PLANNING APPROVAL & PLANNED UNIT DEVELOPMENT Date: November 2, 2017 DEVELOPMENT NAME LOCATION Mobile Christian School 5900 Cottage Hill Road (North side of Cottage Hill Road, 230 ± West of Freemont Drive West). CITY COUNCIL DISTRICT District 6 PRESENT ZONING AREA OF PROPERTY CONTEMPLATED USE TIME SCHEDULE FOR DEVELOPMENT R-1, Single Family Residential District 20.3 + Acres Planned Unit Development approval to amend a previously approved Master Plan to allow a new 22,700 square foot elementary school building and Planning Approval to amend a previously approved Master Plan to allow the expansion of an existing school, to allow a new 22,700 square feet elementary school building in an R-1, Single Family Residential District. None given. ENGINEERING COMMENTS Planned Unit Development ADD THE FOLLOWING NOTES TO THE PUD SITE PLAN: 1. Any work performed in the existing ROW (right-of-way) such as driveways, sidewalks, utility connections, grading, drainage, irrigation, or landscaping will require a ROW permit from the City of Mobile Engineering Department (208-6070) and must comply with the City of Mobile Right-of-Way Construction and Administration Ordinance (Mobile City Code, Chapter 57, Article VIII). 2. A Land Disturbance Permit application shall be submitted for any proposed land disturbing activity with the property. A complete set of construction plans including, but not limited to, drainage, utilities, grading, storm water detention systems, paving, and all above ground structures, will need to be included with the Land Disturbance permit. This Permit must be submitted, approved, and issued prior to beginning any of the construction work. 3. Any and all proposed land disturbing activity within the property will need to be submitted for review and be in conformance with Mobile City Code, Chapter 17, Storm Water Management and Flood Control); the City of Mobile, Alabama Flood Plain Management Plan (1984); and, the Rules For Erosion and Sedimentation Control and Storm Water Runoff Control.
4. Any existing or proposed detention facility shall be maintained as it was constructed and approved. The Land Disturbance Permit application for any proposed construction includes a requirement of a Maintenance and Inspection Plan (signed and notarized by the Owner) for the detention facility. This Plan shall run with the land and be recorded in the County Probate Office prior to the Engineering Department issuing their approval for a Final Certificate of Occupancy. 5. The approval of all applicable federal, state, and local agencies (including all storm water runoff, wetland and floodplain requirements) will be required prior to the issuance of a Land Disturbance permit. The Owner/Developer is responsible for acquiring all of the necessary permits and approvals. 6. The proposed development must comply with all Engineering Department design requirements and Policy Letters. Planning Approval 1. Any work performed in the existing ROW (right-of-way) such as driveways, sidewalks, utility connections, grading, drainage, irrigation, or landscaping will require a ROW permit from the City of Mobile Engineering Department (208-6070) and must comply with the City of Mobile Right-of-Way Construction and Administration Ordinance (Mobile City Code, Chapter 57, Article VIII). 2. A Land Disturbance Permit application shall be submitted for any proposed land disturbing activity with the property. A complete set of construction plans including, but not limited to, drainage, utilities, grading, storm water detention systems, paving, and all above ground structures, will need to be included with the Land Disturbance permit. This Permit must be submitted, approved, and issued prior to beginning any of the construction work. 3. Any and all proposed land disturbing activity within the property will need to be submitted for review and be in conformance with Mobile City Code, Chapter 17, Storm Water Management and Flood Control); the City of Mobile, Alabama Flood Plain Management Plan (1984); and, the Rules For Erosion and Sedimentation Control and Storm Water Runoff Control. TRAFFIC ENGINEERING COMMENTS Based on the increased student capacity and the existing conditions related to school traffic in this area, a traffic impact study was required for this site. The impact study was prepared and submitted as part of these applications. Applicant/Engineer is responsible for insuring City has a copy of the final completed study as two versions appear to have been submitted. Development of the proposed expansion is contingent upon the construction and implementation of any recommendations in the traffic impact study. The site is limited to three curb cuts to Cottage Hill Road with size, location and design to be approved by Traffic Engineering and conform to AASHTO standards. The western driveway is limited to exit only, the center driveway is limited to enter only, and the eastern driveway is permitted to remain two-way. Directionality of the driveway should be clearly labeled for each driveway on the PUD site plan. Access to the adjacent service roads is denied and any illustration should be removed from the PUD site plan. The school is responsible for coordinating with local law enforcement as needed for any changes or additions to the crossing guard duties. Any new onsite parking, including ADA handicap spaces, shall meet the minimum standards as defined in Section 64-6 of the City s Zoning Ordinance. - 2 -
URBAN FORESTRY COMMENTS Property to be developed in compliance with state and local laws that pertain to tree preservation and protection on both city and private properties (State Act 2015-116 and City Code Chapters 57 and 64). FIRE DEPARTMENT COMMENTS All projects within the City Limits of Mobile shall comply with the requirements of the City of Mobile Fire Code Ordinance. (2012 International Fire Code). REMARKS The applicant is seeking Planned Unit Development approval to amend a previously approved Master Plan to allow a new 22,700 square foot elementary school building and Planning Approval to amend a previously approved Master Plan to allow the expansion of an existing school, to allow a new 22,700 square feet elementary school building in an R-1, Single Family Residential District. This site was most recently approved by the Planning Commission at its May 18, 2017 meeting. The applicant received approval to amend a previously approved Master Plan to allow new pole lights for their softball field. The site also appeared before the Planning Commission at its September 16, 2010 meeting. The applicant also received approval to amend the Master Plan to allow multiple buildings on a single building site and redesign existing sports facilities, and Planning Approval to amend a previously approved Master Plan to allow a new baseball field, dugouts, press box, track, and football field to an existing school in an R-1, Single-Family Residential District. The applicant now wishes to construct a two-story addition to an existing elementary school building, and modify circulation and parking on the site. The site has been given an Institutional Land Use (INS) land use designation, per the recently adopted Future Land Use Plan and Map. The Future Land Use Plan and Map complements and provides additional detail to the Development Framework Maps in the Map for Mobile, adopted by the Planning Commission at its November 5, 2015 meeting. This land designation includes land and buildings occupied by municipal and other governmental agencies for the exercise of their functions, to serve the public or provide a civic use or amenity. These include major libraries, airports, public schools and public safety facilities, but exclude parks and public open space which are identified under a separate land use classification. Semipublic uses such as grammar and high schools, colleges and universities, hospitals, and other major institutions that serve the public and/or operate in a public function are included. Parks and public open space are not included but have their own land use classification. Small-scale properties (less than 2 acres) accommodating subsidiary public and semi-public facilities, such as branch libraries, substations, satellite clinics, etc., may not be specifically called out in the FLUM under this land use designation, but may instead be considered part of the array of integrated complementary uses typically found in a residential neighborhood or a mixed-use center or corridor. The specific location and design of these complementary uses is subject to zoning. - 3 -
It should be noted that the Future Land Use Plan and Map components of the Map for Mobile Plan are meant to serve as a general guide, not a detailed lot and district plan. In many cases the designation on the new Future Land Use Map may match the existing use of land, but in others the designated land use may differ from what is on the ground today. As such, the Future Land Use Plan and Map allows the Planning Commission and City Council to consider individual cases based on additional information such as the classification request, the surrounding development, the timing of the request, and the appropriateness and compatibility of the proposed use and, where applicable, the zoning classification. As stated in Section 64-5. of the Zoning Ordinance, Planned Unit Development review examines the site with regard to its location to ensure that it is generally compatible with neighboring uses; that adequate access is provided without generating excess traffic along minor residential streets in residential districts outside the PUD; and that natural features of the site are taken into consideration. PUD review also examines the design of the development to provide for adequate circulation within the development; to ensure adequate access for emergency vehicles; and to consider and provide for protection from adverse effects of adjacent properties as well as provide protection of adjacent properties from adverse effects from the PUD. PUD approval is site plan specific, thus any changes to the site plan must be approved by the Planning Commission. PUD approvals expire after one year if no permits are obtained. The (PUD) approval is required due to the amendment to the master plan (PUD) to allow multiple buildings on a single building site. Additionally Planned Unit Developments are intended to encourage the unified development of land that is suitable in size, location and character for the uses of the proposed buildings. There are several objectives of Planned Unit Development (PUD) approval, such as: 1) to incorporate creative design to encourage innovative and diversified design in building form and site development; 2) to permit greater flexibility in the location and arrangement of buildings and uses than is generally possible under the district regulations; 3) to encourage the most efficient and sustainable use of land, especially tracts in the inner part of the city that remain undeveloped or that are appropriate for redevelopment; 4) to preserve and protect as urban amenities the natural features and characteristics of the land; 5) to encourage the provision of common open space through efficient site design; and 6) to encourage optimum use of available public utilities, streets and common facilities. The site plan depicts the existing elementary building and the proposed 22,700 square foot twostory addition. The addition to the existing elementary building will occur in front of the building. The expansion will eliminate an existing driveway and two drive lanes that were used to help regulate traffic. The school has 10 existing elementary classrooms and is proposing an additional 19 classrooms for a total of 29 elementary classrooms. The school also has 9 junior high classrooms and approximately 255 high school students. The site plan depicts a total of 232 parking spaces, which exceeds the minimum parking requirements. The site has 3 existing functioning curb-cuts to Cottage Hill Road. Based on the proposed new addition to the elementary school, one of the existing driveways will be closed and relocated further to the westernmost portion of the site (closer to the property line). The driveway relocation will require the removal of a 44 live oak tree. The newly proposed curb-cut will provide two exiting lanes to Cottage Hill Road as opposed to the previous curb-cut that only provided one. The existing central driveway will remain in place but will now become an entrance only. The school also proposes to rebuild the other 2 existing driveway turnouts to - 4 -
improve the traffic flow characteristics, enabling cars to move in and out of the school more efficiently, with hopes of minimizing any negative effects to school traffic and traffic on Cottage Hill Road. Access management is a concern due to the presence of a major street and the number of existing curb-cuts; however, any changes to the existing number, size or location of curb cuts should be approved by Traffic Engineering and conform to AASHTO standards. With regards to tree and landscaping it appears that the site is in compliance even with the removal of some trees for the proposed expansion of the elementary school. The site must continue to maintain the approved tree and landscaping requirements from previous approvals. Future construction, redevelopment, or expansion may require additional tree and landscape requirements. A note should also be placed on the site plan stating full tree and landscape compliance per Section 64-4.E of the Zoning Ordinance will be provided. RECOMMENDATION Planned Unit Development: Based upon the preceding, this application is recommended for approval subject to the following: 1. revision of the site plan to add a note stating full tree and landscape compliance per Section 64-4.E of the Zoning Ordinance will be provided and maintained; 2. retention of the 25 minimum building setback line; 3. placement of a note on the site plan stating that the site is limited to the curb-cuts identified on the site plan, with any changes to the size, design and location to be approved by Traffic Engineering and comply with AASHTO standards; 4. compliance with Engineering comments: ADD THE FOLLOWING NOTES TO THE PUD SITE PLAN: 1. Any work performed in the existing ROW (right-of-way) such as driveways, sidewalks, utility connections, grading, drainage, irrigation, or landscaping will require a ROW permit from the City of Mobile Engineering Department (208-6070) and must comply with the City of Mobile Right-of-Way Construction and Administration Ordinance (Mobile City Code, Chapter 57, Article VIII). 2. A Land Disturbance Permit application shall be submitted for any proposed land disturbing activity with the property. A complete set of construction plans including, but not limited to, drainage, utilities, grading, storm water detention systems, paving, and all above ground structures, will need to be included with the Land Disturbance permit. This Permit must be submitted, approved, and issued prior to beginning any of the construction work. 3. Any and all proposed land disturbing activity within the property will need to be submitted for review and be in conformance with Mobile City Code, Chapter 17, Storm Water Management and Flood Control); the City of Mobile, Alabama Flood Plain Management Plan (1984); and, the Rules For Erosion and Sedimentation Control and Storm Water Runoff Control. 4. Any existing or proposed detention facility shall be maintained as it was constructed and approved. The Land Disturbance Permit application for any proposed construction includes a requirement of a Maintenance and Inspection Plan (signed and notarized by the Owner) for the detention facility. This Plan shall run with the land and be recorded in the County Probate Office prior to the Engineering Department issuing their approval for a Final Certificate of Occupancy. 5. The approval of all applicable federal, state, and local agencies (including all storm water runoff, wetland and floodplain requirements) will be required prior to the issuance - 5 -
of a Land Disturbance permit. The Owner/Developer is responsible for acquiring all of the necessary permits and approvals. 6. The proposed development must comply with all Engineering Department design requirements and Policy Letters. ; 5. compliance with Traffic Engineering comments: Based on the increased student capacity and the existing conditions related to school traffic in this area, a traffic impact study was required for this site. The impact study was prepared and submitted as part of these applications. Applicant/Engineer is responsible for insuring City has a copy of the final completed study as two versions appear to have been submitted. Development of the proposed expansion is contingent upon the construction and implementation of any recommendations in the traffic impact study. The site is limited to three curb cuts to Cottage Hill Road with size, location and design to be approved by Traffic Engineering and conform to AASHTO standards. The western driveway is limited to exit only, the center driveway is limited to enter only, and the eastern driveway is permitted to remain two-way. Directionality of the driveway should be clearly labeled for each driveway on the PUD site plan. Access to the adjacent service roads is denied and any illustration should be removed from the PUD site plan. The school is responsible for coordinating with local law enforcement as needed for any changes or additions to the crossing guard duties. Any new on-site parking, including ADA handicap spaces, shall meet the minimum standards as defined in Section 64-6 of the City s Zoning Ordinance. ; 6. compliance with Urban Forestry comments: Property to be developed in compliance with state and local laws that pertain to tree preservation and protection on both city and private properties (State Act 2015-116 and City Code Chapters 57 and 64.). ; 7. compliance with Fire comments: All projects within the City Limits of Mobile shall comply with the requirements of the City of Mobile Fire Code Ordinance. (2012 International Fire Code). and; 8. full compliance with all municipal codes and ordinances. Planning Approval: Based on the preceding, the application is recommended for Approval subject to the following conditions: 1. revision of the site plan to add a note stating full tree and landscape compliance per Section 64-4.E of the Zoning Ordinance will be provided and maintained; 2. retention of the 25 minimum building setback line; 3. placement of a note on the site plan stating that the site is limited to the curb-cuts identified on the site plan, with any changes to the size, design and location to be approved by Traffic Engineering and comply with AASHTO standards; 4. compliance with Engineering comments: 1. Any work performed in the existing ROW (right-of-way) such as driveways, sidewalks, utility connections, grading, drainage, irrigation, or landscaping will require a ROW permit from the City of Mobile Engineering Department (208-6070) and must comply with the City of Mobile Right-of- Way Construction and Administration Ordinance (Mobile City Code, Chapter 57, Article VIII). 2. A Land Disturbance Permit application shall be submitted for any proposed land disturbing activity with the property. A complete set of construction plans including, but not limited to, drainage, utilities, grading, storm water detention systems, paving, and all above ground structures, will need to be included with the Land Disturbance permit. This Permit must be submitted, approved, and issued prior to beginning any of the construction work. 3. Any and all proposed land disturbing activity within the property - 6 -
will need to be submitted for review and be in conformance with Mobile City Code, Chapter 17, Storm Water Management and Flood Control); the City of Mobile, Alabama Flood Plain Management Plan (1984); and, the Rules For Erosion and Sedimentation Control and Storm Water Runoff Control. ; 5. compliance with Traffic Engineering comments: Based on the increased student capacity and the existing conditions related to school traffic in this area, a traffic impact study was required for this site. The impact study was prepared and submitted as part of these applications. Applicant/Engineer is responsible for insuring City has a copy of the final completed study as two versions appear to have been submitted. Development of the proposed expansion is contingent upon the construction and implementation of any recommendations in the traffic impact study. The site is limited to three curb cuts to Cottage Hill Road with size, location and design to be approved by Traffic Engineering and conform to AASHTO standards. The western driveway is limited to exit only, the center driveway is limited to enter only, and the eastern driveway is permitted to remain two-way. Directionality of the driveway should be clearly labeled for each driveway on the PUD site plan. Access to the adjacent service roads is denied and any illustration should be removed from the PUD site plan. The school is responsible for coordinating with local law enforcement as needed for any changes or additions to the crossing guard duties. Any new on-site parking, including ADA handicap spaces, shall meet the minimum standards as defined in Section 64-6 of the City s Zoning Ordinance. ; 6. compliance with Urban Forestry comments: Property to be developed in compliance with state and local laws that pertain to tree preservation and protection on both city and private properties (State Act 2015-116 and City Code Chapters 57 and 64). ; 7. compliance with Fire comments: All projects within the City Limits of Mobile shall comply with the requirements of the City of Mobile Fire Code Ordinance. (2012 International Fire Code). and; 8. full compliance with all municipal codes and ordinances. - 7 -
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