HomeMy WebLinkAbout1999-07-08 Planning Report NORTHWEST ASSOCIATED CONSULTANTS
INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO: Tom Melena
FROM: Daniel Licht / Scott Richards
DATE: July 8, 1999
RE: Oak Park Heights - Salem Evangelical Lutheran Preschool
FILE NO.: 798.02 - 99.12
BACKGROUND
Salem Lutheran is proposing to convert an existing single family home at 6282 Panama
Avenue North for their preschool program. The preschool program is currently located in
the existing school building. Expanding enrollments of their programs have caused the
school to seek additional space. The existing single family property is developed with a
two story dwelling and a detached garage.
The preschool consists of two separate programs. A program for three - year -olds operates
on Tuesdays and Thursdays from 9:00 AM to 11:30 AM. A second program for four and
five - year -olds operates on Monday, Wednesday and Friday from 9:00 AM to 11:30 AM.
Enrollment is 10 to 20 children in the three - year -old program and 20 children in the four
and five - year -old program. The program will employ two persons on the site.
The 20,420 square foot subject site is zoned R -2, Low and Medium Density Residential
District. Preschool facilities are a conditional use in this District, requiring consideration
of a conditional use permit (CUP).
Attached for Reference:
Exhibit A: Site Location
Exhibit B: Site Plan
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 612- 595 -9636 FAX 612- 595 -9837 E -MAIL NAC @WINTERNET.COM
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ANALYSIS
CUP Criteria. Section 401.03.A.7 directs that the Planning Commission and City Council
consider the possible adverse effects of the proposed preschool as a conditional use.
Their judgement is to be based upon (but not limited to) the following factors:
a. Relationship to the specific policies and provisions of the municipal Comprehensive
Plan.
b. The conformity with present and future land uses of the area.
c. The environmental issues and geographic area involved.
d. Whether the use will tend to or actually depreciate the area in which it is proposed.
e. The impact on character of the surrounding area.
f. The demonstrate need for such use.
g. Traffic generation by the use in relation to the capabilities of streets serving the
property.
h. The impact upon existing public services and facilities including parks, schools,
streets, utilities and the City's service capacity.
The proposed use's conformity with all performance standards contained [in the
Zoning Ordinance].
Comprehensive Plan. The subject parcel is guided by the Comprehensive Plan for school
facilities. This proposed land use reflects the proximity of the parcel to the existing church
school facility and ownership of the property. As such, the proposed preschool is
consistent with the Comprehensive Plan.
Surrounding Uses. The subject site is bounded on the north and south by playgrounds
and ball fields. Salem Lutheran Church occupies the property to the west. To the east,
across Panama Avenue, are single family uses. The proposed preschool use is a
relatively low intensity program. Provided enrollments do not exceed 25 children on the
site at one time, the use will likely be compatible with surrounding land uses.
Access. Access to the property is provided via Panama Avenue. The property also has
access via a private driveway to the south that serves the balance of the church property.
The entrance to the preschool program is anticipated to be on the south side of the
building, which would encourage drop -offs and pick -ups to occur on this private driveway.
This driveway is of sufficient width to accommodate parking and through traffic, based
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upon a site inspection. No Parking is currently allowed on the east side of Panama
Avenue. To further discourage drop- offs /pick -ups from occurring in the public street, the
City may consider posting the west side of Panama Avenue along the east property line
as a no parking and /or stopping zone.
Performance Standards. The following table illustrates the performance standards
applicable to lots and uses in the R -2 District. In addition to the base District standards,
Section 401.22.E.1 of the Zoning Ordinance requires that the required side yard setback
be doubled, up to 50 feet.
Lot Area Lot Setbacks Building
Width Height
Front I Side I Rear
Required 10,400 sq. ft. 80 ft. 30 ft. 20 ft. 30 ft. 35 ft.
Existing 20,420 sq. ft. 166 ft. 7 ft. 67 ft/50 ft 60 ft. 2 Stories
(principal) (approx 24 ft.)
10 ft.
(garage)
The table indicates that the existing dwelling and garage are non - conforming with regard
the front setback and side setback respectively. This may be due to the fact that a public
street to the north of the subject site has been vacated, which would effect how the front
yard is defined on the subject property. Regardless, as an existing legal non - conforming
structure, the use may continue. The setbacks are required to create separation between
adjacent uses. In order to maintain the intent of the setback, all activity on the site should
be oriented to the west or south to minimize any potential impacts to the residential uses
to the east.
Building Improvements. The City Building Official has inspected the structure and made
recommendations regarding improvements that must be made to accommodate the
proposed preschool programs. These improvements include placing smoke detectors in
all rooms, making the rear hallway disability accessible, raising an existing handrail in the
rear hall way, obtaining electrical and mechanical inspections for the property and
installing access gates to the basement and stairs to the upper level to prevent access by
children. Although the applicant is currently proceeding with these improvements, they
should also be included in any approval of the CUP.
Beyond the improvements identified by the Building Official, a number of other
improvements should be considered. The exterior of the building is somewhat weathered
and needs updating (i.e., fresh paint on walls /trim). Secondly, a concrete sidewalk should
be provided from the main south entrance to the sidewalk and private drive. The existing
grass is likely to be worn down quickly with pedestrian traffic.
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Recreation Facilities. As noted above, there are park and playground facilities in close
proximity to the subject site. In addition, the applicant may provide on -site playground
equipment in the future. The anticipated playground equipment may be approved as part
of this application review. To minimize impacts to the residential uses to the east, the play
ground equipment should be limited to the rear (west) yard, within required setbacks. In
addition, the City Building Official should review the design of any playground equipment
to ensure stability and proper installation.
Parking. Section 401.15.F.4.g of the Zoning Ordinance requires one off - street parking
space per seven students for preschool uses. Based upon the anticipated capacity of 20
students, three off - street parking stalls are required. The applicant is proposing to use the
existing driveway to the garage off of Panama Avenue for employee parking. Three
parking stalls with 8.5 x 20.0 foot dimensions should be stripped onto the existing
pavement.
Garage. There is an existing 504 square foot detached garage on the property. The
applicant has not indicated a use for this structure. The use should be limited as part of
the CUP to storage only.
Licencing. As a preschool program, the applicant will be must to obtain all applicable
permits and licences from the Department of Children, Department of Welfare and /or
Department of Human Services. Documentation of these licences being approved will be
required to provided to the City as a condition of any approval.
Signage. No plans for signage for the preschool program has been identified. Any
proposed signage will need to conform to the provisions of Section 401.15.G of the Zoning
Ordinance.
Lighting. The submitted site plan does not indicate any existing or proposed site lighting.
If additional site lighting is proposed, the location and type of fixtures shall be required
subject to review and approval of City Staff.
CONCLUSION AND RECOMMENDATIONS
The proposed conversion of an existing single family dwelling for use as a preschool
facility generally satisfies the criteria for such a use. Provided that necessary
improvements are made to the structure and all State licences approved, the proposed use
is anticipated to be compatible with the surrounding area. As such, our office recommends
approval of the requested CUP. This recommendation is subject to the following
conditions:
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1. The preschool shall not exceed 25 children on the site at any one time without
approval of a CUP amendment.
2. Documentation of obtaining applicable licences from the State of Minnesota shall
be provided.
3. No parking signs are to be considered by the City Council on the west side of
Panama Avenue along the east property line of the subject site.
4. All improvements recommended by the City Building Official are completed, subject
to review and approval of the City Building Official.
5. The exterior of the structures are repainted and repaired as necessary.
6. A concrete sidewalk is installed from the south entrance to the structure to the
private driveway /sidewalk.
7. The construction of on -site playground equipment shall be limited to the rear (west)
yard and shall be subject to review and approval of the City Building Official.
8. Three 8.5 x 20 parking stalls be stripped onto the existing driveway.
9. Use of the detached garage shall be limited to storage.
10. Any proposed signage shall conform to Section 401.15.G of the Zoning Ordinance.
11. The location and type of any additional exterior lighting, subject to review and
approval of City Staff.
12. Comments of other City Staff.
pc. Kris Danielson
Jim Butler
Mark Vierling
Joe Anderlik
Gregory Galler
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EXHIBIT A
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EXHIBIT B
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