6. Lutheran Church of the Living Christ AdditionI
CITY OF
CHANHASSrs
CASE #: 94 -2 Site Plan
STAFF REPORT
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PROPOSAL: Site Plan Review for a 7,560 square foot addition to the Lutheran Church of the
Living Christ
LOCATION: Lot 2, Block 1, Chanhassen Lakes Business Park - 820 Lake Drive
APPLICANT: Mr. Bob Haak Mr. Don Wagner
Lutheran Church of The Living Christ Architects Professional Assc.
820 Lake Drive 6365 Carlson Drive
Chanhassen, MN 55317 Eden Prairie, MN 55346
PC DATE: May 4 1994 6 WAA
CC DATE: May 23, 1994
PRESENT ZONING: OI - Office and Institutional District
I ACREAGE:
5.832 Acres
I I DENSITY: n/a
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Action by City Adminlstretor
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Date Submitted to CommissM
ADJACENT ZONING
AND LAND USE: N -BG / Vacant & Shopping Center Retail Date su4mitted to Council
PPS g
S - IOP / Industrial Office Manufacturing
E - IOP / Parks & Open Space
W - IOP / Office Warehouse
WATER AND SEWER: Existing upon site
PHYSICAL CHARACTER: The property is bordered by Lake Drive, Highway 5 and the
Twin Cities Western Railroad. There is no access available to Highway 5 from the site. The
northern portion of the lot is encumbered by electric transmission wires. The site is presently
occupied by a church which is located at the top elevation on the site. The western portion of the lot
contains open space with severe slopes, mature and young trees.
2000 LAND USE PLAN: Public / Semi -
Lutheran Church Site Plan Review
May 4, 1994 '
Page 2
PROPOSAL /SUMMARY
The Lutheran Church of the Livin g Christ has submitted an application for an amended site
plan to accommodate a 7,560 sq. ft. expansion of the gross floor area of the two levels in the '
Church. The church presently has 17,200 sq. ft. of gross floor area and the proposed
expansion will bring the new total to 24,760 or an approximate 44% expansion of the total
building square footage. Planned improvements will include a narthex space on the main '
level along with administrative offices, meeting rooms and rest rooms. The expansion on the
main level will not increase the total number of seats in the worship sanctuary. Expansion to
the lower level will include eight additional classrooms. The proposed expansion is on the ,
north side of the building and faces Hwy. 5. The expansion will be 150 feet from the
property line of Hwy. 5. The parking lot which exists abuts a portion of the Hwy. 5 right -of-
way. Staff is recommending that a berm with landscaping be placed on the Hwy. 5 right -of- '
way and the applicant is working with MNDOT for approvals.
Site improvements will include an increased number of handicapped parking stalls and a '
dumpster enclosure. The site improvements will also eliminate a gravel drive area along the
southeast portion of the building and replace it with a paved access to the building and trash
enclosure. '
The church has proposed to add becoming along the Highway 5 frontage in MNDOT right -of -
way (ROW) so as to be sensitive to the Highway 5 corridor's image. They have also '
proposed extensive landscaping around the foundation of the proposed building expansion and
new dumpster enclosure improvements.
BACKGROUND ,
In 1975, the Lutheran Church of the Living Christ building was approved by the city as site '
plan review case 75 -2. Subsequent to the original site plan approval, a subdivision of Outlot
A was approved in 1991 and sold by the church to the HRA. The church retained an access
easement across the outlot to assure continued access to the site. t
The property is zoned OI, Office and Institutional District. A church is a permitted use in ,
this district.
GENERAL SITE PLAN I
There are very minimal site plan changes proposed as a part of the building expansion
proposal. The principal changes are as follows:
1. Revised building footprint to accommodate the 7,560 sq. ft. building addition.
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Lutheran Church Site Plan Review
May 4, 1994
Page 3
2. Removal of an existing gravel roadway accessing a rear entrance along the southeast
corner of the building.
3. The addition of a trash dumpster enclosure with decorative block to match the new
building color.
4. The addition of a bituminous truck drive and walkway to the trash enclosure from the
building and parking lot area.
5. A revised drop off circulation lane, landscaped parking lot island, and sidewalk areas
at the front church entrance.
6. The addition of new handicapped parking areas to meet the ADA requirements.
7. The addition of two additional striped parking stalls at both ends of the center single
loaded parking aisle at the front entry.
8. The addition of proof of parking to satisfy the increased number of parking spaces
required by the Zoning Ordinance for the new classrooms.
Staff has taken the position that existing substandard site conditions, such as parking lot stall
and drive aisle dimensions, setbacks, lighting, curbing, etc., are legal non - conforming and are
representative of the approved plans for the site. In this regard, there is no net increase
proposed in the number of parking stalls being provided should the city elect to approve the
applicant's request for proof of parking. Accordingly, there would be no physical increase in
the actual size of the parking lot area. If this rationale is followed, similar to the position
taken by the City's Engineering Department for not requiring parking lot curbing and
drainage utility improvements without substantial changes to the site plan; then the same
position may be taken in terms of not holding the applicant responsible for bringing the
entire site plan design into compliance with today's current standards. It should also be
pointed out that the church appears to be making a good faith effort to enhance the overall
appearance of the development by incorporating an enhanced appearance to the building
materials, design and image, a substantially enhanced landscaping appearance for the
building setting, and improved screening of the exposed parking surface to Highway 5.
Additional landscaping, however, is still being requested by staff.
The applicant has requested proof of parking approval for 8 spaces as identified on the site
plan. According to section 20 -1124 (1) e. ... "the City may allow reductions in the number of
parking spaces actually constructed as long as the applicant provides a proof of future parking
...for all minimum required parking spaces ... and may require... additional spaces whenever a
need arises." The church has stated that the current parking arrangement is fully capable of
handling on -site parking needs now and in the future with the proposed improvements. Staff
LANDSCAPING I
The applicant has proposed additional landscaping around the new building foundation and
the outside perimeter of the dumpster enclosure. The foundation plantings consist of a '
variety of species including: Junipers, Yews, Spirea, Barberry, Hosta, European Cranberry's
and Burning Bush. The dumpster enclosure plantings consist of Techny Arborvitae. New
trees will consist of Spruce, Amur Maple, Summit Ash, and Snow Crab Trees. Staff is '
recommending additional landscaping along the proposed berm of Hwy. 5 as well as the
southern property along both sides of the driveway to the church. The landscaping shall
consist of a mix of 5 conifers and 5 deciduous trees to be selected from the city's landscaping
list. The plantings shall also be subject to review and approval of NSP and MnDOT.
Lutheran Church Site Plan Review
May 4, 1994
Page 4
'
is comfortable with maintaining this approach to meeting the parking requirements for this
use. It is recommended, though, that a staff review be conducted of this parking arrangement
'
annually for the next 2 -3 years to monitor parking needs and to require the additional spaces
be constructed should the need arise.
'
The only concerns with the proposed site P lan changes exist with the revised drop off lane
and the new handicapped parking area to meet ADA requirements. After analyzing the
turning radii of the drop -off circulation lane, it would appear that a full sized school bus will
'
not be able to fully negotiate this turning movement when the parking area is full along the
approach lane. In order to better accommodate this situation, it is suggested that a revised
turning layout be considered as recommended by the City Engineer. The Fire Marshal has
,
also expressed a concern relative to proper identification and marking of fire lanes (please
reference the attached letter from the Fire Marshal dated April 14, 1994). It is recommended
that the proper designation and sign identification for fire lanes be added to the site plan. A
'
second concern exists in terms of the handicapped access being provided from the parking
stalls to the building (please reference the attached letter from the Building Official dated
April 21, 1994). Although it would appear feasible that the required access can be provided,
'
it is recommended that the site plan be revised to accommodate these provisions as required
by the Minnesota State Building Code.
'
The proposed church expansion will incorporate an exposed aggregate pre -cast decorative
concrete panels. The new panel color will be a very subtle natural buff tone. The church
has proposed to integrate this new color scheme into the existing materials by repainting the
,
entire building to match the natural color tones associated with the new materials. It is also
anticipated that the painting of the existing break off block materials will substantially serve
'
to "tone down" the overall effect of the yellow appearance associated with the current design.
The proposed building materials are in compliance with the present ordinance requirements.
The proposed building materials are also found to be consistent with the intent of the
'
Highway 5 Corridor Study and Draft Design Standards Ordinance.
LANDSCAPING I
The applicant has proposed additional landscaping around the new building foundation and
the outside perimeter of the dumpster enclosure. The foundation plantings consist of a '
variety of species including: Junipers, Yews, Spirea, Barberry, Hosta, European Cranberry's
and Burning Bush. The dumpster enclosure plantings consist of Techny Arborvitae. New
trees will consist of Spruce, Amur Maple, Summit Ash, and Snow Crab Trees. Staff is '
recommending additional landscaping along the proposed berm of Hwy. 5 as well as the
southern property along both sides of the driveway to the church. The landscaping shall
consist of a mix of 5 conifers and 5 deciduous trees to be selected from the city's landscaping
list. The plantings shall also be subject to review and approval of NSP and MnDOT.
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Lutheran Church Site Plan Review
May 4, 1994
Page 5
The elevation of the church is approximately at grade with Hwy. 5 at the main entrance.
Staff believes that landscaping of the berm will be an important consideration for the
improvements proposed in the MNDOT ROW. If approval from MNDOT and NSP cannot be
gained, staff would recommend intensive landscaping for the islands in front of the main
entrance and outside of the easement area.
UTILITIES
The church is currently connects to city sewer and water from Lake Drive. The building
expansion will be serviced from the existing building.
GRADING/DRAINAGE
Grading will be minimal with this building expansion. The plans indicate additional berming
between the parking lot and Trunk Highway 5. It appears this berming will be performed
within MnDOT's right -of -way. The appropriate permits from MNDOT will be necessary prior
to any construction within MnDOT's right -of -way.
The site currently sheet drains across the parking lot. The site has been functioning well over
the past years with this drainage scenario. Since the site is not increasing the impervious
surface significantly, staff believes that the current drainage pattern is appropriate and no
' further modification such as storm sewers or curb and gutter are necessary.
Erosion control measures (Type I silt fence) is proposed on the down slope from the grading
' activity from building and trash enclosure areas. Site restoration is proposed in accordance
with the MPCA's Best Management Handbook.
PARKING LOT
The existing parking lot does not have concrete curb and gutter. The service drive from Lake
' Drive does have a bituminous curb which was installed a few years ago. The plans are
proposing slight restriping of the parking lot to achieve the desired parking lot
reconfiguration. Staff is concerned with the parking stalls' length. They vary from 16 to 20
' feet in length. In the field they measure ranging from 16' to 17'. The industry's standards
are a minimum of 18 feet. This is especially important from a lawn maintenance perspective
without continuous parking lot curbing. Staff believes the drive aisles could be modified to
achieve some of the additional stall length. The drive aisles should be a minimum of 22 feet
wide. A copy of the parking lot configuration with recommended changes is attached.
The revised island located in front of the proposed addition restricts school bus turning
movements. The standard school bus will not be able to maneuver the turn without stopping
Lutheran Church Site Plan Review
May 4, 1994
Page 6 ,
and jockeying back and forth. This area should be redesigned to accommodate proper bus
turning movements. '
ACCESS
Access to the roe is gained from Lake Drive over a driveway easement which exists ,
P P rtY g Y
upon an Outlot purchased from the Church by the HRA back in 1990. No changes in access '
are planned as a part of this proposal.
LIGHTING/SIGNAGE '
There are currently five parking lot lighting poles which exist in the parking lot area. No
changes to the existing parking lot lighting are proposed as a part of the church addition. '
Building lighting improvements in connection with the expansion have not been identified
upon the elevations. It is recommended that any building lighting improvements made be in
conformance with the City's Lighting Standards. '
There are presently two church identification signs for the property. The first is considered
an off - premise directional sign which is located at the entrance to the property on the city's '
outlot. No changes are proposed to this sign. The second is located along the Highway 5
frontage. No changes are proposed to this sign as a part of the initial proposal. The possible
introduction of screening berms to the north in the Highway 5 ROW may, however, cause a ,
substantial obstruction for this sign. Some further thought may need to be given to its current
design and location upon the site.
FINDINGS
In evaluating a site plan and building plan, the city shall consider the developments '
compliance with the following:
Section 20 -110 Standards for Site Plan Review t
(1) Consistency with the elements and objectives of the city's development guides,
including the comprehensive plan, official road mapping, and other plans that '
may be adopted;
Finding Although this is an existing use with an expansion, the revision to the '
landscaping plan, the building materials, dumpster screening all meet the city's
development guidelines.
(2) Consistency with this division;
Lutheran Church Site Plan Review
May 4, 1994
' Page 7
Finding The proposed building meets setbacks. Parking lot landscaping needs
' to be added. Additional landscaping on the site (highway right -of -way and
either side of the entrance drive) needs to be added. The location of the
parking lot to MNDOT ROW (Hwy. 5) is legal non - conforming.
(3) Preservation of the site in its natural state to the extent practicable by
minimizing tree and soil removal and designing grade changes to be in keeping
' with the general appearance of the neighboring developed or developing or
developing areas;
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Finding The existing trees shall remain. The expansion will have a minimal
effect on grade or natural features.
(4) Creation of a harmonious relationship of building and open space with natural
site features and with existing and future buildings having a visual relationship
to the development;
Finding The site is highly visible from Hwy. 5 and the addition of
landscaping and type of building material should soften the view from the
highway and the proximity of the parking lot.
(5) Creation of functional and harmonious design for structures and site features,
with special attention to the following:
a. An internal sense of order for the buildings and use on the site and
provision of a desirable environment for occupants, visitors and general
community;
Finding The church is an existing use on the property. The expansion will
not increase the impervious surface.
b. The amount and location of open space and landscaping;
Finding The amount of open space shall remain the same. Additional
landscaping is being provided.
C. Materials, textures, colors and details of construction as an expression
of the design concept and the compatibility of the same with adjacent
and neighboring structures and uses; and
Finding The site is surrounded by other industrial use. The church proposes
decorative precate panels. The color will be a natural buff tone. They plan to
Lutheran Church Site Plan Review
May 4, 1994
Page 8 ,
paint the rest of the church to match this color. This will make the church
compatible with surrounding uses. '
d. Vehicular and pedestrian circulation, including walkways, interior drives
and parking in terms of location and number of access points to the '
public streets, width of interior drives and access points, general interior
circulation, separation of pedestrian and vehicular traffic and
arrangement and amount of parking. '
Finding: The site does have a nonconforming parking stall length. The
Engineering Department has reviewed the parking stall layout and is ,
recommending that they be restriped to be a minimum drive isle of 22'. The
bus turning movement is also substandard.
() g 6 Protection of adjacent and neighboring properties through reasonable provision ,
for surface water drainage, sound and sight buffers, preservation of views, light
and air and those aspects of design not adequately covered by other regulations '
which may have substantial effects on neighboring land uses.
Finding: The addition to the church should not adversely affect the '
neighboring land uses.
his ,
Finding: Based upon the findings and recommendations as identified in t
report, the project with the proposed recommendations is deemed to be '
consistent with the site plan development standards as required by the Zoning
Ordinance.
PLANNING COMMISSION UPDATE '
On May 4, 1994 the Planning Commission recommended site plan approval for the Lutheran '
Church of the Living Christ. The commission added a condition regarding the landscaping
berm along Highway 5. If MnDOT will not give approval for the berm, the commission
wanted to review a proposed alternative landscaping plan with the church. '
RECOMMENDATION
Staff recommends the City Council adopt the following motion: '
"The City Council approves Site Plan Review #94 -2 for a 7,560 square foot addition to the '
Lutheran Church of the Living Christ Church subject to the plan dated April 5, 1994 and
subject to the following conditions:
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Lutheran Church Site Plan Review
May 4, 1994
Page 9
1. The applicant shall obtain and comply with MnDOT's permit for constructing the
berms and landscaping within MnDOT's right -of -way. In the event that 'no
landscaping is approved by MnDOT or NSP in the ROW or Power Easement, then the
applicant shall submit a revised landscaping plan for final review and approval by City
Staff.
2. Storm sewers and curb and gutter are not necessary with this phase of expansion.
However, future expansions may require the site be brought up to city ordinance with
curbs, gutters, and storm sewers.
3. The parking lot stall design should be modified to provide a minimum of 22 -foot wide
drive aisles and 8 -foot by 18 -foot long parking stalls. This can be accomplished by
restriping.
4. The applicant shall redesign the drive island drop off area to accommodate proper bus
turning movements.
5. Additional landscaping along the proposed berm of Hwy. 5 as well as the southeastern
portion of the property along both sides of the driveway to the church. The
landscaping along the driveway shall consist of a mix of 5 conifers and 5 deciduous
trees as selected from the city's landscaping list. A landscaped berm be placed in the
MnDOT ROW. If approval from MNDOT and NSP cannot be gained, it is
recommended that intensive landscaping for the islands in front of the main entrance
and outside the utility easement area be designed and submitted for approval by City
staff.
6. A staff review be conducted of this parking arrangement annually for the next 2 -3
years to monitor parking needs and to require the additional spaces be constructed
should the need arise.
7. All conditions as stated in the Building Official's memo dated April 14, 1994.
8. All conditions as stated in the Fire Marshal's memo dated April 21, 1994.
9. Any building lighting improvements shall made be in conformance with the City's
Lighting Standards and shall be subject to final review and approval by city staff.
10. The landscaping plan on the berm shall come back to the Planning Commission
for approval."
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Lutheran Church Site Plan Review
May 4, 1994
Page 10
ATTACHMENTS
1. Memo from Dave Hempel dated April 26, 1994.
2. Memo from Steve Kirchman dated April 21, 1994.
3. Memo from Mark Littfin dated April 14, 1994.
4. Letter from Don Wagner dated April 4, 1994.
5. Planning Commission minutes dated May 4, 1994.
6. Site plan dated March 28, 1994.
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MEMORANDUM
C
CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 0 FAX (612) 937 -5739
TO: Andrew Mack, Planner II
FROM: Dave Hempel, Assistant City Engineer x /
DATE: April 26, 1994
SUBJ: Site Plan Review for Lutheran Church of the Living Christ - LUR 94 -7
Upon review of the preliminary site plan dated April 2, 1994, prepared by Architects Professional
Association, I offer the following comments and recommendations:
UTILITIES
The church is currently connects to city sewer and water from Lake Drive. The building
expansion will be serviced from the existing building. ;
GRADING/DRAINAGE
Grading will be minimal with this building expansion. The plans indicate additional berming
between the parking lot and Trunk Highway 5. It appears this berming will be performed within
MnDOT's right -of -way :The appropriate .permits from, MnDOT will be necessary prior to any
' construction within MrnDOT ',s ng t- of
The site currently sheet drains across the parking lot. The site has been functioning well over
' the past years with this drainage scenario.; Since the site is not increasing`the impervious surface
significantly, staff believes that the current ,drainage pattern is appropriate and no further
modification such as storm sewers or curb and"gutter are necessary.
Erosion control measures (Type I silt fence) is proposed on the down slope from the grading
activity from building and trash enclosure. Site restoration is proposed in accordance with the
' MPCA's Best Management Handbook.
I�
Andrew Mack
April 26, 1994
Page 2
PARKING LOT
The existing parking lot does not have concrete curb and gutter. The service drive from Lake
Drive does have a bituminous curb which was installed a few years ago. The plans are proposing
to restrip the parking lot to achieve the proposed parking lot configuration. Staff is concerned
with the parking stalls' length. They vary from 16 to 20 feet in length. The industries standards
are a minimum of 18 feet. The drive aisles could be modified to achieve some of the additional
stall length. The drive aisles should be a minimum of 22 feet wide. I have attached a copy of
the parking lot configuration with recommended changes.
The revised island located in front of the proposed addition restricts school bus turning
movements. The standard school bus will not be able to maneuver the turn without stopping and
jockeying back and forth.
RECOMMENDATIONS
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1. The applicant shall obtain and comply with MnDOT's permit for constructing the berms '
within MnDOT's right -of -way.
2. Storm sewers and curb and gutter are not necessary with this phase of expansion.
However, future expansions may require the site be brought up to city ordinance with
curbs, gutters, and storm sewers.
3. The parking lot stall design should be modified to provide a minimum of 22 -foot wide
drive aisles and 8%2 -foot by 18 -foot long parking stalls.
ems
Attachments
c: Charles Folch, City Engineer
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L IGHT POLE
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iW �i EXIST. LIGHT
HAG. PARKING AREA
IF MEET ADA REQUIREMENTS
STRPE AS SHOWN
ITt tM INOUS TRIJC4G DRIVE
O MEET MNDOT 8 G.
tadau ni nr+PS�a
6
CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
1
MEMORANDUM
TO: Andrew Mack, Planner II �G
FROM Steve A. Kirchman, Building Official DATE: April 21 1994
SUBJECT: 94 -2 SPR (Lutheran Church of the Living Christ addition)
I have been asked to comment on the above referenced application for a
site plan review at 820 Lake Drive.
Background:
Architects and designers are currently, in the unenviable positions of
having two separate standards which ,must be applied for handicap
accessibility - The Americans with Disabilities Act (ADA) and the
handicap provisions of the Minnesota State Building Code (MSBC). The
City is responsible for MSBC enforcement:, whereas the ADA is enforced
through the legal system. Conflicts between the code and the act are
few, but differences abound.
Analysis:
The site approach from the handicap stalls located in the southeastern
section of the parking lot :does not appear to, comply with the MSBC. The
maximum permitted rise for` a site approach may not exceed one vertical
to 20 horizontal (19901;,SBC 1340.0300 Subp.2).,
1. Adjust and /or add site approaches to comply with the currently '
applicable Minnesota State Building Code accessibility requirements
(1990 MSBC 1340.0300).
g:\ safety \sak \memos \plan \lc- luthn.aml
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CITY OF -
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
TO: Andrew Mack, Planner II
FROM: Mark Littfin, Fire Marshal
DATE: April 14, 1994
SUBJ: Site Plan Review, 7,560 Sq. Ft. Addition
Lutheran Church of the Living Christ
Planning Case #94 -2
I have reviewed the site plan and have made
1. Marking of fire lanes with app
on building site plan. Contact;
Policy #06 -1991 enclosed.
requirements:
ige and yellow curbing must be shown
Fire Marshal for designated fire lanes.
2. Plans should indicate premise identification per Chanhassen Fire Department.
MEMORANDUM
CITY OF �
CHANHA
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 '
(612) 937 -1900 • FAX (612) 937 -5739
CHANHASSEN FIRE DEPARTMENT POLICY
PREMISES IDENTIFICATION
General
Numbers or addresses shall be placed on all new -and existing
buildings in such a position as to be plainly visible and legible
from the street or road fronting the property. Said numbers shall
contrast with their background. Size and location of numbers shall
be approved by one of the following - Public Safety Director,
Building Official, Building Inspector, Fire Marshal.
Requirements are for new construc
no address numbers are posted.
Other Requirements - General
1. Numbers shall be a contrasting color
2. Numbers shall not be In script
on and existing buildings where
3. If a structure Is not visible from the s6etaddItIona are required at the driveway entrance. Size
and location must be approved.
4. Numbers on mall box at driveway entrance may be a minimum of 4 ". However, requirement #3 must still
be met
5. Administrative authority mi;require additional numbers H deemed necessary.
Residential Rgwirements (2 or less dwe unto
1. Minimum height shall be 5 1/4 ".
2. Building permit§ will not be flnaled`unles§ numbers are posted and approved by the Building Department
Commercial Regulremertts . M
1. Minimum height shimbe 12 "..
2. Strip Malls
a. Multi tenant building will have minimum height requirements of 6 ".
b. Address numbers shall be on the ma. entrance and on all back doors.
3. If address numbers are located on a direr ry entry sign, additional numbers will be required on the
buildings main entrance.
Chanhassen Fire Department
Fire Prevention
Policy 129 -1992
Date: 06/15/92
Revised:
Approved - Public Saf%ty Director Page 1 of .1
(� PRINTED ON RECYCLED PAPER
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F1
CHANHASSEN FIRE DEPARTMENT POLICY
REQUIREMENTS FOR FIRE LANE SIGNAGE
1. Signs to be a minimum of 12" x 18 ".
NO 2. Red on white is preferred.
PARKING
FIRE
LANE
3. 3M or equal engineer's grade
reflective sheeting on aluminum
is preferred.
4. Wording shall be: NO PARKING
FIRE LANE
5. s shall be posted at each end
f he fire lane and at least at
7 5 -.ot intervals along the
ire ane.
6 All signs shall be double sided
facin the direction of travel.
Post shall be set back a
minimum Hof 12" but not more than
36" fro curb.
8. A fire 1 a shall be required in
=:GRADE front of ere dept. connections
extending k feet on each side and
on§R WIPM� eas designated by the
(NOT TO
SCALE)
4;
ANY DEVIATION FROM THE ABOVE PROCEDURES SHALL BED SUBMITTED IN
WRITING, WITH A SITE N4 FO]
THE INTENTION OF THE FIRS
THROUGHOUT THE CITY BY PROVID
FIRE LANES.
, f, � i� -;�?-
Approved - Public Safety Director
CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
BY THF�IRE CHIEF. IT IS
- '1'�''� To ENSURE CONTINUITY
PROCEDURES -FOR MARKING OF
Chanhassen Fire Department
Fire Prevention
Policy #06 -1991
Date: 1/15/91
Revised:
Page 1 of 1
I�
��. PRINTED ON RECYCLED PAPER
- ARCHITECTS PROFESSIONAL ASSOCIATION
6365 Carlson Drive, Eden Prairie, Minnesota 55346 612.934.8898
April 4, 1994 '
TO:
Members of the Planning Commission
City of Chanhassen '
SUBJ:
Lutheran Church of the Living Christ '
820 Lake Drive
Chanhassen, Minnesota
Dear Members: '
The Congregation of the Lutheran Church of the Living Christ wishes to expand their present facility
by approximately 3870 square feet on each of the two existing levels. This expansion will improve '
circulation patterns for better access throughout the building. An increase in area will also provide
for the opportunity to (1.) conform with the latest requirements for fire protection, life safety and
physical accessibility, (2.) enhance the delivery of Christian education and (3.) create a more '
meaningful worship experience. The following is a more detailed discussion concerning these goals.
1. Fire Protection, Life Safety and Accessibility I
A combination fire sprinkler and alarm system requested by the City Fire Marshall will be
installed to assure adequate protection for the building and its occupants. The direct access to
the outside on both levels will be maintained. I
This project will also provide the opportunity to conform with the Federal A.D.A. guidelines for
accessibility. This will include the installation of an elevator and new restrooms on the upper '
level. Revisions to the parking lot will include a van loading zone for each level.
2. Christian Education
Expansion of the lower level will rovide for a learning esource center and eight additional
classrooms. This will allow for a larger staff of teachers, smaller learning groups and more
specialized instruction according to age and interests. The architectural site plan identifies a ,
location for proof of parking to meet the additional staffing needs according to the City's parking
formula for this type of facility.
3. The Worship Experience '
The sanctuary, located on the main level of the present facility, is adequate and will not require '
additional space. The expansion of this level however will include a narthex space with support
areas which allows for an informal fellowship of members, guests and visitors. This occurs after
each service and provides the opportunity to welcome new residents of the community.
When completed the facility would consist of 12,470 square feet on each of two levels. This provides '
for a Building Area Ratio of 4.873% and a Floor Area Ratio of 9.847 %. The exterior wall ,
construction will consist of textured pre -cast concrete panels. ,
April 4, 1994= continued)
In order to accomodate the proposed Highway 5 Corridor Ordinance, excess dirt from the excavation
would be available to create landscape earth forms along the Highway 5 property frontage. Since
space is limited on the Church property the congregation will be contacting the State Department of
Transportation to suggest a co- ordinated effort in creating these forms within the 80 foot wide right
' of way area. Your support in this matter would be greatly appreciated.
I Very truly yours,
ARCHITECTS PROFESSIONAL ASSOCIATION
Donovan D. Wagner
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NOTICE OF PUBLIC HEARING
PLANNING COMMISSION MEETING;
Wednesday, MAY 4, 1994
at 7:30 P.M.
City Hall Council Chambers
690 Coulter Drive
Project: Addition to the Lutheran
Church of the Living Christ
Developer: Lutheran Church of the
Living Christ
Location: 820 Lake Drive
PROPERTY
Notice: You are invited to attend a public hearing about a development proposed in
your area. The Lutheran Church of the Living Christ is regesting a Site Plan Review for a
7,560 square foot addition to the Lutheran Church of the Living Christ on property zoned OI,
Office Industrial and located on Lot 2, Block 1, Chanhassen Lakes Business Park, 820 Lake
Drive.
What Happens at the Meeting The purpose of this public hearing is to inform
you about the developer's request and to obtain input from the neighborhood about this
project. During the meeting, the Planning Commission Chair will lead the public hearing
through the following steps:
1. Staff will give an over view of the proposed project.
2. The Developer will present plans on the project.
3. Comments are received from the public.
' 4. Public hearing is closed and the Commission discusses project. The
Commission will then make a recommendation to the City Council.
Questions or Comments If you want to see the plans before the meeting, please
stop by City Hall during office hours, 8:00 a.m. to 4 :30 p.m., Monday through Friday. If you
wish to talk to someone about this project, please contact Andrew at 937 -1900, ext. 117. If
you choose to submit written comments, it is helpful to have one copy to the Planning
Department in advance of the meeting. Staff will provide copies to the Commission.
Notice of this public hearing has been published in the Chanhassen Villager on April 21,
1994. fl�
9 ,'C
Rosemount, Inc. Roberts Automatic Products Mn Dept. of Transportation
12001 Technology Drive 880 Lake Drive 1500 West County Road B2
Eden Prairie, MN 55344 Chanhassen, MN 55317 Roseville, MN 55113
TC & W Railroad Company
723 11th Street East
Glencoe, MN 55356
Dayton Hudson Corporation
Property Tax Dept.
777 Nicollet Mall
Minneapolis, MN 55402
Market Square Assoc. Ltd.
200 Hwy. 13 West
Burnsville, MN 55337
West One Properties
17001 Stodola Road
Minnetonka, MN 55345
Beddor Enterprises/
E. J. Carlson
6950 Galpin Road
Excelsior, MN 55331
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Planning Commission Meeting - May 4, 1994
6. That the applicant try to line of Tanager Lane with the new cul -de -sac.
All voted in favor and the motion carried unanimously.
PUBLIC HEARING:
LUTHERAN CHURCH OF LIVING CHRIST FOR A SITE PLAN REVIEW FOR A
7,560 SQUARE FOOT ADDITION TO THE LUTHERAN CHURCH OF THE LIVING
CHRIST ON PROPERTY ZONED OI, OFFICE INDUSTRIAL AND LOCATED ON
LOT 2, BLOCK 1, CHANHASSEN LAKES BUSINESS PARK, 820 LAKE DRIVE.
Public Present:
Name Address
' Don Wagner Architects Professional Association
Jim Dewalter Lutheran Church of the Living Christ
Nancy J. Manzey 17229 Round Lake Road, Eden Prairie
Kate Aanenson resented the staff report on this item.
P Po
Harberts: Question. The front of the building where the steps go up, is that the part that
goes into like the narthex into the church part? Do you know?
Aanenson: I'll let the architect. I believe that's the...
Harberts: Into the church? I guess my real question here is, does that meet ADA? I mean if
someone was in a wheelchair, how do you get them up the steps?
Don Wagner: Okay, I'd like to answer that. My name is Don Wagner. I'm the registered
architect and I'm representing Architects Professional Association. We're an architectural
firm in Eden Prairie and we have been selected as the architects to design this particular
addition to this facility. Your question regarding the ADA. What we are providing are,
according to ADA rules, we're providing 5 new stalls. Some of them are 5 foot wide.
Access spaces on each side. One with an 8 foot wide stall for a van. Two of those spaces
are located right down there on each side of the drive. They are intended to serve the lower
level. That area's about 4 feet 4 inches higher than the lower level so consequently you
would need about 90 feet of a horizontal run to drop to that 4 feet. We have 110 of
bituminous surfacing that would go from that area to the new entry that we're providing with
23
Planning ommission Meeting - May 4, 1994
g g Y
that. We are providing 3 more stalls in this area. Right up in there. The ... that. is virtually
dead level with a portion of the existing entrance that we are keeping. That would provide '
the accessibility to the upper level. Now right next to that is an elevator.
Harberts: Right next to what? '
Don Wagner: Right next to that existing entrance that we'll be saving... access to those levels
at that point. So if you want to, you can even provide all 5 spaces in ... and all could be used ,
in that particular entrance. We thought we'd divide it up.
Harberts: Well and I think, certainly with the ADA they certainly outline the minimum '
requirements that should be met and I just find it of interest with the church. With the
population or a congregation that may include ages, all ages, that they're for my point of ,
view, that there isn't a little better access to the church itself directly rather than more of the
indirect way.
Don Wagner: That was our intent at the beginning until we got the survey to find out how '
the contours ran, and that's right. So we're very concerned about maintaining a minimal
slope for a drive in front of the church. Otherwise we're going to have a bunch of fender '
benders and cars will be sliding into each other. So it seemed only appropriate that we
preserve a portion of the original entrance and that it will be used in perhaps in some
December Sundays that may be more popular than the, but it was the contours. The lay of '
the land that determined those stairs.
Jim Dewalter: My name is Jim Dewalter. I'm Chairman of the Building Committee and I'd '
like to address your question a little further. I heard it a little differently. What you were
asking and that was access from the parking lot into the narthex and the sanctuary and the
doors that Don has referenced, those doors right there do come into the same narthex area as '
the main doors do. So it isn't like they're coming into a second class area or an area that
not's got easy into the sanctuary. It's all, it comes into the same room. I think that's what I
heard you ask. '
Harberts: Well that and distance. If you've been on crutches or in a wheelchair, you
certainly bring a different perspective. '
Jim Dewalter: I have. '
Harberts: So have I.
Jim Dewalter: Actually those parking spots, the 3 up on top that he is talking about, that is '
24 1
Planning Commission Meeting - May 4, 1994
our current handicap parking and that is closest entrance to our parking. Whether we look at
the lower parking in the outlying or the upper parking and this is as convenient as we have
ever had. I guess the additional convenience we do offer is the lower entrance he talked
about as well as the elevators that were now incorporated into the plan.
' Harberts: So the elevator's new to the facility then?
J
n
11
Jim Dewalter: Yes.
Farmakes: Is there still a substantial daycare operation right out of the church?
Jim Dewalter: Yes. The daycare operation will continue. Part of this plan includes a new
entrance for the daycare which will be the lower entrance and new vestibule down below.
Farmakes: How many children are in the care on a daily basis there?
Jim Dewalter: That daycare is not part of the church. It's a Chanhassen Development
Center I believe. I think, that's why I clarify it's not probably true, I believe they're licensed
for 78 children. Something like that and this has no effect on that.
Farmakes: They share the parking lot though, correct? They share the facilities?
Jim Dewalter: Yes, that's correct. And the most, with regards to the parking lot and daycare,
there actually isn't any parking requirements because it's all drop off and pick up. Other than
the daycare staff and they're there when of course the church isn't in session.
Scott: Any other, since we're now to the applicant section, any other questions or comments
for the applicant?
Mancino: Just one more question about the daycare. Where does the, during the week,
where does the daycare enter?
Don Wagner: Where does the daycare.
Mancino: Enter.
Don Wagner: Where do the children enter?
Mancino: Yes.
25
,
Planning Commission Meeting 4
May 19 94
Don Wagner: I believe they're still coming in the front aren't they and down the stairs?
,
Jun Dewalter: Currently the children enter the daycare into what is our existing narthex,
which is the doors that I pointed to you where the handicap entrance would be in the future. '
In this plan they will enter in a new vestibule that we're creating down here.
Harberts: Did you say that's a new daycare drop off? I
Jim Dewalter: It will be one of the areas, yes.
Scott: Any other questions or comments? Okay. Does the applicant or their representatives
'
have anything else they'd like to add? Okay. I'd like to have a motion to open the public
hearing please.
'
Harberts moved, Conrad seconded to open the public hearing. All voted in favor and
the motion carried. The public hearing was opened.
'
Scott: Is there anyone from the general public who wishes to speak on this particular issue?
Seeing none, can I have a motion to close the public hearing?
'
Conrad moved, Harberts seconded to close the public hearing. All voted in favor and
the motion carried. The public hearing was closed.
,
Scott: Jeff, your comments.
'
Farmakes: Just a few. I have concern about the relationship with the development being
expanded towards the highway. The parking area... I'm going to temper that though. This is
an existing building. It's been there for quite some time ... recent conceptual thinking. As
'
churches often are, they're usually pretty pragmatic about how they make their improvements
being as they're always short on money. Other than the recommendations made by staff on
this issue of dropping off and turn around, I don't have any further comments. I think it's an
,
expansion on this structure as it is and I do have concerns however about that parking lot
encroaching on TH 5, although I cannot see another area for it to develop into.
Scott: Okay. Nancy.
Mancino: I just have a question for the architect. When I'm looking at this color rendering,
,
I'm looking at a white roof. Is that what it is?
Don Wagner: No. Now the existing roof is a brown asphalt shingle and the flat roof is
'
26 1
I
Planning Commission Meeting - May 4, 1994
a...and gravel built up roof. Our new flat roof would be a rubber membrane with gravel on it
and then the new sloped portions would be metal. Standing seam metal.
Mancino: Would you show me where those metal, the metal roof would be? And what color
would that be?
Don Wagner: We would go with a deep brown or a deep bronze because that would match
the aluminum frames that are presently at the entrance.
Mancino: Would that match the existing roof?
Don Wagner: Yes. The existing roof is ... this is a deeper brown or bronze.
Mancino: Okay. Is there any problem with painting the existing block that makes up the
church right now? The exterior.
Don Wagner: No. There wouldn't be a problem with painting that.
Mancino: There's no problem with peeling or weathering or?
Don Wagner: As long as you make sure you use the proper paint, that's right. And apply it
in strict accordance with the manufacturer's recommendation. If there's a problem, go back
to him.
Farmakes: But there is a problem perhaps with the Highway 5 ordinance, if that's enacted. I
think there's a stipulation there about painting block.
' Mancino: I know that there is about not painting brick.
Aanenson: Right. Well it says no paint over brick. This is going to be the color right here.
' They're not painting over the new but I think in the fact that it's yellow and they're bringing
it into a color that's refined I think is much more palatable to paint over the yellow and to get
it to a color we want than...
' Farmakes: I wasn't taking a position on that. I was just wondering if it was a conflict.
' Aanenson: You're right. The minimal, that's what the intent is. Not to have it over
concrete. Painted concrete but the new stuff, they're not going to ... the old for blending I
think makes a lot more sense. Try to get it all look the same color and the yellow certainly...
1 27
H
Planning Commission Meeting - May 4, 1994
Mancino: Yeah. It will certainly add more maintenance for you. I
Don Wagner: The existing exterior material right now serves the material is a textured
concrete block ... and that's where you see the vertical striping that takes place. So it is a '
concrete masonry unit, that's right. That's already been painted once or twice already and it
will be painted again to match the new.
Mancino: ...to see good landscaping plan around the building. I like what's there now and I '
would hope what you're going to put in is reflective of what's there now. In fact I was there
today and saw the transplanting of the crab trees out front so good to see that you're '
transplanting those. But what I don't see is any landscaping plan for, which I think is very
important, for the berming between the parking lot and Highway 5. Now I know that number
one, you first need to get approval from MnDot and NSP that you can put a berm there. But '
what I would like to see in the recommendations is that the city also approve the berming and
the landscaping that's on the berming. Because it needs to very much reflect, what we would
like it to is to reflect what's in the Highway 5 corridor study and you know it's intent is '
really to screen parking lots so we would like it landscaped so that there is opacity there
between Highway 5 and the parking lot. And I would also like to have a rendering. It
certainly doesn't have to be black and color but it could be a perspective of what you will see '
from Highway 5 as you look at this landscaped berm so that we have a perspective and I'd
like to see it from the viewpoint of Highway 5 looking directly at the church and also with
plant material that is going to be installed this year. For instance, I don't want to see a berm, '
a landscape plan with 10 foot tall trees if you're actually just going to put in 4 foot trees. So
how do we do that and keep moving it on?
w o have a cross section. We did ask them to provide a berm '
Aanenson: Well I think e d P
cross section of TH 5. ,
Don Wagner: There is one on the site plan, yes.
Aanenson: Yeah. And then... '
Don Wagner: We do have a cross section cut through the east bound lane of Highway 5 or ,
this section looking due west and it shows the section to Highway 5 and then crossing it. We
did put it on there.
Mancino: Kate, what would be your suggestion? I would like to see it after it's gone '
through MnDot. I don't want to do double work here.
Aanenson: ...put back on...at the beginning of the agenda. We did give the recommendations
28 1
1 Planning Commission Meeting - May 4, 1994
that you were looking at ... under that easement so really what we need now is the approval
from MnDot to get their right -of -way. We'll get that information to the applicant and then...
Mancino: Okay. I would appreciate that. Then I would like to recommend us waiting and
' seeing it again landscaped and getting a perspective from Highway 5. Other than that I have
no comments. I think it's a good plan.
1
fl
Don Wagner: Thank you. I would like to add one other comment with regards to the berm
that you were addressing. While we're proposing to work with MnDot and NSP on the
berming, and we'll gladly work with staff to accommodate the plantings that you're
suggesting. One of the concerns and issues that we do have is the location of the berm
adjacent to Highway 5 and that many of our plantings in the past all burn out from the snow
removal.
Mancino: Salt. And salt spray.
Don Wagner: And so the concern is that only the cost of the plant material but the fact that
we could have a lot of dead materials that would probably not be as attractive as no materials
at all. So we'll need to give careful consideration to what all might be put on there.
Scott: You know what might help is that we've got a, as part of our landscape ordinance,
there's a list of many, many dozen trees and shrubs and basically what it also identifies, the
name that you and I would call it, the name that a landscape architect would call it and then
it's degree of salt tolerance from very tolerant, which would be suitable for usage in that area,
to intolerant and that's easily available by contacting our staff and that is a real good
shopping list.
Don Wagner: The other advantage that we do have going for us with regards to the concern
you have about looking at parking lots off of Highway 5. It's a combination of the elevation
of Highway 5 and the angle of Highway 5 as it goes around the on this bridge. And also the
elevation of the parking lot. And so if you should drive by there, it's very, very difficult to
see the parking lot just because of all those angles fortunately going in our favor in this case,
and when we put the berm out here, I think that will offer quite a bit of additional screening.
Mancino: Thank you.
Scott: Good, Diane.
Harberts: I think it's a very nice plan for the church. For the addition. Landscaping's nice.
I guess with what Nancy had said with the berming and landscaping, I think it's good
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comments and I think overall it's a nice plan. That's it. '
Scott: Good. Ladd.
Conrad: Are there flat roofs on any of the additions? '
Don Wagner: Yes. ,
Conrad: Which ones?
Don Wagner: This piece here, here and this corner. '
Conrad: Okay. And the material is what? The roofing material on the flat? I
Don Wagner: The roofing material will be what we call a single ply membrane. It's a
rubber membrane. It would have ballast. Put on ballast. I
Conrad: No more questions.
Scott: Okay. Matt. '
Mancino: Will there be any rooftop equipment on the roof? Rooftop equipment. Will there
be any heating? Any ductwork? Or is that, is it going to be like what we see.
Don Wagner: No, we won't be having anything on the roof, to the best of our knowledge at '
this time. And if we do, we certainly will provide proper screening so you won't be able to
see it. Because we understand that's part of the Highway 5 corridor study also.
Mancino: Okay, thank you.
Ledvina: I don't have any further comments and I would support the staff recommendation. ,
Scott: Okay. I just have one quick question for the architect. One of the things that we're '
wrestling with is a relatively inexpensive means, and this is not directed specifically at your
project. We're looking for other visual tools that we can use to help us understand what a
particular project's going to look like. This is the first time that I've seen 'something like ,
this. We've seen some photo composites and some more involved things. If you could give
us just a rough estimate of what it costs to prepare something like that. This, and the
terminology in architect parlance so we can perhaps introduce it because I don't know if the
other commissioners, I felt that that's a very good representation of what it's going to look
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Planning Commission Meeting - May 4, 1994
like. So I mean this is kind of a round the corner compliment to you. But what does
something like that cost? Just plus or minus $500.00.
Don Wagner: I'm going to have to, the general contractor actually did that and I...
Scott: That's fine.
Don Wagner: I'll find that out.
Scott: I support this. Staff's recommendation so if there are no further comments, may I
have a motion please?
Mancino: I move that the Planning Commission approve Site Plan Review #94 -2 for a 7,560
square foot addition to the Lutheran Church of the Living Christ church subject to the plan
dated April 5, 1994 and subject to the following conditions. Number 1, number 2, number 3,
number 4, number 5, number 6, number 7, number 8, number 9 and number 10. I would just
like to add that we, the city comes back to the Planning Commission to approve a
landscaping plan for the berming adjacent to Highway 5.
Scott: Is there a second?
Ledvina: I second that.
Scott: Okay. It's been moved and seconded that we accept the staff recommendation with
the modification. Is there any discussion?
Conrad: What does that mean Nancy? Your number 10. I know what you asked for but
what are you asking the applicant to do?
Mancino: To come back, once they get approval from MnDot and NSP, to come back with a
landscaping plan for the berming along Highway 5.
' Conrad: To us?
Mancino: To us for approval of that landscaping plan. And I assume that-it's going to come
back to us if NSP and MnDot do not allow them to put a berm and they have to come up
with a secondary plan. Or another option.
Aanenson: ...part of the motion.
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Mancino: Okay. I make that part of my motion. '
Jim Dewalter: Could we have clarification on that in regards to timing? In fact our concern
would only be that this would not keep us from going ahead with the immediate project '
which is the construction having to come back to Planning again with that berm
recommendation.
Mancino: With the landscaping? How would we work that? '
Aanenson: Right now the procedure would be that they would go to the City Council and get '
site plan approval. I think what they're asking for is, if you do have specific concerns, that
we separate the landscaping and we would certainly... this commission. If we can't work that
out, then we come back and look at the landscaping and what other things we could do but as '
far as the rest of the site plan itself, that would allow them to go forward and if the City
Council approves the plan.
Mancino: That's fine with me. '
Conrad: I think we should. '
Mancino: I do too.
Scott: Okay. Is there a second? '
Ledvina: I seconded it. '
Scott: Okay. It's been moved and seconded that we support staff's recommendation with
modifications. Is there any discussion? '
Mancino moved, Ledvina seconded that the Planning Commission recommend approval '
of Site Plan Review #94 -2 for a 7,560 square foot addition to the Lutheran Church of
the Living Christ Church subject to the plans dated April 4, 1994, and subject to the
following conditions: ,
1. The applicant shall obtain and comply with MnDot's permit for constructing the berms
and landscaping within MnDot's right -of -way. In the event that no "landscaping is '
approved by MnDot or NSP in the ROW or Power Easement, then the applicant shall
submit a revised landscaping plan for final review and approval by the city staff.
2. Storm sewers and curb and necess utter are not with this phase of expansion.
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However, future expansions may require the site be brought up to city ordinance with
curbs, gutters, and storm sewers.
3. The parking lot stall design should be modified to provide a minimum of 22 foot wide
drive aisles and 8 1/2 foot by 18 foot long parking stalls. This can be accomplished
by restriping.
4. The applicant shall redesign the drive island drop off area to accommodate proper bus
turning movements.
5. Additional landscaping along the proposed berm of Highway 5 as well as the
southeastern portion of the property along both sides of the driveway to the church.
The landscaping along the driveway shall consist of a mix of 5 conifers and 5
deciduous trees as selected from the city's landscaping list. A landscaped berm be
placed in the MnDot ROW. If approval from MnDot and NSP cannot be gained, it is
recommended that intensive landscaping for islands in front of the main entrance and
outside the utility easement area be designed and submitted for approval by city staff.
6. A staff review be conducted of this parking arrangement annually for the next 2 -3
years to monitor parking needs and to require the additional spaces be constructed
should the need arise.
7. All conditions as stated in the Building Official's memo dated April 14, 1994.
8. All conditions as stated in the Fire Marshal's memo dated April 21, 1994.
9. Any building lighting improvements shall be made in conformance with the City's
Lighting Standards and shall be subject to final review and approval by city staff.
10. The landscaping plan on the berm shall come to back to the Planning
Commission for approval.
All voted in favor and the motion carried unanimously.
PRELIMINARY PLAT TO REPLAT LOT 1, BLOCK 1, AND OUTLOT B. PARK ONE
2ND ADDITION INTO LOTS 1, 2 AND 3, PARK ONE THIRD ADDITION, A SITE
PLAN REVIEW FOR A 54,720 SQUARE FOOT WAREHOUSE EXPANSION FOR
THE PRESS AND A 10,315 SQUARE FOOT KINDERCARE FACILITY AND A
CONDITIONAL USE PERMIT FOR A LICENSED DAYCARE CENTER IN AN IOP,
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