6.4. SR 12-15-2003C~ty ~
MEMORANDUM
TO:
Mayor and City Council
FROM:
Chris Leeseberg, Planner~
DATE:
December 15, 2003
SUBJECT: Case No. CU 03-31
Conditional Use Permit to Operate a Montessori School
Item # 6.4.
Request
The applicants request 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 December
22, 2003.
Location
19277 Vernon Street NW
Lot-1 Block-2 Meadowvale Commercial Park
Attachments
· Location Map
· Applicant's Letter
· Site Plans
· Floor Plan
Zoning/Land Use
CA, Community Commercial / CC, Community Commerdal
Planning Commission / CU 03-13
May 27, 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:
neigh&~xt or the city.
2. W'dl be ct~'istent w~ the ~ plan.
3. W'dl not bnt~ the nonml aTd orderty ~ and ~ of su~g ~
4. Wdl be sercet adequatdy by and~ill not adm'sdy affect essential public facilities and sewices
~luding streets, police and fire protection, drainage, refuse dist~osal, v. mer and sewer systons, parks
5. Wdl not bra~ uses, activiti~, processes, ~s, equipmem and ~ of ~ that will
6. Wdl not result in the destwact~ loss or clanage of a namra~ scenic or historic feavare of major
7. Wall fully cor~ wi3 all other requironm~ of this Gxte, induding any applicable requiremeats
ard stardards for the issuance of a license or pem~ to establ~h and otxorate the proposed use in the
If denial of such a permit should occur, it shall accompany recommendations or
determinations by findings or a report stating how the proposed use does not comply with
the standards set forth in section 30-654.
Overview
The applicant would like operate a Montessori School in the Meadowvale Commercial Park.
The location of the proposed facility will be within an existing building located on the site
which previously housed R&D sales and a preschool.
Analysis
The school would be staffed by the equivalent of 12 full-time employees with 125 total
students expected to be enrolled. The applicant anticipates that no more than 100 students
will be in the building at one time. The hours of operations will be from 6:45 am to 6:00
pm.
The establishment will have an outdoor play area located directly east of (behind) the
building. The play area is not separated from the building so the students will be escorted
out the rear of the building directly into the play area, with teachers present at all times.
Site access to the Montessori school will be from Vemon Street. The property has two
existing access points. The applicant is proposing that the south access will be for entering
S:~PLANNING\Case Files\2003\CU 03-31 Szews\CU03-31 CC.DOC
Planning Commission / CU 03-13
May 27, 2003
Page 3
only and the north access will be for exiting only. The reason for the exit only at the
northern end of the property will help minimize possible congestion as vehicles exit on to
Vernon Street.
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 20 stalls
required for the school. The grading and site plan shows 40 stalls which comply with the
ordinance.
There were no concerns raised at the staff site plan review meeting. The applicant will have
to work with the building and fire departments with regard to all building and fire codes.
Planning Commission Actions
The only concemed that was raised at the meeting was vehicular traffic and whether the site
could accommodate bus traffic and car traffic? The applicant stated that one of the current
uses in the building is a day care and there currently is bus traffic to the site. Also, the
frequency of vehicular traffic is more concentrated with the day care operation than will be
with the operation of the Montessori school. The applicant stated that they intend to stagger
class time to reduce any conflict with Meadowvale School start/end time.
The Planning Commission unanimously recommended approval of the request.
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 EMPLOYEES AND/OR STUDENTS ARE TO BE ADDED
WHICH RESULTS IN ADDITIONAL PARKING BEYOND 40 STALLS
PER THE ORDINANCE, THE APPLICANT SHALL APPLY FOR AN
AMENDMENT TO THE CONDITIONAL USE PERMIT.
2. "ENTER ONLY" SIGNS SHALL BE PLACED AT THE SOUTH ENTRY
OFF OF VERNON STREET WITH "DO NOT ENTER" SIGNS ON THE
BACK OF EACH "ENTER ONLY" SIGNS.
3. "EXIT ONLY" SIGNS SHALL BE PLACED AT THE NORTH EXIT
ONTO VERNON STREET.
4. THE BUILDING SHALL COMPLY WITH ALL APPLICABLE
BUILDING CODES.
5. THE BUILDING SHALL COMPLY WITH ALL APPLICABLE FIRE
CODES.
6. THE APPLICANT SHALL MAINTAIN A STATE LICENSE FOR THE
FACILITY.
S:~PLANNING\Case Files\2003\CU03-31 Szews\CU03-31 CC.DOC
ADDITIOiq
M£ADOWVALE SCHOOL
HIGH
SCHOOL
VANDENBERG
JUNIOR HIGH
SCHOOL
ELK RVER
HIGH SCHOOL
PARK
Case Number:.
Location Map
CU 03-31 CHRISTOPHER & VICKI SZEWS
N
ONARCH
on ¢sso i :hool
Child Drop Off and Pick Up
Procedure
General Traffic Flow
The property located at 19277 Vernon Street, Elk River has two driveways, one identified as an entrance
and the other as an exit. If vehicles are waiting in the designated drop-off/pick-up area, adequate room
remains in the entrance for other vehicles to enter into the parking lot area. The exit being located at the
northern end of the property will minimize congestion as vehicles exit onto Vernon Street.
Security
The main entrance into the school will be located in the middle of the building's west side. All entrances
into the school will be secured from entry, but this will not impair exiting the building in the case of an
emergency. All entrances will be equipped with panic bar capabilities. A surveillance camera, to assist
with early arrivals and late pick ups, will be located at the main entrance with its monitor mounted in the
extended care room. A member of the staff may unlock the main entrance remotely by pushing a button
in the extended care room. The monitor is located in the extended care room because during early
arrivals, school hours, and late pick ups, a staff member will always be present in that room.
_Scho_o_l Day Schedul~e
Early arrival will be available beginning at 6:45am. Classes for morning primary grades begin at 8:00am
and 8:30am and dismiss at 11:00am and 11:30am respectively. Classes for afternoon primary grades
begin at 12:00pm and dismiss at 3:00pm Classes for elementary grades begin at 8:00am and dismiss at
2:20pm. Late pick up will be available until 6:00pm. This school schedule does correspond with most of
lSD #728 schedule for the year, with some slight differences.
Early Arrival Procedure
The school will be open at 6:45am to accommodate pre-registered early arrivals. During this time
(6:45am - 7:50am), a parent must park in the parking lot and accompany their child into school and then
to the extended care room. With the use of the surveillance camera and remote entry, the staff member
present does not have to leave any children unattended while parents are dropping off their child. The
children will remain in the extended care room until normal school classes begin.
School Day Arrival Procedure
Two staff members will be available at the main entrance from 7:50am until 8:40am. During this time,
parents may drive up to the main entrance drop off area where a staff member will accompany the child
from the vehicle into the school. The other staff member will be inside the school helping with coats,
shoes, and behavior if needed. The child must wait in the vehicle for a staff member and exit the
passenger side of the vehicle. If driving up to the main entrance drop off area is not possible, the parent
must park in the parking lot and accompany the child to the main entrance where a staff member is
available. If a child arrives after 8:40am, the parent must park in the parking lot, accompany the child into
school, and then to the child's appropriate classroom.
The drop off procedure described above will also be followed for the afternoon primary grades. Two staff
members will be available at the main entrance from 11:50pm until 12:10pm for children arriving. After
that time, the parent must park in the parking lot, accompany the child into school, and then to the child's
appropriate classroom.
Having a designated drop off area will eliminate the confusion as to the direction of traffic, where and how
to drop off children, and most importantly knowing all children will safely be accompanied into the school.
Child Drop Off and Pick Up, Vernon Street.doc Page 1 of 2
ONARCH
on ¢sso i 'School
Child Drop Off and Pick Up
Procedure
School Day Dismissal Procedure
The morning primary class dismisses at 11:00am and 11:30am. Two staff members will have these
children ready for pick up at 10:50am and 11:20am and will be available at the main entrance until
11:40am. During this time, parents may drive up to the main entrance pick up area where a staff member
will accompany each child to their vehicle, assist the child into the vehicle from the passenger side, and
help with seat belts if necessary. The other staff member will be inside the school helping with coats,
shoes and behavior if needed. If driving up to the main entrance pick up area is not possible, the parent
must park in the parking lot, come to the main entrance where a staff member is available, and
accompany their child back to the vehicle. If a child is picked up after 11:40am, the parent must park in
the parking lot, come into the school, go to the child's appropriate classroom, and then accompany the
child from the school and to the vehicle.
The pick up procedure described above will also be followed for the elementary grades which dismisses
at 2:20pm. Two staff members will be available at the main entrance from 2:15pm until 2:30pm for
children being picked up. After that time, the parent must park in the parking lot, come into the school, go
to the child's appropriate classroom, and then accompany the child from the school and to the vehicle.
Buses will be scheduled as needed (K - Grade 6)
The pick up procedure described above will also be followed by the afternoon primary class. Two staff
members will be available at the main entrance from 2:50pm until 3:10pm for children being picked up.
After that time, the parent must park in the parking lot, come into the school, go to the child's appropriate
classroom, and then accompany the child from the school and to the vehicle.
Having a designated pick up area will eliminate the confusion as to the direction of traffic, where and how
to pick up children, and most importantly knowing all children will safely be accompanied to their vehicle.
Late Pick-Up Procedure
The school will be open until 6:00pm to accommodate pre-registered late pick-ups. During this time
(3:10pm - 6:00pm), a parent must park in the parking lot, come into the school, go to the extended care
room, and then accompany the child from the school and to the vehicle. With the use of the surveillance
camera and remote entry, the staff member present does not have to leave any children unattended while
parents are picking up their child.
Child Drop Off and Pick Up, Vernon Street.doc Page 2 of 2
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FILE COPY