MEMORANDUM

TO: City Council

FROM: Rev. John Cooper, Sr., Chairman
Bowie Advisory Planning Board

SUBJECT: Preliminary Plan #4-03046 DATE: 7/2/03
Mitchellville Montessori School

The Bowie Advisory Planning Board (BAPB) met on Tuesday, July 1, 2003 to review Preliminary Plan #4-03046. The applicant, Gloria Panton-Harvey, is proposing a 10,000 sq. ft. private elementary school located on the west side of Hillmeade Road, south of its intersection with Prospect Hill Road/Fletchertown Road. The site is 5.03 acres and is zoned R-R (Rural-Residential).

Presentation

Ms. Cynthia Fenton presented an overview of the proposal and oriented the Board to the site. Ms. Fenton explained that the school would initially have 90 students and would eventually expand to 160 students. Five classrooms will be provided—three for pre-schoolers and the other two for ages 9 through 12. Ms. Fenton summarized the stakeholders meeting for the project. She indicated that the primary issues raised by the residents were traffic and parking. Ms. Fenton described the traffic issues. There is a sight-distance problem along the Hillmeade Road approach to Prospect Hill Road, as the road curves in both directions. Access was another concern. The site plan shows just one access point across from Quadrille Lane. The residents indicated that there are already problems turning out of Quadrille Lane and that the additional traffic will exacerbate the problem. Parking was another concern. Twenty-seven spaces for 160 students were not considered adequate.

Ms. Fenton described the criteria for approval of a preliminary plan of subdivision. She indicated that most of the criteria had been met: for adequate public facilities including water and sewer, police, and fire, ambulance and paramedic services. There was a discrepancy with regard to the ladder service. The Public Facilities section of MNCPPC indicated that ladder service will be provided by the Annapolis Road station (rather than the Glenn Dale station). The response time from the Annapolis Road station was beyond the recommended guideline. In the past, the Glenn Dale station has provided rescue services for the community. If rescue service is provided by the Glenn Dale station it will be within an adequate response time. Ms. Fenton indicated that she would clarify this with MNCPPC prior to the City Council hearing. Ms. Fenton indicated the TCP is still under review by the Natural Resources section, but that it must be approved concurrent with the preliminary plan.

Ms. Fenton explained that her concern is that the preliminary plan may be approved for a buildable lot (as it meets the criteria), but that the proposed use, which would be approved at the Detailed Site Plan (DSP) phase, may not be feasibly constructed within the approved building envelope.

Ms. Fenton indicated that the Transportation Section of MNCPPC did not require traffic counts, but a preliminary analysis showed that existing traffic has resulted in a failing level-of-service at the Prospect Hill Road/Hillmeade Road intersection. That analysis had not yet taken into account all background traffic or traffic generated by the proposed development. MNCPPC will likely recommend improvements to address the safety issue.

The site plan before the Board shows just one access point opposite Quadrille Lane. Ms. Fenton indicated the applicant had provided staff with a revised site plan just before the meeting. The revised plan reinstates the access that MNCPPC had requested the applicant remove to minimize impacts to the Primary Management Area (PMA). No parking is shown at that location. Ms. Fenton described what appeared to be a driveway connecting to the main ingress/egress point and parking area, however, the driveway is only 10 feet wide. Ms. Fenton explained that for two-way traffic the driveway must be 22 feet wide. It addition, the driveway is located along the public utility easement. Ms. Fenton indicated that for these reasons she did not believe the access point feasible. Ms. Fenton did not believe the location would be acceptable to MNCPPC because of impacts to the PMA. In addition, it does not provide two-way access to the rest of the site, and it does not address the parking problem.

The applicant has relocated parking from the north end of the site to south of the building envelope at the request of MNCPPC to reduce PMA impacts. The Zoning Ordinance requires a minimum of 27 spaces; the revised plan shows 25 marked spaces with room for one more space. This falls short of the County’s minimum requirements. She concurred with the residents in that even 27 spaces is not sufficient for a school with 160 students plus 12 full time staff. The staff would take up almost half of the designated spaces, leaving only 15 for the parents who must sign the children in before leaving them at the school. Ms. Fenton emphasized that the 27 spaces was the minimum amount required by the County and in this case would not be adequate. With the internal circulation system as proposed, limited access and limited parking, Ms. Fenton indicated that this would result in a chaotic situation within the site and along Hillmeade Road. Ms. Fenton explained that because there is no standard guideline for providing parking at a private school, the Transportation Section recommended a ratio of .23 per student, in addition to one space per faculty member. Therefore, at least 37 spaces should be provided in addition to the staff parking, or, the enrollment should be reduced. An acceleration/ deceleration lane should also be provided along the property’s frontage to facilitate safe ingress and egress.

Staff indicated there is an approved stormwater management plan and that the tree conservation plan (TCP), still under review by MNCPPC, will have to be approved concurrent with the preliminary plan. Ms. Fenton concluded by stating that the applicant has generally met the criteria for preliminary plan approval, but there is concern that the DSP will not be able to be constructed within the environmental constraints imposed by the site.

Ms. Gloria Panton-Harvey, the applicant, explained to the Board she currently operates the Mitchellville Children’s House a Montessori school in Mitchellville Plaza that has operated since 1993. She also has operated Willowbrook Children’s House located in Hyattsville, since 1983. Ms. Panton-Harvey indicated she provides quality education starting at two and a half years old. She stated there is a great need for this type of education. She further emphasized that she recognizes the concerns and will do whatever she can to make this project work. Ms. Panton-Harvey indicated she wanted it to be safe for the children. Ms. Panton-Harvey explained the drop off time in the morning spans two hours so there will be no queuing problem. There is a window because the parents need before-and-after care. The pick-up time is from 3:00 to 6:00 p.m. She explained they don’t want a back up onto Hillmeade Road. Ms. Panton-Harvey indicated they would meet all the County’s requirements and more if they can. The current school has children up to age nine. Once they find a location they will expand to 4th , 5th and 6th grade. They are also running a summer camp that is bulging over with children. Ms. Panton-Harvey concluded by introducing her engineer, Patricia Braimbridge to explain the technical aspects of the plan.

Patricia Braimbridge, engineer for the applicant, indicated that the second access point does not impact the PMA area at all. The parking initially provided at that portion of the site impacted the required buffers and so they were removed. It will only be an entrance to the playground area in the event the parent will have to pick up their child at that site. Ms. Braimbridge stated that the parking meets the County’s requirements for one space per six children. The parking was relocated outside of the PMA area. She explained the parking does impact the PMA buffer, but not the sensitive area within the PMA. Ms Braimbridge also indicated that within the 50 ft. stream buffer is the pond (bio-retention area), which is essential for cleaning the water before it is discharged into the sensitive area. There are also two parking spaces in the buffer area. The entrance is the only area that crosses the sensitive area and that location was dictated by MNCPPC. In response to the residents’ concern regarding parking, they are requesting that the County consider letting them use the play field for over flow parking. That area will accommodate approximately 30 cars. It would not be for permanent parking. Ms Panton-Harvey stated there are approximately six parent-teacher meetings per year and in between there are workshops with no more than 50% of the students attending.

Questions by BAPB Members

--The staff report states the proposal is for 10,000 sq. ft., but the site plan shows 16,000+? Staff answered that the original building envelope was for 16,000+ and that was reduced in a revision to 14,700 sq. ft. The 10,000 sq. ft. is the size of the school building.

--Is the new access point in the same location as the access that MNCPPC had
requested the applicant remove? Staff answered that it is essentially in the same spot, but the original proposal also showed parking in that location. The parking has been removed from that location.

--Did MNCPPC ask that the parking be reduced at that location because of the impact to the PMA? Staff answered that MNCPPC requested the parking be relocated so as to minimize the impact to the PMA.

--Will the rescue response time clarification be available to the City Council at its hearing? Staff answered that it would, that the reference to the Annapolis Road #39 station for ladder service might have just been an oversight by MNCPPC.

--What was the data based on from which MNCPPC concluded that the Prospect Hill Road/Hillmeade intersection is currently failing? What is the category? Are there plans to raise the level-of-service? Staff indicated that the intersection fails under existing conditions, without background (approved) or proposed school traffic, and that it has a level-of-service of F. MNCPPC is considering the installation of a three-way-stop which they believe will alleviate the
failing conditions. They have not determined if the three-way stop would improve the failing conditions with the other traffic added.

--The peak trips generated—is that existing traffic or the school’s traffic? Staff answered that is traffic generated just by the school.

--How was the .23 student/parking ratio arrived at? Staff answered that because there is no industry standard for a private school, MNCPPC determined what would be a realistic rate in part based on experience with previous private schools, which do not provide bus service.

--How do other Montessori schools handle the problem? Have we talked to any other schools? Staff answered that the applicant’s other school is located at a commercial shopping center where plenty of parking is available. Other school sites generally have more area available to provide adequate parking. The applicant does not have the room (at this site) to expand to provide the amount of parking necessary, unless they decrease the size of the school.

--Is the number of parking spaces limited by the PMA? Staff answered yes, that because there are so many environmental constraints on this site there is very limited capacity to expand the parking.

--Can the school building be shifted to the south to allow more parking in front of the building? Ms. Braimbridge answered that if the building were shifted it would have to be for 22 feet, which is the drive aisle width and another 19 feet for the parking spaces. Another five feet is required for landscaping around the parking area, for a total of 46 feet. She didn’t think it would be possible to provide parking on that side of the building because of the wetlands buffer and the operation of the bio-retention area.

--There will only be parent meetings six times a year? What about holiday events and award ceremonies? Ms. Panton-Harvey answered there are award ceremonies. They may rent space for those but it hasn’t been decided yet.

--Can you clarify where the parking spaces all are? Are there 27 spaces? Ms. Braimbridge answered that there are 27 spaces and they are all located around the building; none are provided at the northern access.

--Is there a peak time when parents arrive at the school? Ms. Panton-Harvey stated there is never a line of traffic at her school.

--Are you considering strategies for facilitating student drop-off? Ms. Panton-Harvey they have not considered any strategies at this time.

--Can you explain why MNCPPC asked for the removal of the parking proposed at the north end of the site? Ms. Braimbridge stated the parking spaces were located in the PMA. The new proposed access is not in the PMA and there are one or two spaces also outside of the PMA

--If the play area is to be used for parking, will it be lighted? Ms. Panton-Harvey stated it would be lighted. Ms. Braimbridge added that those details and the details for the streetlights along the frontage of the property will be determined by DPW&T.

--The building will be one story? Ms. Braimbridge answered yes.

--Staff is recommending the acceleration/deceleration lane be extended…will it be extended? Ms. Braimbridge stated that when the plan is reviewed by DPW&T they will determine the extent of the improvements. Ms. Panton-Harvey added they will do all it takes to make the project environmentally sound, visually pleasing, and safe.

Citizen Participation

There were five residents signed up to speak.

Susan Gicher, 12118 Quadrille Lane. Ms. Gicher is very upset that she will be living next to a school instead of peace and quiet. Her concern is depreciation of her property. She is also concerned about how 10, 11 and 12 year olds are going to be contained during lunchtime and recess. She tends to find teenagers throwing trash on their yards, and although these are not teenagers, they are young adults. Ms. Gicher wondered what constraints are going to keep the kids from wandering around and getting into mischief? Are there going to be basketball courts and after school activities so they are subjected to ingress and egress at all hours? Traffic on Hillmeade Road is an abysmal nightmare. She indicated there is a lot more to it than just the welfare of the children. Ms. Gicher concluded by asking how many of the
children actually live in Northridge and if the students are vouchered children? Again, her concern is depreciation of her property.

Diane Hauf, 12115 Quick Fox Lane. She is the president of the Evans Overlook HOA in Northridge. It represents 67 residents. She indicated the residents have two primary concerns with regard to the proposal: traffic and parking. Hillmeade Road is three lanes wide at the school, one going south and two going north. It is already very difficult getting out on Prospect Hill Road in the morning and late afternoon. There is a curve in the road in both directions and there is not a good line of sight. Trip generation standards indicate that the equivalent of 112 cars in the morning and 32 in the afternoon will be generated (in the peak hour). Already Hillmeade is seeing additional traffic generated by the Woodmore North subdivision. They are using Hillmeade as a cut through and there are other developments that have been approved in the area. Traffic is just going to get worse, not better. If the traffic backs up at that intersection they won’t be able to exit their residential streets to get onto Hillmeade. There is only one way out from Evans Overlook, and that is onto Hillmeade. Parking is another concern. There will only be 27 spaces for students and faculty. Parents are required to park their cars and come into the school, rather than just drop their children off.

(Staff note: the recording tape failed to record anything further at this point).

Sherlyn Taylor, 7503 Hillmeade Road. Ms. Taylor is concerned that the number of parking spaces will not be adequate. She is sure that parents will end up parking along Hillmeade Road and along Northridge streets. Quadrille Lane will be used as a turn-around. There is already a problem on Quadrille Lane. The posted speed on Hillmeade is 40 mph, which makes it difficult to exit from Quadrille Lane. Increased traffic from developments along Hillmeade is making things worse.

Janice Summons, 7307 Quartz Terrace. Ms. Summons indicated everything the previous residents stated is true. The intersection is very dangerous. She is concerned about the traffic patterns and that the three-way stop recommended by MNCPPC won’t solve the problem. A traffic light might be a better recommendation. Ms. Summons questioned whether using the playground for overflow parking would be acceptable to MNCPPC.

Dita Windross, Mitchellville Children’s House Board Member. Ms. Windross responded to the residents’ comments. She indicated that property values would not depreciate because of the school. Ms. Windross stated that people look at school districts when they move.

Applicant’s Rebuttal

Ms. Braimbridge indicated that the concerns regarding the play area will be addressed at the time of Detailed Site Plan, but the play area will be fenced. The children are also constantly supervised and are not allowed to leave the premises until the parents pick them up.

BAPB Discussion

Board members noted their concern about the lack of parking and that with staff’s recommendation, the applicant would lose about 3,000 sq. ft. of the school building. While the Board indicated their desire for a quality school, the tight parking configuration and high traffic speeds along Hillmeade Road are serious concerns. The school is a great idea, but the property is challenging. With conflicts at the Fairwood/MD 450 intersection, Hillmeade will be used as a cut-through. It was suggested that the residents form a coalition to address the road issues.

BAPB Motion

Mr. Skotz made a motion to accept the staff recommendation of APPROVAL with conditions. Mr. Rogers seconded the motion which passed unanimously, 5-0 (Cooper, Griffith and Stith absent).

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MEMORANDUM

TO: City Council

FROM: David J. Deutsch
City Manager

SUBJECT: Mitchellville Montessori School DATE: 7/3/03
Preliminary Plan #4-03046
________________________________________________________________________

I. General Information

Applicant: Gloria Panton-Harvey

Status of Applicant: owner

Project Name: Mitchellville Montessori School

Location: West side of Hillmeade Road, south of Prospect Hill Road (see Attachment 1)

Acreage: 5.03 acres

Existing Zoning: R-R (Rural-Residential)

Existing Land Use: Undeveloped

Proposed Land Use: creation of one building lot for a private elementary school

Adjacent Land Uses/Zoning: North: R-R/ single family dwelling
South: R-R/ undeveloped
East: R-S/ Northridge
West: R-R/ Prospect Wood

Master Plan Living Area: This property is in the Glenn Dale-Seabrook-Lanham and Vicinity
Master Plan (1993); it is opposite Community V in the Bowie Master
Plan area.

General Plan: Developing Tier

Water and Sewer Category: S-3 and W-3

Police: Bowie, District II

Fire and Ambulance: Station # 18, Glenn Dale

Medic: Station #18, Glenn Dale

II. Background/Proposal

The proposed site is 5.03 acres and is located on the west side of Hillmeade Road just south of its intersection with Prospect Hill Road (Fletchertown Road). The site is not in the City or within the Bowie-Collington-Mitchellville and Vicinity Planning Area, however, it is directly opposite the Northridge community. During the 1993 SMA process for the Glenn Dale-Seabrook-Lanham and Vicinity Master Plan, the property was rezoned from R-E (Rural Estate to R-R (Rural-Residential). The applicant is proposing a 90-160 student, 10,000 sq. ft. private elementary school with 12 full-time staff. Three classrooms are proposed for children under age six; two additional classrooms are provided for students 6-9 years of age and students 9-12. The pre-school classrooms will have 12 students each; the two other age groups will have 25 students per classroom.

III. Stakeholders Meeting

A stakeholders meeting was held on June 25, 2003. Three residents from the Northridge community attended the meeting in addition to staff, four representatives of the Montessori school and one staff person from MNCPPC. The primary issues were the anticipated increase in traffic and congestion, and the minimal amount of parking provided. The engineer for the applicant, Patricia Brainbridge, indicated that less impact to the Patuxent River Primary Management Area (PMA), requested by MNCPPC, resulted in less available area for parking. She stated that she is meeting the County’s requirements. The residents expressed concern that, particularly for special events, parents will end up parking in Northridge. Ms. Bainbridge emphasized the points that there will be minimal disturbance to the wetlands and floodplain, and very little clearing will be necessary. The play area will be screened from view. The two proposed access points have been reduced to one to reduce the impact to the PMA. Ms. Bainbridge indicated that the proposed 10,000 sq. ft. building will be constructed within the 14,700 sq. ft. building envelope. While the number of children will eventually increase from approximately 90 to a maximum of 160, the building will not be expanded. Ms. Bainbridge also explained that DPW&T will determine the necessary road improvements. Staff concluded the meeting by reviewing the development review process and providing City and County public hearing dates.

IV. Analysis

The proposed Preliminary Plan has been reviewed for compliance with Subtitle 24 of the County Code (the County Subdivision regulations). A Preliminary Plan of Subdivision may be approved if the County Planning Board finds: adequate public facilities exist or are proposed for the area within which the subdivision is located; a stormwater management concept plan has been approved; and, the subdivision is designed in accordance with the provisions for woodland conservation and tree preservation. Per Section 27-443 of the Zoning Ordinance (Private Schools), a full Detailed Site Plan review will be required subsequent to an approval of a preliminary plan of subdivision for this site.

A. Adequate Public Facilities (APF)

1. Water and Sewer

The 2001 Water and Sewer Plan designates the property in Water Category W-3 and Sewer Category S-3. This designation indicates that service is available to the site.

COMMENT: The site will be adequately served by public water and sewer. WSSC will review and approve design plans for connecting into their system. As both water and sewer mains directly abut the property, no extensions are required. This criterion has been met.

2. Police

According to MNCPPC’s Growth Policy and Public Facilities Section, the existing County police facilities for District II will be adequate to serve the proposed development.

COMMENT: This criterion has been met.

3. Fire and Rescue

According to M-NCPPC Growth Policy and Public Facilities Planning Section, the response time for Fire and Ambulance service is 3.07 minutes, which is adequate. The response time for Paramedic service is also 3.07 minutes, which is also within an adequate response time. The ladder truck service at Company #39, Annapolis Road, at 8.90 minutes, is beyond the 4.25 travel time guideline. In order to alleviate the negative impact on fire and rescue services, the County is requiring the installation of a fire suppression system in the proposed building.

COMMENT: This criterion has been met. Staff notes, however, if ladder service were provided from the Glenn Dale station the response time would be within the recommended guidelines. It has not been confirmed at this time as to why the Glenn Dale station would not provide ladder service to the subject property.

B. Traffic Impacts

The property has 647 linear feet of frontage along Hillmeade Road. Hillmeade Road is classified in the 1991 Bowie Master Plan as a proposed undivided urban collector with 80 ft. wide right-of-way and 2-4 lanes. It is intended to provide access between developed areas and the arterial system. One ingress/egress access point is proposed along Hillmeade Road, directly opposite Quadrille Lane in the Northridge subdivision. The applicant is required to dedicate 40 feet of r-o-w from the roadway centerline along Hillmeade Road.

The applicant was required by the Transportation Planning Section to provide traffic counts. A full traffic impact analysis was not required. The Transportation Section had not concluded its review of the traffic count analysis at the time this report was written. They did note, however, that the Prospect Hill Road/Hillmeade Road intersection fails under existing conditions.

The applicant has submitted a revised site plan and has indicated they will meet all parking and loading requirements. The applicant states they are providing 27 parking spaces in

compliance with Section 27-568 of the County Zoning Ordinance. The parking area is proposed on the south side of the building envelope, adjacent to the bio-retention area. Two handicapped spaces are required and will be provided. One loading space is required and will be provided.

COMMENT: The general County policy is to minimize the number of access points along a roadway. For this reason, and to minimize the impact to the PMA, the applicant had eliminated one of the originally proposed access points. The access located directly opposite Quadrille Lane was retained. Because an additional access point is desirable to help to maintain efficient internal circulation, the applicant reinstated the access in a location that does not impact the PMA. This access, however, does not connect to the parking area or school building. It is solely to provide access to the play area. Internal circulation will be reviewed at the detailed site plan phase (required for all private schools in residential zones). Staff finds, however, that with only one feasible access point, in conjunction with the problematic parking configuration discussed below, an unsafe situation will be created.

Staff is also concerned that a full traffic analysis was not required. Staff notes that County schools are not required to be reviewed for APF, therefore, it is County policy not to impose any stricter requirements for private schools. However, there are serious safety issues that must be addressed. In addition to the significant increase in traffic (112 AM peak hour trips and 32 PM peak hour trips, as well as 110 trips between 3:00-4:00 pm ) there is also the problem of adequate sight distance along Prospect Hill Road/Fletchertown Road from the Hillmeade Road approach. Transportation Planning staff had not completed their analysis at the time this report was written. However, they are considering including a condition to address the safety issue.

The applicant has relocated parking from the north end of the site to south of the building envelope, at MNCPPC’s request, in order to reduce impacts to the PMA. The relocation resulted in the loss of two parking spaces. The applicant also reduced the building envelope from 16,635 sq. ft. to 14,700 sq. ft. The proposed building (constructed within the building envelope) will be 10,000 sq. ft., with no future expansions. For a building this size, the Zoning Ordinance requires that the applicant provide a minimum of 27 parking spaces. Staff notes that this is the minimum requirement, and that almost one half of those spaces will be taken up by staff. With no buses provided to ferry the children to and from the site, staff does not find that enough parking is being provided. Staff also notes that it appears only 26 spaces have been provided on the revised plan. No parking is shown at the northern access; all parking is shown on the east and south sides of the proposed school building.

With only 15 parking spaces available at best, and only one way in and out of the site, traffic gridlock is very likely to occur. If this operates as a typical Montessori school, the majority of vehicles will arrive within the same 15 minute timeframe in morning. Parents will have to park their vehicles to sign in their children in the morning. With limited parking and no drop-off lane, vehicles will have difficulty getting in and out of parking spaces because of cars already lined up in the drive aisle. This, in conjunction with the limited access will contribute to the potential queuing problem that will likely cause traffic to back up into the site as well as on Hillmeade Road.

The Northridge residents have a legitimate concern that parents might end up parking along their streets to avoid the congestion on site. The applicant has indicated

there will be at least six times during the school year when parent-teacher conferences are scheduled. In addition, there will be fundraising meetings once a month and of course, special school events. Clearly, 15 spaces for 160 students will not be sufficient.

Staff finds that in order for the site to realistically accommodate the use, the applicant will have to provide parking that exceeds the minimum standards within the Zoning Ordinance. Thus, it may be necessary to approve the preliminary plan with a condition that either the parking be able to support the proposed use or an enrollment cap will be placed on the school. Because the Parking Generation Manual (Institute of Transportation Engineers, or ITE) does not have a rate for a private school or elementary school, the Transportation Planning Section suggests that a minimum of 0.22 or 0.23 spaces per student would be realistic. This means that for a 160 student school, at least 37 parking spaces would have to be provided in addition to staff parking. If this number of parking spaces cannot be accommodated on the site, than the enrollment should be reduced to no greater than 70 students. The number of students may be increased commensurate with the number of staff reduced from the original 12 proposed.

Staff further recommends that the applicant provide an acceleration/ deceleration lane along the frontage of the property. The existing shoulder directly opposite Quadrille Lane may be extended to facilitate ingress and egress.

C. Stormwater Management Concept Plan

The applicant submitted a Stormwater Management Concept Plan prior to review of the Preliminary Plan and obtained concept approval (#5940-2003-00) in March 2003. The applicant is proposing bio-retention to comply with quality control requirements.

COMMENT: This criterion has been met.

D. Woodland Conservation and Tree Preservation

The subject property is currently undeveloped and completely wooded except for the 100-year floodplain. The applicant’s latest Tree Conservation Plan (TCP) indicates there are 2.82 acres of woodland and 2.21 acres of floodplain. Because the area of existing woodland is greater than 10,000 sq. ft. and the property is greater than 40,000, the property is subject to the provisions of the County Woodland Conservation Ordinance.

The most recent TCP revision submitted to staff shows 1.79 acres proposed to be cleared. The woodland conservation threshold is exceed by .56 acres, therefore, the applicant is required
to provide woodland preservation in the amount of 1.01 acres. The applicant is providing 1.03 acres of woodland preservation.

There are perennial streams, wetlands and floodplain on the property, associated with the Horsepen Branch within the Patuxent River watershed. The site contains significant natural
features which are required to be protected under the Subdivision regulations and which will create significant developmental constraints on the site. The Environmental Planning Section of MNCPPC has reviewed the Preliminary Plan and TCP and has required revisions.

COMMENT: Environmental Planning has approved a revised Forest Stand Delineation that shows the correct number and location of forest stands, and the streams on

the southern portion of the site. The Preliminary Plan and TCP also required revisions showing the entire PMA including the streams, 50-foot stream buffer and the 25 foot wetlands buffer, and clearing for the water and sewer connections. The most recent TCP revision submitted to MNCPPC indicates these requirements have been satisfied on site. Although the Environmental Planning Section was still reviewing the TCP revisions at the time this report was written, it appears that the Woodland Conservation requirements can be met. The environmental constraints of this site, however, pose a significant challenge to its development. A detailed site plan is required, at which time the proposed building, parking area and access will be reviewed in greater depth.

E. Private School Requirements

The preliminary plan will create a legal lot for development and establish a building envelope. A detailed site plan will be required subsequent to preliminary plan approval, which must comply with criteria specific to the proposed use. Section 27-443 of the County Zoning Ordinance provides specific requirements for private schools (see Attachment # 4).

The maximum enrollment allowed by the Zoning Ordinance is 400 students. The applicant is proposing a maximum of 160 elementary school students. Because of the environmental constraints of the site, the applicant will not be able to expand the school use. A playground is required and provided. It will be screened from Hillmeade Road with sight-tight fencing and landscaping. It appears that the applicant will be able to meet the minimum requirements, however, access and internal circulation must be addressed, as noted above.

F. Wildlife Habitat Guidelines

Although an Environmental Report was not submitted, the applicant has stated their intent to comply with the Wildlife Habitat Guidelines. All required environmental reports were submitted to MNCPPC. Because the majority of the site will remain undisturbed, there will be adequate habitat preserved for the existing wildlife. This will be addressed further during review of the Detailed Site Plan.

V. Recommendation

Based on the above analysis, staff finds Preliminary Plan #4-03046 will comply with the criteria for subdivision approval, provided certain conditions are met that address traffic safety issues. For the above reasons, staff recommends Preliminary Plan #4-00046 be APPROVED subject to the following conditions:

1. The parking ratio shall be .23 per student in addition to one space per full-time staff. At least 37 parking spaces shall be provided in addition to staff parking, or, the enrollment shall be reduced to no greater than 70 students. The number of students may be increased commensurate with the number of staff reduced from the original 12 proposed.

2. The applicant shall provide all improvements required by DPW&T to improve the operating and sight-distance conditions of the Prospect Hill Road/Hillmeade Road intersection.

3. The applicant shall extend the existing shoulder across from Quadrille Lane to create an acceleration/deceleration lane along the frontage of the property in accordance with DPW&T standards.

Attachments