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 }td. (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 reaz portion for a future
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 property 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 main
building which faces northwest toward Graham. A 100 space parking lot on the southwest side of the site
provides most of the pazking. The site design leaves a lot of space for future 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 Aocess
Ordinance. However, the driveways were redesigned early in the submittal process and the Staff granted a
variance as provided under the Ordinance.
The applicants aze 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 Departmentt in
times of emergency only. Similaz variances have been granted by the Commission in the past.
The request is in compliance 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 azea.
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 Obiectives Goal #2 -- continue to
jointly develop and maintain parks '...with other public agencies... The Pazks 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 reservedfor future RO.W. on the plat.
LAND USE PLAN
The Land Use Plan reflects the azea as Institutional with Single Family Medium Density
to the west, north, and east.
Staff Recommendations: Section 14 of thee. Zoning Ordinance authorizes the existence of conditional
uses. The Commission may permit a conditional use subject to appropriate conditions and safeguazds,
when after public notice and hearing the Commission finds that: (Staf)''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." 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. 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/ Employees/
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 0.50
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 tall c 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
properly." 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 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 Materialss
1. Location Map
2. Application
3. Engineering Information and Notification Information
4. Site plan
5. Copy of Preliminary Plat
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ENGINEERING
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 west,
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 have
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 toward -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: Not applicable.
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NOTIFICATION;
Legal Notice Publication(s): The Eagle, December 3 , 1997
Advertised Commission Hearing Dates(s): December. l8 ,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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