DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR THE CONSTRUCTION OF A 10,060 SQUARE FOOT DAY CARE/EARLY EDUCATION CENTER IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT LOCATED AT 12612 CENTRAL AVENUE NE. THE GODDARD SCHOOL (TWIN CITES BROTHERS, LLC). (CASE FILE NO. 19-0025)
Schedule of Actions
|
Planning Commission (Public Hearing) |
06/11/19 |
|
City Council (Conditional Use Permit) |
07/08/19 |
|
Action Deadline |
07/22/19 |
Planning Commission
The Planning Commission voted unanimously to approve the conditional use permit. There were no comments at the public hearing.
Background
The Goddard School is proposing to locate a new early education center just south of the Emberwood Apartments. As a reminder this site is on the northwest corner of the frontage road (126th Avenue) that is located behind the multi-tenant building on the corner of Highway 65 and 125th Avenue. The site is zoned DF (Development Flex) and a conditional use permit is required for all uses in this zoning district.
The Goddard School is considered an early education center with the possibility of enrollment reaching 150 students. The hours of operation will be Monday through Friday from 6:30 a.m. to 6:00 p.m. The school will be closed on the weekends and will have minimal staff before and after the previously mentioned times. The school will serve infants through preschool students.
The proposed early education center building is 10,060 square feet. The building is oriented so the front door will face 126th Avenue. The site has 43 parking stalls that will be constructed and 5 stalls that are shown as proof of parking and would be constructed if needed. The site requires 50 parking stalls but staff is amenable to approving the 48 stalls as shown given that there are areas within the school that can be subtracted from the total square footage used in the parking calculation. Staff will monitor the parking situation on site and if the extra stalls are needed, the applicant will be required to construct those stalls.
There are 5 playground areas on site for different age groups. Two of the playgrounds have equipment that will be installed, while the others are open areas. There will be a 6 foot tall steel fence that will be installed around all playgrounds.
The landscaping plan meets the requirements of the Highway 65 Overlay District and the applicant has chosen to oversize all trees to meet landscaping requirements. Sod will be sued over the entire site except for the playground areas, which will include artificial turf. Landscaping must be designed to maintain the proper stopping sight distance for vehicles travelling on 126th Avenue/Central Avenue.
The building includes glass, brick, stone, and fiber cement board and batton. This building is required to meet the requirements of the Highway 65 Overlay District and this building meets those requirements.
Site plan approval will be required for this development and this process will include the submittal of a Site Improvement Performance Agreement and the associated financial guarantee.
The site is made up of two separate parcels, one of which is platted and the other is a metes and bounds description. The two parcels will need to be combined into one tax parcel through a lot combination process at Anoka County Recorder’s Office. The smaller un-platted parcel is .73 acres in size and has not paid park dedication. The 2019 commercial rate is $8704 per acre or a payment in this case of $6353. This would be due at time of building permit.
A Coon Creek Watershed District permit is required prior to issuance of a building permit. Applicant shall utilize an existing water main stub on 126th Avenue just west of the site.
All signage will be issued under separate permits. No signage will be allowed on the west side of the building facing the residential development.
All lighting on site must be downlit and shielded to prevent glare or spill. All pole mounted lighting is limited to 20 feet in height. Additionally no wall mounted lighting will be allowed on the west side of the site adjacent to the residential development.
Recommendation
By motion, approve the resolution.
Attachments
Zoning & Location Map
Site Plan
Landscape Plan
Building Elevations and Color Scheme Examples
Floor Plan
Grading Plan
Utility Plan
Body
WHEREAS, an application has been filed by Twin Cities Brothers, LLC as Conditional Use Permit Case File No. 19-0025; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on June 11, 2019; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case July 8, 2019.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a Conditional Use Permit is hereby approved per Section 29.80 of the Zoning Ordinance to allow for the construction of a 10,060 square foot day care/early education center in a DF (Development Flex) zoning district based on the following conditions:
1. Site plan approval will be required for this development and this process will include the submittal of a Site Improvement Performance Agreement and the associated financial guarantee.
2. All plans that are submitted for site plan approval must be consistent with the plans submitted with the application for the conditional use permit.
3. Staff will monitor the parking situation on site and if the extra proof of parking stalls are needed, the applicant will be required to construct those stalls.
4. The landscaping and building elevations must meet the requirements of the Highway 65 Overlay District standards. Landscaping must be designed to maintain the proper stopping sight distance for vehicles travelling on 126th Avenue/Central Avenue.
5. A Coon Creek Watershed District permit is required prior to issuance of a building permit. Applicant shall utilize an existing water main stub on 126th Avenue just west of the site.
6. The site is made up of two separate parcels, one of which is platted and the other is a metes and bounds description. The two parcels will need to be combined into one tax parcel through a lot combination process at Anoka County Recorder’s Office.
7. The smaller un-platted parcel is .73 acres in size and has not paid park dedication. The 2019 commercial rate is $8,704 per acre or a payment in this case of $6,353. This payment would be due at time of building permit.
8. All signage will be issued under separate permits. No signage will be allowed on the west side of the building facing the residential development.
9. All lighting on site must be downlit and shielded to prevent glare or spill. All pole mounted lighting is limited to 20 feet in height. Additionally no wall mounted lighting will be allowed on the west side of the site adjacent to the residential development.
PASSED by the City Council of the City of Blaine this 8th day of July, 2019.