accessible. The plan also demonstrates 22 foot wide drive aisles and 0 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, 2005, 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, 2000, 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 bath 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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