Land use hearing officer hears plan for private K–12 Montessori school, limits tennis-court hours and requires sidewalk work

The Academy of Montessori International presented a special-use application July 28 to convert an existing single-family property at 12945 Morris Bridge Road into a private K–12 school limited to 75 students. The applicant, represented by Justina Gale of Forward Planning and Design, described a program that would renovate the existing 5,400-square-foot dwelling, add accessory outdoor recreation, a greenhouse and covered tennis-court facilities, and provide parking and site improvements on the approximately 3.11-acre parcel. Tim Lampkin of Development Services summarized staff findings: the site is zoned AS-1 and has a residential-6 future land-use designation; Morris Bridge Road is an urban scenic corridor and the project must meet corridor requirements. Transport staff reviewed a traffic study and determined the project would not create transportation deficiencies; an agency comment initially included an apparent typo that listed 52 students in one table but staff later confirmed with the applicant the analysis was done for 75 students. The applicant and staff agreed proposed conditions including a requirement that the applicant construct a sidewalk along Morris Bridge Road connecting the school parcel to the nearby PD soccer fields as part of an approved design exception and that tennis‑court lighting be limited. The applicant indicated the school program would limit lighting and outdoor play; in response to neighbor concerns the applicant agreed that kindergarten outdoor play hours would be limited to 8 a.m.–6 p.m. (applicant had originally proposed a later end time). The applicant also confirmed no planned special events at the courts beyond student training; the tennis lighting window the applicant sought was 8 a.m.–10 p.m., slightly more restrictive than the code's maximum. A neighbor testified in opposition, raising concerns about increased traffic, noise, property values and the potential for future expansion. The applicant and staff said any increase in student capacity beyond the approved 75 would require return to the county’s public‑hearing process. Planning Commission staff found the project consistent with the county comprehensive plan and recommended approval subject to conditions. The hearing officer closed the public hearing; she will issue a written decision within 15 business days.