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Planning Commission/CU 03-13 May 27,2003 Page 3 • Analysis The school would be staffed by 7-8 employees and the number of students expected to be using the facility will be 45 preschool students ranging in age from 33 months to 6 years old. The number of students is less than was presented at the PUD amendment request. The applicant was proposing 55 students at that time. This reduction should help ease the parking/circulation concerns. 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 located across the rear parking lot next to the Highway 169 right-of-way. The area will be fenced with two access points,in accordance with the State of Minnesota recommendations. The students will be escorted out the rear of the building to the play area,with teachers present at all times. The applicant is proposing to place traffic cones on the parking area when the children cross to the play area. Access to the Montessori school will be from Freeport Avenue at the location of the Dolphin Car Wash entrance. 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, which will not coincide with the schools hours of operation,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 12 stalls required for the school. The approximate number of stalls required for the current businesses is 55 spaces. With the addition of the school, 67 stalls would be required. There are 63 available stalls for all the establishments. The building owner,Triple S Investments, will be providing two stalls solely to this establishment for 10 minute parking. 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 and the karate school starts its evening classes. Again though,not all children will be arriving or departing at one time, but in intervals and given that fact,the number of current spaces should be adequate. Recommendation Staff recommends that the Planning Commission recommend approval of the Conditional Use Permit to operate a Montessori School with the following conditions: 1. IF MORE THAN A TOTAL OF 10 EMPLOYEES ARE TO BE ON SITE, THE APPLICANT SHALL APPLY FOR AN AMENDMENT TO THE CONDITIONAL USE PERMIT. 2. IF MORE THAN A TOTAL OF 55 STUDENTS ARE TO BE ENROLLED, THE APPLICANT SHALL APPLY FOR AN AMENDMENT TO THE i CONDITIONAL USE PERMIT. S:\PLANNING\Case Files\2003\CU 03-13 Ergen-Shields\CU03-13_PC.DOC