7.4. SR 05-18-2020city of
Elk
liver
Request for Action
To
Item Number
Mayor and City Council
7.4
Agenda Section
eeting Date
TMay
Prepared by
Public Hearings
18, 2020
Chris Leeseber , Senior Planner
Item Description
Reviewed by
Conditional Use Permit: Educational Use - Three
Zack Carlton, Planning Manager
Rivers Montessori
Reviewed by
Cal Portner, City Administrator
Action Requested
Approve, by motion, 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.
Planning Commission Figure \
The Planning Commission felt the request was a reasonable use of the s
property and questioned how expansions would be handled in the future. Staff explained expansions require an
amendment to the CUP and would be reviewed at that time.
Staff did not receive any questions or comments prior to the meeting and during the virtual meeting, no
one called or emailed expressing concerns for or against the request. Staff has not received any comments
since the Planning Commission meeting.
The Elk River Vision
A nelcoming community nvith revolutionary and spirited resourcefulness, exceptional p o w E A E u e T
service, and community engagement that encourages and inspires prosperity g /� URE
The Planning Commission agreed with the conditions imposed to satisfy the seven standards for a CUP
and unanimously recommended approval of the request.
Financial Impact
None
Statutory Review Period
Per State Statute �15.99, the required 60-day review period ends on May 30, 2020.
Attachments
■ Planning Commission Memo dated April 28, 2020
■ Public Comments
Request for Action
To
Item Number
Planning Commission
6.5
Agenda Section
I
Meeting Date
Prepared by
Public Hearings
Aril 28, 2020
Chris Leeseber , 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 cR_33
required for future expansions/additions not shown on the
site plan dated May 18, 2020.
Background/Discussion RR
The property is zoned Planned Unit Development (PUD) where
Educational Institutions require a Conditional Use Permit (CUP). Hwy 10 +°
- (^ CR 12.
The applicant is seeking a CUP to operate a Montessori School in =
the upper floor of the existing structure located on the parcel. The y
lower level will maintain commercial operations. The school
currently has 80 students enrolled for the 2020-2021 school year. pP
They will have 8-10 full time staff, along with 4-6 volunteers during
.o
the day.
Parking and Traffic Figure i
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 n elcoming community n ith revolutionary and spirited resourcefulness, exceptional p Q W I R E D s r
service, and community engagement that encourages and inspires prosperity;, g /� JfUR
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. bill 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 orgeneral n�elfare 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. bill be consistent nvith 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. mill not impede the normal and orderly development and improvement of surrounding vacantproperty.
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. mill be served adequately by and mill not adversely affect essential public facilities and services including streets,
police and fire protection, drainage, refuse disposal, neater and sen.,er systems, parks and schools; and mill 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. Vill not involve uses, activities, processes, materials, equipment and conditions of operation that mill 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. mill 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. 1Vill fully coVyn4tb all other requirements of this Code, including any applicable requirements and standards for
the issuance of a license orpermit 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
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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 Foundine 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.
• Therese 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 facade 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)
WALL TYPES
NOTE ALL WALLS SHALL BE BUILTTO STRUCTURE ABOVE UNLESS OTHERWISE NOTED
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From: Robert Rudy
Sent: Wednesday, May 13, 2020 12:07 PM
To: Portner, Cal <CPortner@ElkRiverMN.gov>
Subject: [EXTERNAL] Comment on the Conditional Use Permit for Three Rivers Montessori at 17267 Yale
St. Case # CU 20-08
My name is Bob Rudy and I live at 17187 Yale Street NW. I would like to indicate that I am in favor of
the application for a Conditional Use Permit for Three Rivers Montessori to operate a School at 17267
Yale Street. However, I hope the Council will insure that there is enough parking on the site so that no
"on street parking" or school bus loading and unloading will be permitted on either 173rd or on Yale
Street. All businesses located in this neighborhood on Yale Street have sufficient parking on their
property so that no street parking is necessary. Additionally, all of the residential property in the
neighborhood also has sufficient parking so that no street parking is necessary. I hope the Council will
make sure that the plan for parking for this property is consistent the adjacent properties. Thank you.
From: Steve Remick
Sent: Wednesday, May 13, 2020 1:23 PM
To: Portner, Cal <CPortner&ElkRiverMN.gov>
Subject: [EXTERNAL] Conditional Use Permit Three Rivers Montessori Case #20-08
My name is Virginia Olsonoski at 17202 Yale St. NW
Please make sure that the lot at 17267 Yale St. NW. is big enough so that it can be self contained
with buses to dropping off and picking up the children, and also cars doing the same. So, they don't
abuse public roadways.
I also want to bring up playgrounds for the children, will they have enough room? Will they have to
build a fence along US highway 10, because it's so close?
Is this in line with the planning committee project for closing exits in and out of US Highway 10.
Regards,
Virginia
Three Rivers Montesson
Conditional Use Permit
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Background
■ PUD
■ Educational Institutions (CUP)
■ Guided for Educational Institutions
■ Using upper level
■ 80 students currently enrolled
■ 8-10 staff
■ 4-6 volunteers
■ Morning Care 6:30-8:30
■ Regular School Hours 8:30-3:30
■ After Care 3:30-5:30
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Parking
■ 6 required for school
■ 17 required for office
■ 24 upper lot
■ 16 lower lot
■ Approximately 1 /3 students driven to school
■ a.m. & P.M. staging
Yale St NW
MORNING DROPOFF TIME
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0 20 40 80 120
Scale in Feet
I
Yale St NW
AFTERNOON PICKUP TIME
0 20 40 80 120
Scale in Feet
CUP Requirements
■ PCs analysis of the application shows compliance with 6 of the
7 standards required for approval of the CUP
■ Standard #5 deals with traffic
■ No vehicles associated with the school may be parked or
queued in the city right-of-way or on a public street
Planning Commission
■ Unanimously recommended approval of the request
■ Since meeting three comments
■ First:
■ How many grades, teachers, students, Montessori schools
■ Hours and parking
■ Student drop off pick up
■ Second:
■ In favor of, but add condition: no parking on the street
■ Third:
■ Teachers, students, fencing, funding
Action Requested
■ Approve, by motion, the CUP with the conditions outlined in
the memo
■ Per State Statute §15.99, the required 60-day review period ends
on May 30, 2020
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AFTERNOON PICKUP TIME
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Scale in Feet