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Item 5.1 • Item # 5.1. City of Elk River MEMORANDUM TO: Planning Commission FROM: Chris Leeseberg, Planner DATE: March 25, 2003 SUBJECT: Case No. CU 03-04 Lisa Shields-Ergen —Amendment to the Elk River Plaza PUD Request Lisa Shields-Ergen requests an Amendment to the Elk River Plaza PUD to allow a Montessori School as a Conditional Use within the PUD. • Location 508 Freeport Avenue NW Lot-5 Block-1 Elk River Plaza 2"d Addition Attachments • Location Map • Applicant's letter • Hours of Operation • Site Plans • Elevation • Floor Plans Zoning/Land Use PUD,Planned Unit Development/HB,Highway Business Overview The applicant would like to amend the Elk River Plaza PUD to allow a Montessori School as a Conditional Use. The current allowed uses on the subject property are retail Planning Commission/CU 03-04 March 25,2003 Page 2 • establishments permitted in the Cl,C2 and C3 zoning districts. A Montessori school is not listed as a retail establishment in those commercial districts. The location of the proposed facility will be between and adjacent to 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 vehicles,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 visiting 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. Analysis Though the request is for an amendment to the Elk River Plaza PUD, staff has provided some background information on what the applicant's desire is if the amendment to the PUD is granted. If granted,the applicant will process an application for a Conditional Use Permit to operate a Montessori school at the subject property. • The applicant is proposing to open a Montessori school in an existing multi-tenant building. The school would be staffed by 7-8 employees and the number of students expected to be using the facility will be 55 preschool students ranging in age from 33 months to 5 years old. The hours of operation will be 6:30 am to 6:00 pm. The arrival/departure 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 which will be located across the rear parking lot next to the Highway 169 right-of-way. Access to the Montessori school will be from Freeport Avenue at the location of the Dolphin Car Wash. This is one of two access points for the theatre complex and access for the car wash and hardware store. During evening hours and weekends,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 13 stalls required for the school. The approximate number of stalls required for the current businesses is 55 spaces. With the addition of the school, 68-70 stalls would be required. There are 63 available stalls for all the establishments. 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. Again though,not all children will be • S:\PLANNING\Case Files\2003\CU 03-04 Discovery Montessori\CU03-04_PC.DOC Pluming Commission/CU 03-04 March 25,2003 Page 3 • arriving or departing at one time, but in intervals and given that fact,the number of current spaces should be adequate. Recommendation Staff recommends that the Planning Commission recommend approval of the request for an amendment to the Elk River Plaza PUD for a Montessori School. • • S:\PLANNING\Case Files\2003\CU 03-04 Discovery Montessori\CU03-04_PC.DOC w r� ` ELK RIVER - b� SLK LN. 34 35 Ld CC N la los:: ' EE! A� �. ,ER N PARKER LINCOLN � �� 10:11 OOL ELEMENTRY ELEMErNTRY o SCHOOL SCHOOL a SIO DR V Y Lil P'►DI ® I iii W I L� z 4 1 ii < E A 8, 1^_ � ELK / ,• BilitiltC�'l'1C�-'i - 'iri Ia ____ti Z w Yall; �rir� a 8 r�=� Um= .3. MN AINJ -- Wil��ii1371� RIVER "� o !' R►p � [r------ 1.315111o _,li7g�ri1-rl1 I • o �yO �� '`7• c-, PLAZA �, s ♦ ' '" a sT ous .,c' NUMMI IININIE NUE WI %o .:�ala . _ :::: o \_s IligINII MI— mo© �'•_•� tal.K4va RI VER `� 7--am .0. g.. 0 , &, ips Iwo _—p� "t PLAZA ANlifi L�allim z _ E oo� WI MINN NEW. �IbraMOE • 1 NE, i.0 Va Pio, ••_ Q®— Cs U .�� \'.\'''. { A .'r \ 5 1Ed sr -,Nk .07 ,3 t I dr ✓y 1 4TH111/ . S -NO ��i .' &� '"P' �C r ,„ 6. Q.000 . 4';: w ilirdiri 0 _ 1 THE ____ , , im- r- -6Arrq flig , ,,,L 1 oA'RE ©TET s aliii!ii �=� 3. ___., ritc �!9 `� `,' ,toq in ELY roww s / 3RD v ri • \, I I�1'll� t"'11� MAIN I l � tki1 _ M Al N ST I lilliTig_a ria.:11116 7Q HE *' 11111111111 k ga1�� �� , ��� STFE�T �Ihij S • ir • k III INFT01 !'''').. .IV �� 113 : %1 , ,Ig � E L 111N0. 1 HOHLE 111 PARCE 1 n a TO > 7. 41110 UP • 1 \ - _g____ J Location Map Laty of N E1 -•-. IUv€ i Case Number CU 03-04 DISCOVERY MONTESSORI SH I ELAS— ERGEN MONTESSORI SCHOOL • I am applying for an amendment to the plan use development (PUD) for the property located at 508 Freeport Avenue Elk River MN. I am purposing that the city allow me to establish a child education center there. The center's name is Discovery Montessori Inc. the Montessori education is a self, paced derived education. If this passes, the center would be able to enroll 55 preschool students' ages 33months to 5years old. This would also open 7 to 8 positions for employment, thus allowing more teacher and teacher assistant opportunities within Elk River. The location is an important aspect when opening a child care center. This location is conveniently located between Hwy 169 and Hwy 10,just off the west side of Hwy 169. Not only is the location convenient, but also surrounded by child friendly establishments. With the Karate center next door and the Nursing facility across the yard this location allows a safe environment for young people. The current zoning does not allow this type of establishment to exist, so, I am asking that the city amend to the current PUD and allow Discovery Montessori to open its doors in the Elk River Playa. • • Discovery Montessori-Hours of Operation • Discovery Montessori's day consists of two separate elements: the Montessori Class and the Friendship Hours. Discovery Montessori also offers the summer program. Accordingly, the following schedule is observed: General Hours of Operation: Session Schedule Morning Friendship Hours 6:30 a.m. to 8:30 a.m. Montessori Class 8:30 a.m. to 2:30 p.m. Afternoon Friendship Hours 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 from 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 the departure time of 2:30 p.m. 5 Children would have the departure time of 3:00 p.m. 5 Children would have the departure time of 3:30 p.m. 7 Children would have the departure time of 4:00 p.m. 3 Children would have the departure time of 4:15 p.m. 5 Children would have the departure time of 4:30 p.m. 3 Children would have the departure time of 5:40 p.m. • • 4 Children would have the departure time of 6:00 p.m. 3 Children would have the departure time of 6:20 p.m. 0 N 1 f l� 1L --- , \te, t50,y-os i t . , i _ _ \ /...--.4*4.-.---**7 . _,_ , , • 1 • 1 ` ` . ---1 _ 1 Y 1 1. , ,_ o per • 1. 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