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HomeMy WebLinkAboutZ-5392-B Staff AnalysisAugust 26, 2010 ITEM NO.: A _ FILE NO.: Z -5392-B NAME: Cloverdale Middle School Parking Lot Expansion and Improvements LOCATION: 6300 Hinkson Road OWNER/APPLICANT LRSD/Peters and Associates PROPOSAL: A conditional use permit is requested to allow for an expansion of new parking spaces and improvements to existing parking on this R-2 zoned public school site. SITE LOCATION: The property is located south of West 83rd Street, north of Hinkson Road, approximately one block west of Geyer Springs Road. 2. COMPATIBILITY WITH NEIGHBORHOOD The school has been a part of this neighborhood many years, predating the area's annexation into the City. If done appropriately, the addition of more on-site parking should not affect the school's continued compatibility with the neighborhood. The campus is located at the eastern edge of the residential neighborhood, where uses transition to the commercial Geyer Springs corridor. Other institutional uses in the immediate vicinity include churches located to the north and east, a charter school located one block to the east and a day care to the east. Notice of the public hearing was sent to owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the SWLR United for Progress and Cloverdale Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The site contains a total of approximately 111 on-site parking spaces spread over the campus. An 18 -space lot is located on the north side of the building with access off of W. 83�6 Street. A 10 -space lot is located east of the school with access off of Holland Lane, a private street. A total of 32 spaces are located in the area in front of the school with access off of Holland Land and Hinkson Road. Parking lots located on the west part of the school property (adjacent to the cafeteria and where the elementary school was previously located) contain a total of 48 spaces. August 26, 2010 ITEM NO.: A (Cont) FILE NO.: 7-5392-B The District is proposing to construct 9 additional spaces east of the school, off of Holland Lane. Two smaller parking lots containing a total of 22 spaces are proposed to be constructed at the northeast corner of the campus, with access off of Holland Lane. The parking lot within the circular drive in front of the school is proposed to be enlarged by the addition of 55 new spaces. Once the construction of new spaces and renovation of some of the existing spaces is complete, the site will contain 187 on-site parking spaces, a net gain of 76 spaces. Parking standards for, a middle school are 1 space per classroom and 1 space for each teacher, employee and administrator. The school contains 52 classrooms, with 66 teachers and 26 other employees. Based on these numbers, the campus should contain 144 on-site parking spaces. 4. SCREENING AND BUFFERS: Compliance with the City's landscape and buffer ordinances is required. The proposed site plan does not provide the 36± foot street buffer required on both the West 83rd Street and Hinkson Road perimeters. Additionally, the proposed parking lot on the West 83 d Street perimeter does not provide the minimum 9 -foot wide landscape strip required by the Landscape Ordinance. 5. PUBLIC WORKS COMMENTS: 1, West 83 d Street and Hinkson Road are classified as commercial streets. Dedicate right-of-way to 30 feet from centerline. 2. Repair any damaged curb, gutter and sidewalks. 3. The stormwater detention ordinance applies to this property. 4. The proposed parking lot at the northeast corner of the site does not comply with driveway spacing requirements. 6. UTILITY. FIRE DEPT. AND LATA COMMENTS. Wastewater: Sewer available to this project. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. Water: NO OBJECTIONS. N August 26, 2010 ITEM NO.: A (Cont.) FILE NO.: Z -5392-B Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is not located on a CATA bus route. The nearest route is located on Geyer Springs Road, to the east. SUBDIVISION COMMITTEE COMMENT: (JUNE 24, 2010) Ernie Peters was present representing the application. Staff presented the item and noted additional information was needed regarding potential signage, site lighting and fencing. Staff noted the site plan needed additional labeling to more clearly show the property lines and dimensions to the proposed parking so that staff could determine if the buffer and landscape ordinances are being complied with. Staff also stated it was not clear what the existing right-of-way was on the abutting streets. Staff asked the applicant to provide the total number of classrooms, grades of children and total number of employees and children so that a parking requirement could be determined. Staff also asked the applicant to provide the total number of parking spaces on site; existing now and after the proposed expansion. Staff informed the Committee that there had been concerns voiced by an area resident that the school was not using all of the existing parking. Mr. Peters responded that there were 78 parking spaces on the site in close proximity to the school and an additional 30 space located on the west side of the campus; away from the school building. During the ensuing discussion, Commissioner Laha suggested the school make more use of the existing parking on site. The applicant was advised to respond to staff issues by Wednesday, July 1, 2010. STAFF ANALYSIS: Cloverdale Magnet Middle School is located on the R-2 zoned property at 6300 Hinkson Road. The school is located on the east half of the 16± acre LRSD property. An elementary school used to be located on the west half. The school site contains a 52 classroom building, a detached cafeteria building, approximately 111 parking spaces distributed around the campus and play areas. Of the 111 spaces, approximately 60 are located in close proximity to the building. The remainder are located on the west side of the campus, some distance away from -the building. 3 August 26, 2010 ITEM NO.: A (Cont) FILE NO.: Z -5392-B The District is proposing to increase on-site parking from 111 spaces to 187 spaces. Based on Ordinance Standards, this school should have 144 parking spaces. Two new parking lots are proposed at the northeast corner of the campus. These lots will contain a total of 22 spaces. 10 new spaces are proposed east of the building, taking access off of Holland Lane. The parking lot in front of the school is proposed to be expanded and improved to add 55 spaces. All of the new spaces are in close proximity to the school building. While staff is supportive of the concept of providing additional on-site parking spaces, there are issues with this specific plan. The proposed parking lot at the northeast corner of the campus does not provide for the required zoning buffer of 36 feet or the minimum street perimeter landscape strip of 9 feet. A landscape strip of 7 feet is proposed along West 83'd Street. Additionally, the driveway to this proposed parking lot does not comply with driveway spacing requirements from 4yd Street. To construct the new parking area in front of the school, a park -like area within the existing circular drive will be mostly removed. The proposed new parking does not provide the required 36 -foot zoning street buffer. At its closest point, the new parking is located within 10.6 feet of the Hinkson Road property line. Staff believes there are options available, including placing a new parking lot west of the school, off of West 83 d Street. It is possible access could even be taken through an existing parking lot located north of the school. Additional area for parking is available on the west side of the campus. This area is within reasonable distance from the main school building and is even closer to the cafeteria building, which is connected to the main building by a covered walkway. Staff believes any proposed new parking should comply with the City's buffer and landscape ordinances. Placement of the new parking without the benefit of appropriate buffers could potentially impact area residents and property owners. STAFF RECOMMENDATION: Staff recommends denial of the application as filed. PLANNING COMMISSION ACTION: (JULY 15, 2010) The applicant was present. There was one objector present. Staff informed the Commission that, on July 13, 2010, the applicant had requested deferral of the item. Staff recommended deferral of the item to the August 26, 2010 agenda. 19 August 26, 2010 ITEM NO.: A (Cont.) FILE NO.: Z -5392-B A motion was made to waive the Commission's bylaws in regard to the late deferral request. That motion was approved by a vote of 10 ayes, 0 noes and 1 absent. A motion was then made to defer the item to the August 26, 2010 agenda. That motion was approved by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant has submitted a revised site plan, which addresses the issues raised by staff. The small parking lot previously shown at the northeast corner of the site has been eliminated; thus addressing the buffer and driveway spacing concerns in that area. The parking lot in front of the school (fronting onto Hinkson Road) has been modified so that the required 36 -foot zoning street buffer is provided. The revised plan was presented at the August 5, 2010 Subdivision Committee meeting. The committee determined there were no outstanding technical issues. UPDATED STAFF RECOMMENDATIONS: Staff recommends approval of the revised plan subject to compliance with the comments and conditions outlined in Sections 4 and 5 of the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 26, 2010) The applicants were present. There were four objectors present. Staff presented the item and a recommendation of approval as outlined in the "updated staff recommendation" above. Ernie Peters addressed the commission and described the proposal. He said the plan had been modified to address staffs concerns about buffers and driveway spacing. He said the improvements would also address drainage concerns on the site. Mr. Peters said there would be no new driveways onto public streets. He also described proposed sidewalk improvements on the east side of the school, where buses pick up and drop off students. Pam Adcock, of 6205 Hinkson Rd., spoke in opposition to the item. She stated she had lived at that location for 17 years and most of the other neighbors were also opposed to the school's plans. Ms. Adcock stated there was no reason to destroy the front of the school property by taking away green space to construct parking. She stated there appeared to be adequate parking on the site based on the number of vacant parking spaces she observes daily. Ms. Adcock said the school should fit in the neighborhood and not look like an institutional site. She said the trees indicated to be preserved would likely die when the new parking is August 26, 2010 FILE NO.: Z -5392-B constructed. She asked the Commission to not allow the school to construct any more parking lot lighting. Ms. Adcock said there were other areas on the campus that were better for placement of new parking. She spoke of the history of the relationship between the school and the neighborhood and said the neighborhood had most often supported the school. She said the school was asking for more parking than the minimum established by the zoning ordinance. Ms. Adcock showed photographs of other areas on the campus that she felt were better for use as parking. Pat Gee, Vice-president of SWLRUP, spoke in opposition. She spoke of the importance of maintaining green space and of preserving mature trees. She questioned the cost of the project and wondered if it was an appropriate use of tax dollars. William Vinson, principal of the school, addressed the Commission. He said there was a need for more parking near the front of the school, not just for the teachers but also for parents and other visitors. He noted that the proposed parking was in close proximity to the cafeteria and gymnasium. Mr. Vinson stated the conversion of the school to a charter school had created the need for more parking. He said there would only be minimum lighting on the sidewalks and ramps. Commissioner Devine talked about the new Chenal Elementary and noted that school had parking at the front of the building which was available for parents and other visitors. Commissioner Changose commented that putting the parking at the northwest corner of the building, off of 83rd Street, would work. Mr. Vinson responded that parking at the back of the school would not provide good access to the gym, cafeteria and front entrance. There was a discussion of the required number of parking spaces and the number of spaces on the overall site. There was a motion to approve the application, including all staff comments and conditions. The motion failed by a vote of 2 ayes, 7 noes, 1 absent and 1 open position. C: