6.1. SR 04-21-2003
Item # 6.1.
MEMORANDUM
TO: Mayor and City Council
FROM: Chris Leeseberg, Planner ~
DATE: April 21, 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 POD to allow a
Montessori School as a Conditional Use within the PUD.
Location
508 Freeport Avenue NW
Lot-5 Block-l Elk River Plaza 2nd Addition
Attachments
· Location Map
· Applicant's letter
· Hours of Operation
· Site Plans
· Elevation
· Floor Plans
Zonine/Land Use
POD, Planned Unit Development / HB, Highway Business
Overview
The applicant would like to amend the Elk River Plaza POD to allow a Montessori School as
a Conditional Use. The current allowed uses on the subject property are retail
Mayor and City Council / CU 03-04
April 21, 2003
Page 2
establishments that are permitted in the C1, 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 POD, staff has provided
some background information on what the applicant's desire is if the amendment to the
POD is granted. If granted, the applicant will process a separate 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 the only
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
$: \PLANNING\Case Files \2003\CU 03-04 Discovery Montessori\CU03-04 _ CC.DOC
Mayor and City Council / CU 03-04
April 21, 2003
Page 3
arriving or departing at one time, but in intervals and given that fact, the number of current
spaces should be adequate.
Planning Commission Action
At the March 25th Planning Commission meeting, several issues were raised regarding the
proposed business. These issues ranged from clarification on the arrival/departure times,
how the play area would be fenced, how the children would be supervised going to and from
the play area and that traffic congestion was already an issue.
The applicant stated that no more than 8 students would be arriving or departing at a time,
in 15-20 minute intervals; fencing would be in accordance with the State of Minnesota
recommendations and that there will be a 10-1 ratio of children to adults supervising the
children as they traveled to and from the outdoor plays area.
The Planning Commission unanimously recommended approval of an amendment to the
Elk. River Plaza PUD to allow a Montessori School as a Conditional Use
Recommendation
Staff and the Planning Commission recommend that the City Council approve the request
for an amendment to the Elk. River Plaza PUD for a Montessori SchooL
S:\PLANNlNG\Case Files\2003\CU 03-04 Discovery Montessori\CU03-04 _ CC.DOC
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Case Number: CU 03-04
DISCOVERY MONTESSORI
Discovery Montessori-Hours 0.( Opetation
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
Morning Friendship Hours
Montessori Class
Aftemoon Friendship Hours
Schedule
6:30 a.m. to 8:30 a.m.
8:30 a.m. to 2:30 p.m.
2:30 p.m. to 6:00 p.m.
An'ival 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.
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Case Number: CU 03-04
DISCOVERY MONTESSORI
SHIELDS-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 enro1155 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 ofHwy 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 Plaza.
Discovery Montessori-Hours 0.( 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
Morning Friendship Hours
Montessori Class
Afternoon Friendship Hours
Schedule
6:30 a.m. to 8:30 a.m.
8:30 a.m. to 2:30 p.m.
2:30 p.m. to 6:00 p.m.
An-ivaI 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.
S Children would have the departure time of 3:30 p.m.
7 Children would have the departure time of 4:00 p.m.
Children would have the departure time of 4:15 p.m.
Children would have the departure time of 4:30 p.m.
3 Children would have the departure time of 5:40 p.m.
....
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5
4 Children would have the departure time of 6:00 p.m.
3 Children would have the departure time of 6:20 p.m.
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o
j
00
D~ [I] 0
~ ~ I coo'" I <0
101
101
I
3'--I-6'-~~
9'-7'
36'-3"
SCALE' US' = 1'-0'
\
FUR~~ITURE KEY
L-
101
~
'"
o
I
....
C\J
14'-1~'1
I I
I
J
....
..-I
~
t
....
-.;;t
~
2/-00
8'