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HomeMy WebLinkAboutDept Report 01-27-03 Department Report Carmel/Clay Advisory Board of Zoning Appeals January 27,2003 Page 19 of 36 19-21j. University High School (SUA-212-02; V-213-02; V-214-02) The petitioner seeks Special Use approval in order to construct an addition to the existing high school and install t\velve (12) modular classrooms. Petitioner also seeks approval of the following Development Standards Variances: V-213-02 ~25.07.02-5(c)(i) 110.5-square-foot institutional ground sign V-214-02 ~25.07.02-5(d) 8' 6" institutional ground sign The site is located at 2925 West 1161h Sh-eet. The site is zoned S-1 !Residence - Very Low Density. Institutional Uses. SIGN CLASSIFICATION: Wall sign or ground sign. NUMBER & TYPE: i) One (1) institutional sign and ii) One (1) sign with changeable copy. MAXIMUM SIGN AREA: i) Institutional sign: Thirty (30) square feet; ii) Changeable copy sign: Sixteen (16) square feet. MAXlMUM HEIGHT OF GROUND SIGN: Five (5) feet. LOCATION: No sign shall be located closer than ten (10) feet to the street right-of- way in residential zones. No sign shall be located closer than five (5) feet to the street right-of-way in business and manufacturing zones. The sign shall not interfere with the vision clearance. DESIGN: Must be .compatib1e with the architectural design of the structure which the sign identifies. COPY: As per definitions of institutional sign and changeable copy. ll...LUMINA TION: Permitted. LANDSCAPING: Ground Signs must be accompanied by a landscaped area at least equal to the total Sign Area. REQUIRED APPROVALS: All permanent signs requiring a permit that are established in the R-5, B--4, B-7, B-8, and M-3 zones or the U.S. Highway 31 Overlay Zone require Commission approval. k) SIGN PERMlT: Required. 1) FEES: Not required. The Department of Community Services recorrnnends favorable consideration of Docket No. SUA- ~25 .07.02-05 a) b) c) d) e) f) g) h) i) j) 212-02 with the following Conditions: 1. That the 70- foot half right-of-way for West 1 16tl1 Street shall be dedicated across the entire frontage of the several properties and that recorded copies of the right-of-way dedication shall be filed with the Division of P1aming & Zoning prior to the issuance of an Improvement Location Permit for this project; and Page 19 Department Report CarmeVClay Advisory Board of Zoning Appeals January 27,2003 Page 20 of 36 2. That all Technical Advisory Comrnitteecorrunents shall be satisfactorily addressed. Docket Nos. V-213-02 and V-214-02 are for an existing ~ign that differs from the sign reviewed by the Board as part of Docket No. SU-8-00. The sign was established without a Sign Permit. The Department recommends favorable consideration of Docket Nos. V-213-02 and V-214-02. Page 20 Department Report CarmeVClay Advisory Board of Zoning Appeals January 27,2003 Page 21 of36 Item 19-21j. exhibit A University High School Technical Advisory Committee December 18, 2002 University High School (Special Use, DSV) SUA 212-02, V213-02, V214-02 The applicant seeks approval to construct a building addition and new modular classrooms. The site is located southwest of the intersection of West 116lh Street andTowne Road. The site is zoned S-l/Residence - Very Low Density. Filed William E. Wendling, Jr. of Campbell Kyle Proffitt for'University High School. Brad Mylick along with Jackie Bieghler gave an overview of the project. We believe everyone is somewhat familiar With the way the school is set up. Cmrently what we are proposing is that roughly 11.8 acres in the westem zone will have the existing multi-purpose. building for the school, seven portable; classrooms, a parking lot and entrance drive, a soccer field, and a softball field. The school would like to remove the softball field and replace it with six tennis courts. This wlll be an addition on the building of approximately 16,000 SF, This would include a multi- pmpose room, additional classrooms, a small warming kitchen, a:Qd a few small restroom facilities. As well, there would be a small addition on the eastside of the gyrrmasiuIll, which would increase the seating capacity. Seating now stands at 250, and they. would like to add 250 additional seats. There is an existing gravel drive to the residence, which is occupied by the headmaster. They would like to asphalt. that so the service truck could have deliveries for the warming kitchen. This way catered food could be dropped off on a flatbed truck. From the edge extended farther to the east, they are anticipating a growth in student population, to such a degree that they will need additional classrooms over the next 5 years or so. They have speculated that they need twelve additional classrooms, additional parking, and modification to the existing gravel drives around a few of these residences to encapsulate basically another entrance to the school and a public access point to the admissions residence. This would finish up this triangular section of ground north of the gas pipeline easement, which runs through the property. John South sent a letter to Ben Rawlins. I'm not sure where the distmbedareas are on this project. I am under the assumption that it is a continuation of an overall plan. The project comes under Rule 5 requirements. There are several items that need to be op the pJans in narrative form. You need to tailor a construction sequence that is unique to fit the site. It is suggested that' you only choose and record practices you will use on the site. Please be more distinctive about your seeding plan, where your actual construction will-take place and where your seeding is going to take place. Tie the seeding to the sequence and when will it occur. As far as the construction entrance, designate one of the drives as a constmction enn-ance. Chuck, Jeny Breeck will be yom Vectrenrepresentative. He should be contacted for additional load requirements for the building. If the kitchen requires gas and a bigger meter is needed, just call Jerry for your additional requirements. Steve comments on the county highway department issues. The driveway to the' headmaster's house tlmt will be "upgraded" is not part of the origmal master plan of the site, We hav'e some concem about that driveway going away in the future. We agreed to two entrances into the school when the school was first proposed. This will make three entrances. I don't know if this is a big deal to put it in now. I un.derstand why you want to put it in but we want to make sure it goes away. Some type of commitment Will be needed in the future. If we do allow this, and we are still talking about this in om office, it will require a permit to change the use from a residential drive to a commercial drive: We can take care of the pemritting issues later. At the entrance to the east, which is opposite to the entrance to the park, we are going to want that constructed to the fll1lest. We want it built this time and this time only. We don't want in two more years the school saying we want this wider now. 1 don't recall what widths are required, but we will want that done tlus time. The widening of 11 6th Street will need to be done in. connection with the western entrance across the entire parcel. We will Want it done this time all the way to the eastem propeliy line. Bill Wendling, my question is about the park's accel and dece1lanes across the street. They do not go aU the way dO-WTI to TO'WIle Road. Are you suggesting to us that you want ours to go all the way down to Towne Rd? Page 21 Department Report Carmel/Clay Advisory Board of Zoning Appeals January 27,2003 Page 22 of 36 Steve, the park is widened just across their frontage. Weare asking that you widen just across your frontage. This will be covered in the comment letter from the departinent. Laurence Lillig, I am showing two lanes ouL One is a left turn and one is straight then right and it is actually divided. That much pavement was not shown on the Oliginal submission. On this plan, you are not showing the accelldecel. As far as the middle driveway, it is conflirned that the existing building is a three-car garage left from the original residence that the OY'lller wants to keep for various storage usage. It is not clear. whether or not it is on a foundation. Jackie submitted the plans to the county for their review and input as to what is required and what they Want to see. Brad notes it is a true residential garage. It is.a three-car garage ana slab with metal stud construction. Laurence, if the ultimate goal is to close that drive, it might be best to bring it across to the house and make the connection 10-15' feet over. Brad, we explored that. This is one of those cases where it comes down to "do not loose the storage". .Are we talking about a temporary access for a stipulated period oftinle, for examPle, five years? Steve, we need to know more about the overall plan for the school and how long it is going to take for complete build out for the master campus. In the future it will come out and it shouldn't be a problem. The corrifuercial permit shouldn't be a problem for the existing drive. Brad, the O\Vller is not prepared to get into that;question just yet. Is there going to be a problem with this, for lack of a better word, a temporary interim campus, to get this operational? Bill, you want a commitment from us. Two entrances: whether aIle is from 116th Street and one of them may eventually be from TO'WTIe Road or two on 116th Street. You want the new main drive built forever. Laurence, as a clarification, when we are talking about them having to build that up to standard, we are talking about them building it up to standard within the rightcof-way: They can stop at the right-of-way and take it down to two lanes. We want to eliminate constant disruption oill 6th Street traffic. Jenny, you will need an outlet permit. No further comments. Jim Blanc):1arc,l, the first phase you are showing 7 modulars and the 16,000 SF remodel. Jim passes a handout for the requirements oil modularS. Will water and sewer be provided to the modulars? There will be ADA ramps. It is confirmed there will be construction traile:rs on the site. An application is handed to the petitioner. Prior to permits being issued, we will need to schedule a pre submittal meeting. A checklist, which is required, and a commercial penuitting procedures application are also handed to the petitioner. The farmhouse is being used as an office. It will be converted to a business; thus, a permit will be needed. This is the small white house used for admissions. Gary sent a letter to Ben. We are going to interconnect the sIlrinkler system so there is coverage in that area also. On the plans, we are to provide an alarm system to the :rllOdulars patched into the rest of the campus. We discussed the possibility of adding additional fire hydrants and the petitioner agreed to this procedure. Sharon Prater, Panhandle Eastern, it looks like you kept everything off the easement. I have a few construction issues. If you work in the dry basin area, you need to make sure you get with our people to select the crossing for heavy equipmli:nt. Don't stock pile within the right-of-way. It looks like you have plenty of room elsewhere. After Hamilton County Highway, we need to make sure we see your, plans as it looks like there will be pipeline alterations. If you start your widening at your east property line, there wil1 be some type ofalteration. We need to look at that proposal. I believe there is some existing casing on the pipeline that we can't allow to be covered with pavement. I'm not sure without having the benefit of seeing what your plan would be for accel/decel, but we really need to be mvolvedin that plan. Brad, it is my understanding we need to work hand in hand with the highway department ana. the pipeline department to figure out how we are going to deal with that extension atthe comer. Sharon, where will you start? All four lines will be impacted somehow. Brad would like to define the east property line. Is it the :westel,1lIDost easement line of the pipeline? Whatever the school owns. I will need to verify with the owner what the school OV.'11S or if it is a holding company. On the application this is being shown as a private entity - the group we originally dealt with as far as the 88 acres a few Page 22 Department Report . CarmeVClay Advisory Board of Zoning Appeals January 27, 2003 Page 23 of 36 years ago when we were talking about the campus. TIns probably needs clarification. I understood the school itself would be dealing with the 11.8 and the holding company would be dealing v.1.th the remaining 77 acres at which time it would be transferred over on an as needed basis to the schooL One owner for the entire 88 acres is what I will need to verify. If the school in fact does own the entire 88 acres, ow 116111 Street improvements begin ~t the far east comer. Jon, I don't see it that way. The s'pecialuse approval is on the entire parcel. The parcel we are talking about when we say road improvements to the east property line is the property line at the very northeast corner of your site plan which is part of the special use that has heen filed for approval. Bill, we are looking at a special use for everything. It already has sPecial use. We are expanding with the suggestion to TAC members that we go ahead with the special use on top of the special use. Jon, if the concern is the expense of widening the roads at the pipelines, then we would suggest that you work with Sharon and Steve for a commitment when we can do these things over time. This might not be the primary issue at your entrance. My biggest conc.ern at the right-of"way is as one travels along 116111 Street one does a fishtail to get across to the site. That is more important to get resolved than it is to get an additional 3' of pavement on the south side of the street. It still needs to, get done. If it is your position that you want to save the school the expense and delay it for the future, because theIr money is better spent today, then ask the BZA to approve your permit subject to a condition that you would commit to it in the future. I appreciate your concern about cost. Scott has not sent a letter, On the planting detail, there is a note to set "top of ball". I would like "top orball" removed and put the words "root flare" to be set %" off ftnished grade, The landscape installer will receive the species bal1ed and burlapped, many of them are too deep in the ball. By planting in this manner it will allow the plants to live. I would like to mirror John South's comments on the limits of construction and grading. I would like that information somewhere on the plan. Jackie, are you requesting a construction limit? Do you have the grading plan in your set? Checking 103 where it shows the proposed grading - the area where ea11h is moved. That is why we attached the grading plans to the site to give an idea where the work was going to be. There should be two drawings: 103 North and 103 South. Brad, you are looking for something graphically that gives you some indication of the scope of construction on the site. The boundary line that says this is where all the work will be. Scott, with the roadwork you are doing along 116m Street for this project and along the western boundary, I think you can start putting in buffering requirements and plantings. Once you begin your roadwork and you set your easements, you will know where things will go and plant around them. We can meet separately to discuss this further. Do not plant on the pipeline easement. A reminder about chapter 26.4 buffering requirements is given. On landscape plans you don't have any species called out and also the plant schedule is missing. We would also like to mow what exists on the site and what is proposed. Jon, No Comments. Laurence marked the buffering information. On the 1 16rl1 Street side it' 5 the buffer for institutional and arterial and on. the west side it is institutional abutting single fannly. Scott is asked to check the original landscape plans. There are several plantings shown on those plans; on the north side at the now existing gynmasium, plantings don't appear on these plans. At this point, I am not suggesting that you put those in as shown on the original plans, but it is an opportunity for you to work with Scott to improve that plan. If you have questions about how the original drains were to work on this site, on the original master plan there was some sort of basin along 1161h Street that had a swale that drained south. It doesn't appear it's going to work that way now. Brad, that area has been regraded and redone. We have a drainage pipeline that runs off as shmvn on 104. The light shade area is an existing in place storm sewer. Further explanation will follow. Laurence confirms with Jenny and John South that that was on the original plan. As long as the surveyor's office and soil & water offtce are satisfied, we are okay. As I mentioned before, I think we do want to have an idea when the curb cut is proposed. I might suggest when the school comes in with the next phase of this development, that that phase should include the cut and some means of making the connection. Vlhether it is moving or .'eplacingthe building. It has been 2 Y2 years since we have seen this project. It may be another 2 Yz or more before we see another phase. It depends on what satisftes the Hanlilton County Highway, at least from the Depmtment of Community Services standpoint, I would like to see that made in the next phase. Page 23 Department Report Carmel/Clay Advisory Board of Zoillng Appeals January 27,2003 Page 24 of36 Jackie, is this road widening you're talking about with respect to the access drive in the middle that the existing entrance "Will have to go beyond? It will be brought straight down. Steve, the existing entrance, that section of 1 I 6th Street was wlde~ed. Laurence, it is good that the asphalt path has been added to the plans. There might be some deferral on this. It is 10' by virtue of the fact t~at 116th Street is a primary arterial. We will look for temporary asphalt to be brought out toward the road. We do not want people walking out in the street where there are no sidewalks, Keep it in line and stub it out; maybe a 4' temporary connection. On the existing drive it looks like you have a solid curb that comes all the way around. You will need to ramp that or put in a rolling curb. This will accommodate the ADA requirement. It should be a grade. I'm not sure what your plans aI:e about the curbing. It is agreed that a path should installed at the location in question. A connection between the public pedestrian path and by the gymnasium seems to be the natural place. It is confirmed that the tallest addition portion is 32 Y2 feet. On the O1iginal site there were two gravel drives. . They are still there today. The remainder is from the original farm structure and we need to see those gone. Did the right-of-way get dedicated? We will want to see more information on that, as there is some question about multi-property lines. Please pn;lVide copies of the dedications and the legal descriptiol1as welL Because of the question of multi-properties, we would suggest that you combine into a single tract. As propelties transfer to the school each time you should describe the single parcel. Brad and Jackie note the details regarding the curbing basically encompasses all the development. Bill, at this time we believe it is under one legal description. Page 24 Department Report Carmel/Clay Advisory Board of Zoning Appeals January 27,2003 Page 25 of36 Item 19-21j. exhibit B University High School Location Map Page 25