Liquor versus preschoolers
In a twist on the familiar conflict between liquor establishments and more wholesome businesses — a daycare, say — Carbondale is looking at reversed roles with Marble Distillery Co. & The Distillery Inn trying to keep a preschool from moving in next door.
Carbondale trustees unanimously approved a special use permit allowing Children’s Rocky Mountain School to move into 126 Main St., much to the chagrin of the distillery and luxury hotel.
Parents of the preschool’s students present and past showed up in droves to recommend the town give the school a home.
After operating for 26 years on the Colorado Rocky Mountain School campus, the preschool recently lost this location and has been hunting for a home.
Children’s Rocky Mountain School looked at about 30 other sites but had to eliminate them all because of cost or space limitations. This site is really the only one available to the school, said Cindy Sadlowski.
The special use permit allows the preschool to serve 20 children between 3 and 5 years old, though Sadlowski said the average number of kids has been at 17 for years.
The building will also have to undergo major renovations before it’s ready, including upgrades for ADA compliance. Carbondale’s Planning and Zoning Commission also unanimously recommended the permit for approval.
Code requirements also say that liquor establishments have to be 500 feet away from a preschool, but Marble would be grandfathered in because it was there first.
Still, owner Carey Shanks was concerned that the preschool is not compatible with the area’s zoning, Historic Commercial Core. HCC is meant for commercial enterprises, which the preschool is not, he said.
“HCC is about tax revenue because you just got dinged for two taxes.”
Rather than thinking from the perspective of the distillery causing the preschool to shut down, the board should look at the proposal as a major disruption to a big taxpayer.
Marble has contributed a combined $50,000 in taxes in one year, he said.
Shanks and Dorian DiPangrazio, the hotel’s hospitality director, said the hotel has guests from around the world coming for an upscale experience.
The noise from the preschool would have a huge impact on that experience.
“If our hotel is significantly impacted, and our income to the hotel is significantly impacted because we have noise throughout the day … then we would look for alternative uses. Because we are in the biz of making money and bringing that generated income to the town.”
“We’ve worked hard to make a five star experience for our guests. Even one negative review affects future bookings,” said DiPangrazio.
Shanks was also concerned that, though they’re grandfathered in, having the preschool nearby might cause problems in the future if the Colorado Legislature makes stricter changes to laws governing liquor establishments in the vicinity of schools.
Others called the eastern end of Main Street a “transitional neighborhood” and said that having a mix of business types would add to the town’s “messy vitality.”
Some trustees were also concerned about parking at the school and the influx of traffic during busy drop-off and pick-up times — envisioning impatient parents double parking or making U-turns on Main Street.
Trustee Marty Silverstein deduced that the school really has no way to enforce restrictions on these maneuvers and the town’s police department doesn’t have the manpower to keep tabs on violators.
Sadlowski said the preschool’s clientele is a receptive crowd and they could make parents aware that their special use permit could be in danger if they don’t comply.
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