From
Chris Hartmann
Title
S180901 - Site Plan - Harmony School of Science (City Council District 5). Consider a site plan amendment to an existing charter school on one lot on 5.31 acres. The purpose for the amendment is to add a new construction and reconfigure the site's circulation and parking arrangement. The 5.31 acre property is zoned Multifamily-1 (MF-1) District. The property is generally located on the southeast corner of NW 7th Street and W. Tarrant Road, more specifically addressed at 1102 NW 7th Street. The property is located in Interstate Highway 30 (IH-30) Overlay Corridor District. The agent is Chris Rogers, Pape-Dawson Engineers, Inc. and the owner is Yokin Akyildiz, Cosmos Foundation DBA Harmony Public Schools. (On September 10, 2018, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0, with one abstention).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
S180901-Site Plan -Harmony School of Science (City Council District 5). A request to authorize construction and operation of a 2-story, 37,500 square foot building addition to the existing charter school on one lot on 5.31 acres. The property is located in the Henry Bilsmirer Survey, Abstract Number 111 and Michael Farrans Survey, Abstract Number 469, Dallas County and the overall tract is addressed as 1102 NW 7th Street; generally located southeast of W. Tarrant Road and NW 7th Street. The property is zoned Multifamily-1 (MF-1) District and is within the Interstate Highway 30 (IH-30) Overlay Corridor District. The property is located in City Council District 5, represented by Councilman Cole Humphreys.
ADJACENT LAND USES AND ACCESS:
North - The property directly north is zoned General Retail (GR) district and is being used for general office purposes (Midway Travel Agency).
South - Directly south of the subject property is zoned Multifamily-1 (MF-1) district and developed single family detached residential subdivision (Saddle Hill Estates).
East - Directly east of the subject property is zoned Multifamily-1 (MF-1) district and is developed for multifamily uses (Terrace View Apartments).
West - West of the subject property and across NW 7th Street properties are zoned Single Family-2 (SF-2) district and developed for single family residential uses (Keith Heights Estates)
PURPOSE OF REQUEST:
The applicant/owner respectively, seek City Council approval of a Site Plan application in order obtain authorization to construct a two-story 37,500 square foot addition to the existing charter school. The proposal includes the construction of associated parking, reconfiguration of drives and fire lanes to support the development.
CHARACTERISTICS AND FUNCTION:
Use:
The referenced property is zoned Multifamily-1 (MF-1) district. Multifamily zoned properties allows for public school use by right. The property also lies within the Interstate 30 (I-30) Overlay Corridor District. The proposed improvements complies with I-30 Corridor Overlay District standards; however the existing site does not meet the Corridor regulations 100%, therefore exceptions are being requested.
The 5.31 acre site elevation rises significantly from the northern portion to the south. The site was originally developed for a church in the 1960s (Turnpike Church of Christ). Harmony Schools acquired the property in 2008 and acquired Certificate of Occupancy in September 2008 to operate a Charter School on the site (Harmony School of Science). The three-story, 55,500 square foot building houses kindergarten through 8th grade. The site provides adequate parking to accommodate a public school.
The current proposal shows the existing buildings to remain, the addition of a two-story 37,500 square foot educational building, reconfigure the current drives and surface parking to accommodate the school campus improvements
The proposal also includes the relocation of dumpster enclosure, landscape improvements, and drive approach improvements.
Access and Parking:
Access to the subject property will be from two existing commercial driveways via NW 7th Street, located on the western portion of the property. Parking requirements are based on the use in conjunction with the anticipated number of students:
• K-5th Grade is 2.5 spaces per classroom (17) X 2.5 equals 43 spaces required.
• 6th -8th Grade is 3.5 spaces per classroom (9) X 3.5 equals 32 Spaces required.
75 spaces required; the site provides 129 spaces including 7 HC spaces.
Building Elevations - Articulation and Masonry Standards:
The UDC standards require the proposed building to be clad in 100% masonry materials, excluding doors and windows. The I-30 Overlay Corridor requires certain masonry exterior materials as well as articulation. The proposed building exterior materials (stone, stucco and exterior accent masonry material) and design comply with the I-30 Overlay Corridor’s standards.
Landscape and Screening:
The proposed site exceeds the minimum landscaping (15%) requirements for commercial development in a single-family districts. A total of 61,637 sq. ft. of irrigated landscaping is being provided including xx street trees, and xx parking lot trees, perimeter shrubbery, and additional plantings throughout the development.
Dumpster Enclosure:
The applicant proposes to build a 12’ X 12’ (inside dimension) masonry dumpster enclosure that will be clad in the same masonry materials as the building. The enclosure conforms to city standards.
EXCEPTIONS REQUESTED:
- Parking required exceeds the maximum 15% requirement; the site represents 70% over parked (52 spaces) for a total of 127 spaces. However, note the existing site was over parked by (94 spaces).
- The site does comply with the 15% landscaping requirement, but does not comply with thirty-foot (30’) landscape edge requirement of the I-30 Overlay Corridor District standard in certain location. In addition, the UDC requires 51 trees and the site provides for 45 trees per landscaped area.
RECOMMENDATION:
At its September 10, 2018 meeting, the Planning and Zoning Commission voted 7-0 to recommend approval with the requested variances (Commissioner Moser abstained).
Development Review Committee recommends approval of the request subject to the P&Z Commission allowing for the following exceptions to the I-30 Overlay Corridor standards due to the existing conditions on the site:
• Parking Spaces exceeding 15% of overall parking provided by 52 spaces.
• 30’ Landscape Buffer requirement along certain sections of NW 7th Street and Saddle Hill Drive.
• The site provides for 45 interior trees instead of 51 required per the total landscaped area.