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17-3899 2060 Wayzata Blvd. February 21, 2017 Page 2 The applicants propose using the existing 7350 s.f. vacant building at 2060 Wayzata Boulevard by functionally converting it from a shell to a daycare facility. Please review the attached application narrative and proposed use overview provided by the applicants and the property owner. Employing a staff of up to 20, Little Acorns provides daytime child care for up to 95 children of which 45 are infants. The narrative indicates up to 75 families will be served, with staggered drop-offs/pick-ups throughout the day, typically up to 4 drop-offs at a time. The applicants propose to provide outside play space by fencing off a portion of the northerly parking lot as well as an area of currently open space near the NE corner of the site. The applicants should describe the business to the satisfaction of the Planning Commission. A building code review by Mohagen Hansen Architects was provided by the applicants in Exhibit E, and links to State of Minnesota daycare licensing standards are included in Exhibit F. The City does not have direct involvement in the licensing of daycare facilities, as this is the purview of the State. Note that this review of a CUP for daycare use at just one of the 5 potential building pads must necessarily take into account the needs of future anticipated or potential uses for the remainder of the site. City Standards for Daycare CUP Required Outdoor Play Area. The "daycare" conditional use standards within the Orono Zoning Code are very minimal. As noted above, the only CUP requirement is that 50 square feet of outdoor play area per pupil must be available. For a 95 -child use, our code would require a 4750 s.f. play area (approximately 60' x 80'). This requirement does not mesh directly with current State licensing standards, which require a minimum 1500 s.f. outdoor activity area and there must be "at least 75 s.f. of space per child within the area at any given time during use" [MN Rules 9503.0155 Subp. 7(A)]. Applicants are proposing two 1500+ s.f. outdoor play areas which would each allow 20 students playing at a time. Staff questions whether there is a need to enforce the City requirement as long as the State requirements are satisfied. General CUP & Zoning Conditions Relative to This Location If the Planning Commission determines that the proposed use is appropriate for the B-6 District generally or for this specific site, additional general zoning conditions apply. Applicable City requirements established in code include the standard CUP findings, the standards for the applicable zoning district, and parking requirements. Certain conditions relative to the original development of the property have yet to be satisfied, and these need to be addressed prior to issuance of occupancy for the first and future buildings. These are discussed here relative to the applicants' proposal for this site: Parking. The PUD No. 2C Agreement which governs this site anticipates 5 office building pads with a commons parking and open space. Parking needs for office use were originally established at 20 stalls per building based on the net usable area within each identical building. A total of 102 stalls (97 standard plus 5 handicap) were approved with the original site plan. The proposed daycare or "day nursery" use would under Zoning Code Section 78-1516 require four stalls plus one for each 500 square feet in excess of 1,000 square feet of floor space in the principal structure. Based on the 85% net floor area rule and a 7350 s.f. building, the parking requirement for this use would be: Basic requirement........................................................4 stalls Net Floor Area = 0.85 x 7350 = 6248 s.f. (6248 — 1000) + 500 = 10.5 .......................................11 stalls Total required parking .... 15 stalls