HomeMy WebLinkAboutStaff ReportSTAFF REPORT
Item: Consideration of a Preliminary Plat and public hearing and consideration of a Conditional Use
Permit for the use and associated site .plan to allow the construction of a new intermediate school on
Graham Rd. (Planning Case No. 97-720 & 97-322)
Item .Summary: The proposed development includes the platting of 46 acres that is located in a relatively
undeveloped portion of the City that is receiving increasing development interest. The front portion of the
larger tract will be used for the intermediate school. CSISD plans to reserve the rear portion for a fixture
elementary school site. Full build-out of the entire site will include dedication of the extension of a major
collector through the southern .portion of the properly and dedication of a portion of the property for a
park adjoining the elementary. school.
The first phase of the development is a new intermediate school that includes 74,185 sq. ft. of classrooms
and 134 parking spaces.. A 480-foot pick up/drop off loop runs parallel to Graham in front of the amain
building which faces northwest toward Graham. A 100 space parking lot on the southwest side of the site
provides most of the. parking. The site: design leaves a lot of space for fixture expansions of buildings and
parking. lots. The Land Use Plan. shows medium density residential surrounding the school with some
industrial use on Graham southwest of the school site.
The driveways do not meet the express technical dimensions as provided in the Driveway Access
Ordinance. However, the driveways were redesigned early in the submittal. process and the Staff granted a
variance as provided under the. Ordinance.
The applicants. are requesting a variance to the curbing requirements for the fire lane drive leading to the
turn-around area and for the turn-around itself. Staff is recommending approval of this variance due to
the fact that that entire area will be gated off to public access and will be used by the Fire Department in
times of emergency only. Similar variances. have been granted by the Commission in the past.
The request is incompliance with the Land Use Plan and with other elements of the Comprehensive Plan.
The applicants have worked with Staff to lay out a site that .seeks to minimize peak hour impacts to the
surrounding area.
Policy Issue Statement:
Civic Pride -Citizens benefit from well-planned, attractive residential and commercial
areas, and from preserving historic areas.
Comprehensive Plan -Parks and Recreation Goals and Objectives Goal #2 -- continue to
.jointly develop and maintain parks ...with other public agencies.... The Parks Dept. is
currently working with CSISD on parkland options.
THOROUGHFARE PLAN
The. Thoroughfare Plan shows the .extension of a future street through the southeastern
side of the tract. An area is reserved for fixture R.O.W. on the plat.
.LAND USE PLAN
The. Land Use Plan reflects>the area as Institutional with Single Family Medium Density
to the west, north, and cast..
Staff Recommendations: Section 14 of the Zoning Ordinance authorizes the existence of conditional
uses. The Commission may permit a conditional use subject to .appropriate conditions and safeguards,
when after public notice and hearing the Commission finds. that: (Staff comments are in italics)
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1. "The proposed use meets all the minimum standards established in the ordinance for the type of
use proposed." Sta, ff reviewed the site plan and found compliance with most of the required development
standards. A couple of minor revisions were required and have been submitted. The Zoning Ordinance
does not establish parking requirements for public schools.. There have been some concerns expressed
due to the parking situations at existing schools.. The following table is a summary comparison of the
existing CSISD schools. These numbers include the parking expansions at Oakwood and Willowbranch.
Parking Students/ Emiployees/
School Students Employees Spaces Space Space
C.S. Jr. Hi h 1100 88 167 6.59 0.53
Oakwood 513 65 94 5.46 0.69
Willowbranch 569 45 150 3.79 0.30
Colle a Hills 657 78 78 8.42 1.00
Southwood 503 52 87 5.78 0.60
South Knoll 575 65 77 7.47 0.84
Rock Prairie 566 55 109 5..19 D.50
Pebble Creek 565 55 125 4:52 0.44
Graham Rd. 750 50 134 5.60 0.37
Average 644.22 61.44 113.44 5.87 ' 0.59
The proposed parking provides parking spaces that are similar or higher than at existing schools. Staff
has reviewed the pick up/drop off area in relation to potential impact and found that at peak times there
will be tSaff c increases, .but it is not possible to have zero impact in areas surrounding school sites. The
proposed layout will help to minimize these traffic impacts.
2. "That the proposed use meets the purpose.and intent of the ordinance and is in harmony with the
development policies and goals and objectives as embodied in the .Comprehensive Plan for Development
of the City." The use is compatible with the land use plan and surrounding land uses.
3. "That the proposed use will .not be detrimental to the. health,. welfare, and safety of the
surrounding neighborhood or its occupants, nor be substantially or permanently injurious to neighboring
property." The public hearing is an opportunity for the Commission to measure the potential impact on
surrounding land uses
"The .Commission may impose additional reasonable restrictions or conditions to carry out the spirit and
intent of the ordinance and to mitigate adverse effects of the proposed use. These requirements may
include, but are not limited ao, increased open space, loading and parking. requirements, additional
landscaping,. and additional improvements such as curbing, sidewalks and screening."
Unless the public hearing. brings to light any new information. indicating potential negative impacts, Staff
recommends approval of the Preliminary Plat .and Conditional Use Permit.. Staff also. recommends
approval'of the curbing variance.
Related Advisory Board Recommendations: N/A
City Attorney Recommendation/Comments: None known at this time..
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Commission Action Options: Approval, approval with conditions, or denial of both requests. The
Commission may also defer action to a specified .date or table a use .permit request for additional
information necessary to make a decision.
Supporting Materials:
1. Location Map
2. Application
3. Engineering Information and Notification Information
4. Site plan
5. Co of Prelimi Plat
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Water: Water is available to the tract through a 16" waterline along Graham Road.
This is sufficient to serve this development.
Sewer: Sewer is not currently available to the site. This tract. is located in the Sanitary
Sewer .Impact. Fee Area "92-01". In that Capital Improvement Plan, this tract is to be
served by Phase III of the plan. Phase III is not currently scheduled for construction.
After lengthy discussion with CSISD and the developer of the adjacent tract to the vvest,
both decided they .would rather. request an amendment to the. impact fee area, remove
Phase III from the. Capital Improvement Plan and instead serve those tracts through other
sewer lines. This school tract and the adjacent Westfield Addition would construct a
sewer line along the north Fork of Lick Creek, which is located along the rear of these
properties.. This line would then replace the Phase. III line. To date, staff does not lhave
all the necessary .submittals for the. amendment. The amendment to the. plan along with
the construction :documents. for the proposed line must be complete prior to filing the
final plat for record.
Streets: Graham Road is existing but an upgrade to the roadway is currently under
design. Another collector roadway is shown at the rear of this property on the
Thoroughfare Plan. CSISD has noted a reserved area at the rear. of .the property
awaiting final alignment/coordination of the roadway with adjacent property owners.
Off-site Easements: NA
Sidewalks: Sidewalks would be required along Graham Road. The City is currently
designing upgrades to Graham Road which will incorporate sidewalks on both sides of
the street.
Drainage/Flood Plain: There is floodplain on the southern portion of this property. The
extent is unknown at present. The applicant is currently doing the necessary studies to
determine the elevation and extents. of the floodplain. This delineation will be shown on
the final plat. Drainage impacts of the proposed intermediate school have not been
determined at this time. These-studies to determine this impact are underway. Due to the
amount of vacant property to the south of the proposed intermediate school .site (owned
by CSISD) staff is not :concerned about .plans for any necessary mitigation efforts. If
required by the drainage study, there is enough room for detention or other drainage
improvements on CSISD. property.
Oversize request:: Not applicable.
Parkland Dedication: Not required of non-residential properties; however, CSISD and
the City .have agreed to work together towaxd the goal of combining school sites and
parks. The applicants are currently working on a park site as a part of full build-out of
the property. There may eventually be'some additional parkland dedicated in order for
the two entities. to meet this goal.
Impact Fees: Notapplieable.
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NOTIFICATION:
Legal Notice Publication(s); The Eagle, December 3 , 1997
Advertised Commission Hearing Dates(s): December 18 ,1997
Advertised Council Hearing Dates: Not required
Number of Notices Mailed to Property Owners Within 200': 7
Response Received: None at time of report.
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