PUBLIC HEARING: Consider a Site Plan and Conditional Use Permit for Lil Explorers at 14725 Ramsey Blvd NW

The City has received an application for a Site Plan and Conditional Use Permit from Lil Explorers (the "Applicant") to construct a day care facility at 14725 Ramsey Blvd NW (the "Subject Property"). 

Staff attempted to notify property owners within 350 feet of the Subject Property, as reflected in the Anoka County Property Records, of the request for Site Plan and Conditional Use Permit consideration and the Public Hearing to be held by the Planning Commission on August 25, 2022.  A notice of the Public Hearing was published in the Anoka County UnionHerald, the City's official newspaper.  A proposed development sign was placed on the property.

Subject Property
The Subject Property is located at the northeast corner of Bunker Lake Boulevard and Ramsey Boulevard and is approximately 1.75 acres in size.  It is zoned B-1 General Business District and is guided as commercial.  Daycare centers are a Conditional Use in this zoning district.  The Subject Property abuts residentially zoned properties to the east, employment zoned property to the north, and is across Bunker Lake Boulevard from employment zoned property, and across Ramsey Boulevard from residentially zoned property. 

Site Plan
The project proposes construction of a 16,000 square foot daycare center with portions up to thirty (30) feet in height (the majority of the building is approximately sixteen [16] feet in height).  There would be a right-in-right-out access onto Bunker Lake Boulevard and an access to Ramsey Boulevard via a shared access with the adjacent Ramsey Storage Center property (this will require a Cross Access Agreement). Anoka County has reviewed the proposed "right-in, right out" and their comments are attached to the case; they are requesting an extension of the right turn lane going westbound on Bunker Lake Blvd NW.

A Site Plan review is required for all new commercial or industrial developments in the City of Ramsey. Since the Applicants are proposing to construct a new commercial facility on the Subject Property, a Site Plan review is required with a recommendation from the Planning Commission and final approval from the City Council. If approved, the City Council will have to review and approve a Development Agreement at a future meeting.

The plan set and Staff review comments at the time of writing this case, along with Resolution #22-195 (Site Plan) are attached for review.

Conditional Use Permit
The Applicant is requesting a Conditional Use Permit (CUP) for the day care center, in accordance with the B-1 General Business District standards. This would be a new daycare facility, which would require the Site Plan as well as the CUP. Staff are open to additional conditions that the Planning Commission may desire to incorporate. A copy of Resolution #22-194 approving the CUP is attached to this case. 

Staff Comments
At the time of the case writing, the first round of review from City Staff has not been fully conducted. Comments include suggested revisions to the lighting plan to incorporate building-mounted systems, and reduce the pole height to limit light distribution to neighboring properties. A few minor details need to be included such as parking stall dimensions to verify compliance with City Code, and details for the trash enclosure. Two comments were added that will require further discussion with the applicants about a potential fence on the east property line, and potential relocation of the playground areas from the east to the west side of the building to limit noise for neighboring parcels.

As mentioned above, Staff review comments are attached to this case.

Public Correspondence
The Applicant met with adjacent neighbors to the east to discuss the proposed day care center. Concerns from the neighbors included past concerns about the project to the north, noise, privacy, lighting, and fencing. A copy of the email from the Applicant summarizing these comments is attached to the case.

City Code Sections
Section 117-51. - Conditional use permits
Section 117-54. - Site Plan review
Section 117-114. - B-1 General Business District

Alternatives
Alternative 1: Recommend the City Council approve the Site Plan and Conditional Use Permit as proposed.  Day care centers are a conditional use in the B-1 General Business District and the proposed Site Plan appears to meet the bulk standards of this district.  The request is a reasonable commercial use of the Subject Property.  Staff supports this alternative.

Alternative 2: Recommend the City Council approve the Site Plan and Conditional Use Permit with additional changes.  This action would be based on Planning Commission discussion.

Alternative 3: Recommend the City Council deny the Site Plan and Conditional Use Permit. The request appears to meet City Code standards for the B-1 General Business District and is a reasonable use of the Subject Property based on the zoning and the City's 2040 Comprehensive Plan.  Staff does not support this alternative.

All costs associated with this request are the Applicant's responsibility.

Staff recommends adopting Resolutions #22-194 and #22-195, approving the Conditional Use Permit and Site Plan on the Subject Property, respectively.

Motion to recommend the City Council adopt Resolution #22-194 approving the Conditional Use Permit on the Subject Property.

-and-

Motion to recommend the City Council adopt Resolution #22-195 approving the Site Plan on the Subject Property.