Manara-CS090706
(12/23/2009) Ken Griffin - Case No.: S-1033R2-SF-12, Manara AcademyPage 1
From: Marcie Diamond
To:Clay Phillips; Mario Canizares
CC:Bob Hager; David Dodd; Gary Sieb; Ken Griffin; Sharon Logan; Tim Oates
Date: 7/6/2009 9:15 AM
Subject: Case No.: S-1033R2-SF-12, Manara Academy
Attachments:Conditions memo july 6.doc
Bob Hager suggested that additional Special Use Permit conditions be drafted to potentially be considered as part of the Ordinance,
in response to the Mayor’s comments of July 1st and our review of the public testimony by Manara at the June 16th Public Hearing.
Please see attached memo which details the issues/comments and includes staff’s responses.
thanks
Marcie Diamond, AICP
Assistant Director of Planning
City of Coppell
972-304-3676
www.ci.coppell.tx.us
Please consider the environment before printing this e-mail
DATE:
July 6, 2009
TO:
Clay Phillips, City Manager
Mario Canizares, Deputy City Manager
CC:
Bob Hager, City Attorney
Ken Griffin, Director of Engineering, Public Works
Gary Sieb, Director of Planning
FROM:
Marcie Diamond, Assistant Director of Planning
RE:
Case No.: S-1033R2-SF-12, Manara Academy
Bob Hager suggested that additional Special Use Permit Conditions be drafted
to potentially be considered as part of the Ordinance, in response to the
Mayor’s comments of July 1st and our review of the public testimony
by Manara at the June 16th public hearing. We reviewed Manara’s initial
presentation, testimony after the public hearing, Council's discussion during
the question and answer period, and Council's comments prior to the motion to
approve. The following are the issues/comments and staff’s responses.
MAYOR’S COMMENTS:
“One of the conditions of the Traffic Management Plan that I heard Manara
commit to is that the internal circulation plan would be sufficient as to not
require ANY queuing of cars or buses on Heartz Road. This condition is really
important to the residents”.
The purpose and intent of the TMP (Traffic Management Plan) was to
design the internal circulation to accommodate the cars on-site and not
require queuing on Heartz Road. The actual prohibition of off-site
queuing would be difficult to legally enforce, as it is a publicly dedicated
street. On street queuing exists at all of our public schools during peak
times. However, there appears to be more on-site queuing on the
subject property than other schools. This portion of the TMP, Exhibit 10,
2009-2010 Traffic Management Plan will be attached to, and made a
part of the Ordinance. Therefore, this issue has been addressed, at
least on paper. In the event that it does not function as planned, then
the burden will be on the school to address this problem (further
staggering of drop off times, parent compliance, staff functioning, etc.).
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“Parents using London Way/Westbury/Simmons for student drop-off/pick-up”
This issue can be addressed with the installation of appropriate signage.
Ken Griffin explained that the prohibition of no standing, stopping, etc,
can be time sensitive (limited to drop-off and pick-up times). However,
the installation of this traffic control measure is normally initiated by the
residents.
“Additional traffic on London Way/Westbury (no-through traffic)”
No-through traffic is neither logical or enforceable.
“Noise mitigation”
See the discussion below on “no-play areas.”
“Fence on London Way (it stops abruptly when it reaches the property to the
north)”
The continuation of this fence has never been a requirement of previous
site plan and SUP approvals. If offered by the applicant it could be
accommodated.
“Code concerns: condition of the chain link fence, weeds, property
maintenance, etc.”
The city’s code enforcement officers will monitor this property as they do
other properties in the city.
“Parking concerns for evening meetings (meet the teacher, etc)”
Again, this issue arises at all our public schools and institutional uses.
The burden will be on the school officials to provide alternative parking
areas for these special events.
TH
PUBLIC TESTIMONY JUNE 16
Concern about the impact of the buses on site.
Manara responded that the arrival and departure of buses would be
staggered. The staggering of buses is part of the Traffic Management
Plan. This will be a SUP condition and the exhibit will be attached to
and made part of the ordinance. The construction of the bus loop must
be complete prior to the issuance of a Final Certificate of Occupancy.
However the number of buses is still unclear, but that is an operational
issue.
On-loading of children under the Porte-cache, safety and timing.
It was explained that five cars at a time will pull under the porte-cache
turn off their engines. Once all of the students are unloaded then the
five cars would be allowed to leave. The "five car at a time" is included
in Exhibit 10 (see above), however the actual turning off of the engines
is an operational issue, and city monitoring and enforcement may not
be achievable.
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Staggered pick up times
Two parent pick up times (3:20 and 3:40) and the bus pick up time
(3:50) is also addressed in Exhibit 10 of the Traffic Management Plan.
Neighbor's concern about noise.
Amaris Obregon, the principal, stated that there will be a 10 to 15 foot
"no play buffer area" from the abutting residents. She stated that this
concept has worked well and was enforced in another school that she
worked. This type of condition is not at any other schools/ day care
centers in Coppell.
Evening activities at the school
There will be four major events during the year and they will split by
grade K-2nd and 3rd-5th. We do not regulate evening activities at
schools or churches in Coppell. This is also an operational issue where
city monitoring and enforcement may not be appropriate (see above
under Mayor’s Comments)
Use of the Coppell Public Library
Ms. Obregon, responded that their "hands on" learning concept does
not necessitate library usage.
Communication with neighbors/citizens
morning coffee, evening meetings, etc. were offered by the applicant as
options to meet with neighbors.
School Zone
Ken Griffin responded that a School Zone will most likely be
established.
In sum, the major health/safety issues as related to traffic appeared to be
addressed in the TIA/TMP and will be incorporated as SUP conditions as
appropriate. There is not a precedent for placing additional conditions at the
time of Ordinance adoption. If the applicant offers such, preferably in writing,
they may be able to be considered, however, I would look to our city attorney
for guidance on this matter.
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