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HomeMy WebLinkAboutItem 05City of Lakeville Planning Department Memorandum To : Planning Commission From: Brent Jones, Planning Assistant/Code Enforcement Technician Date: April 12, 2018 Subject: Packet Material for the April 19, 2018 Planning Commission Meeting Agenda Item: YMCA ECLC Conditional Use Permit Action Deadline: June 30, 2018 (application extended 60 days) INTRODUCTION Representatives of YMCA ECLC have applied for a conditional use permit to allow a child daycare facility to be located at 16331 Kenrick Avenue in the tenant space that is currently occupied by Fitness 19 and the tenant space that was formerly occupied by Trans4orm, but is currently vacant. YMCA would occupy 10,188 square feet of the 18,926 square foot multi- tenant commercial building. The daycare is proposed to have a maximum licensed capacity of 166 children. Chapter 31 of the Zoning Ordinance allows principal or accessory daycare facilities in all zoning districts subject to the approval of a conditional use permit and compliance with the provisions listed in Section 11-31-5 of the Zoning Ordinance. The State Department of Human Services requires that the proposed facility obtain a license to operate. The daycare operator will apply for this license separately. The following exhibits are attached for your information: EXHIBITS A. Aerial Photo B. Zoning Map C. Overall Site Plan D. Building Area Floor Plan 2 APPLICATION ANALYSIS Property Summary. The multi-tenant commercial building on the property was constructed in 2004. Current tenants include Starbucks, John’s Tailors, Fantastic Sams, Mimi Spa Nails, Align Chiropractic, and Fitness 19. The proposed YMCA is to be located in the Fitness 19 tenant space and the adjacent tenant space to the north that was formerly occupied by Trans4orm, but is currently vacant. Surrounding Land Uses and Zoning North – CSAH 46 and Kenrick Liquor Store (C-3, General Commercial District) South – Kenrick Avenue and commercial businesses (C-3, General Commercial District) East – Kenrick Avenue and commercial businesses (C-3, General Commercial District) West – Kenrick Loop and commercial businesses (C-3, General Commercial District) Lot Requirements and Setbacks. The property and building were developed and constructed in 2004. The lot is 3.23 acres and the building is 18,926 square feet. The lot and building comply with Zoning Ordinance requirements. Sewer and Water. All daycare facilities shall have access to City water and sewer or have adequate private sewer and water to protect the health and safety of all persons who occupy the facility. The existing building is connected to City sewer and water to adequately serve the proposed daycare use. Outdoor Play Area. An outdoor play area is proposed to be located on the west side of the building where there is currently a parking lot. The construction of the outdoor play area will result in the removal of 18 parking spaces. Minimum outdoor play area requirements are overseen by the Minnesota Department of Health and Human Services. The outdoor play is fenced, as required, and is subject to approval of the State’s childcare licensing requirements. Parking. If the daycare facility was located in a single-tenant building, there would be 42 required parking spaces for 166 children calculated at one space for each four children of proposed capacity. Because the daycare in located in a multi-tenant building, the parking requirement for entire property is 1 space per 160 square feet of gross leasable floor area, minus 10%. The square footage of the multi-tenant building is 18,926 square feet, which means that 107 parking spaces are required. The proposed parking for the property after the construction of the play area is 125 parking spaces, which complies with Zoning Ordinance requirements. Days and Hours. The child daycare facility will be open Monday-Friday, 6:30am to 6:30pm. Signage. A sign permit shall be issued prior to installation of any permanent or temporary signage. Land Use Compatibility. The daycare use will be compatible with the other commercial uses on the property and will not have an impact on traffic circulation on the site. The outdoor play area will be located on the back side of the building, away from the other commercial businesses. 3 Trash Enclosure. There is an existing outdoor trash enclosure on the west side of the building that meets Zoning Ordinance requirements and will remain. State License. A license from the Minnesota Department of Human Resources to operate the child daycare facility shall be obtained prior to occupancy of the child daycare facility. RECOMMENDATION Planning Department staff recommends approval of the YMCA child daycare facility conditional use permit subject to the following stipulations: 1. All permits and requirements of the Minnesota Department of Human Services shall be met prior to occupancy of the child daycare facility. 2. Licensed occupancy for the child daycare facility shall not exceed 166 children, unless an amendment to the CUP is approved by the City Council. 3. A building permit is required prior to commencing any construction or remodeling work on-site. 4. A $5,000 security shall be submitted prior to the issuance of a building permit for the erosion control and restoration of the site for the parking lot removal and construction of the outdoor play area. 5. A permit shall be obtained prior to the installation of any permanent or temporary signage. Findings of Fact are attached. cc: Jackie Knight Anita Lancello Brooke Jacobson YMCA Day Care CUP Property Information April 3, 2018 0 225 450112.5 ft 0 60 12030 m 1:2,400 Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. EXHIBIT A ± C-3 C-3 C-3 RM-1 RS -3 162ND ST (CSAH 46) C-3 C-3 RST-1 P/OS ROW KE N R I C K AV EKENRICKLOOPC-3 C-3 JAZZCT JEWEL AVECity of LakevilleZoning Map YMCA CUPKenrick Commons EXHIBIT B Parking Counts: Existing Parking:143 Stalls Multiple Occupancy Retail Parking:108 Stalls 19,162 SF * 10% reduction = 17,245.8 SF 17,245.8 SF/160 SF = 107.78 Required Parking:108 Stalls Provided Parking:125 Stalls Impervious surface reduced by 5,083 SF 26 18 10 9 26 10 18 44 Playground Playground Playground Existing Building Iron World Manufacturing Maverick R Ornamental Picket Fence - Aberdeen Three Rail New concrete sidewalk Concrete curb surrounding playground Demolish existing parking lot this area Fiber mulch and playground equipment by others Kenrick AvenueKenri ck LoopNew Daycare Tenant 10,188 SF Building SetbackParking SetbackProperty Line56' - 0"60' - 0"Loading Area 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M A B C D E F G H J K L M © COPYRIGHT BY CNH ARCHITECTS, INC.7300 WEST 147TH STREET SUITE 504 APPLE VALLEY, MN 55124-7580 (952) 431-4433CNH NO.: 2 3 4 5 6 7 8 9 10 11 12 13 14 151 REVISIONS: DATE:C:\1-Revit\Revit 2018\17090-02 - Lakeville YMCA LCC_bjacobson-cnh.rvt4/11/2018 9:54:46 AMCS01Site PlanLakeville YMCA ECLC16331 Kenrick AvenueLakeville, MN 5504417090-02 02/28/18 1" = 20'-0"CS01 A1 Schematic Site Plan EXHIBIT C - 76 SF Vestibule 101 505 SF Toddlers B 118 505 SF Toddlers C 117 721 SF Transition 116 726 SF Preschool A 115 722 SF Preschool B 114 720 SF Preschool C 113 305 SF Kitchen A 112 718 SF Preschool D 110 420 SF Infants B 105 420 SF Infants A 104 149 SF Office 103 200 SF Staff Work Area 108 93 SF Storage 107 76 SF Restroom 106 505 SF Toddlers A 119 91 SF Laundry A 111 1094 SF Hallway 120 280 SF Feature Room 109 294 SF Reception 102 Double tier metal lockers; each room New 2'-0" x 6'-0" Integrity All Ultrex windows; 10 thus CPT-1CT-1CT-1CPT-1 LVTCT-1CT-1LVT LVTCT-1CT-1LVT CT-1LVTLVTCT-1CT-1LVTLVTCT-1CT-1LVTLVTCT-1LVTCT-1 CT-1LVTLVTCT-11 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M A B C D E F G H J K L M © COPYRIGHT BY CNH ARCHITECTS, INC.7300 WEST 147TH STREET SUITE 504 APPLE VALLEY, MN 55124-7580 (952) 431-4433CNH NO.: 2 3 4 5 6 7 8 9 10 11 12 13 14 151 REVISIONS: DATE:C:\1-Revit\Revit 2018\17090-02 - Lakeville YMCA LCC_bjacobson-cnh.rvt2/28/2018 4:06:38 PMCITY SUBMITTAL CS02Floor PlanLakeville YMCA LCC16331 Kenrick AvenueLakeville, MN 5504417090-02 02/28/18 1/8" = 1'-0"CS02 A1 Overall First Floor Plan EXHIBIT D 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA YMCA DAYCARE CONDITIONAL USE PERMIT On April 19, 2018 the Lakeville Planning Commission met at it’s regularly scheduled meeting to consider the application of YMCA ECLC for a conditional use permit to allow a child daycare facility at 16331 Kenrick Avenue. The Planning Commission conducted a public hearing on the proposed conditional use permit preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested persons wishing to speak. FINDINGS OF FACT 1. The property is currently zoned C-3, General Commercial District. 2. The property is located in Planning District No. 1 of the 2008 Comprehensive Plan, which guides the property for commercial use. 3. The legal description of the property is: Lot 1, Block 1, Kenrick Commons 4. Section 11-4-3E of the City of Lakeville Zoning Ordinance provides that a conditional use permit may not be issued unless certain criteria and satisfied. The criteria and our findings regarding them are: a. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. The proposed child daycare facility is consistent with the commercial use of the property. b. The proposed use is or will be compatible with present and future land uses of the area. The proposed child daycare facility will be compatible with existing and future commercial land uses in the area. 2 c. The proposed use conforms with all performance standards contained in the Zoning Ordinance. Provided compliance with the stipulations of the conditional use permit, the proposed child daycare facility will conform with all performance standards contained in the Zoning Ordinance and the City Code. d. The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. The subject property lies within the existing MUSA. The property is served with city sanitary sewer and city water. The proposed child daycare facility will not overburden the City’s service capacity. e. Traffic generation by the proposed use is within capabilities of streets serving the property. The proposed child daycare facility will not overburden the streets serving the property. 5. The planning report, dated April 12, 2018, prepared by Planning Assistant/Code Enforcement Technician Brent Jones is incorporated herein. DATED: April 19, 2018 LAKEVILLE PLANNING COMMISSION BY: ________________________ Jason Swenson, Chair