CCP 04-23-2013 - Laserfiche WebLink

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Approved J (B) Consideration of a Special Use Permit for Harold W. Erks on behalf of Harbon Montessori School to allow operation of a Montessori School out of the existing New Brighton Christian Church located at 1500 29th Avenue NW. City Planner Janice Gundlach reported the applicant is requesting a Special Use Permit to permit operation of a Montessori school out of the existing New Brighton Christian Church located at 1500 29th Avenue NW. The property is zoned R-1, Single Family Residential and schools and day cares are listed as specially permitted uses in all residential districts. The proposed school would operate out of the northern portion of the church, occupying existing classroom space on both the first and second levels. The school would also construct a small playground for younger children on the church property, and also plans to utilize the existing Hidden Oaks City Park to the north. The school serves children ages 33 months to 12 years of age, grades pre-school through fifth grade, and also offers latchkey. The request would be for a maximum of 85 children;however,the school doesn't currently serve that many. Other applicable issues examined include traffic,off-street parking and public safety concerns. Staff explained the proposed use should not have any negative impacts related to these issues due to the fact the site had enough parking(90 stalls)to support the use and the site had two access points. Planner Gundlach explained the proposed school is Harbon Montessori School,which currently operates out of the United Church of Christ Church at 1000 Long Lake Road and has been at this location since 1972. That church wants to use the school's space for their own use and has not renewed their contract,beginning the next school year. The applicant has indicated they would sign a two-year lease with New Brighton Christian Church,pending City approval of their use. Staff recommends approval of the Special Use Permit, subject to the following conditions: 1. The school serves a maximum of 85 students. 2. Any substantial changes to bus traffic, as represented in the written Planning Report, shall require an amendment to the Special Use Permit. 3. The Fire Marshal conducts a final safety inspection once the school has fully occupied the space,but prior to the start of the 2013-2014 school year. Commissioner Danger questioned if the play structure would be fenced. Harold Erks,Harbon Montessori School, stated this would be completed as it was required by the State. He then discussed the success the school has had in the past in both math and reading. Chairperson Howard inquired the proposed hours of operation. Mr. Erks indicated the school would be open Monday through Friday from 7:00 a.m. to 6:00 p.m. and would be closed on major holidays. Commissioner Danger stated his children went through the program at Harbon Montessori School and he found this to be a fine establishment in the City of New Brighton. Mr.Erks thanked Commissioner Danger for his support. Chairperson Howard asked if the special use permit held by the church would be adversely affected the additional proposed use. Planner Gundlach commented the special use permit allowed for the church to operate in a residential district and would not be adversely impacted with the location of the Montessori School on this site. Norm Wells, 16th Avenue West,noted his daughter attended the Harbon Montessori School and supported the request before the Commission this evening. Motion by Commissioner Shardlow,seconded by Commissioner Banker to close the Public Hearing. Approved 7-0. Chairperson Howard questioned if a sign would be posted near the street for the school. Planner Gundlach commented a sign would be posted on the church building and the applicant could work with the Public Works Department if a sign was needed at the street. Motion by Commissioner Danger, seconded by Commissioner Shardlow to approve staff recommendation. 3