5.2. PCSR 04-11-2006
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Item #5.2.
MEMORANDUM
TO: Planning Commission
FROM: Chris Leeseberg, Planner Cit
DATE: April II, 2006
SUBJECT: Case No. CU 06-05
Request by: Shepherd Inn Daycare to Operate a Daycare
Facility out of the Solid Rock Church
Zoning:
Adjacent
Zoning:
Land Use: Public/Semi Public
Ria Single Family Residential
N-Ria
E-Ria
S - R1a
W -R1a
Conforms: Land Use Plan - Yes
Zoning Code - Yes
Subdivision Code - Yes
Adjacent
Land Use:
N - Rural Residential
E - Highway Business
S - Rural Residential
W - Rural Residential
60 Day Rule: Action must be taken on this request by April 26, 2006
Recommendation
Staff is recommending the Planning Commission recommend approval of the request.
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
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Planning Commission / CU 06-05
April 11, 2006
Page 2
Attachments
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Cover Sheet
Location Map
Applicants Narrative
Site Plan
Floor Plan
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Overview
Institutional uses are allowed as a Conditional Use Permit in residential zoning districts. In
1994 Solid Rock Church was granted a Conditional Use Permit to operate a school
accommodating grades K-12 with a maximum of 300 students. The current request is to
reduce that to 150 children for the school and add up to 160 children for the daycare.
Analysis
No more than 280 children will be in the church at one time; 150 children for the school and
130 children in the daycare during the school season. Since there is no school during the
summer season, only 160 children using the daycare would occupy the church. With the
requested changes, it will result in a fewer amount of children in the church than the original
CUP allowed. Staff would still recommend that the total number of children allowed be
consistent with the original CUP.
The hours of operation for the daycare will be Monday-Friday 6:00 am - 6:00 pm. There
will be 30 employees at full capacity.
There were no issues raised at the staff site plan review meeting.
Parking and Circulation
With the existing parking for the church, there is adequate parking for the daycare. On
street parking shall not be allowed with this request.
Standards for Issuance of a Conditional Use Permit (Section 30-654)
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed
location:
1. Will not endanger, i1!Jure or detrimentallY qffect the use and e1!J"qyment rif other properry in the
immediate viciniry or the public health, sqftry, morals, comfort, convenience or general we!fare rif the
neighborhood or the ciry.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderlY development and improvement rif surrounding vacant
properry.
4. Will be seroed adequatelY fry and will not adverselY qffect essential public facilities and services
including streets, police and fire protection, drainage, refuse disposal, water and sewer rystems, parks
S:\PLANNING\Case Files\2006\CUP\CU 06-05 Shepherds Inn\CU 06-05]C.doc
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Planning Commission / CU 06-05
April 11, 2006
Page 3
and schools; and will not, in particular, create trcifjic congestion or inteiference with trqfjic on
acfjacent and neighboring public thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions qf operation that will
be detrimental to af!)! persons or proper(} because if excessive trqfjic, noise, smoke, fumes, glare,
odors, dust or vibrations.
6. Will not result in the destruction, loss or damage if a natura4 scenic or historic feature if mqjor
importance.
7. Will fullY complY with all other requirements if this Code, including af!)! applicable requirements
and standards for the issuance if a license or permit to establish and operate the proposed use in the
city.
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.
Recommendation
Staff recommends that the Planning Commission recommend approval of the request with
the following conditions:
1. A maximum of 300 students shall be allowed to attend the school/ daycare.
2. If more than 300 students are desired in the future, the applicant shall apply
for an amendment to the Conditional Use Permit.
3. No on street parking shall be allowed for the school/daycare.
4. The facility shall meet all Building and Fire Codes.
S:\PLANNING\Case Files\2006\CUP\CU 06-05 Shepherds Inn\CU 06-05_PC.doc
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Case Number: CU 06-05
SHEPHERDS INN DA YCARE
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o.risficttl Dayc.are, Itlc.. .
DESCRIPTION OF PROJECT NARRATIVE
At the present time I have a daycare, "The Shepherds Inn Daycare, Inc.",
which is licensed through Sherburne County. The daycare is located in the
basement of the Solid Rock Parsonage and I am looking to move it to the
basement of the Solid Rock Church so it can house more children and
become state licensed.
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The Church has a conditional use permit for 300 possible children for the
Solid Rock Christian Academy. We are looking to change that to 150
children for the Academy, and 130 children during the school season and
160 children during the summer season for the Daycare. This would meet
the requirements according to State guidelines for these 2 identities for
spacmg.
The hours of operation for the Daycare would be from 6:00a.m. - 6:00p.m.
The Daycare would have approximately 30 employees when in full capacity.
The building does meet the design standards to house a daycare and also the
school combined. Parking is well adequate for the Academy and the
daycare.
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