Beruflich Dokumente
Kultur Dokumente
FILE NUMBER:
Z156-349(WE)
LOCATION:
COUNCIL DISTRICT:
MAPSCO:
SIZE OF REQUEST:
66-P, 66-T
APPLICANT:
OWNER:
REPRESENTATIVE:
REQUEST:
An application for a Specific Use Permit for an openenrollment charter school on property zoned a CR
Community Retail District.
SUMMARY:
STAFF RECOMMENDATION:
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Z156-349(WE)
BACKGROUND INFORMATION:
The applicants request for a Specific Use Permit No. for will allow for the operation
of an open-enrollment charter school for approximately 60 classrooms for grades
kindergarten to eighth. The applicant is proposing to develop a one-story, 94,411
square foot school and is anticipating a maximum enrollment of approximately
1,400 students.
The surrounding land uses consist of a variety of uses such as; auto related uses,
car wash, general merchandise or food store, multifamily use, retail, church and
several tracts of undeveloped land.
Zoning History:
years.
There have been two zoning cases in the area over the past five
1. Z101-218
2. Z123-133
Thoroughfares/Streets:
Thoroughfare/Street
Type
Principal Arterial
Minor Arterial
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Existing
ROW
Proposed
ROW
60 ft.
60 ft.
60 ft.
60 ft.
Z156-349(WE)
Land Use:
Zoning
CR
CR w/SUP No. 1860,
MF-2(A), SUP No.
464, R-5(A), SUP No.
2022
NO(A)
MF-2(A), SUP No.
556
R-7.5(A), CR w/dr.
Site
Northeast
Southeast
Southwest
Northwest
Land Use
Undeveloped
Church, Car wash, Auto
related uses, General
merchandise or food store
Undeveloped, Church
Undeveloped
Church
Development Standards:
DISTRICT
SETBACKS
Front
CR
Community retail
15
Side/Rear
20 adjacent
to residential
OTHER:
No Min.
Density
Height
Lot
Coverage
Special
Standards
54
4 stories
60%
Proximity
Slope Visual
Intrusion
PRIMARY Uses
Retail & personal service,
office
USE
STRATEGIES
WITH
ECONOMIC
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The general provisions for a Specific Use Permit in Section 51A-4.219 of the Dallas
Development Code specifically state: (1) The SUP provides a means for developing
certain uses in a manner in which the specific use will be consistent with the character
of the neighborhood; (2) Each SUP application must be evaluated as to its probable
effect on the adjacent property and the community welfare and may be approved or
denied as the findings indicate appropriate; (3) The city council shall not grant an SUP
for a use except upon a finding that the use will: (A) complement or be compatible with
the surrounding uses and community facilities; (B) contribute to, enhance, or promote
the welfare of the area of request and adjacent properties; (C) not be detrimental to
the public health, safety, or general welfare; and (D) conform in all other respects to all
applicable zoning regulations and standards. The request does not appear to have an
adverse impact on the surrounding zoning and land uses.
The use is compatible with the mix of uses in the area as well as the propose size of
the structure. The conditions in the SUP and TMP provide regulations that will help
mitigate any potential issues as it relates to traffic and any negative aspect of the
school. A TMP will be submitted every two years for evaluation to determine if the
plan needs to be changed to maximize the traffic flow on Bonnie View Road and
Simpson Stuart Road. The applicant has located the play area and athletic field
towards the southern property line. The location of the school and the adjacency of
the church will provide a sufficient buffer between the single family uses that are
located south of the church and the proposed open-enrollment charter school.
Landscaping: Landscaping will in accordance to the landscaping requirements in
Article X, as amended.
Traffic: The Engineering Division of the Sustainable Development and Construction
Department has reviewed the request and determined that the proposed development
will not have a negative impact on the surrounding street system.
The applicant has submitted a Traffic Management Plan that shows that the proposed
school will provide no queuing on the City right-of-way and ensure the safety of the
children during the drop-off and pick-up times. The site plan reveals two ingress and
egress to and from the school; one access point is on Bonnie View Road and one on
Simpson Stuart Road.
Parking:
The requirement for off-street parking for the school is derived by two
criterions: 1) the number of classrooms and 2) the type of institution that serves the
students (e.g., elementary, middle or high school). The requirements for off-street
parking are as follows:
three and one-half spaces for each middle or junior high school classroom
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Z156-349(WE)
The applicant is proposing to have approximately 40 elementary classrooms and 20
middle or junior high classrooms. Based on the 60 classrooms that are proposed for
the open-enrollment charter school, the required number of parking spaces is 130
spaces and the applicant is providing approximately 169 spaces.
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LIST OF
PARTNER/PRINCIPALS/OFFICERS
Simpson Stuart Charter School
Jason Kotter
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PROPOSED SUP CONDITIONS
1. USE: The only use authorized by this specific use permit is an openenrollment charter school.
2. SITE PLAN: Use and development of the Property must comply with the
attached site plan.
3. TIME LIMIT: This specific use permit expires on ________(five years from
the passage of this ordinance), but is eligible for automatic renewal for additional fiveyear periods pursuant to Section 51A-4.219 of Chapter 51A of the Dallas City Code,
as amended. For automatic renewal to occur, the Property owner must file a complete
application for automatic renewal with the director before the expiration of the current
period. Failure to timely file a complete application will render this specific use permit
ineligible for automatic renewal. (Note: The Code currently provides that applications
for automatic renewal must be filed after the 180th but before the 120th day before the
expiration of the current specific use permit period. The Property owner is responsible
for checking the Code for possible revisions to this provision. The deadline for
application for automatic renewal is strictly enforced.)
4.
A.
In general. Operation of an open-enrollment charter school must
comply with the attached traffic management plan.
B.
Queuing. Queuing is only permitted inside the Property. Student dropoff and pick-up are not permitted within city rights-of-way
C.
Traffic study.
i.
The Property owner or operator shall prepare a traffic study
evaluating the sufficiency of the traffic management plan. The initial traffic study must
be submitted to the director by March 1, 2018. After the initial traffic study, the
Property owner or operator shall submit updates of the traffic study to the director by
March 1 of each even-numbered year.
ii.
The traffic study must be in writing, performed by a licensed
engineer, based on a minimum of four samples taken on different school days at
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different drop-off and pick-up times over a two-week period, and must contain an
analysis of the following:
a.
b.
queue lengths;
c.
number and location of personnel assisting with loading
and unloading of students;
d.
e.
f.
g.
circulation.
iii.
Within 30 days after submission of a traffic study, the director
shall determine if the current traffic management plan is sufficient.
a.
If the director determines that the current traffic
management plan is sufficient, the director shall notify the applicant in writing.
b.
If the director determines that the current traffic
management plan results in traffic hazards or traffic congestion, the director shall
require the Property owner to submit an amended traffic management plan. If the
Property owner fails to submit an amended traffic management plan within 30 days,
the director shall notify the city plan commission.
D.
Amendment process.
i.
A traffic management plan may be amended using the minor plan
amendment fee and public hearing process in Section 51A-1.105(k)(3) of Chapter 51A
of the Dallas City Code, as amended.
ii.
The city plan commission shall authorize changes in a traffic
management plan if the proposed amendments improve queuing or traffic circulation;
eliminate traffic hazards; or decrease traffic congestion.
7. MAINTENANCE: The Property must be properly maintained in a state of good
repair and neat appearance.
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8. GENERAL REQUIREMENTS:
Use of the Property must comply with all
federal and state laws and regulations, and with all ordinances, rules, and regulations
of the City of Dallas.
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PROPOSED SITE PLAN
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ENLARGEMENT OF SITE PLAN
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MEMORANDUM
To:
From:
Date:
November 7, 2016
Subject:
This memorandum summarizes our review of the proposed pick-up and drop-off operations for
the Simpson Stuart Charter School in the City of Dallas. BIG RED DOG has reviewed the plan for
circulation and queuing concerns and has developed a pick-up and drop-off management plan for
daily operations. The plan is intended to assess anticipated traffic conditions during the morning
drop-off and afternoon pick-up activities in order to ensure safe and efficient traffic operations
and serve as the record of preferred traffic control strategies. By consent of the TMP submittal,
the school agrees to the strategies presented herein. In addition, the school is held selfaccountable to enforce the plan until and unless the City of Dallas deems further mitigation
measures are necessary.
A copy of the TMP is shown in Attachment 1.
Introduction
A school TMP is important to safely achieve an optimum level of traffic flow and circulation during
peak traffic periods associated with student drop-off and pick-up operations. By properly
managing vehicular traffic generated during critical periods, the safety and efficiency of school
carpool operations will also inherently improve. This TMP should not be considered a
comprehensive set of instructions to ensure adequate safety; however, it is a tool that aims to
facilitate a safer and efficient environment.
This analysis identifies minimum requirements needed to accommodate projected school traffic
demands during peak periods. A concerted effort and full participation by the school
administration, staff, students, and parents are essential to maintain safe and efficient traffic
operations.
The proposed public charter school campus would be located on an empty lot south of Simpson
Stuart Road and west of Bonnie View Road. The school has a planned capacity of up to 1,400
BIG RED DOG Engineering and Consulting | 2021 E. 5th Street, Suite 110, Austin, TX 78702 | 512.669.5560 | www.BIGREDDOG.com
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Z156-349(WE)
students for grades K-8. While the school will likely not be at capacity in its first year, this plan
accounts for the time at which 1,400 students are enrolled in the school. No bus service is
currently proposed. Ingress and egress driveways are proposed from both Simpson Stuart Road
and Bonnie View Road.
The starting time for the school is planned to be 7:45 AM or 8:00 AM. The drop-off period will
likely be the fifteen minutes before the start of school. The dismissal time for the school is
planned to be 3:45 PM or 4:00 PM. The pick-up period will likely end within ten minutes after the
bell has rung. Table 1 summarizes the proposed operational characteristics for the school. As
mentioned in the TIA, there are not significant opportunities for students to arrive by the school
other than by automobile. Currently, no buses are proposed by the school.
TABLE 1: PROPOSED SIMPSON STUART SCHOOL OPERATIONAL CHARACTERISTICS
Characteristic
Proposed Conditions
Student Enrollment
School Staff
7:45 AM or 8:00 AM
3:45 PM or 4:00 PM
0% walk
0% student drivers
0% bus
0% afterschool activities
Notes:
1.
No data are available about potential carpool and/or afterschool activities. As such, none have been assumed
outside of typical ITE data and thus a conservative analysis is presented.
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linear feet) before affecting the access driveway. In total, there are 139 spaces for vehicles waiting
to drop-off/pick-up students.
The only potential conflict point for vehicles is where the vehicles using the north-side dropoff/pick-up area and vehicles using the east-side drop-off/pick-up area must merge to access the
Simpson Stuart Road driveway. Two administrators will be stationed in this area to manage the
conflicting movements and aid with drop-off/pick-up in this area. Staff members will assist with
drop-off/pick-up throughout the site and their approximate locations have been identified on the
plan.
Some students will have to cross vehicle paths in order to access the school. There are five
crosswalks to help them do so, each with an administrator present.
Queuing Analysis
The goal for any school is to accommodate all vehicular queuing and drop-off/pick-up procedures
on private property. In lieu of any published, standardized technique for projecting anticipated
queue lengths, BIG RED DOG Engineering has collected significant data from several schools
without bus service to determine the time distribution of arrivals at a school, as well as their wait
times to drop off and pick up students.
Previous data collection has shown that 70 percent of drop-offs occur in the fifteen minutes
before school starts. The same data collection has shown that as many as 50 percent of pick-up
arrivals occur before the bell, with another 20 percent occurring in the first five minutes after the
bell. As such, we have prepared this plan to account for as many as 70 percent of pick-ups on
campus at the same time.
From the Transportation Impact Analysis (TIA), 695 vehicle trips are anticipated entering the
school and 568 vehicle trips would exit the school during the morning drop-off period. This
suggests that, at most, 568 vehicle trips would be drop-offs and would not park. In the afternoon
pick-up period, 399 trips would enter the school and 450 would exit, suggesting that 399 vehicle
trips would be pick-ups and would not park, at most. This very conservatively assumes that as
many vehicles as possible are using the loading areas, and includes no staff arrivals, which would
use the parking areas.
As mentioned earlier, the peak fifteen-minute rush periods will likely encounter 70 percent of
drop-offs and 70 percent of pick-ups. These percentages indicate that at most we would expect
398 vehicles during a fifteen-minute period during the morning drop-off period and 279 vehicles
during a fifteen-minute period during the afternoon pick-up period. Table 2 includes the peak
number of vehicles during the drop-off and pick-up periods.
Letter Report | Athlos School | Simpson Stuart School Traffic Management Plan | November 7, 2016 | Page 3 of 6
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TABLE 2: ESTIMATED PEAK ON-SITE VEHICLE DEMAND DURING DROP-OFF AND PICK-UP
Characteristic
Morning Drop-off
Afternoon Pick-up
1,263 trips
849 trips
568 vehicles
399 vehicles
398 vehicles
279 vehicles
41 vehicles
247 vehicles
44 loading spaces
+ 95 queuing spaces
139 total spaces
1 (accommodated only by
loading spaces)
Vehicular Demand
During morning drop-off periods, vehicular traffic will enter the school site to unload students
directly at their designated loading areas. Alternatively, parents will be permitted to proceed
toward the visitor-designated parking and walk students to the building.
Previous studies have shown that drop-offs average approximately 40 seconds, with a standard
deviation of ten seconds. According to the properties of a normal distribution, 95 percent of dropoff vehicles will have total dwell times between 20 and 60 seconds. Based on these data, we
would expect with 95 percent confidence that the maximum arrivals in any given minute of could
be accommodated only by the 44 loading spaces, leaving the additional queuing spaces
unnecessary.
During afternoon pick-up periods, vehicular traffic will drive into the site and either join the queue
line to load passengers or park in a designated visitor parking space to wait for their student(s) to
arrive. The school will enforce a managed loading protocol during the afternoon pick-up periods
whereby vehicles enter and circulated through the prescribed route and form a systematic queue.
Students will be released from the school en masse. School staff will also be positioned at
strategic locations ahead of the pick-up areas to relay the sequence of parents arrival back to the
loading zone. Once loaded, vehicles are cleared by school staff to carefully egress along the
designated route.
For the afternoon pick-up period, parents begin arriving before the dismissal bell, although their
time of departure, at a minimum, must be after the bell. Typically, observed afternoon dwell
Letter Report | Athlos School | Simpson Stuart School Traffic Management Plan | November 7, 2016 | Page 4 of 6
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times are longer as students take some time to find their parents and vice versa. Vehicles have a
mean dwell time of 90 seconds, with a standard deviation of 30 seconds, suggesting that 95
percent of drop-offs will take between 30 and 150 seconds.
Based on these data, we would expect that as many as 279 vehicles could be on-site in the first
five minutes after dismissal. With 139 spaces for loading and queue storage, dismissal times
should be slightly staggered by at least fifteen minutes to accommodate afternoon pick-up.
Creating two dismissal times would allow the school to more effectively manage the afternoon
rush. A third dismissal time may also be necessary should parents begin arriving significantly
before the bell. With 44 spaces for drop-offs and an additional 95 spaces for queue storage, only
93 vehicles would be anticipated in a fifteen-minute period with three dismissal times.
Summary, Recommendations, and Conclusion
Delays and congestion related to school traffic are noticeably greater during the afternoon pick-up
period than during the morning drop-off period due to the temporal distribution of arrivals and
the necessary dwell time in the afternoon while parents wait for the dismissal bell. Achieving
efficiency in the afternoon period is most critical and will require active management, while
morning drop-off operations should require nominal active management (queuing spaces are not
anticipated to be used). The following recommendations are provided to the school for
management of traffic specifically generated by the school during the afternoon pickup periods:
The school should implement two dismissal times, separated by at least fifteen minutes.
The first dismissal period should have slightly more students, as some students included in
that dismissal time will have siblings in the second dismissal time and will need to wait for
the second dismissal time anyway.
The school should inform parents not to arrive at the school until dismissal time, and
develop procedures to enforce this policy. Parents will likely determine for themselves
that waiting until dismissal time is the best manner in which to pick-up students. Other
suggestions would be the development of after-school activities to disperse the pick-up
operations over a greater time period, which would help circulate vehicles through the
area.
The school should implement a system by which to identify pairs of students and vehicles
ahead of approach to the loading area. School staff should be positioned at strategic
locations ahead of the loading area and relay the sequence of arrivals while students are
prepped for pick-up. With the assistance of staff stationed at the loading area, many
vehicles can be loaded simultaneously before exiting the school.
We recommend implementation of the circulation plan depicted on Attachment 1 based
upon review of the proposed site and the anticipated needs of traffic during peaks
conditions.
As mentioned, there are 139 spaces within 3,160 linear feet for loading and queuing (22.5
feet per vehicle). The maximum demand is anticipated to be 124 vehicles with two
dismissal periods.
Letter Report | Athlos School | Simpson Stuart School Traffic Management Plan | November 7, 2016 | Page 5 of 6
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No person(s) other than deputized officers of the law should engage or attempt to
influence traffic operations in public right-of-way to minimize liabilities.
Access directly to the parking aisle from Simpson Stuart Road should be blocked off during
morning and pick-up times to ensure consistent flow in this area and minimize potential
conflict areas. The plan includes a recommended configuration of temporary traffic control
devices (e.g. traffic cones) that shall be installed on a daily basis when typical traffic
conditions are expected. An appropriate number of school staff should be assigned to
fulfill the duties of student supervision, traffic control, and other related duties as generally
depicted by the plan.
The school traffic will never be allowed to queue vehicles in the right-of-way or on City streets, nor
will the traffic on any City street be stopped/diverted. The property owner/school administrator is
responsible for the administration of the TMP and minimizing the impact of any vehicle queuing
on City streets.
Based on the vehicle queuing analysis conducted and the resulting Traffic Management Plan, I,
Dan Hennessey, PE #124270, certify that the results indicate that no queuing of vehicles dropping
off or picking up students at the proposed Simpson Stuart Road Charter school are anticipated to
extend onto City of Dallas rights-of-way as a result of internal queuing constraints.
In order to ensure that all queuing of vehicles is completely accommodated on school property,
school administration officials should implement the proposed Traffic Management Plan, monitor
the operation on a continuing basis, and if any queuing should begin to occur on public right-ofway, take the necessary action to mitigate it. Only uniformed police officers should be allowed to
direct and control traffic operating within public right-of-way.
We hope you have found the information in this memorandum useful. This concludes our review
of the drop-off/pick-up operations at the Simpson Stuart Road School. Please contact Dan
Hennessey at (512) 669-5560 or dan.hennessey@bigreddog.com with any questions or comments.
Sincerely,
BIG RED DOG Engineering | Consulting
Letter Report | Athlos School | Simpson Stuart School Traffic Management Plan | November 7, 2016 | Page 6 of 6
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Traffic Management Plan
Circulation plan
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Z156-349(WE)
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Church
Retail
Undeveloped
Multifamily
Auto related
use / Car wash
General
merchandise or
food store
Library
Undeveloped
Church
Undeveloped
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Z156-349(WE)
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Label # Address
Owner
3380
6255
BONNIE VIEW RD
FAITHFUL MISSIONARY
6181
BONNIE VIEW RD
3200
6255
BONNIE VIEW RD
3501
3515
6246
BONNIE VIEW RD
6271
10
3540
11
3401
12
3827
PINEBROOK DR
WARFIELD JANICE
13
3821
PINEBROOK DR
14
3817
PINEBROOK DR
FLOYD ROBBIE
15
3811
PINEBROOK DR
16
3807
PINEBROOK DR
17
3803
PINEBROOK DR
18
3801
PINEBROOK DR
BLAIR EVELYN
19
3737
PINEBROOK DR
20
3733
PINEBROOK DR
EDWARDS NOLAN
21
3727
PINEBROOK DR
PALADIN PROPERTIES LP
22
3717
PINEBROOK DR
DELATORRE JORGE
23
3713
PINEBROOK DR
BUCKNER MARGIE M
24
3707
PINEBROOK DR
MARSHALL GENEVA
25
3703
PINEBROOK DR
26
3623
PINEBROOK DR
GULLEY ETHEL
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09/23/2016
Label # Address
Owner
27
3617
PINEBROOK DR
28
6161
BONNIE VIEW RD
29
3380
30
3502
31
6061
BONNIE VIEW RD
32
3245
33
6171
BONNIE VIEW RD
34
6161
BONNIE VIEW RD
INGRAM KINELL
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