Loading...
6.2. SR 06-16-2003l iver Item # 6.2. MEMORANDUM TO: Mayor and City Council FROM: DATE: Chris Leeseberg, Planner ~ June 16, 2003 SUBJECT: Case No. CU 03-13 Lisa Shields-Ergen - Amendment to the Elk River Plaza PUD Request Lisa Shields-Ergen requests a Conditional Use Permit to operate a Montessori School. 60-Day Rule To comply with the 60 day rule, without an extension, this item needs action by June 27, 2003. Location 508 Freeport Avenue NW Lot-5 Block-1 Elk River Plaza 2nd Addition Attachments · Location Map · Hours of Operation · Site Plans · Elevation · Floor Plans Zoning/Land Use PUD, Planned Unit Development / HB, Highway Business City Council / CU 03-13 June 16, 2003 Page 2 Standards for Issuance of a Conditional Use Permit The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 4. Wdl be served adequa~ by and will not a&etsdy affect essential public facd' ities and sewi~ including str~, police and fire protmtion, drainage, refuse disposal, water ard sewer systems, parks 5. Wdl not ~ uses, aczbaLties, processes, materials, equitmo~ and ~Mitiom of operation that will be ~ to arty persons or pmtz~ because of excessive traffc, noise, smoke, fumes, glare, 6. Ig/-dl not result in the destnwti~ loss or damage of a natural scenic or histoffc feature of major 7. Wdl fulty cor~ with all other requironents of this Code, induding arty applicable requirony~ and standards for the issuance ora license or Wvrdt to establish aml operate the pmt~sed use in the If denial of such a permit should occur, it shall accompany recommendations or determinations by £mdings or a report stating how the proposed use does not comply with the standards set forth in section 30-654. Overview At the April 21, 2003 City Council meeting, the applicant was granted an amendment to the Elk River Plaza PUD to allow a Montessori School as a Conditional Use within the PUD. The applicant would like operate a Montessori School in the Elk River Plaza. The location of the proposed facility will be in the multi-tenant building that contains LaRose's Pizza and the karate school. In the past, facilities similar to this have been allowed in locations with similar characteristics. Horizons Daycare is located in a Highway Commercial area; near retail spaces with an outdoor play area surrounded by vehicular circulation. At the staff site plan review meeting, the number of possible vehides, the location of the play area, the poor circulation that exists in the parking lot and the poor access to the site were discussed. After visking the site, staff feels that the play area's proximity to Highway 169 is not a concern. Also the fact that it is across a parking lot, does not seem to be a concern, as the traffic is primarily for employees and not general traffic. S:\PLANNING\Case Files\2003\CU 03-13 Ergen-Shields\CU03-13_CC.DOC City Council / CU 03-13 June 16, 2003 Page 3 Analysis The school would be staffed by 7-8 employees and the number of students expected to be using the facility will be 45 preschool students ranging in age from 33 months to 6 years old. The number of students is less than was presented at the PUD amendment request. The applicant was proposing 55 students at that time. This reduction should help ease the parking/circulation concerns. The hours of operation will be 6:30 am to 6:00 pm. The arrival/depamrre schedule for the school would be no more that 8 students at a time in 15-20 minute intervals. The establishment will have an outdoor play area located across the rear parking lot next to the Highway 169 right-of-way. The area will be fenced with two access points, in accordance with the State of Minnesota recommendations. The students will be escorted out the rear of the building to the play area, with teachers present at all times. The applicant is proposing to place traffic cones on the parking area when the children cross to the play Access to the Montessori school will be from Freeport Avenue at the location of the Dolphin Car Wash entrance. This is one of two access points for the theatre complex and the only access for the car wash and hardware store. During evening hours and weekends, which will not coincide with the schools hours of operation, these two access points need to handle most of the theatre traffic which can be quite excessive. According to the Ordinance, the facility would require one parking space per teacher or employee, plus one space per 12 individuals receiving care. This would result in 12 stalls required for the school. The approximate number of stalls required for the current businesses is 55 spaces. With the addition of the school, 67 stalls would be required. There are 63 available stalls for all the establishments. The building owner, Triple S Investments, will be providing two stalls solely to this establishment for 10 minute parking. The only time that parking might pose a problem is the last hour or two of operation, when the LaRose's will be beginning their supper rush and the karate school starts its evening classes. Again though, not all children will be arriving or departing at one time, but in intervals and given that fact, the number of current spaces should be adequate. Planning Commission Actions At the March 27, 2003 Planning Commission meeting the major item that was discussed was the parking/circulation issue. The applicant indicated that only 10 students would be present during the last hour of operation. This coincides with the karate schools busiest schedule time. There was no public comment on this item. The Planning Commission recommended approval of the Conditional Use Permit. The motion carried 5-1. S:\PLANNING\Case Files\2003\CU 03-13 Ergen-Shields\CU03-13_CC.DOC City Council / CU 03-13 June 16, 2003 Page 4 Recommendation Staff and the Planning Commission recommend the City Council approve the Conditional Use Permit to operate a Montessori School with the following conditions: 1. IF MORE THAN A TOTAL OF 10 EMPLOYEES ARE TO BE ON SITE, THE APPLICANT SHALL APPLY FOR AN AMENDMENT TO THE CONDITIONAL USE PERMIT. 2. IF MORE THAN A TOTAL OF 55 STUDENTS ARE TO BE ENROLLED, THE APPLICANT SHALL APPLY FOR AN AMENDMENT TO THE CONDITIONAL USE PERMIT. 3. IF THE LOCATION OF THE PLAY AREA IS MOVED, THE APPLICANT SHALL APPLY FOR AN AMENDMENT TO THE CONDITIONAL USE PERMIT. 4. CLIENTS SHALL ABIDE BY THE DROP-OFF AND PICK-UP SCHEDULE SET BY THE OPERATOR. 5. PAVEMENT MARKINGS, CONES AND SIGNAGE ANNOUNCING CHILDREN CROSSING AT THE REAR OF THE BUILDING TO THE PLAY AREA. 6. MAINTAIN STATE LICENSE. S:~PLANNING\Case Files\2003\CU 03-13 Ergen-Shields\CU03-13_CC.DOC 'ER ~OOL Ld tl._ 61:~ ST. PARKER ELEMENTRY SCHOOL LINCOLN ELEMEh SCHO RIVER PLA ZA RIVER Z SITE UPA ltdver Case Numben Location Map CU 03-13 DISCOVERY MONTESSORI N Discover, Montessori-Hours of Operation Discovery' Montessori's day consists of two separate elements: the Momessori Class and the Friendship Hours. Dis.covery Montessori also offers the summer program. Accordingly, the following schedule is observed: General Hours of Operation: Session Morning Friendship Hours Momessori Class Afternoon Friendship Hours Schedule 6:30 a.m. to 8:30 a.m. 8:30 a.m. to 2:30 p.m. 2:30 p.m. to 6:00 p.m. Arrival and Departure: Each child will have a designated arrival and departure time. Prompt arrival and departure is crucial to the flow of the Montessori environment. Parents will be notified of the specific times in which their child is expected to arrive and depart fi.om school. With a class of 40 children the Arrival Schedule would be as follows: 5 Children would have the arrival time of 6:30 a.m. 7 Children would have the arrival time of 6:50 a.m. 8 Children would have the arrival time of 7:10 a.m. 5 Children would have the arrival time of 7:30 a.m. 4 Children would have the arrival time of 7:45 a.m. 6 Children would have the arrival time of 8:00 a.m. 5 Children would have the arrival time of 8:15 a.m. With a class of 40 children the Departure Schedule would be as follows: 5 Children would have 6 Children would have 5 Children would have 7 Children would have 3 Children would have 5 Children would have 3 Children would have 4 Children would have 3 Children would have the departure time the departure time the departure time the departure time of 2:30 p.m. of 3:00 p.m. of 3:30 p.m. of 4:00 p.m. the departure time of 4:15 p.m. the departure time of 4:30 p.m. the departure time of 5:40 p.m. the departure time of 6:00 p.m. the departure time of 6:20 p.m. FENCE FENCE 76'-2' T F- ED Z /~OONI/A ~OOO W Z W <~ I'P-6 I/4" 6'-I1' 'P~ I/~" ADULT CHAIR -- COLUMN [--'-'] ~ '"L__] _~ ~ AI)ULT CHAIR ~ :l© © © - [ _ © r 2'--4' 4"2'[ ~'~' 6'4 t/~' q'-l' ~:,'-~' SC, HOOL FLOOR LAYOUT