City Council is to conduct a quasi-judicial review of this case.  Any ex parte communication shall be disclosed at the beginning of the meeting. A companion rezoning application is also scheduled for review (Ordinance #2018-2123). Approval of the special exception request is predicated on the approval of the rezoning application. 

Analysis:

Existing Conditions:

The site is 1.52 acres located on the southeast corner of Grand Boulevard and Louisiana Avenue. The site contains three vacant buildings: a church, former fellowship hall and former parsonage. Access to the property is provided by Grand Boulevard and Louisiana Avenue. The site has mature live oak trees located along the eastern half of the frontage along Louisiana Avenue.   

Proposal: 

The proposal is to develop the site with a private Christian school serving special needs students who experience developmental, emotional and mental challenges. The applicant operates nine campus locations in Hernando, Manatee, Osceola, Pasco, Pinellas and Polk counties. This would be its tenth campus.  The applicant is also seeking to rezone the property from R-3, Residential District to MF-30, High Density Residential District. The special exception requested is permitted in the MF-30 District and not in the R-3 District.

The school is anticipated to serve a maximum of 60 K-12 students at this site. The former fellowship hall building will be reconfigured to accommodate six classrooms. The school year will follow the Pasco County School District’s calendar, running typically from mid-August though the end of May. 

The applicant estimates 30 of the 60 students will be transported by shuttle vans, arriving between 8:00 a.m. and 8:15 a.m. in the morning and departing in the afternoon at approximately 3:00 p.m. Approximately 15 parents will transport their children by vehicle, arriving between 8:30 a.m. and 9:00 a.m. in the morning and departing in the afternoon between 3:00 p.m. and 3:30 p.m. The applicant proposes to extend the four-foot sidewalk across the property on the south side of Louisiana Avenue.

An administrative office for the multiple Esther’s School campus locations will operate in the building which formerly housed the parsonage. The applicant estimates a maximum of six employees in this building. The administrative office will operate throughout the year.

The church building has a current seating capacity of 70 and a maximum occupancy 130. The applicant indicates the church building is utilized by three congregations. One congregation has approximately 40 congregants and meets Sunday mornings and Wednesday evenings; another has 15 congregants and meets Saturday mornings; the third has 15 congregants and meets Tuesday and Thursday evenings.

Code Requirements:

The Code requires that any special exception granted by City Council shall be in harmony with the purpose and intent of the zoning ordinances enacted by the City.  In granting any special exceptions, City Council shall find that it will not adversely affect the public interest. City Council may prescribe appropriate conditions and safeguards and any violation of such shall be deemed a violation (when made part of the terms under which the special exception is granted).  Included among the safeguards and conditions, City Council may prescribe reasonable time limits for the existence of the special exception and reasonable time limits within which the action for the special exception is required to commence or be completed, or both.

In order to grant any special exception to the zoning ordinance, the following criteria must be addressed:

1. That the exception is specifically permitted in the zoning district: An institution of an educational nature in the MF-30 District may be considered upon special exception application. 

2. That the granting of any exception, will not adversely affect the public health safety, or welfare of the community:  The use of this site as a private school for highly-functioning special-needs children will serve the community and will not negatively impact surrounding properties.

3. The granting of any exception is consistent with the intent of the zoning district:  The MF-30 District provides for high-density residential and adult congregate care facility uses and special exceptions for light retail and personal service businesses, institutional and recreational uses. The special exception review is intended to review each specific request and determine compatibility and assign conditions as necessary or appropriate.

4. The requirements of the district in which the use is to be located shall be complied with:  The site has previously been developed with a church building, parsonage and fellowship hall. The fellowship hall will be remodeled to provide six classrooms and the former parsonage will accommodate the school’s administrative offices. The applicant has requested no variances.

5. Excessive traffic will not be generated on residential streets:  Traffic generation is minimal based on the small staff and students transported to and from the school. Approximately half of the students will be transported via shuttle bus and half will travel via their parents’ or guardians’ vehicles. Excessive traffic is not anticipated on any adjacent streets.

6. The proposed use will not adversely affect the residential character of existing neighborhoods:  The character of the area is a mix of multi-family and single-family residential, mobile home park, office and institutional uses. The proposed use should not negatively affect the diverse residential areas.

7. A vehicular parking or traffic problem is not created:  All required parking will be provided at the property including required handicapped parking. Approximately half of the students will be transported via shuttle bus. Parking for shuttle buses will be provided. A traffic circulation plan has been provided. The proposal should not generate any problems.

Concurrency Review:

Concurrency has been addressed within the companion rezoning application (Ordinance #2018-2123). 

Compatibility with Comprehensive Plan:

The proposal will be consistent with the following Comprehensive Plan objectives and policies:

• FLU Policy 1.1.3 - Future development and redevelopment in the City shall be consistent with the requirements of the Future Land Use Map categories set forth in the companion table to this policy (see Table FLU 1.1.3). Only those land uses, densities and intensities specified for the Future Land Use Map category are permitted unless uses, densities and intensities specified in the zoning regulations are more restrictive. In such cases, the zoning regulations shall prevail.

• LIV Objective 1.9 - Integrate school facilities with surrounding neighborhoods in a manner that encourages pedestrian and bicycle travel and strengthens the development pattern and design integrity of neighborhoods.

• LIV Policy 1.9.1 - Encourage school design that is compatible to the existing or planned development pattern in the surrounding neighborhood.

• LIV Policy 1.9.4 - Encourage middle and elementary school design to accommodate drop-offs and pick-ups on site, without interrupting traffic flow on local streets.

• LIV Policy 1.9.7 - Connect schools to residential neighborhoods, parks and other community focal points through sidewalks and trails.

• LIV Objective 3.1 - Create walkable neighborhoods that are designed and oriented towards pedestrians while balancing motor vehicle traffic circulation needs.

• LIV Policy 3.1.3 - Locate sidewalks along both sides of all public streets, particularly along routes that attract high volumes of pedestrian activity such as those leading to schools, recreational facilities, centers and employment districts.