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5.1 ,--Q ---\( \i Item # 5. 1. ity of ,/" .lkRiver MEMORANDUM TO: Planning Commission FROM: Michele McPhersoc irector of Planning DATE: April 19, 2000 SUBJECT: Case Number: CU 00-13 Request by Vick Szews to Operate a Montessori School; Public Hearing Request The applicant requests approval of a conditional use permit to operate a Montessori school as described in the attached narrative. Location 555 Railroad Drive (Old TruValue Hardware location) • Zoninq/Land Use Cl (Central Commercial)/CB (Central Business) Attachments • Location Map • Existing Conditions • Proposed Conditions • Floor Plan • Applicant's Narrative Overview From a review of the building file, the structure at 555 Railroad Drive was constructed sometime around 1969, with an addition in 1976. The structure originally was George's Supermarket. In recent years it has been converted to multi-tenant use, housing a credit union, office space, a printer, and hardware store. III 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612) 441-7420 • Fax: (612)441-7425 Memo to the Planning Commission/CU 00-13 April 19,2000 Page 2 • Analysis Floor Plan The applicant is proposing to occupy the middle third of the building (6,080 square feet). The space will be remodeled to meet the needs of the proposed use. Two classrooms and two care rooms as well as an office are proposed. The applicant will be required to provide bathrooms as well (see attached floor plan). Operation Attached is the narrative of operational procedures submitted by the applicant. The hours of operation will be 7:00 a.m. to 6:00 p.m. Monday through Friday. The applicant clearly explains how safety and security will be handled. Staff was primarily concerned with the safety of children as they accessed the outdoor play area, which is located at the east end of the parking area and the drop-off process. While not ideal, staff feels that the applicant has thought through the process for ensuring the safety of the children on their way to the play area. Site Impacts Installation of the play area will require removal of 18 parking spaces on the east end of the site. The code requires 70 parking spaces for the uses within the building. There are more than enough spaces on site to meet the demand. No external improvements to the building are proposed; all changes will be internal. • Recommendation Staff recommends that the Planning Commission recommend approval of the request to operate a Montessori school at 555 Railroad Drive with the following conditions: 1. The requirements of the Chief Building Official shall be met. 2. The applicant shall receive a license from the State of Minnesota prior to commencing operation. 3. 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Nie.' a h •1fAr:� 1�y� I�r��le�� ... miiirit %v. \-Izil,(.4-, Aggat 411i, 111 611 Iii 1744,4.• or ! \ •,iit,.1,.:,:,.‘ : If ,.401.114111 . k..\10 w„;,1,r,„' '; •.: -ws-s-m-sa-s- p ob. l . e ���1 - mom FP PUD1 . 0 :- .\\.., it 1 l i` : Ijt1g l \/ V- , li,. \ CQZ g g > �og 176THi -8- 8 . i i 1„k‘1 ' ,s cc :�175TH ' :r \I _ gI _§ . k IVOiN aii '.. S ' ' %.`GgS .12 V.r-- \J / / LOCATION N Cit1! iver MAP 13065 Orono Parkway • P.O. Box 490 CASE: CU 00-13 Elk River, MN 55330 T F----- 1 GuARENT- 1 Cyclor‘e, i Lpiyoqc 1 e.r\cte2i -,- • 1 1 ! 1 .. 1.4 1 , 1---_-. Woo(:) 14_L_____... rvc,r,q , ,...40 1 f ....i _ r i.,. I . .. - ! 1. 1 r i I 6, t---- 10b, __ 1 : . I,...__ ____ 1(11 fr— ..- 1 r , , 1 el... 0,11)egittlinbers 1 , 1 tt r.-4 ..i,) ' 1 I 64111,1CP1 1-) 4'("Ark tOkd elite 1 . k. 2,3 , 4 / 5 1 _....L. 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A 1 11 , f } i General Note, • rf/,Ii/ø: 763 972-3822 olTEcT J , 328 South 3rd street FA Delano, Mn. 55328 •'''••• BUILDING CODE INFORMATION •� FLOOR SIZE: 6,080 S.F. ri, • •• OCCUPANCY TYPE: B,E1 •• CONSTRUCTION TYPE: V—N OCCUPANCY LOAD: 170 / RELATED CODES: .,� UNIFORM BUILDING CODE FerMINNESOTA BUILDING CODE MINNESOTA ENERGY CODE 0. 1UNIFORM MECHANICAL CODE 11, % NATIONAL ELECTRICAL CODE r il t NOTES: AT LEAST ONE EXIT SHALL SHALL BE FRONT ON A PUBLIC STREET OR AN EXIT DISCHARGE NOT LESS ' THAN 20 FEET IN WIDTH. THE EXIT DISCHARGE TO THE PUBLIC STREET SHALL BE A MINIMUM 20 FOOT RIGHT-OF-WAY UNOBSTRUCTED AND MAINTAINED ONLY AS ACCESS TO THE PUBLIC STREET. AN APPROVED FIRE ALARM SYSTEM SHALL BE PROVIDED WITH A OCCUPANT LOAD OF 50 OR MORE PERSONS. A FACILITY PROVIDED WITH AN AUTOMATIC SPRINKLER SYSTEM OR DETECTION SYSTEM,THE OPERATION OF SUCH SYSTEM SHALL AUTOMATICALLY ACTIVATE THE SCHOOL FIRE ALARM SYSTEM,WHICH SHALL INCLUDE AN ALARM MOUNTED ON THE EXTERIOR OF THE BUILDING. CORRIDOR WALLS SHALL BE CONSTRUCTED OF MATERIALS APPROVED FOR ONE-HOUR FIRE-RESISTIVE CONSTRUCTION ON EACH SIDE. CORRIDOR WALLS SHALL EXTEND VERTICALLY TO THE ROOF CONSTRUCTION UNLESS THE CEILING OF THE CORRIDOR IS CONSTRUCTED OF AN APPROVED ONE-HOUR FIRE-RESISTIVE ASSEMBLY WHICH MAY INCLUDE SUSPENDED CEILINGS,DROPPED CEILINGS AND LAY-N PANELS. A MECHANICALLY OPERATED VENTILATION SYSTEM CAPABLE OF PROVIDING 15 CUBIC FEET PER MINUTE OF OUTSIDE AIR PER OCCUPANT DURING SUCH TIME AS THE BUILDING IS OCCUPIED,SHALL BE INSTALLED TOILET ROOMS SHALL PROVIDE A MECHANICAL SYSTEM CAPABLE OF PROVIDING A COMPLETE CHANGE OF AIR EVERY 15 MINUTES. SUCH SYSTEMS SHALL BE VENTED DIRECTLY TO THE OUTSIDE. 1 INrTIAL LAY^'T 5-22 Schedule Table ,,No. Revision/Issue Doted Door Number Material NO Width Height Hardware Material Remarks 001 ALUM Right 6'-0' 6'-8' PANIC ALUM Existing Paul D. Jaunlch-Architect 002 HM Left 3'-0' 6'-8' LEVER PASSAGE WOODssistance 003 HM Left 3'-0' 6'-8' LEVER WOOD y /�n 004 HM Left 3'-0' 6'-8' LEVER WOOD 005 HM Left 3'-0' 6'-8' KEYED LEVER WOOD neslgn & 006 HM Left 3'-0' 6'-8" LEVER WOOD evelopment 007 HN Left 3'-0' 6'-8' LEVER PASSAGE WOOD 32111 South 3r1 SI.. Delano.vin.55321 008 HM Right 3'-0' 6'-8' LEVER PASSAGE WOOD (763) 972-3822 009 HM Left 3'-0' 6'-8' LEVER WOOD 010 HM Right 3'-0" 6'-8' LEVER PASSAGE WOOD LEASEHOLD SPACE FOR: 011 HM Left 3'-0' 6'-8' PANIC WOOD 012 HM Left 3'-0' 6'-8' PANIC HM CHRISTOPHER & VICKI S2LlNS 013 HM Right 3'-0' 6'-8' LEVER PRIVACY METAL~ ELK RIVER, DAN. • • Snown • LEASEHOLD ILtPROVENENT � A- 1 r r i . 1eic7 % Conditional Use Permit • Request For 555 Railroad Drive Elk River, MN 55330 General The property in question is located at 555 Railroad Drive, Elk River, MN 55330. The building is situated between Railroad Drive and 3rd Street (formally the True Value Hardware Store). A request is being made to operate a Montessori Primary and Elementary School on the premises. A Montessori School would provide an alternative means of education for Elk River and surrounding communities. Parents would have the opportunity to enroll their children in a classroom setting that utilizes the Montessori teaching methods. The following documents support our planning, careful thought, and vision to safely and successfully operate a Montessori School. What Is A Montessori School Montessori philosophy dates back to 1900, when Dr. Maria Montessori, the first female Italy recognized as a medical doctor, developed her teaching techniques while at an Orthophrenic School, a school for the mentally disabled. She was astounded by how well these children responded to her teaching techniques. Maria thought if the same techniques were applied to healthy children, "Why shouldn't they do much better work in school than they did?" She left the Orthophrenic School and began applying her teaching techniques to healthy children and realized she had "developed a way to set free children's personality and learning capabilities in a marvelous and surprising way." Montessori emphasizes careful preparation of classrooms that respond to the specific needs and tendencies of children at each stage of development. These "prepared classrooms" are sensitively • created and maintained by a Montessori teacher to provide optimum conditions for independent activity and full development of individual potential. The prepared classroom is more than materials; it involves the careful coordination of space, people, and time as well as the selection of activities and materials. The way in which these elements are combined will vary according to the stage of development. Montessori teachers are carefully trained to link children to activities and to promote a positive emotional climate in the classroom. Yet each classroom provides full opportunities for individual development within the context of a social community. Why This Location First of all,the location of this building when compared to Elk River's major roadways and other educational facilities is ideal. There is easy access to the building from both Highway 10 and Highway 169. For those parents that commute into the metro area, little time would be added to drop off their child at this location. Elk River provides a centralized location for families in the surrounding communities, such as Rogers, Ostego, Zimmerman, and Big Lake. Secondly, some elementary aged children may need to use the current school bus system, in which case very little additional cost would be incurred due to its close proximity to St. Andrews Catholic School. The Montessori's school schedule would coincide with St. Andrews to provide for proper drop off and pick up times. Lastly, there are very few buildings of this size available for lease in the city of Elk River. Furthermore,this building would not require a major renovation project to make it suitable for educational purposes. The alternative to leasing an existing building would be to construct a new • facility, but that would be too costly at this time. Page 1 of 3 • Schedule Time Of Operation The Montessori school would open at 7:00am for children needing an early arrival time. Classes for morning primary grades would begin at 8:00am and dismiss at 11:00am. Classes for afternoon primary grades would begin at 12:15pm and dismiss at 3:15pm. Classes for elementary grades would begin at 8:00am and dismiss at 2:30pm. Late pick up would be available until 6:00pm. Classrooms And School Capacity The school would be divided into four classrooms: 1)A before/after class care room for primary children, 2)A primary classroom for preschool and kindergarten, 3) An elementary classroom for 1st- 3rd grade, and 4) An elementary classroom for 4th-6th grade. The State Licenser would have the final determination of classroom capacity, but from initial conversations the following are estimated. The before/after class care room would have a capacity of 15- 18 children. The primary classroom would have a capacity of 22-24 children. And both elementary classrooms would have a capacity of 24- 27 children. The overall capacity of the school would be 85-96 children. School Staffing Requirements Staffing requirements would be in compliance with state guidelines. From initial conversations, the staffing requirements would be as follows: 1)A Primary Montessori Teacher, 2)Two Before/After Class Care Room Teachers, 3) Two Elementary Montessori Teachers, 4) Four Montessori Teacher Assistants, and 5) A School Secretary/Office Manager. Following is a brief explanation of each position's qualifications: • Primary Montessori Teacher: 1. Diploma from an accredited Montessori educational facility for Primary level, and/or relevant BA/BS degree 2. Previous teaching experience at the Primary level, preferably in a Montessori environment, or previous experience with children at the Primary level 3. Meet school and state education requirements, including appropriate teaching certification and workshops as required 4. Maintain a current First Aid and CPR certification 5. Meet school and state health requirements and immunizations 6. Submit necessary documents to complete personal file, including three references, diplomas, transcripts, and background check Before/After Class Care Room Teacher: 1. Two years post secondary education at Primary level 2. Previous teacher assistant experience, preferably in a Montessori environment and/or knowledge of Montessori teaching philosophy 3. Meet school and state education requirements, including appropriate teaching certification and workshops as required 4. Maintain a current First Aid and CPR certification 5. Meet school and state health requirements and immunizations 6. Submit necessary documents to complete personal file, including three references, diplomas, transcripts, and background check 41111 Page 2 of 3 Elementary Montessori Teacher: • 1. BA/BS degree and a diploma from an accredited Montessori educational facility for Elementary level 2. Maintain a current Elementary Certification from the state 3. Previous teaching experience at the Elementary level, preferably in a Montessori environment 4. Meet school and state education requirements, including appropriate teaching certification and workshops as required 5. Maintain a current First Aid and CPR certification 6. Meet school and state health requirements and immunizations 7. Submit necessary documents to complete personal file, including three references, diplomas, transcripts, and background check Montessori Teacher Assistant: 1. Two years post secondary education at Primary level and/or Elementary level 2. Previous teacher assistant experience, preferably in a Montessori environment 3. Previous experience in a child care environment 4. Meet school/state education requirements, including appropriate teaching certification and workshops as required 5. Maintain a current First Aid and CPR certification 6. Meet school/state health requirements and immunizations 7. Submit necessary documents to complete personal file, including three references, diplomas, transcripts, and background check School Secretary/Office Manager: 1. Previous secretarial experience, including receptionist, computer, and organizational skills 2. Knowledge of Montessori philosophy desired 3. Ability to interact with people of all ages in a caring, courteous, and professional manner 4. Maintain a current First Aid and CPR certification • 5. Submit necessary documents to complete personal file, including three references, diplomas, transcripts, and background check Signage Once approval has been granted to operate a Montessori Primary and Elementary School on the premises, we will then seek designs that will be in accordance with Elk River's signage ordinances. Supporting Documents The following pages of the "Conditional Use Permit Request" are supporting documents and detail the following areas: 1. Property Makeup and Safety Concerns: • General Information • Drop Off and Pick Up Area • Parking Lot • Playground • Current Property Layout • Proposed Property Layout 2. Child Drop Off and Pick Up Procedure • Security • School Day Schedule • Early Arrival Procedure • School Day Arrival Procedure • • School Day Dismissal Procedure Late Pick Up Procedure Page 3of3 • Property Makeup and Safety Concerns General The proposed property for operating a Montessori Primary and Elementary School is located at 555 Railroad Drive, Elk River, MN 55330. The building is situated between Railroad Drive and 3rd Street. As with all educational facilities, safety of the children needs to be of utmost priority and all precautions must be taken to avoid any and all accidents. Nevertheless, there is no location or educational facility that can be identified as being completely safe and accident free. The best we can do is to implement the proper safety polices and regulations, and take every step possible to assure people abide by them. The location of the property provides for some very safe surroundings, but also imposes some safety concerns. This document addresses the movement of children when outside of the building, and the safety measures that will be taken to provide children with the safest possible environment. Refer to the attached drawing (to scale)to see how the building, drop off/pick up area, parking lot, streets, and proposed walkway and playground area are situated. Drop Off and Pick Up Area The designated drop off and pick up area will be located at the northeast corner of the building along 3rd Street. There is a distance of 13 feet between the building and 3rd Street's roadway. This area will allow parents and buses to drop off and pick up children within 10 feet from the school's main entrance. During designated times, the drop off and pick up area will have staff members available to • assist with this process. Refer to the "Child Drop Off and Pick Up Procedure"for the designated times and a defined procedure. The edge of 3rd Street will have to be marked with a white line indicating the edge of the roadway. The drop off and pick up area between 3rd Street and the building will be properly marked as a school zone. Possibly with yellow striping as indicated on the attached drawing. In addition, school zone signs will need to be clearly visible for other vehicles traveling 3rd Street. Parking Lot Currently,the parking lot to the east of the building has three entrances. Two of those entrances are from 3rd Street and the other is from Railroad Drive. The 3rd Street entrance closest to the building and the Railroad Drive entrance will remain as they are today. T'-_ .,ia a.___. maim____ - - .. . _ _ _ _ Vehicles using the parking lot are for Greater Minnesota Credit Union customers and employees, and Nova Care Outpatient Rehabilitation patients and employees. On various weekdays and at various times of the day,we have monitored the parking lot's activity and found it to be very light to none. The most activity was found to be after 4:30pm when people are going home from work. By this time of the day,the majority of the children, except for the late pick up children, will have vacated the school. It is safe to say this parking lot is not a high traffic area. Playground The playground will be located at the far east end of the parking lot. The maximum size of the playground will be 60 feet wide and 166 feet long. The entire playground will be enclosed with a fence, with one gate located at its northwest corner. The gate will be equipped with a childproof latching mechanism. Page 1 of 2 • _e..11..1$asaArarsww.LL+T.a+sA:r sa-crf • • • The distance from the main entrance to the proposed playground is approximately 210 feet. We need to make this route as safe as possible. Children will never be allowed to go to the playground without being accompanied by a staff member. Upon leaving the main entrance, children will be required to walk in an orderly fashion and use the "buddy"system. The children will need to cross the 3rd Street parking lot entrances, one is 45 feet wide and the other is 36 feet wide. These crosswalks will need to be properly marked with yellow striping and/or white blocking. In addition, school zone signs and/or pedestrian crossing signs will need to be clearly visible for vehicles coming from 3rd Street into the parking lot or exiting from the parking lot onto 3rd Street. There are no obstructions (trees, signs, bushes, etc.) or blind spots where the crosswalks are to be located. Staff and/or children will act as crossing guards while children are in the crosswalk area. Once the children are across the first parking lot entrance, a walkway will be built up to the next parking lot entrance. This walkway will be constructed by moving the first row of parking, which faces 3rd Street, back(south) eight feet. This will allow adequate room to build a safe walkway to the playground area. Currently, 8x8's surround the boulevard landscaping, the thought being a second set of 8x8's would be laid eight feet away to form the walkway. While children are in the walkway, staff members will be responsible for keeping the children within a contained area that is predictable to drivers. At no time will children be allowed to go to or from the playground without adult supervision. As many schools do, the staff member at the playground will have a First Aid Kit and a two-way radio, and be able to communicate with other staff members in the building in the case of an emergency or if a child needs to use the bathroom. Utilizing the two-way radios insures the staff member at the playground has a backup and that no child will be unattended in the playground, walkway, or parking lot areas. It will be required that all staff members have First Aid and CPR training. If a staff member does not have adequate training, proper training will be made available to them. • The proposed playground is within the guidelines furnished by the Department of Human Services Child Care Centers, Chapter 9503, Section 9503.0155 Facility, Subpart 7, which states: Subpart 7, Outdoor Activity Area:An outdoor activity area that complies with the following items must be provided or available for all child care programs except those licensed to exclusively provide sick care as specified in part 9503.0085, drop in care as specified in part 9503.0075, and those operating for less that three hours a day. A. A center must have an outdoor activity area of at least 1,500 square feet, and there must be at least 75 square feet of space per child within the area at any given time during use. B. An outdoor activity area used daily by children under school age must be within 2,000 feet of the center or transportation must be provided by the license holder. In no case, however, shall the outdoor activity area be farther than one-half mile from the center. C. The area must be enclosed if it is located adjacent to a traffic, rail, water, machinery, or other environmental hazard, unless the area is a public park or playground. D. The area must be free of liter, rubbish, toxic materials, water hazard, machinery, animal waste, and sewage contaminants. E. The area must contain the outdoor large muscle equipment required by part 9503.0065. Being in accordance with the guidelines defined by the Department of Human Services Child Care Centers, Chapter 9503, would also insure the playground area was in accordance with the guidelines for private school outdoor activity areas. All play equipment would conform to specified standards. • Such as, number of swings required, surface covering requirements, requirement for covered sandboxes, etc. Page 2 of 2 • Proposed Montessori School • Child Drop Off and Pick Up Procedure Security The main entrance into the school will be located at the northeast corner of the building,just off of 3rd Street. 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 before/after class care room. A member of the staff may unlock the main entrance remotely by pushing a button in the before/after class care room. The monitor is located in the before/after class care room because during early arrivals, school hours, and late pick ups, a staff member will always be present in that room. School Day Schedule Early arrival will be available beginning at 7:00am. Classes for morning primary grades begin at 8:00am and dismiss at 11:00am. Classes for afternoon primary grades begin at 12:15pm and dismiss at 3:15pm. Classes for elementary grades begin at 8:00am and dismiss at 2:30pm. Late pick up will be available until 6:00pm. This school schedule does correspond with the area schools begin and dismissal times. Early Arrival Procedure The school will be open at 7:00am to accommodate pre-registered early arrivals. During this time (7:00am—7:50am), a parent must park in the parking lot and accompany their child into school and • then to the before/after class 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 before/after class 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 8:10am. 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 8:10am,the parent must park in the parking lot, accompany the child into school, and then to the child's appropriate classroom. Buses will be scheduled to drop off children between 7:50am and 8:10am. Therefore, the buses may drive up to the main entrance drop off area where a staff member will accompany the children from the bus into the school. 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 12:05pm until 12:25pm 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. Page 1 of 2 • School Day Dismissal Procedure The morning primary class dismisses at 11:00am. Two staff members will have these children ready for pick up at 10:50am and will be available at the main entrance until 11:10am. 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 11:10am,the parent must parkin 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 dismiss at 2:30pm. Two staff members will be available at the main entrance from 2:20pm until 2:40pm 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 to pick up children between 2:20pm and 2:40pm. Therefore,the buses may drive up to the main entrance pick up area where a staff member will accompany the children from the school to the bus. The pick up procedure described above will also be followed for the afternoon primary grades. Two staff members will be available at the main entrance from 3:05pm until 3:25pm 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 (3:25pm—6:00pm), a parent must park in the parking lot, come into the school, go to the before/after class 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. • Page 2 of 2