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04-26-10 PC Agenda AGENDA Planning Commission Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers Monday, April 26, 2010 7pm 1. Approval of Minutes a. March 22, 2010 Regular Planning Commission Meeting 2. Informal Public Hearing - Conditional Use Permit - 5530 Golden Valley Road - CU-128 a. Applicant: Peaceful Valley Montessori Academy - Katie Doyle, Applicant b. Address: 5530 Golden Valley Road c. Purpose: To allow the operation of a Childcare Facility in the Commercial Zoning District 3. Short Recess 4. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings 5. Other Business 6. Adjournment This document is available in alternate formats upon a 72-hour request. Please call 763-593-8006 (TrY: 763-593-3968) to make a request. Examples of alternate formats mayincludelargeprint,.electronic, Braille, audiocassette, etc. Regular Meeting of the Golden Valley Planning Commission March 22, 2010 A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday, March 22, 2010. Chair Keysser called the meeting to order at 7:05 pm. Those present were Planning Commissioners Cera, Eck, Keysser, Kluchka,fY1~Carty, Schmidgall and Waldhauser. Also present was City Planner Joe Hogeboom and AdmilTlIstrativeAssistant Lisa Wittman. 1. Approval of Minutes February 22,2010 Regular Planning Commission Meeting Eck referred to the first sentence on page 6 and noted that word."he" needed to be added. Waldhauser referred to the last sentence on page 7and stated thatirShould be changed to read as follows "She suggested to the applicants thl;\t they establish an advisory board to help the business side of their operation". 2. Informal Public Hearing - Conditional USe Permit..... 2420 Nevada Avenue North - CU-127 Applicant: U.S. Fleet Leas Jo on, Applicant Address: 2420 Nevag Purpose: To allow the!l:;) Zoning Distric ion of a used motor vehicle sales business in the Industrial Hogeboom exp vehicles. The pr service of facilitie due to its ap~Jicant is proposing to sell pre-owned government fleet ated in the Industrial Zoning District which allows the sales and gh a Conditional Use Permit. He added that the applicant has in Ham Lake but they would like to be located in Golden Valley ed to his staff report and discussed the ten factors used when analyzing a Permit request. He stated that staff is recommending approval of this request and discu e proposed conditions of approval. He referred to one of the conditions regarding an existing fence and gate on the property and explained that the gate must be removed or upgraded to meet the standards of the Minnesota State Fire and Building Codes in order to allow emergency egress for the neighboring business to the south at 2400 Nevada Avenue North. Keysser asked if the applicant owns the property. Hogeboom said no, the applicant will be leasing the building. Minutes of the Golden Valley Planning Commission March 22, 2010 Page 2 Keysser referred to a letter the Planning Commission received from a neighboring property owner regarding junk being stored on the subject property. He asked if the junk will be removed. Hogeboom said he thinks the items stored on the property will be removed because the cars the applicant is proposing to sell will be located in that area. Cera referred to the same letter and asked about the concern mentioned regarding the lawn irrigation system being hooked into the city water system without a vacuum pressure breaker. Waldhauser stated that since there will be no repairs or oil changes done on...$i e doesn't think water contamination is a concern in this case. McCarty agreed that risk 0 soline or other contaminants getting into a sprinkler head is minimal. Schmidgal!<9d e<.that he esn't think the vacuum pressure breaker requirements have to be addres$.~ounless<the is undergoing significant changes. Edward Johnson, Applicant, stated that he specializes in governmenf f[~~t vehicles. They purchase them, clean them up and sell them to other businesses and to the~ublic. He explained that he won't need more than one small sign because mO$t of their business is done through the internet. He clarified that the boats curreTtlystored on<th~<property will be removed because that is where he will be storing his vehicle$.He added that he would be willing to work with the neighboring property owner on providing s e sort of screening. He referred to the condition of approval regarding the fence ang/gat~.. i e and . he is in the process of obtaining estimates for a new gate and fOCil'lOW th~/ga il nbolted and left open so it can be used for egress until the issue is resolved. Keysser asked about the hours of .pperation. Johnson explained that they are only open 3 or 4 days per week and most of their h r by appointment only. Keyss~Faske added th parking. servicing his vehicles. Johnson stated that he has es all of the servicing, cleaning, detailing and Eck asked the applicant w a contract with a shop in auto body work for hi vehicl Keysser asked explained that Maple Grov e brought to this location on a truck. Johnson said no and e driven to the Golden Valley site or directly to the shop in would be located at this site. Johnson said he has never had s at one time. out the number of employees. Johnson said he has one employee and are 7 to 9 parking spaces in addition to the vehicle storage area and on-street Keysser opened the public hearing. Seeing and hearing no one wishing to comment, Keysser closed the public hearing. Eck said he doesn't have any objections to the proposal. Waldhauser agreed and said she was concerned about the type of vehicles that were going to be sold but it sounds like there will only Minutes of the Golden Valley Planning Commission March 22, 2010 Page 3 be autos sold and there isn't going to be much traffic generated as a result of this proposal. McCarty agreed. MOVED by Cera, seconded by Schmidgall and motion carried unanimously to recommend approval to allow the operation of a used motor vehicle sales business at 2420 Nevada Avenue North subject the following conditions: 1. All signage shall meet the requirements of Section 4.20 of City Code. 2. No motor vehicles for sale shall be located on City streets at any time. 3. All future improvements to the building shall meet the City's Buildihg Code requirerJ:1ents. 4. No major service of vehicles shall take place on the premise~; 5. The gate to the property at 2420 Nevada Avenue Nortt).~hall be:rem upgraded to the standards of the Minnesota State. Fire and Building Code allow emergency egress for the occupants at 2400 Nevada Avenue North. 6. All other applicable local, state and federal be met at all times. 7. Failure to comply with one or more of of the conditional use permit. cdnditi9nsshall be grounds for revocation 5. Reports on Meetings Board of Zoning A g and Redevelopment Authority, City Council, r Meetings 6 City Council meeting where the 3rd Lair Conditional Use led to the April 7 City Council meeting. She questioned if ~rd requirement for Conditional Use Permit requests. dard to have the Fire and Inspections Department review and that it is their decision if a code analysis is required. 4. Waldhauser reported .9n the Permit Amendment r~gl:l~ t obtaining a cod~. analy~.i.s Hogeboom explaJqed th Conditional Permifir s discussed. 6. The meeting was adjourned at 7:28 pm. Lester Eck, Secretary Hey Planning 763-593-8095 I 763-593-8109 (fax) Date: April 13, 2010 To: Planning Commission From: Kevin Knase, Planning Intern Subject: Informal Public Hearing on Conditional Use Permit (CUP-128) to Allow for a Montessori preschool/childcare facility - Peaceful Valley Montessori Academy (Katie Doyle), Applicant Background Ms. Summer Picha, representative for Peaceful Valley Montessori Academy has requested a Conditional Use Permit (CUP) in order to allow a Montessori preschool/childcare facility at 5530 Golden Valley Road. It is the intent of Peaceful Valley Montessori Academy to lease out the upper half of the property for this purpose. Peaceful Valley Montessori Academy would employ approximately 3 people and would serve up to 25 children/students. Peaceful Valley Montessori Academy intends to utilize the upper floor of the building consisting of an entry, classroom, coat/storage room, and two restrooms for its facility as well as a fenced in yard. Hours of operation are to be from 7 am to 6 pm. Drop off times will be anytime between 7 am and 9 am and pick up anytime between 3:30pm and 6 pm. Proposed Use The building at 5530 Golden Valley Road is located in the Commercial zoning district. Peaceful Valley Montessori Academy is leasing the upper floor of the property and would occupy only that space. The Zoning Code requires one parking space for six clients and one parking space for each staff member. Therefore, seven total parking spaces are required for this use. The building at 5530 Golden Valley Road currently has 6 parking stalls, one of which is handicap accessible, which would provide adequate parking for the students of the Montessori. In order to provide parking for the 3 employees, the applicant has stated they will be leasing 3 permanent parking spaces from Cottle Properties across the street at 1415 Lilac Drive North, which has the extra parking spaces to accommodate this. It is stated by the applicant 1 that drop-off and pick up times will be spaced out, reducing traffic at the intersection and the amount of parking needed, particularly since people will only be parking for short periods of time to drop off and pick up their children. Analysis of Ten Factors The Planning Commission must make findings on ten factors when reviewing a CUP application. They are as follows with staff comment: 1. Demonstrated Need of the Use: The City requires that an applicant identify a market for the proposed good or service necessitating a CUP. Peaceful Valley Montessori Academy has demonstrated this by showing that Montessori schools/childcare facilities are desired within their communities. 2. Consistency with the Comprehensive Plan: The General Land Use Plan Map depicts the proposed site as commercial use. Montessori schools/childcare facilities, through conditional use, are compliant with this land use designation. 3. Effect on Property Values in the Area: Staff does not believe the approval of this permit will negatively affect property values in the area. The site is located on commercial zoned property. 4. Effect of Use on Traffic in the Area: Peaceful Valley Montessori Academy serves a small client base, whose arrival and departure will be staggered over a period of time. This should have little impact on traffic in the area. 5. Effect of Increases in Density or Population on the Area: The proposed use will not increase the population of the area. Since this use is non-residential, only the daytime population of Golden Valley would be effected. 6. Increase in Noise Created by Use: Noise impacts created by this proposed facility should not extend beyond the site. Minimal additional noise can be expected by students in the yard. 7. Any Dust, Odor or Vibration caused by Use: No such problems are expected to be caused by this proposal. 8. Any Increase in Animal Pests Caused by the Use: The nature of this facility does not contribute to the existence of pests in anyway. 9. Visual Appearance of the Use: The exterior of the building will not be affected (other than signage) with the proposed use. 10. Other Effects of the Use: Staff does not anticipate any other negative effects of the proposed use. 2 Recommended Action Staff recommends approval of the Conditional Use Permit allowing a preschool/childcare facility serving up to 25 children, as licensed by the State Department. The facility is to be operated by Peaceful Valley Montessori Academy. The approval of a Conditional Use Permit is subject to the following conditions: 1. All signage shall meet the requirements of the City's sign code. 2. The site plan shall become a part of this approval. 3. The Montessori school/childcare facility shall be limited to 25 clients, or the amount specified by the Minnesota Department of State. 4. The hours of normal operation shall be Monday through Friday from 7 am to 6 pm. 5. All improvements to the building shall meet the City's Building Code requirements. 6. All necessary licenses shall be obtained by the Minnesota Department of State and/or the Minnesota Department of Education before schooling and childcare operations may commence. Proof of such licensing shall be presented to the Director of Planning and Development. 7. Documentation regarding the use of off-street parking spaces from a property zoned Business and Professional Offices within 500 feet of 5530 Golden Valley Road shall be submitted to the City prior to City Council approval of a Conditional Use Permit. 8. All other applicable local, state and federal requirements shall be met at all times. 9. Failure to comply with any of the terms of this permit shall be grounds for revocation. Attachments Location Map (1 page) Applicant's Narrative (1 page) Memo from Deputy Fire Marshal Ed Anderson dated April 6, 2010 (1 page) Site Plan (1 page) Existing Building Plan (1 page) Future Building Plan (1 Page) Pictures of 5530 Golden Valley Road (5 pages) 3 $ m ~o / /' o 5621 U 0 0 0 ~ >< m ~ 1500 1450 1430 1420 / \ '\, ~395 \ _ 5132 _ \ "" \ .... V \ }, ~- O~- 584Il \ /~ -::o-\.~_. \ 5115 \ \1 ~ "r:;.-r;J:\ \ 5125 .-- \ ,/ '" -\ ~ 1315 ~ /~ / "" \ "" .~'" -<,/ \ 5825 /<AJ \ 5845 \ \ ~M4>:l {.2:~ 'Nttl W~~, S:?rrgm ,;ei !;'~lSQlS20)5 1255 1129 SAINT CROll( AVE N 'S633 5615 I.j UI2:0 Ui14 -----------~, , 1605 1520 ~- 1525 1500 -- 1503 .563OJ 56~ // /'f"/ //~ ~.r- I ~ :5545 5605 SillS z ~ .0: "" :E 8 ... w ~ 1324 U11l 1310 1300 1240 S555 5601 z w ~ w :E ~ ~ v'" o o 0 00 1~50 00 00 ~ 'S ~. ! ~ >- o ;! \I'l 5:: i ~ g t::; s;;: n g :2 St. C';OiJ/ Pond ~ 1821 \ 1135 l<- I;) ;r "" 3 8 g 8 ~ ;r ! 5318 5328 SAlNTCROIX AVE N r 1644 5323 5311 UI311 1600 5320 Subject Property 8 "'" ~ I z Ii: Q ~ ::l I 5350 I -/<i ""tl // /.J.-~ r-\.~ //1 ..........,...............;"'...~'t'" .,.A/'/ ~/ "" [ \ 1445 \ ? 1438 l-~S:- 8' 55 TOPELRI)~".s 5335 1336 1355 JIM! ! . 5350 Narrative for Conditional Use Permit Peaceful Valley Montessori Academy (PVMA) Peaceful Valley Montessori Academy wishes to lease out the upper half of the property located at 5530 Golden Valley Road in Golden Valley, MN for use of a Montessori preschool/daycare center. Peaceful Valley Montessori Academy (PVMA) will occupy the upper-half of the free standing building which will utilize the space as a one-room classroom for up to 25 children. PVMA has six (6) parking spots located by the main entrance of the property, one of which is a handicap accessible parking spot. We have talked with Cottle Properties across the street to lease out three (3) permanent parking spots for our staff members. PVMA would reconfigure the side entrance to meet all city building requirements and use this entrance as the second door leading directly to the playground. The side lot, running parallel to Lilac Drive, would be used as our playground. PVMA will put up a chain link fence along the property line to enclose a play area for the children. The play area will include two permanent play structures and a garden area. PVMA will display signs on the awnings attached to the building, as well as a banner located on the fence facing Lilac Drive. The hours of operation for PVMA are Monday-Friday 7:00am-6:00pm. PVMA will employ three (3) staff members. We expect to have 25 children at capacity. The children will be dropped off any time between 7:00am and 9:00am and picked up between the hours of 3 :30pm-6:00pm. By spacing out the drop off and pick up times the traffic at the intersection will not be influenced by our childcare center. The property is currently zoned for commercial use. We would like to ask the City of Golden Valley for a Conditional Use Permit to allow us to use the property for a childcare center. We feel the childcare center would be a valuable addition to the community of Golden Valley. Our vision is to create a community school to be around for years to come so we can watch the children in the community grow and become successful adults. Montessori Schools are widely accepted in communities not only in Minnesota, but around the world. Montessori Schools bring a love of beauty, nature, and peace to every community they are involved in. i jre DeDa~U~y m Fire Department 763-593-8065 I 763-593-8098 {fax\ To: Mark Grimes, Director of Planning and Zoning From: Ed Anderson, Deputy Fire Marshal Subject: Conditional Use Permit Application for 5530 Golden Valley Rd Date: April 6, 2010 The Golden Valley Fire Department has reviewed the application for the conditional use permit for a childcare facility located at 5530 Golden Valley Rd. Listed below are the fire department comments. 1. The current location and building will be required to meet the code requirements for the building occupancy classification, the construction and the remodeling in accordance with the Minnesota State building and fire codes, and the fire life safety requirements from the Minnesota Department of Human Services. 2. The installation of the fire suppression and fire alarm systems will be installed in accordance with the Minnesota State Fire Code. 3. The installation of fire extinguishers located inside the building shall be in accordance with the Minnesota State Fire Code. If you have any questions, please contact me at 763-593-8065, or my e-mail address, eanderson@ci.Qolden-valleV.mn.us ealj 1 r._._.--._._._._.~ . I i HILL , . , . , . , . , . , . , . , . , . , . , . , . , . , . , . , . , . , . , NEW CONCRETE STOOP MAX. 7" STEP UP ~.op.Q ...\\.~ ~~'lJr- GO\..Q t: % o -;n <: rn z SLOPE NEW CONCRETE 1:20 MAX. TO ACCESSIBLE ENTRANCE PSIGN ~ 5530 GOLDEN VALLEY ROAD 1 "/30' SCALE (E) 00 i CD ~ / }- w --' --' <::[ > z ~ w n --' lL --' ~ () ~ I ~n - l- II ~<::[ d) m~ X ~ w ENTRY COAT ROOM / STORAGE MECI-l S'_IZ)" MIN. S'_IZ)" MIN. ~~ II '" I~ -------- ----~----~-____. Q I r , CLASSROOM \ \ \ \ \ \ \ \ - - - ?\ "'-,Q ,,-y .... r '\.' ~ --.:/ ... ~,' , .~~C& '....1 ( . ?- \ \ \ '" \ \ .,," I , ~n l \ J \ -:!~1L , \ .'t.- o ..." I L , , " L .' ., "'" ., "