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HomeMy WebLinkAboutZ-5820-A Staff AnalysisJune 10, 1999 ITEM NO.: 11 FILE NO: Z -5820-A NAME: Anthony School LOCATION: 7700 Ohio Street OWNER/APPLICANT: Anthony School PROPOSAL: To amend an existing conditional use permit at 7700 Ohio Street to allow for an additional two story classroom building, an increase in enrollment, and changes to the front entrance on this property zoned R-2, Single Family Residential. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The existing school is located on a 4 acre tract on the north side of Ohio Street, between Ohio and Iowa streets, two blocks west of Mississippi Avenue. 2. COMPATIBILITY WITH NEIGHBORHOOD: The school has existed at this location for approximately 25 years. This property and the surrounding property to the north, west, and south are all zoned R-2, Single Family Residential, and contain primarily single family homes. Adjacent to the east the zoning is MF -12, Multifamily Residential, containing a condominium complex. About one block north and east of this site there is a large area of commercial zoning and uses along Cantrell Road and Mississippi Avenue. The addition will be behind part of the existing building along Ohio Street and will not be very visible from Ohio. The first story will be below ground level on the east side. A six to eight foot wood privacy fence already exists all along the east property line and the new building will not be taller than surrounding structures. Staff believes the school should continue to be compatible with the neighborhood. June 10, 1999 ITEM NO.: 11 (Cont.) 3. ON SITE DRIVES AND PARKING: The site has two entrance drives from Ohio Street and one exit onto Iowa Street. Traffic flow is set up to be one-way from Ohio towards Iowa. At peak times the entire driveway area also serves as a drop off/pick up area from Ohio all the way to Iowa. Currently permanent parking is in three areas. There are 12 spaces in front between the school and Ohio. There are 5 spaces behind the library on the east side of the site. There are 26 spaces along the west side of the site. There are 27 temporary stopping spaces along the building side of the north and west parking areas. Therefore, there are 43 on-site permanent spaces plus 27 temporary drop-off spaces. After the addition the ordinance parking requirement will be 60 spaces, 17 of which come specifically from drop-off requirements. The addition and entrance change would remove 6 parking spaces, 5 permanent and 1 temporary, leaving 38 permanent spaces and 26 temporary drop-off spaces for a total of 64. Five (5) additional permanent spaces are required. 4. SCREENING AND BUFFERS: Areas set aside for landscaping and buffers meet ordinance requirements. Prior to a building permit being issued, a detailed landscape plan for the area around the new building must be approved by the Plans Review Specialist. 5. PUBLIC WORKS COMMENTS: a. At south side of original building, straight curb line is required. b. Ohio Street is a commercial street. A dedication of right-of-way to 30 feet from centerline is required. c. Construct '-z street improvements to meet Master Street Plans requirements for commercial street standards including a 5 foot sidewalk. An additional 6 foot of pavement on Ohio between the two existing driveways would satisfy this requirement. d. Stormwater detention ordinance applies to this property. 6. UTILITY AND FIRE DEPT. COMMENTS: Water: The LR Fire Department needs to evaluate this site E June 10, 1999 ITEM NO.: 11 (Cont.) to determine whether additional public and/or private fire hydrants will be required. Contact the Water Works if additional and/or larger meter(s) are required. Wastewater: Sewer is available to this site and this project has no adverse affect on the Utility's system. Southwestern Bell: No comments received. ARKLA: No comments received. Entergy: Has asked for a 30 foot easement along the east side of the property. Applicant will need to work out this issue with the utility company. Fire Department: Extend east side driveway to the end of the new building. Show fire hydrants on the site plan. CATA: This site is not directly served by a CATA bus route, but routes #1 & 22 are near this site on Cantrell Road. 7. STAFF ANALYSIS: The applicant is requesting a Revised Conditional Use Permit for this 4 acre tract of land to amend a current conditional use permit to allow for the addition of a two story, 13,746 square foot classroom building on the east side of the property, behind the library. A 976 square foot metal building would be removed to make room for the new building. Also proposed are changes to the front center entrance to the existing building that would change the front line of the building along Ohio Street and cause it to extend into the front parking lot about eight feet. The applicant has also asked for a deferral for any street improvements. In May 1994 the school obtained a conditional use permit for a phased expansion which added classrooms, a gymnasium, library and playroom. The enrollment at that time was about 265 students. Now the enrollment is about 425 students. The proposal states that: "This addition is not planned for an increase in enrollment but will provide additional space for the present enrollment of the school." Therefore, staff proposes limiting enrollment to a maximum of 440 students without further Planning Commission approval. 3 June 10, 1999 ITEM NO.: 11 (Cont.) The addition meets all siting requirements and is already screened from residential areas to the north and east, which are the only areas potentially affected by the addition. Public Works has requested that the school's contribution to the street improvements being made in this area of Ohio Street consist of an additional six foot of pavement added adjacent to Ohio Street in between the two existing school driveways. This would provide additional drop off area and help reduce the traffic problems that still exist at peak times. Traffic congestion at peak times was a big issue at the time of the original C.U.P. Parking requirements consist of 60 spaces, 17 of which come from drop-off spaces. The site plan shows 38 permanent spaces and 26 drop-off spaces which would be 5 permanent spaces short of the ordinance requirement. Those additional spaces could be located as parallel spaces in the widened area between the driveways on Ohio. Staff believes this would be a reasonable facility expansion and remain compatible with the neighborhood as long as the building matches existing construction and the Public Works' requested street improvements are made. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with Public Works Comments. b. Comply with the City's Landscape & Buffer ordinances. C. If any exterior lighting is installed, it must be directed downward and inward to the property and not directed toward any residential area. d. Provide 43 permanent parking spaces on site. e. Maximum enrollment is to be limited to 440 students. 4 June 10, 1999 ITEM NO.: 11 (Cont.) SUBDIVISION COMMITTEE COMMENTS: (May 24,1999) Frank Riggins was present representing the application. Staff gave a brief description of the proposal. Public Works reviewed their comments and explained what was needed to meet the ordinance requirement for street improvements, i.e. 6 feet of additional paved area between the two driveways with curb, gutter and sidewalk meeting the ordinance. They stated that nothing would be needed on Iowa Street. Public Works also addressed the issue of 'benching' in the excavation for the new building since it would be greater than a 15 foot cut. They agreed they could support a variance request to not bench if desired. The applicant clarified for the fire department that the new building would be attached to the existing building at both stories. Mr. Riggins also stated that he would discuss with the owners the issues brought up caused by the proposed change to the front entrance. The applicant agreed to provide updated figures for enrollment and a breakdown of classrooms in the addition so current parking requirements can be calculated. There being no further issues, the Committee accepted the proposal and forwarded the item on to the full Commission for final resolution. PLANNING COMMISSION ACTION: (JUNE 10, 1999) Frank Riggins, Mehlburger Firm, a representative from the architect firm of the Wilcox Group, along with two representatives from the school, including Kay Patton the school director, were present representing the application. There were two registered citizens in attendance who had questions about the proposal, not specific objections to it. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation." Prior to this item being considered by the Commission, a meeting was held outside the hearing room between the two registered attendees, two other citizens in attendance, Mr. Riggins, the two school representatives, and staff. They discussed questions and issues the citizens had regarding this proposal and past issues. The result was agreement by the school on several points: 1. not use Bonnie Brae as a regular point of access for construction 5 June 10, 1999 ITEM NO.: 11 (Cont.) crews or equipment, nor use it for parking or material storage in connection with the construction; 2. limit hours of construction to daytime hours; 3. address the issues of noise from the gym and lights shining onto abutting residential property; 4. continue the school's policy of not renting out the school facilities to other organizations for activities not directly including the school; 5. to carefully review impacts of school functions on residents of Bonnie Brae, especially to not prevent access for residents to their street and driveways. Pauline Waters and Ruthann Varner acknowledged later in the hearing their pleasure with the discussion and satisfaction with agreements made by the school. The Chairman recognized the applicant and asked that the case be presented. Frank Riggins stated agreement with most of Staff's conditions and the agreements reached in the meeting with the citizens. However, he did state the applicant's desire to obtain a waiver to the requirement to widen Ohio for three main reasons: 1. this 200 foot area just in front of the school is currently a green area and would be the only part of the north side of Ohio that would be widened and it wouldn't connect to anything; 2. there are driveways on either end of the area of Ohio that Public Works wants widened, which the school feels adequately serve the school's access and drop-off needs; 3. the school for safety reasons does not want children crossing the existing driveway in front parallel to Ohio to get to the school from an additional drop-off area along Ohio. Mr. Turner spoke for Public Works regarding the boundary street ordinance requirement for the school to widen Ohio to commercial street standards. He stated that based on his observations regarding the condition of the ground in the area in question, and some past history regarding the area along Ohio, that it is already used as a parking area, and therefore, should be widened and paved. Kay Patton stated they don't want people parking in the area along Ohio and would like to see no parking signs put up and enforced rather than to pave over the limited green area that is there now and encourage parking. A lengthy discussion continued between several Commissioners, Mr. Turner and Ms. Patton, to clarify what the City will be doing to improve Ohio and what else should be done. At the conclusion, everyone seemed to have the same understanding of the situation on Ohio. June 10, 1999 ITEM NO.: 11 (Cont.) A motion was made to approve the C.U.P. application as recommended by Staff, to include the conditions agreed to between the applicant and the neighbors stated above, but excluding the requirement to widen Ohio Street. The motion passed by a vote of 9 ayes, 0 nays, and 2 absent. A second motion was made to recommend to the Board of Directors approval of the waiver requested in order that the school not make the street improvements to Ohio Street. The motion failed by a vote of 4 ayes, 5 nays, and 2 absent. 7 June 10, 1999 ITEM NO.:- 11 FILE NO: Z -5820-A NAME: Anthony School LOCATION: 7700 Ohio Street OWNER/APPLICANT: Anthony School PROPOSAL: To amend an existing conditional use permit at 7700 Ohio Street to allow for an additional two story classroom building, an increase in enrollment, and changes to the front entrance on this property zoned R-2, Single Family Residential. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The existing school is located on a 4 acre tract on the north side of Ohio Street, between Ohio and Iowa streets, two blocks west of Mississippi Avenue. 2. COMPATIBILITY WITH NEIGHBORHOOD: The school has existed at this location for approximately 25 years. This property and the surrounding property to the north, west, and south are all zoned R-2, Single Family Residential, and contain primarily single family homes. Adjacent to the east the zoning is MF -12, Multifamily Residential, containing a condominium complex. About one block north and east of this site there is a large area of commercial zoning and uses along Cantrell Road and Mississippi Avenue. The addition will be behind part of the existing building along Ohio Street and will not be very visible from Ohio. The first story will be below ground level on the east side. A six to eight foot wood privacy fence already exists all along the east property line and the new building will not be taller than surrounding structures. Staff believes the school should continue to be compatible with the neighborhood. June 10, 1999 ITEM NO.: 11 (Cont.) 3. ON SITE DRIVES AND PARKING: The site has two entrance drives from Ohio Street and one exit onto Iowa Street. Traffic flow is set up to be one-way from Ohio towards Iowa. At peak times the entire driveway area also serves as a drop off/pick up area from Ohio all the way to Iowa. Currently permanent parking is in three areas. There are 12 spaces in front between the school and Ohio. There are 5 spaces behind the library on the east side of the site. There are 26 spaces along the west side of the site. There are 27 temporary stopping spaces along the building side of the north and west parking areas. Therefore, there are 43 on-site permanent spaces plus 27 temporary drop-off spaces. After the addition the ordinance parking requirement will be 60 spaces, 17 of which come specifically from drop-off requirements. The addition and entrance change would remove 6 parking spaces, 5 permanent and 1 temporary, leaving 38 permanent spaces and 26 temporary drop-off spaces for a total of 64. Five (5) additional permanent spaces are required. 4. SCREENING AND BUFFERS: Areas set aside for landscaping and buffers meet ordinance requirements. Prior to a building permit being issued, a detailed landscape plan for the area around the new building must be approved by the Plans Review Specialist. 5. PUBLIC WORKS COMMENTS: a. At south side of original building, straight curb line is required. b. Ohio Street is a commercial street. A dedication of right-of-way to 30 feet from centerline is required. c. Construct '-z street improvements to meet Master Street Plans requirements for commercial street standards including a 5 foot sidewalk. An additional 6 foot of pavement on Ohio between the two existing driveways would satisfy this requirement. d. Stormwater detention ordinance applies to this property. 6. UTILITY AND FIRE DEPT. COMMENTS: Water: The LR Fire Department needs to evaluate this site 2 June 10, 1999 ITEM NO.: 11 (Cont.) to determine whether additional public and/or privatq fire hydrants will be required. Contact the Water Works if additional and/or larger meter(s) are required. Wastewater: Sewer is available to this site and this project has no adverse affect on the Utility's system. Southwestern Bell: No comments received. ARKLA: No comments received. Entergy: Has asked for a 30 foot easement along the east side of the property. Applicant will need to work out this issue with the utility company. Fire Department: Extend east side driveway to the end of the new building. Show fire hydrants on the site plan. CATA: This site is not directly served by a CATA bus route, but routes #1 & 22 are near this site on Cantrell Road. 7. STAFF ANALYSIS: The applicant is requesting a Revised Conditional Use Permit for this 4 acre tract of land to amend a current conditional use permit to allow for the addition of a two story, 13,746 square foot classroom building on the east side of the property, behind the library. A 976 square foot metal building would be removed to make room for the new building. Also proposed are changes to the front center entrance to the existing building that would change the front line of the building along Ohio Street and cause it to extend into the front parking lot about eight feet. The applicant has also asked for a deferral for any street improvements. In May 1994 the school obtained a conditional use permit for a phased expansion which added classrooms, a gymnasium, library and playroom. The enrollment at that time was about 265 students. Now the enrollment is about 425 students. The proposal states that: "This addition is not planned for an increase in enrollment but will provide additional space for the present enrollment of the school." Therefore, staff proposes limiting enrollment to a maximum of 440 students without further Planning Commission approval. 3 June 10, 1999 ITEM NO.: 11 (Cont.) The addition meets all siting requirements and is already screened from residential areas to the north and east, which are the only areas potentially affected by the addition. Public Works has requested that the school's contribution to the street improvements being made in this area of Ohio Street consist of an additional six foot of pavement added adjacent to Ohio Street in between the two existing school driveways. This would provide additional drop off area and help reduce the traffic problems that still exist at peak times. Traffic congestion at peak times was a big issue at the time of the original C.U.P. Parking requirements consist of 60 spaces, 17 of which come from drop-off spaces. The site plan shows 38 permanent spaces and 26 drop-off spaces which would be 5 permanent spaces short of the ordinance requirement. Those additional spaces could be located as parallel spaces in the widened area between the driveways on Ohio. Staff believes this would be a reasonable facility expansion and remain compatible with the neighborhood as long as the building matches existing construction and the Public Works' requested street improvements are made. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with Public Works Comments. b. Comply with the City's Landscape & Buffer ordinances. C. If any exterior lighting is installed, it must be directed downward and inward to the property and not directed toward any residential area. d. Provide 43 permanent parking spaces on site. e. Maximum enrollment is to be limited to 440 students. 4 June 10, 1999 ITEM NO.: 11 (Cont.) SUBDIVISION COMMITTEE COMMENTS: (May 24,1999) Frank Riggins was present representing the application. Staff gave a brief description of the proposal. Public Works reviewed their comments and explained what was needed to meet the ordinance requirement for street improvements, i.e. 6 feet of additional paved area between the two driveways with curb, gutter and sidewalk meeting the ordinance. They stated that nothing would be needed on Iowa Street. Public Works also addressed the issue of 'benching' in the excavation for the new building since it would be greater than a 15 foot cut. They agreed they could support a variance request to not bench if desired. The applicant clarified for the fire department that the new building would be attached to the existing building at both stories. Mr. Riggins also stated that he would discuss with the owners the issues brought up caused by the proposed change to the front entrance. The applicant agreed to provide updated figures for enrollment and a breakdown of classrooms in the addition so current parking requirements can be calculated. There being no further issues, the Committee accepted the proposal and forwarded the item on to the full Commission for final resolution. PLANNING COMMISSION ACTION: (JUNE 10, 1999) Frank Riggins, Mehlburger Firm, a representative from the architect firm of the Wilcox Group, along with two representatives from the school, including Kay Patton the school director, were present representing the application. There were two registered citizens in attendance who had questions about the proposal, not specific objections to it. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation." Prior to this item being considered by the Commission, a meeting was held outside the hearing room between the two registered attendees, two other citizens in attendance, Mr. Riggins, the two school representatives, and staff. They discussed questions and issues the citizens had regarding this proposal and past issues. The result was agreement by the school on several points: 1. not use Bonnie Brae as a regular point of access for construction 5 June 10, 1999 ITEM NO.: 11 (Cont. crews or equipment, nor use it for parking or material storage in connection with the construction; 2. limit hours of construction to daytime hours; 3. address the issues of noise from the gym and lights shining onto abutting residential property; 4. continue the school's policy of not renting out the school facilities to other organizations for activities not directly including the school; 5. to carefully review impacts of school functions on residents of Bonnie Brae, especially to not prevent access for residents to their street and driveways. Pauline Waters and Ruthann Varner acknowledged later in the hearing their pleasure with the discussion and satisfaction with agreements made by the school. The Chairman recognized the applicant and asked that the case be presented. Frank Riggins stated agreement with most of Staff's conditions and the agreements reached in the meeting with the citizens. However, he did state the applicant's desire to obtain a waiver to the requirement to widen Ohio for three main reasons: 1. this 200 foot area just in front of the school is currently a green area and would be the only part of the north side of Ohio that would be widened and it wouldn't connect to anything; 2. there are driveways on either end of the area of Ohio that Public Works wants widened, which the school feels adequately serve the school's access and drop-off needs; 3. the school for safety reasons does not want children crossing the existing driveway in front parallel to Ohio to get to the school from an additional drop-off area along Ohio. Mr. Turner spoke for Public Works regarding the boundary street ordinance requirement for the school to widen Ohio to commercial street standards. He stated that based on his observations regarding the condition of the ground in the area in question, and some past history regarding the area along Ohio, that it is already used as a parking area, and therefore, should be widened and paved. Kay Patton stated they don't want people parking in the area along Ohio and would like to see no parking signs put up and enforced rather than to pave over the limited green area that is there now and encourage parking. A lengthy discussion continued between several Commissioners, Mr. Turner and Ms. Patton, to clarify what the City will be doing to improve Ohio and what else should be done. At the conclusion, everyone seemed to have the same understanding of the situation on Ohio. 6 June 10, 1999 ITEM NO.: 11 (Cont.) A motion was made to approve the C.U.P. application as recommended by Staff, to include the conditions agreed to between the applicant and the neighbors stated above, but excluding the requirement to widen Ohio Street. The motion passed by a vote of 9 ayes, 0 nays, and 2 absent. A second motion was made to recommend to the Board of Directors approval of the waiver requested in order that the school not make the street improvements to Ohio Street. The motion failed by a vote of 4 ayes, 5 nays, and 2 absent.