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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Item: Consideration of a Preliminary Plat .for expansion of Oakwood and Willowbranch schools, and public hearing and consideration of a Conditional Use Permit for the use and associated site plan to allow the expansion of Willowbranch Intermediate School at 105 Holik. (Planning Case No. 97-719 & 97-321) Item Summary: The .proposed development is an expansion to .the existing school facilities. The additions will include a new football field, track and stadium, 14,514 sq. ft. gymnasium, 12,246 sq. ft. of classrooms, and. 94 new parking spaces. The PNZ has recently approved associated changes proposed to the Oakwood side. These properties were never platted and this plat will clarify property lines, create two lots, and dedicate additional right-of--way to Anderson, Holik and Timber Streets. Along portions of Houk, where the applicant is realigning the. right-of--way to center over Holik Street, there will be portions of right-of--way which will be vacated. CSISD will be requesting the Council vacate small portions of this right-of--way to "cleanup" the alignment of Houk and it's right-of--way. The 0.3 acre Danen lot at the southwest corner of the replat (where Timber curves) will remain unbuildable and therefore will require a variance to the Subdivision Regulations. Policy Issue Statement: Civic Pride -Citizens benefit from well-planned, attractive residential and commercial areas, and from preserving historic areas. 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) 1. "The proposed. use meets all the minimum standards established in the ordinance for the type of use proposed." Staff 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.. 2. "That the proposed use mcets 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 existing school uses on the site and surrounding residential 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 to, 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. Staff also recommends approval of the Preliminary Plat with approval of the variance with the condition that the Final Plat includes a note that the lot is unbuildable. o:\group\deve_ser\stfrpt\97-719.doc Related Advisory Board Recommendations: N/A City Attorney Recommendation/Comments: None known at this time. Commission Action Options: Approval,. approval with conditions, or .denial of both requests. 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. Copy of Preliminary Plat o:\group\deve_ser\sifrpt\97-719.doc ENGINEERING Water:.Water is provided to the site through an 8" line on Anderson and a 6" line through the property. Water supply in the area is sufficient to accomodate this expansion. Sewer: Sewer is provided through a 8" .line along the south side of the creek. that. traverses this property. A portion of that line will be relocated as part of this project. Sewer is adequate to support this expansion. Streets: The property is surrounded by Holik, George Bush, Anderson and Park Place. Acxess is existing to Houk and .Anderson. This layout will add one additional driveway along Anderson and relocate one on Holik. With this preliminary plat, additional right-of-way is being dedicated on Anderson, Holik and Timber. This is being done in compliance with future capital improvements .planned on Anderson and Timber and to center Holik within the appropriate right-of--way. Off-site Easements: N/A Sidewalks: Sidewalks along Anderson will be constructed with the Anderson road widening project. Sidewalks are .existing along George Bush and portions of Houk Street. There is a piece of sidewalk missing between George Bush and the Auditorium on the east side of Holik. This sidewalk should be addressed with this expansion. Flood Plain/Drainage: Floodplain and floodway are existing on the property as shown. A small portion of one of the proposed classrooms is encroaching into the floodway. Staff is working with CSISD to accomplish a regional detention facility in this creek area. This facility will be designed to accomodate the increased runoff from this expansion as well as reduce flooding downstream of this property. The detention facility will be designed as a coordinated effort between this project and the City's Anderson Street Widening Capital Improvement Project... Drainage easements to cover this. facility will. be defined prior to final plat and designated thereon. Drainage problems along Park Place have been discussed with CSISD as well. These problems will also be addressed with this project. Oversize request: Not. applicable. Parkland Dedication: Not applicable. Impact Fees: Not applicable. 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': 52 Response Received: A couple of inquiries. o:\group\deve_ser\stfrpt\97-719.doc STAFF REPORT Item: Consideration of a Conditional. Use Permit .and associated site plan for the renovations and additions to the existing Willow Branch Elementary School at 105 Holik -Tabled by Planning and Zoning Commission on 12/18/9Z(Planning Case 97-719) Item Summary: This. development is an expansion to the existing school facilities. The additions will include a new football field, gymnasium, classrooms, and 94 new parking spaces. Policy Issue .Statement: Civic Pride Citizens benefit from well-planned, attractive, residential and commercial areas, and from preserving historic. areas. Item Background: This item was tabled by the Commission in December due to concerns expressed by the residents of Wolf Pen Creek. Most of the concerns centered around potential traffic impacts. of the school and questions about the Anderson Street widening street project. Since then representatives from CSISD and the Wolf Pen Creek HOA have. met with staff and addressed the concerns. A resolution. to the concerns was agreed on and the conditions related to this site are described below. 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) L "The proposed use meets all the minimum standards established in the ordinance for the type of use proposed." Staff reviewed the site plan and found compliance the required development standards. 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 existing school uses on the site and surrounding residential 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." A meeting between. -CSISD,: Wolf Pen Creek HOA, and. staff led to the following recommended conditions for this site: 1) CSISD will provide a written statement allowing residents of Wolf Pen: Creek to use the school 's parking lot for overflow resident and guest parking. 2) The existing driveway on Anderson closest. to George Bush will prohibit left: turns exiting the parking lot. 3) Any future lighting installed for the football field wih be placed to minimize impact on Wolf Pen Creek properties. o:\group\deve_ser\stfrpt\97 719.doc "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 #o, 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 with the. stated. conditions. Related Advisory Board Recommendations: N/A City.Attorney.Recommendation/Commentst None. known at this time. Commission .Action Options:. Approval,. approval-with. conditions, or denial.. 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. Site plan 4. Letter 5. Engineering and Notification Information o:\group\deve_ser\stfrpt\97-719.doc ENGINEERING Water:.Water is provided to the site .through an 8" line on Anderson and a 6" line through' the property. Water supply in the area is sufficient to accomodate this expansion. Sewer: Sewer is provided through a 8" line along the south side of the creek that traverses. this property. A portion.. of that line will be relocated as part of this project. Sewer is adequate'to support this expansion. Streets: The property is surrounded by Holik, George. Bush, Anderson and Park Place. Access is existing to Holik and Anderson. This layout will add one additional driveway along Anderson and relocate one_on Holik. With this preliminary plat, additional right- of-way is being dedicated on Anderson, Holik and Timber. This is being done in compliance with future capital .improvements planned on Anderson and Timber and to center Holik within the appropriate right-of .way. Off-site Easements: N/A Sidewalks: Sidewalks along Anderson will be constructed with the Anderson road widening project. Sidewalks are existing along George Bush and portions of Holik Street. There. is a piece of sidewalk missing between George Bush. and the Auditorium on the east side of Holik. This sidewalk should be addressed with this expansion. Flood Plain/Drainage: Floodplain and floodway are existing on the property as shown. A small portion of one of the proposed. classrooms is encroaching into the floodway. Staff is working with CSISD to accomplish a regional detention. facility in this creek area. This facility will be designed to accomodate the increased runoff from this expansion as well as reduce flooding downstream of this property. The detention facility will be designed as a coordinated effort between. this project and the City's Anderson Street Widening Capital .Improvement Project. Drainage easements to cover this facility will be defined prior to final plat and. designated thereon. Drainage problems along Park Place have been discussed with CSISD as well. These problems will also be addressed with this project. Oversize request: Not applicable. Parkland Dedication: Not applicable. Impact Fees: Not applicable.. NOTIFICATION: Legal Notice Publication(s): The Eagle,. December 3 , 1997 Advertised Commission Hearing Dates(s): February 5, 1998 Advertised Council Hearing Dates:. Not required Number of Notices Mailed to Property Owners Within 200': 52 Response Received: A couple of inquiries. o:\group\deve_ser\stfrpt\97-719.doc