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HomeMy WebLinkAbout1999-07-08 NAC Planning ReportINC O RTHWEST ASSOC IA, ED CONSULTANTS COMMUNITY PLANNING -- DESIGN - MARKET RESEARCH To: FROM: DATE: RE: FILE NO.: Tom Melena Daniel Licht 1 Scott Richards July 8, 1999 Oak Park Heights - Salem Evangelical Lutheran Preschool 798.02 - 99.12 Salem Lutheran is proposing to convert an existing single family home at 0282 Panama Avenue Noah 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 55416 PHONE 61 2- 595 -963£ FAX 6 1 2- 595 -9837 EMAIL NAG O� WINTERNET.COM 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. i. The proposed use's conformity with all performance standards contained [in the Zoning Ordinance]. Comprehensive Plana 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 0 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 ,honing ordinance requires that the required side yard setback be doubled, up to 50 feet. Lot Area Lot Width Setbacks Building Height Front Side Rear 80 ft. 30 ft. 20 ft. 30 ft. 35 ft. Required 10,400 sq. ft. Existing 20,420 sq. ft. 156 ft. 7 ft. 57 fU50 ft 00 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. 91 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. Licencinge 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. o 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: F 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. 3, Three 3.5 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. 1 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 Vierl i ng Joe Anderlik Gregory Galler R E Z+ N ci ir) z C) co LEN w i Fw�, x z 42 0. Unless not or private located it STATE ONE constructs _ utilities, McKentYs A Overall p^ ' Note the c Overall p. ! co` : � s r _ P gF;-. 00 OJ LLI Uj DRIVEWAY CL N s w� 3 ' Z. E " Ams' H I B I T Ep"s