Loading...
HomeMy WebLinkAboutStaff ReportsSenior Planner McCully presented the staff report and explained that the request would add 8.72 acres to the adjoining 7.87 acres that are already zoned R-5 in order to prepare the property for an apartment development. The Land Use Plan shows this area as mixed use, calling for a variety of potential land uses as long as they are compatible with existing land uses. Staff recommended approval of the rezoning request. Commissioner Maloney asked if there would be parkland dedication required for this area. Ms. McCully explained that the City would like to have acreage in lieu of a fee. The desire would be to receive parkland adjoining the existing parkland on the east side of Jones-Butler. The applicant requested that this project not be held up by negotiation efforts to obtain this land dedication. They have offered to post a fee for the project which would be returned if they are successful in negotiating a land dedication from the adjoining property owner. Commissioner Maloney expressed his desire for the applicant to provide enough land for a park, he was also concerned that approving this request would commit the city to accept the parkland fee and not allow the city to negotiate land with the applicant. Ms. McCully said that this request was only for the rezoning, and the parkland dedication would be considered at the time of platting. She said that if the city were to ask for land, the city could only require land to come from the subject tract, there would have to be negotiations for off-site dedications. Chairman Massey opened the public hearing. Paul Johnston with Fairfield Residential (2045 N. Hwy 360, Grand Prairie, Texas); explained that his company was the applicant, and was present to answer any questions regarding the request. Chairman Massey closed the public hearing. Commissioner Maloney moved to recommend approval of the request as presented. Commissioner Parker seconded the motion, which passed unopposed (5-0). AGENDA ITEM NO. 3: Public hearing and consideration of rezoning a 0.85 acre lot; Lot 1 Block 1 Tinsley Square, currently "The Clay Oven" restaurant from WPC Wolf Pen Creek to C- 1 General Commercial (99-108); and rezoning of a 0.34 acre tract immediately south of the First United Methodist Church tract from WPC to C-1. (99-109) City Planner Kee presented the staff report. She explained that the Commission recommended that the City initiate rezoning of the remainder of the individual lots along Holleman west of the future extension of George Bush from WPC to commercial, although the Tinsley Square lot was not one that was to have rezoning initiated by the City. Staff recommended approval of the rezoning request as presented. Chairman Massey opened the public hearing. Seeing no one present to speak in favor of or in opposition to the request, the public hearing was closed. Commissioner Parker moved to recommend approval of the request as presented. Commissioner Rife seconded the motion, which passed unopposed (5-0). AGENDA ITEM NO. 4: Public hearing and consideration of a Conditional Use Permit and associated site plan for the renovations and additions to the existing Willow Branch Elementary School at 105 Holik.,1 V P&ZMInutes March 18, 1999 Page 2 of 10 Senior Planner Battle presented the staff report. He explained that a conditional use permit was approved by the Commission in February of 1998. The school district made changes to that approved plan and is seeking a new use permit. The changes reflect smaller classroom additions, a larger gym/locker room addition and a smaller parking lot addition. The school district is also applying for a PIP permit to plat the streetscaping on Anderson in the right-of-way. The additions will include a new football field, gymnasium, classrooms, a larger gym/locker room addition, and new parking spaces. The plan shows 45 new parking spaces with an alternate bid that could increase the number to 117. Unless the public hearing brings to light any new information indicating potential negative impacts, Stag' recommended approval with the following conditions: 1. The existing driveway on Anderson closest to George Bush will prohibit left turns exiting the parking lot. 2. Any future lighting installed for the football field will be placed to minimize impact on Wolf Pen Creek properties. 3. The permit to allow the landscaping in the right-of-way is approved. Chairman Massey asked if the project would be timed with the widening of Anderson. Mr. Hard introduced Graduate Engineer Simoneaux, representative from the Public Works Department working with Capital Projects. Mr. Simoneaux explained that staff is coordinating the widening with the school, which would be bid in May with construction beginning at the end of the school year. Chairman Massey asked staff to comment on the regional detention facility because of the concernwith the creek. Mr. Simoneaux said that the detention would be considered with the Wolf Pen Creek Project. McClure Engineering, project manager for the WPC project, has received a copy of the site plan for the school. Chairman Massey asked staff to address the lighting issue and what could be done to protect the impact for the neighborhood. Mr. Battle said that placement would be an issue, he suggested this item be addressed by representatives from the school district. Commissioner Garner asked how the previous concerns relating to traffic impacts were addressed. Mr. Battle explained that eliminating the middle driveway and not allowing left turns exiting the northern most driveway would aid in preventing traffic congestion. Chairman Massey opened the public hearing. Mr. Raymond Reed, 1601 Wolf Pen Lane, stated that the residents had not received an opportunity to review the site plan. He explained that there are currently no left turn signs at the exits and they do not seem to be working. He felt that widening Anderson was intended to improve the traffic flow, but felt the traffic densities would also increase. He suggested moving the drop-off/pick-up areas to the Holik side of the school. Mr. Brian Tucker, Cheatham & Associates (applicant), he said that the center driveway would still have the 2 existing 12 foot lanes with an addition of another 12 foot land for right turn only. He said that since this campus is being changed to a middle school, the student population was projected to decrease by 10 - 15 students (with the assumption it would increase in the future). He explained that the school district is more than willing to answer the questions from the concerned residents. He stated that the site plan changed only minimally from the time of initial review in February 1998. The driveway and P&Z Minutes March 18, 1999 Page 3 of 10 10 parking lot layout were the major changes, with the remainder of the plan very similar to the previous plan. He explained that the school district is coordinating with the City's Public Works Department in the regard to the Anderson Street widening and the detention. Mr. Bill Savage, CSISD Representative, said that there were meetings scheduled in the near future to address the drainage/detention issues. Commissioner Maloney asked Mr. Savage to address Mr. Reed's suggestion regarding the placement of the drop-off/pick-up areas on Holik. He also asked for comments on the sidewalk issue. Mr. Savage said that not traffic studies were conducted because there no change in the traffic patterns. The pick up points and bus routes would stay the same. He said that the school district tries to keep the parent traffic separated from the bus traffic (which is on Holik). In response to the sidewalk along Holik, he said that installing one would not benefit the school, but if the city required it, they would comply. Chairman Massey asked Mr. Savage if there was consideration given to football/track events. Mr. Savage said there would be approximately 100 to 150 people in attendance at the games, and there would be enough off-street parking available for the events. Ms. Betsy Browder, 1505 Wolf Run, expressed her major concern with the lighting of the football stadium, and asked if someone from the school district could address the actual plan concerning the lighting. Mr. Savage did not think there would be a major impact on the surrounding neighborhood, he thought there would be a little overflow (lighting past the field), but did not think it would reach across Anderson to the residential area. He said the lighting would be very similar to the existing lighting at the Jr. High (Rock Prairie Road). There is a subdivision that backs up to the football field at the Jr. High but there has been no complaints from the residents. He said most of the football games are played in the afternoon, and evening games very infrequently, and since football is a seasonal sport they would not be all year round. The track field (within the football field) would be built to competition standards but would be primarily used during the day for learning not competition. Mr. Benito Flores-Meath, 901 Val Verde, suggested the Commission require the lighting to be set to street lighting standards. Mr. Savage said that this suggestion was not unreasonable depending on which level of street lighting is being suggested. Ms. Pat Guseman, owner of office building at 303 Anderson, said that her understanding of the parking was that it would be redesigned (after the review and approval in February 1998). She hoped the parking would be on the Holik side. She spoke to Dr. Scales, and Mr. Neal (representatives of CSISD), and she was under the impression this would be considered. Mr. Reed felt that increasing the driveway and street size would be inevitable that more people would use this entrance and exits for dropping off students, which would increase the traffic congestion on Anderson. Ms. Margaret Lalk, 1512 Wolf Run, said that she was aware of the work the school district did with the Wolf Run HOA, but wanted this item tabled to give the residents time to look at the site plan and give P&.ZMInutes March 18, 1999 Page 4 of 10 suggestions to the engineer. She also felt it would be beneficial to have the entire neighborhood board represented when the review took place. Mr. Savage expressed his concern with delaying the project any longer. The plans were to have the entire project finished prior to the fall school year beginning. The Commission took a brief break to allow the concerned residents time to look at the site plan. The Commission reconvened approximately 15 minutes later. Chairman Massey closed the public hearing. Chairman Massey expressed his concern about having the drop-off7pick-up locations moved to Holik because of the existing bus traffic along the street. He said that Holik was already a busy area during the morning and afternoon "peak" hours. He felt this would only relocate the problem, not solve it. The Commissioners agreed with Chairman Massey comment and encouraged the residents and the school district to work together to resolve some of the concerns. Commissioner Maloney moved to approve the Conditional Use Permit with staffs recommendation. Commissioner Garner seconded the motion, which passed with a vote of 4-0-1; Commissioner Rife abstained from the item. AGENDA ITEM NO. 5: Public hearing and consideration of a Conditional Use Permit, use only, for a religious facility to be located on the southeastern corner of Sebesta Road and Foxfire Drive. (99-709) The applicant withdrew this item from the agenda prior to the meeting. AGENDA ITEM NO. 6: Consideration of a Master Development Plan of Ridgewood Estates consisting of approximately 38.85 acres located along the west side of State Highway 6 at the intersection of Graham Road. (99-302) Transportation Planner Hard presented the staff report. He reminded the Commission that on March 4 the Commission approved a rezoning for 6 acres of the R-6 tract to C-2, and the item is scheduled for Council consideration on March 25, 1999. The Master Development Plan generally includes two areas, which are separated by the north fork of Lick Creek. On the south side of the creek, the plan shows approximately 6 acres adjacent to the State Highway 6 frontage road as commercial with 17.8 acres of single family behind and to the west of it. A 30 foot buffer separates the commercial and single family areas. The applicant will be required to dedicate the right-of-way and build Longmire through the western portion of the single family area. On the north side of the creek, the plan calls for 10.7 acres of commercial located at the corner of SH 6 and Graham Road. The plan also shows a future right-of-way dedication for Graham Road. Lick Creek is shown on the City's Land Use Plan as a greenbelt area. A 0.21 acre section of the creek adjacent to the single family area is being dedicated as a greenway. The remaining portion of the Lick Creek on the master plan is not being dedicated at this time because it is not part of the applicant's development and will remain under separate ownership. The alignment of Longmire established on this plan will impact properties to the north, south, and west sides of this development since it will influence where the remaining sections of Longmire are located on these tracts. The alignment will generally continue to follow the utility easement from where Longmire ends P&ZMinutes March 18, 1999 Page 5 of 10 STAFF REPORT Item: Consideration of a Conditional Use Permit and associated site plan for the renovations and additions to the existing Willow Branch Elementary School at 105 Holik. (Planning Case 99-708) Item Summary: This development is an expansion to the existing school facilities. The additions will include a new football field, gymnasium, classrooms, and new parking spaces. The plan shows 45 new parking spaces with an alternate bid that could increase the number to 117. Item Background: A conditional use permit was approved by the Commission in February of 1998. The school district has made changes to that approved plan and is seeking a new use permit. The changes reflect smaller classroom additions, a larger gym/locker room addition and a smaller parking lot addition. The school district is also applying for a PIP permit to plant the streetscaping on Anderson in the right-of-way. Staff Recommendations: Section 14 of the Zoning Ordinance authorizes the existence of conditional uses. The Commission may permit a conditional use subject to appropriate conditions and safeguards, when after public notice and hearing the Commission finds that: (Staff comments are in italics) 1. "The proposed use meets all the minimum standards established in the ordinance for the type of use proposed." Staff reviewed the site plan and found it in compliance with the zoning ordinance.. 2. "That the proposed use meets the purpose and intent of the ordinance and is in harmony with the development policies and goals and objectives as embodied in the Comprehensive Plan for Development of the City." The use is compatible with the existing school uses on the site and surrounding residential uses. 3. "That the proposed use will not be detrimental to the health, welfare, and safety of the surrounding neighborhood or its occupants, nor be substantially or permanently injurious to neighboring property." During hearings for the previous use permit, the Wolf Pen Creek neighbhorhood across Anderson St. expressed concerns about the development. The first two conditions listed below reflect those concerns and are the same conditions that were approved with the last use permit. "The Commission may impose additional reasonable restrictions or conditions to carry out the spirit and intent of the ordinance and to mitigate adverse effects of the proposed use. These requirements may include, but are not limited to, increased open space, loading and parking requirements, additional landscaping, and additional improvements such as curbing, sidewalks and screening." Unless the public hearing brings to light any new information indicating potential negative impacts, Staff recommends approval with the folowing conditions. v:\stfrpt\99-708.doc 1) The existing driveway on Anderson closest to George Bush will prohibit left turns exiting the parking lot. 2) Any future lighting installed for the football field will be placed to minimize impact on Wolf Pen Creek properties. 3) The middle driveway on Anderson be redesigned to clarify turning movements. Related Advisory Board Recommendations: N/A City Attorney Recommendation/Comments: None known at this time. Commission Action Options: Approval, approval with conditions, or denial. Commission may also defer action to a specified date or table a use permit request for additional information necessary to make a decision. Supporting Materials: 1. Location Map 2. Application 3. Site plan 5. Engineering and Notification Information v:\sMpt\99-708.doc ENGINEERING Water:.Water is provided to the site through an 8" line on Anderson and a 6" line through the property. Water supply in the area is sufficient to accomodate this expansion. Sewer: Sewer is provided through a 8" line along the south side of the creek that traverses this property. A portion of that line will be relocated as part of this project. Sewer is adequate to support this expansion. Streets: The property is surrounded by Holik, George Bush, Anderson and Park Place. Access is existing to Holik and Anderson. This layout will add one additional driveway along Anderson and relocate one on Holik. Off-site Easements: N/A Sidewalks: Sidewalks along Anderson will be constructed with the Anderson road widening project. Sidewalks are existing along George Bush and portions of Holik Street. There is a piece of sidewalk missing between George Bush and the Auditorium on the east side of Holik. Flood Plain/Drainage: Floodplain and floodway are existing on the property as shown. Staff is working with CSISD to accomplish a regional detention facility in this creek area. This property falls within a mandatory detention area in accordance with our drainage ordinance. Drainage problems along Park Place have been discussed with CSISD as well. These problems will also be addressed with this project. An amended drainage report must also be submitted. Oversize request: Not applicable. Parkland Dedication: Not applicable. Impact Fees: Not applicable. NOTIFICATION: Legal Notice Publication(s): The Eagle, March 3 1999 Advertised Commission Hearing Dates(s): March 18, 1999 Advertised Council Hearing Dates: Not required Number of Notices Mailed to Property Owners Within 200': 52 Response Received: A couple of inquiries. v:\stfipt\99-708. doc