HomeMy WebLinkAbout1985 04-11 PCP f- Planning Commission Information Sheet
Application No. 85006
Applicant: New Horizon Enterprises
Location: 6000 Earle Brown Drive
Request: Special Use Permit
The applicant requests special use permit approval to operate a day care center
in the Park Nicollet Medical Center building at 6000 Earle Brown Drive. The property
in question is zoned C2 and is bounded on the north by Earle Brown Drive, on the
east by vacant C2 zoned property, on the southeast by Highway 100, and on the west
by Summit Drive. Day care centers are classified as a special use in the C2 zoning
district and are subject to certain special standards and requirements (see Sections
35-322 and 35-412, attached) .
The applicant, Ms. Sue Dunkley, has submitted a letter (attached) in which she
addresses the general standards for special use permits and the special standards
for day care centers in the C2 zoning district. Ms. Dunkley explains that the
day care operation will be in operation only on weekdays. She states that the
operation would involve less traffic than other permitted uses and would, therefore,
benefit surrounding property. She also states that the design and layout of the
interior and exterior of the center would allow it to blend with other uses and
not impede normal and orderly development. Regarding traffic and parking, she
states that adequate measures exist on the site already and that she would like
to have six "Parent Parking" signs next to handicapped parking for convenience
in dropping children off and picking them up.
In response to the standards pertaining specifically to day care centers, Ms.
Dunkley states that the day care center is compatible with adjacent uses, will
be an asset to adjacent uses, and will be of less intensity with respect to activity
levels. She states that traffic will be within the capacity of available public
facilities and will not have an adverse impact on the facilities or the surrounding
area. Ms. Dunkley also states that traffic generated by other uses on the site
will not pose a danger to children attending the day care center. She explains
that, under State law, children must be signed in and out by their parents. Children
will , therefore, be accompanied by their parents in the parking lot area. She
also notes that the fire exit from the playground will lead away from the parking
lot. She concludes the letter by comparing the parking and traffic impact of
the day care center with a retail use of the property and maintains that it would
be much less.
Staff agree that both the general standards for special use permits and the specific
standards pertaining to day care centers can be met in this case. The concerns
raised in the Zoning Ordinance go in two different directions. On the one hand,
the general standards applying to special uses aim at containing or mitigating
the impact of land uses that are more intense than those normally found in the
district. The specific standards relating to day care centers, on the other hand,
are aimed more at limiting the impact of the surrounding district on the day care
center. This has to be done not by changing the district, but by arranging the
site and operation of the day center so that the impacts of the surrounding com-
mercial uses are minimized. The concerns with this application are primarily
related to automobiles. How many will there be during peak periods? Will the
safety of the children be affected by the confluence of day care and clinic traffic?
Is the outside play area adequately segregated from traffic?
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Application No. 85006 continued
The applicant has stated that the maximum number of cars expected at any one time
is only about a half dozen, hence the request for six parent parking signs. The
capacity of the day care center is approximately 120 children. Traffic will be
fairly steady during the morning and evening peak periods. Staff recommend that
the six parking stalls for parents be a condition of approval to facilitate this y
traffic flow. Staff also accept that the requirement that parents accompany children
into and out of the day care center should minimize the risk posed by clinic
traffic and day care center traffic.
As to the outside play area, the applicant has submitted an architecturally drawn
plan of the playground area. Section 35-412 of the Zoning Ordinance requires that
the playground extend at least 60' out from the building (or to the property line,
whichever is less) , that it not abut a major throughfare, that not more than half
its area have an impervious surface, and that it be appropriately separated from
parking and driving areas. The plan submitted meets all these requirements.
It also provides for some additional landscaping around the playground. Specifically,
the plans calls for a new 5' 7" wide concrete walk and seven Norway Spruce south
of the playground area. A 4' 6" high wood fence to match the existing fence will
be placed along the north and south sides of the playground. Also, there will
be a 25' x 53' 6" sand lot area within the playground. This, along with some
portion of the greenstrip, meets the requirement of 50% non-impervious surface.
Staff would recommend a gate on the south side of the playground to insure against
the event the northerly escape is unsafe.
In general , the application appears to be in order and approval is recommended,
subject to at least the following conditions:
1. The permit is issued. to the applicant as operator of the facility
and is nontransferable.
2. The permit is subject to all applicable codes, ordinances and regu-
lations and any violation thereof shall be grounds for revocation.
3. Building plans are subject to review and approval by the Building
Official with respect to applicable codes prior to the issuance
of permits.
4. A site performance agreement and supporting financial guarantee
(in an amount to be determined by the City Manager) shall be submitted
prior to the issuance of permits to assure completion of approved
site improvements.
5. Six "Parent Parking Only" signs shall be installed at parking spaces
near the day care center entrance to facilitate traffic to and
from the center.
6. The playground plan shall be revised prior to consideration by
the City Council to provide a gate along the south edge of the
playground to allow for the best possible escape from the building
and playground in the event of fire.
7. Special Use Permit approval is exclusive of signery which is subject
to Chapter 34 of the City Ordinances.
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