Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 02 Super District 06
Application of Leslie Ellsworth for a Special Land Use Permit (SLUP) to expand an existing private school, at 2998, 3038, 2982 and 2974 LaVista Road; and, 1539 & 1529 LaVista Drive.
Body
PETITION NO: N4-2023-0586 SLUP-23-1246458
PROPOSED USE: Expansion of an existing private school.
LOCATION: 2998, 3038, 2982, and 2974 LaVista Road and 1539 and 1529 LaVista Drive, Decatur, Georgia 30033.
PARCEL NO. : 18-148-01-005, 18-148-01-006, 18-148-01-022, 18-148-01-017, 18-148-01-064, 18-148-01-021
INFO. CONTACT: Rachel Bragg, Zoning Administrator
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Leslie Ellsworth for a Special Land Use Permit (SLUP) to expand an existing private school. The parcels are located on the north side of LaVista Road at 2998, 3038, 2982, 2974 LaVista Road and 1539, 1529 LaVista Drive in Decatur, Georgia.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: Approval.
PLANNING COMMISSION: Approval with Conditions.
PLANNING STAFF: Approval with Conditions.
STAFF ANALYSIS: The applicant has requested a special land use permit (SLUP) to expand an existing, private school with an accessory child daycare. The existing school, Arbor Montessori, is based at 2998 LaVista Road and has operated at this location since 1987, serving early learning students through 8th grade. The school currently consists of three (3) buildings, two (2) playgrounds, a parking lot, and a garden with associated buildings. It has an occupancy of 192 people, including staff and students. Students range from 1 ½ to 15 years in age. The SLUP application would allow for an expansion of the campus and the student body. The school has acquired an adjacent property (18 148 01 006) that was previously used as a private lodge. The applicants propose construction of a new facility that would host an early learning educational facility thus expanding their student population. After expansion, the school would be able to accommodate 386 staff members and students: an increase of almost 50%. The existing building would be converted into classrooms for elementary and middle school students and the new facility would host pre-kindergarten to kindergarten classes, in addition to administrative offices, tutor classrooms, and community gardens. The new facility will consist of a series of interconnected classroom buildings with a central playground and covered patio. The school operates from 7:30am to 6pm. No change to these operating hours are proposed. The new site plan has been configured to allow for a designated drop-off/drive aisle and a new parking area. The new 582-foot lane will accommodate 42 cars, a significant increase from the existing waiting area provided by the school. The applicants stated in their letter of intent: “Arbor Montessori will develop a staggered pickup/drop off plan for each student age level to minimize the amount of cars/traffic at any given time.” Georgia Department of Transportation (GDOT) is currently constructing improvements along the LaVista Road Corridor (i.e., GDOT Project 0015629 SR 236 from Leafmore Place to Pangborn Road). The applicant has stated that they are in communication with GDOT to realign the offset drive(s) to improve safety, increase the internal queueing/drive aisle (as proposed), and to potentially install a new turn lane. The Transportation Department noted in their comments: “sidewalk width is to match the current GDOT project under construction. Left turn lane is required, as shown on zoning plan. Add right turn channelization island on the northern ingress/egress access point. Requires a right of way dedication of 40 feet from centerline OR such that all public infrastructure is within right of way, whichever greater. Requires a 5-foot landscape strip with 6-foot sidewalk with 4-foot bike lanes OR (preferred) 10-foot multi-use path. A variance is required to not install the bike facilities. Street Lighting required.” Cursory site plan review shows compliance with required zoning setbacks, buffers adjacent to residential properties, and compliance with supplemental regulations (Section 27-4.2.43). However, there are numerous barriers to development on the property, including a detention pond, a state-regulated stream with required state and county buffers, and designated wetlands. The site plan shows no proposed disturbances to these areas, however, comments from the Land Development Division state that the submitted plan fails to show compliance with stormwater management requirements. These requirements must be met prior to any issuance of land disturbance permits. The site appears adequately sized and buffered for the proposed use. The use is compatible with the adjacent properties and land uses and the existing public facilities and services are adequate to accommodate the increase in staff and students. The existing school has been operating for more than 40 years and Staff has received no opposition from the surrounding community regarding this expansion. The Community Council voted unanimously to approve this application and there was significant support from the community during the District 2 Community Council meeting. This application supports the objectives of the 2050 DeKalb Unified Plan for Suburban Character Areas to create community areas within walking distance of residences, promote the stabilization of established neighborhoods and preserve the environment. The applicant’s submittal states 20% of the families they serve are within their zip code and 85% live within DeKalb County. The proposed expansion is purposely constructed to maintain the existing stream and wetland. Their intent is to install native landscaping, permeable parking lots, and promote street connectivity with new sidewalks and street tree plantings. Therefore, after a review of the criteria within Section 27-7.4.6, staff recommends “Approval, Staff recommended conditions”.
PLANNING COMMISSION VOTE: Approval with Conditions 9-0-0. April Atkins moved, Deanna Murphy seconded for Approval with one (1) condition, per Staff recommendation. Commissioner Costello also wanted to include for the record her suggestion that drop off/pick up times be staggered.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: Approval 10-0-0.