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6.5. PCSR 04-28-2020Request for Action To Item Number Planning Commission 6.5 Agenda Section Meeting Date Prepared by Public Hearings April 28, 2020 Chris Leeseberg, Senior Planner Item Description Reviewed by CSDC Facilities Corporation – 17267 Yale St. NW - Zack Carlton, Planning Manager Conditional Use Permit for Educational Use (Three Reviewed by Rivers Montessori), Case No. CU 20-08 Action Requested Recommend, by motion, approval of the Conditional Use Permit with the following conditions to satisfy the standards set forth in Section 30-654: 1. The building shall be inspected by the city building official and fire marshal to verify compliance with all building and fire codes and identified violations must be addressed prior to issuance of new building permits for the property. 2. No vehicles associated with the school may be parked or queued in the city right-of-way or on a public street. 3. An amendment to this Conditional Use Permit will be required for future expansions/additions not shown on the site plan dated May 18, 2020. Background/Discussion The property is zoned Planned Unit Development (PUD) where Educational Institutions require a Conditional Use Permit (CUP). The applicant is seeking a CUP to operate a Montessori School in the upper floor of the existing structure located on the parcel. The lower level will maintain commercial operations. The school currently has 80 students enrolled for the 2020-2021 school year. They will have 8-10 full time staff, along with 4-6 volunteers during the day. Parking and Traffic The ordinance requires 6 parking stalls for the school and 17 stalls for the office space. The site provides 24 in the upper lot and 16 in the lower lot. The applicant indicates about 65% of the students will be bussed to the site while the other 35% of the students will be driven to the site or approximately 20 cars. The morning drop-off will be less demanding than the afternoon, when students are all typically picked up at once. The applicant has provided two staging exhibits they will be using; neither uses the public street for the queuing of vehicles. The Elk River Vision A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community engagement that encourages and inspires prosperity Applicable Regulations In approving a Conditional Use Permit, the council may impose such specific conditions with regard to the development or operation of the proposed use as it considers necessary to satisfy the seven standards set forth in Section 30-654 and the requirements contained in this article and to promote compatibility with and minimize any potentially adverse effects upon adjacent properties, the neighborhood or the city. The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. The subject commercial parcel was created as part of a planned development which included commercial and residential uses. The use will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience, or general welfare of the neighborhood or the city. Staff does not see a need to impose specific conditions to satisfy this standard. 2. Will be consistent with the Comprehensive Plan. The subject parcel is in the Focused Area Study land use which guides the area for numerous uses, including educational institutions, and is consistent with the Comprehensive Plan. Staff does not see a need to impose specific conditions to satisfy this standard. 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. There are only two vacant parcels remaining in the development. The use will not impede the normal and orderly development and improvement of surrounding vacant property. Staff does not see a need to impose specific conditions to satisfy this standard. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. The property was developed for such a use and it will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. Staff does not see a need to impose specific conditions to satisfy this standard. 5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. A concern with schools is possible excessive traffic and parking. The applicant has shown how they will accommodate parking and where drop off/pick up vehicles will be queued on site. The site meets the parking requirements of the ordinance. Staff recommends a condition stating no vehicles associated with the school may be parked or queued in the city right-of-way or on a public street. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. There are no natural, scenic, or historic feature of major importance on the property. Staff does not see a need to impose specific conditions to satisfy this standard. 7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. The use will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. Staff does not see a need to impose specific conditions to satisfy this standard. 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. Financial Impact None Statutory Review Period Per State Statute §15.99, the required 60-day review period ends on May 30, 2020. Council Meeting If acted on, this item will go to the May 18, 2020, City Council meeting. Attachments  Location Map  Applicant’s Narrative  Transportation Narrative  Building Plans  Drop Off/Pick Up Exhibits  Site Plan dated May 18, 2020 Detailed Description/Scope of Project TRM Charter School has been approved by the Minnesota Department of Education to serve children of all ethnicities and backgrounds, first through the eighth grade. The Founding Board Members: ● Leah Studaker; Realtor & Board Chair, ● Lisa Andrican; MN licensed teacher with a Masters in Education and 15 years experience, ● Christine Castagneri; Marketing & Secretary for TRM, ● Troy Hanson; CFO of Guardian Angels- Treasurer for TRM; ● Carlo Galeazzi; holds a doctorate (Ed.D.) in Organizational Leadership & Policy Development, and his areas of expertise include: charter school development, curriculum & instruction, assessments, program development & evaluation. ● Thérése Zadnik-Klecker- Start-up Coordinator; Charter school experience includes the start-up of two MN successful Charter schools. Director of Operations for local K-8 charter school. ● All board members are driven to bring our community the first authentic Montessori Public Charter School. The Montessori Method is focused on education for the whole being. We organize our work by building educational experiences for the head, heart, and hands. This means that at every level we are cultivating curiosity and offering high-quality academics (head), fostering healthy social/emotional interactions (heart), and providing work that is experiential and hands-on (hands). As a result of our philosophy, we hope to become recognized for our academic excellence with a deep focus on environmental and earth sciences. Research indicates students require different approaches to learning in our constantly evolving world. There is a great need for our community to come together to create a school that will ensure our future generations are taught to be creative, independent & critical thinkers and who are driven to succeed. Montessori education has incredible results and has produced some of the most successful entrepreneurs and great leaders of our times: Jeff Bezos, Founder of Amazon, Larry Page and Sergey Brin, Founders of Google, Steve Wozniak, Co-founder of Apple, Mark Zuckerberg, Founder of Facebook, Anne Frank, Julia Childs, Sean ‘P. Diddy’ Combs, Prince Harry & Prince William, and many more. TRM Charter School has been approved by the Minnesota Department of Education to serve children of all ethnicities and backgrounds, Preschool through Eighth grade and we will open in the fall of 2020. Three Rivers Montessori accepts tax-deductible contributions made by individuals, companies, and organizations, along with state and federal funding. TRM is a not-for-profit organization, and has obtained 501(c)(3) status from the state of Minnesota. TRM was awarded the Minnesota Charter School District Number 4266. Our FEIN Number is # 82-2803489. You created this PDF from an application that is not licensed to print to novaPDF printer (http://www.novapdf.com) TRM aims to serve the following number of students in this location: We currently have 80 fully enrolled students who have applied and are accepted. What is being proposed? We are proposing that Three Rivers Montessori School will open in September 2020 and will have the address of 17267 Yale St. NW. Three Rivers Montessori School will utilize the upper floor of the existing building on the site. How is the request consistent with the City of Elk River Comprehensive Plan? We will be the only Public Elementary Montessori School in the Elk River School District and will serve all students in the Elk River and surrounding communities. . Hours of Operation: Morning Care 6:30-8:30; Regular School Hours 8:30-3:30; After Care 3:30-5:30 Number of Employees: In year one, approximately 8-10 staff, along with 4-6 volunteers possible during the day. Number of parking stalls, existing and additional: There are 24 existing parking stalls on the upper level lot with one being handicap accessible. There are also 16 existing parking stalls on the lower level parking lot but these will be shared with the companies on the lower level of the existing building. Is there a proposed screening of the site? No. Proposed building material: The building will remain the same, with minor changes to the interior and possible removal of the drive through. How do they comply with applicable design standards? The exterior building façade will remain unchanged, with the exception of adding a door. Signage – (at the time of installation, a separate permit is required for each sign): How many? No signs are being proposed. TRM will maintain the current monument. Proposed sizes? N/A Locations? N/A What type? N/A Is there outdoor storage? No What is being stored? N/A How much? N/A Proposed screening? N/A You created this PDF from an application that is not licensed to print to novaPDF printer (http://www.novapdf.com) Three River Montessori March 31, 2020 Transportation Narrative The proposed project is the reuse of the upper level of an existing office building at 17267 Yale Street, for a new building for Three River Montessori. The project calls for the rehabilitation of the upper level of the existing building with limited changes to the site, except to improve student drop off and pick up operations. Once complete, the remodeled building will serve approximately 75-students, beginning in the 2020-2021 school year. The school anticipates an enrollment of 80-students with approximately 65% using provided bus service and the other 35% coming by car. Based on the listed percentages, approximately 52-students would be bused and we are providing bus staging one full-sized (35-students) bus and on smaller bus (17- students). Assuming approximately 35% arrive by car leads to approximately 28-students. Typically, there are 1.5-students per car, which equates to approximately 20-car “transactions” at pickup and drop-off times. The two critical times for school transportation planning are the morning drop-off and afternoon pick- up. The attached diagrams show the proposed staging for each critical time period and how the above noted staging is accomplished. Morning Drop-off (a.m.) Due to the naturally staggered timing of morning drop-offs, this time period is much less demanding on a site. Both cars and buses will use the drop-off lane adjacent to building under the canopy. Given the naturally staggered drop-offs, all vehicles will be on-site and we do not anticipate any cars staging on Yale Street. Afternoon Pick-up (p.m.) In the afternoon, when most students are dismissed relatively simultaneously, we anticipated staged buses to be parked in the drive aisle closest to the building. Once loaded, buses will have the right-of- way over the staged cars and generally pull out at the same time. Cars will stage in the lane(s) closest to Yale Street and stage side-by-side as the width of the lane allows as shown in the attached diagram. While buses are staged and filling, cars will be allowed to load and exit the site. Additional cars, may also stage in the entrance drive to the lower lot. The afternoon pick-up diagram shows staging on-site for 12-cars simultaneously. Although there is a greater likelihood of cars arriving simultaneously in the afternoon, we anticipate that there will still be 5- to 10-minutes of timing stagger for the 20 cars estimated to be picking up and that vehicles will not need to stage on Yale Street. You created this PDF from an application that is not licensed to print to novaPDF printer (http://www.novapdf.com) UP N20'-10"1002 SF Classroom 1036'-0"118 SF Office 104 10' -7"6' -0" 932 SF Classroom 105 917 SF Classroom 106 10 '-0" 186 SF Serv. Kitch. 107 20'-1 11/16"35'-0"34'-6 15/16" 19 '-1 1/8 "18' -6 3/4" 11 '-2" Elevator Elev. Equip. Lobby 110 Corridor 111 Corridor 112 Vestibule 113 Boys Toilet 114 Girls Toilet 115 7A 7A 7A 7A 7A 5A 5A 5A 7A 7A 5A 7A7A 48'-1 1/4" NOTE:LOWER LEVEL REMAINS UNTOUCHED INCLUDED FOR REFERENCE ONLY. Wall Types 5A 2X4 WOOD STUD WALL TO STRUCTURE ROOF OR FLOOR STRUCTURE BATT INSULATION 5/8" GYP.BD. EA. SIDE BASE -SEE SCHEDULE 5B OMIT BATT INSULATION 2 X 4 WOOD STUDS @16" O.C. 7A 2X6 WOOD STUD WALL TO STRUCTURE ROOF OR FLOOR STRUCTURE SOUND BATT INSULATION 5/8" GYP.BD. EA. SIDE BASE -SEE SCHEDULE 2 X 6 WOOD STUDS @16" O.C. NOTE: ALL WALLS SHALL BE BUILT TO STRUCTURE ABOVE UNLESS OTHERWISE NOTED 4 3/4"6 3/4" SECTION @ FLOOR PLAN VIEW SECTION @ HEAD CLG WHERE APPLICABLE; SEE RCP (2) 2 X 4 WOOD STUD TOP PLATES SECTION @ FLOOR PLAN VIEW SECTION @ HEAD (2) 2 X 4 WOOD STUD TOP PLATES CLG WHERE APPLICABLE; SEE RCP ÉåêáÅÜáåÖ ÅçããìåáíáÉë íÜêçìÖÜ ~êÅÜáíÉÅíìêÉ ÇìäìíÜ=G=îáêÖáåá~G=íïáå=ÅáíáÉë ïïïKÇëÖïKÅçã Çê~ïå=ÄóW ÅÜÉÅâÉÇ=ÄóW íóéÉÇLéêáåíÉÇ= å~ãÉW êÉÖK=@W ëáÖå=Ç~íÉW Ç~íÉW éêçàÉÅí=@W ëáÖå~íìêÉW f=ÜÉêÉÄó=ÅÉêíáÑó=íÜ~í=íÜáë=éä~åI= ëéÉÅáÑáÅ~íáçåI=çê=êÉéçêí=ï~ë= éêÉé~êÉÇ=Äó=ãÉ=çê=ìåÇÉê=ãó=ÇáêÉÅí= ëìéÉêîáëáçå=~åÇ=íÜ~í=f=~ã=~=Çìäó= iáÅÉåëÉÇ=^êÅÜáíÉÅí=ìåÇÉê=íÜÉ=ä~ïë= çÑ=íÜÉ=ëí~íÉ=çÑ=jáååÉëçí~K P r e l i m i n a r y N o t F o r C o n s t r u c t i o n Randy Wagner 21068 ëÜÉÉí=íáíäÉW ëÜÉÉí= åìãÄÉêW 3/27/2020 2:15:06 PM 3 /2 7 /2 0 2 0 2 :1 5 :0 6 P M 020035.00 CK Checker Issue Date Three Rivers Montessori A2.1 Floor Plans 17267 Yale St. Elk River, MN. 1/8" = 1'-0" 1 Main Level Floor Plan êÉîáëáçå=L áëëìÉ åçK Ç~íÉ 1/8" = 1'-0" 2 Lower Level Floor Plan