Agenda - Planning Commission - 11/05/1991

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CASE # 1 REQUEST FOR A CONDITIONAL USE PERMIT TO ESTABLISH PROFESSIONAL OFFICES AND DAYCARE FACILITIES IN THE R-1 RURAL RESIDENTIAL DISTRICT AT 6139 157TH LANE N.W.; CASE OF NORTHERN COUNTIES SECRETARIAL SERVICES By: Zoning Administrator Sylvia Frolik Background: On October 1, 1991, the Planning and Zoning Commission conducted a public hearing and considered the request of Northern Counties Secretarial Services for a conditional use permit to establish professional offices and daycare facilities in what will be the former Lord of Life Chumh structure at 6139 157th Lane N.W. At that meeting, a good share of the discussion focused on the fact that Northern Counties was not only asking for a conditional use permit for use of the site at it's current size, but to allow the use to expand an additional 15,000 square feet under that same conditional use permit. According to City Code, to expand a conditional use requires application for an amended conditional use permit. Northern Counties has stated that they will be making a substantial investment in the subject property and in order to protect that investment, they need some assurance from the City that they will not be restricted from growth on that site. The Commission expressed concern that the growth of the operation could adversely impact adjacent residents. It was also noted that the public hearing notice for October 1 did not clearly state that the request for a conditional use permit also included an expansion of the site. Based on these issues, City Staff was directed to schedule a second public hearing for the November meeting of Planning and Zoning. The second hearing notice did note that the request for a conditional use permit included an expansion of the operation. Northern Counties was asked to provide the City with a site footprint that would demonstrate the ability to expand to the ultimate desired size on the property with minimal impact to neighboring residents. On October 28, 1991, I received two plans from Northern Counties. The first is a revised site plan which demonstrates minor modifications to the site that will be necessary in order for their operation to exist there in the immediate future. The modifications include developing a 2,000 square foot play yard for the daycare facility and removal of the two temporary structures currently on the site. The second plan demonstrates a concept for future expansion. Although I believe the scale of 1 "=30' is incorrect (it appears to be more like 3/4"=50'), it has been demonstrated that except for the required su'ucture setback from Nowthen Blvd., the structure and use can expand by an additional 15,000 square feet and there would still be sufficient space to plat 5 urban residential lots as a buffer between the business and existing residential uses if sewer and water were available. As for the structure setback from Nowthen Blvd., that is required to be 110 feet from the centerline of Nowthen Blvd. or 50 feet from the property line, whichever is greater. That setback as the building expansion is proposed conceptually, does not appear to be met. It also appears that there is sufficient space in the area of the proposed 10,000 square foot expansion to come up with an alternate design for the expansion that would meet the thoroughfare setback. The following items are enclosed for your information: a) b) c) Site location map Second public hearing notice Planning and Zoning Commission meeting minutes dated 10/1/91