DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR OPERATION OF A 13,300 SQUARE FOOT EARLY LEARNING CENTER IN A B-2 (COMMUNITY COMMERCIAL) ZONING DISTRICT AT 125th AVENUE/LEGACY CREEK PARKWAY. STEPPING STONES EARLY LEARNING CENTER. (CASE FILE NO. 14-0044/LSJ)
Schedule of Actions
Planning Commission (Public Hearing) |
08/13/14 |
City Council (Pre Plat/CUP) |
09/04/14 |
Action Deadline |
09/18/14 |
Background
There is a 3 acre commercial outlot on the northeast corner of Legacy Creek Parkway and 125th Avenue that has remained undeveloped for several years. At this time Stepping Stones Early Learning Center wishes to locate a facility on this property that is zoned B-2 (Community Commercial). The use as a school/day care requires a conditional use permit in this zoning district. A preliminary plat is also being requested at this time that changes the outlot into a platted lot.
The proposed building is 13,300 square feet in size and this use will occupy the entire parcel. This will be a privately owned facility serving children from infancy through kindergarten. There will be 25 adult staff members working with up to 155 children. The hours of operation will be from 6:30 a.m. to 6:00 p.m. during the week with limited weekend activity. The attached narrative explains more about the philosophy and operations of the school.
There are 56 parking stalls on site and 44 stalls are required for this use, so parking is adequate on site. You will see that there is a designated fire lane on the east side of the building and a grass paver system is provided for truck access on the northeast corner of the front yard.
As you are aware, the City Council wishes to require all higher profile sites to meet the Highway 65 Overlay District requirements in terms of building materials and landscaping. The building being constructed has many different architectural features and meets the overlay requirements in terms of the materials used. The building will include LP or James Hardi siding, masonry and glass.
The landscaping that has been provided meets the City's landscape ordinance requirements and buffer yard flexibility requirements because of the reduced setback of the building on the east side of the site. As a reminder, a 100-foot building setback is required in this zoning district if the site is adjacent to a residentially zoned property. This setback can be reduced by adding in more landscaping, which is the case in this situation.
The applicant should be aware that the owner of this site will be responsible for the maintenance of the boulevard areas on the west and north sides of the site that includes any existing trees already planted in these areas.
Sod must be placed over 4 inches of black dirt containing no more than 35% sand over the entire site. Underground irrigation is also required over the entire site and boulevard. Seeding is not permitted.
There are two different designated play yards on the site plan that will be fenced with either a chain link fence or a wrought iron style fence. The site plan and all other plans should denote exactly where the two types of fences start and stop. Separate permits will need to be issued for the fences.
If any canopies will be used in the play yards, staff must approve the design and materials to be used.
All signage will be issued under separate permits. The site is allowed one monument style sign that is no more than 14 feet in height and no greater than 140 square feet. Wall signage is allowed on three sides of the building. Temporary signage also requires a permit.
All lighting must be downlit and shielded to prevent glare or spill. A light plan must be submitted that meets the requirements of the zoning ordinance.
Applicant is required to obtain a Coon Creek Watershed permit prior to any site work. A copy will need to be submitted to the city.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Preliminary Plat
Site Plan
Floor Plan
Elevations
Utility Plan
Landscape Plan
Narrative
Public Comment
Body
WHEREAS, an application has been filed by Stepping Stones Early Learning Center as Conditional Use Permit Case File No. 14-0044; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on August 13, 2014; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on September 4, 2014.
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 operation of a 13,300 square foot early learning center in a B-2 (Community Commercial) zoning district based on the following conditions:
1. All site and landscaping improvements must be constructed as shown on these plans with all required staff changes included on the plans.
2. The landscaping and building must meet the requirements of the Highway 65 Overlay District. The landscape plan meets these requirements and the building does as well. The siding used must be James Hardi or LP siding.
3. The landscape plan must also meet buffer yard flexibility requirements on the east side of the site and the current plan meets those requirements.
4. The applicant should be aware that the owner of this site will be responsible for the maintenance of the boulevard areas on the west and north sides of the site that includes any existing trees already planted in these areas.
5. Sod must be placed over 4 inches of black dirt containing no more than 35% sand over the entire site. Underground irrigation system is also required for the entire site and boulevard. Seeding is not permitted.
6. There two different designated play yards on the site plan that will be fenced with either a chain link fence or a wrought iron style fence. The site plan and all other plans should denote exactly where the two types of fences start and stop. Separate permits will need to be issued for the fences.
7. If any canopies will be used in the play yards, staff must approve the design and materials to be used.
8. Any chain link fencing on the site must be PVC coated.
9. Payment of SAC and WAC with building permit.
10. All signage will be issued under separate permits. The site is allowed one monument style sign that is no more than 14 feet in height and no greater than 140 square feet. Wall signage is allowed on three sides of the building. Temporary signage also requires a permit. Staff will review any wall signage on the north side to reduce possible impact on the residential to the north.
11. All lighting must be downlit and shielded to prevent glare or spill. A light plan must be submitted that meets the requirements of the zoning ordinance.
12. Applicant is required to obtain a Coon Creek Watershed permit prior to any site work.
13. Applicant to obtain and adhere to all required County or State licensing requirements.
14. Applicant to provide year-round maintenance and clearing of required fire access drives.
15. Site plan approval with execution of a Site Improvement Performance Agreement (SIPA) and acceptable financial guarantee is required prior to issuance of a building permit or commencement of any site work.
PASSED by the City Council of the City of Blaine this 4th day of September 2014.