SITE PLAN REVIEW

March 2, 2004

 

A.                 SUMMARY

 

SP-12-70-03:  A Site Plan for driveway access improvements from Haskell Avenue for the East Heights Elementary School – USD 497 Early Childhood Classrooms, located at 15th & Haskell. Submitted by Landplan Engineering for USD 497; property owner of record.

 

B.        GENERAL INFORMATION

 

Current Zoning and Land Use:  RS-2 (Single-Family Residential) District, Existing East Heights Early Childhood Learning Center.

 

Surrounding Zoning and Land Use:  RS-2 (Single-Family Residential) District to north, east, south and west. Developed Single-Family Homes.

 

Site Summary:

 

SCHOOL SITE, 4.1 acre parcel located at northeast corner of Haskell Ave./15th Street.

IMPERVIOUS SURFACE SUMMARY

Existing Impervious      77,011 S.F.  Proposed Impervious   77,640 S.F.

Existing Pervious       101,585 S.F.   Proposed Pervious    100,956 S.F.

--------------------------------------------   --------------------------------------------

Property Area           178,596 S.F. Total Property          178,596 S.F.

 

EGGERT PROPERTY, 2.6 acre parcel located north of school site.

IMPERVIOUS SURFACE SUMMARY

Existing Impervious       2,975 S.F.   Proposed Impervious    4,925 S.F.

Existing Pervious       102,240 S.F.   Proposed Pervious    100,290 S.F.

Existing Right-of-way     8,470 S.F.   Right-of-way                8,470 S.F.

--------------------------------------------   --------------------------------------------

Property Area           113,685 S.F. Total Property          113,685 S.F.

 

 

STAFF RECOMMENDATION

 

Planning Staff recommends approval of the site plan subject to the following conditions:

1.      Execution of a site plan performance agreement per Section 20-1433.

2.      Provision for the parking spaces to be striped.

3.      Provision of the following revision to the site plan:

a.      Under Parking Summary, change the number of required parking spaces to 20.

b.      Under Floodplain Data, change “Lot 1” to Site.

 

C.        STAFF REVIEW

 

The applicant is proposing to make driveway access improvements to the current driveway from Haskell Avenue to the rear parking lot. The property is zoned RS-2 (Single-Family Residence) District and has been used for the East Heights Elementary School.

 

Unified School District No. 497 is now using the facility for their Early Childhood Learning Center.

 

A site plan review is required because the project will include pavement covering a portion of ground not previously paved. The driveway access is within a right-of-way easement granted in 1957 for this use by the property to the north. The property owners of the driveway, Robert and Gladys Eggert, have signed a letter stating they have received the site plan and they have no objection to the proposed driveway improvements. The improved 25’ wide driveway will be slightly larger then the existing driveway and will provide for safer access.

 

East Heights Elementary School and Eggert Property to north

Aerial February 2003.

 

 

D. Findings

 

Per Section 20-1432, staff shall first find that the following conditions have been met:

 

(a)             That the proposed use is a permitted use in the district in which the property is located;

 

The property is within an RS-2 (Single-Family Residence) District, a district that permits public schools subject to an approved site plan. A Use Permit Upon Review (UPR-05-02-03) was approved by the City Commission on July 15, 2003. This is considered to be a site plan revision to the approved UPR.

 

(b)             That the proposed arrangements of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;

 

The proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage will be compatible with adjacent land use.

 

Building: Existing East Heights Elementary School.

 

Off-street parking: Group 22

Required  - 1 parking space per 1.5 employees required

30 Employees/1.5 = 20 parking spaces required.

Provided –   43 Parking spaces, plus 3 accessible spaces.

         

Access: Site plan proposes improved driveway access from Haskell Avenue.

 

Outdoor lighting: Existing.

 

Landscaping: Existing.

 

Drainage: Existing. Proposed improvements are less than the 10% impervious increase required for a drainage study.

 

(c)             That the vehicular ingress and egress to and from the site and circulation within the site provides for safe, efficient and convenient movement of traffic not only within the site but on adjacent roadways as well;

 

The applicant is proposing improvements to the Haskell Avenue driveway access.

 

The applicant is aware improvements to the parking lot facility and internal circulation are desired. The applicant is proposing to accomplish additional improvements in the future; however they are not part of the current site plan review.

 

(d)             That the site plan provides for the safe movements of pedestrians within the site;

 

The site plan provides for safe movement of pedestrians within the site.

 

(e)             That there is a sufficient mixture of grass, trees, and shrubs within the interior and perimeter (including public right-of-way) of site so that the proposed development will be in harmony with adjacent land uses and will provide a pleasing appearance to the public. Any part of the site plan area not used for buildings, structures, parking, or accessways shall be landscaped with a mixture of grass, trees and shrubs;

 

There is a sufficient mixture of grass and trees within the interior and perimeter of the site so the proposed development is in harmony with adjacent land uses and provides a pleasing appearance to the public.

 

(f)              That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;

 

The existing outdoor trash storage area will remain.

 

(g)             That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.

 

The site plan takes into account the existing East Heights Elementary School improvements.

 

Review and Comments from Other Departments/Agencies:

 

The following are review comments from the various departments which reviewed the project. In most cases, the applicant has either revised the development plan to resolve the comment, been notified of a required future action, or a condition may be required to adequately address the requirement or concern.

 

Public Works/Engineering:

1.       Install 6’ sidewalk along Haskell – Minor Arterial. (The applicant will provide accessible ramps at entrance. The applicant proposes the sidewalk to be installed with the Haskell Street Improvements.)

2.       It is understood the existing drop-off lane on Haskell Street is to be removed at time of Haskell Street improvements. Please contact Public Works to coordinate the reconstruction of a new curb line on Haskell Street or give City permission to do it at time of Haskell Street Improvements. (Note 2 states: “The applicant acknowledges the City shall remove the island along Haskell Avenue and extend the curb line as part of future street improvement and repair work.”)

3.       For information purposes, Haskell is considered to be a minor arterial. Right-of-way should be 50 feet for minor arterials. (Notified)

 

Stormwater Engineering:

1.       A drainage study will not be required for this project because: The increase in impervious surface is less than 10 percent. (Notified)

2.       The site plan dated 12-18-03 meets the specified requirements. (Notified)

 

Neighborhood Resources:

1.       ADA spaces must comply with Design Guide. (Notified)

2.       Wall mounted sign must be 60” above ground. (Notified)

 

Municipal Utilities: No Comment.

 

Parks/Forestry:    No Comment.

 

Fire Department: No Comment.

 

Police Department: No comment received.

 

Sanitation Department: Ok.

 

Traffic Engineering:

1.       Drop-off area along Haskell needs to be removed. (Note 2 states: “The applicant acknowledges the City shall remove the island along Haskell Avenue and extend the curb line as part of future street improvement and repair work.”

 

Westar Energy:   No Comment.

 

Aquila, Inc:         No comment received.

 

Southern Star Central Gas:            No comment received.

 

Southwestern Bell:          No comment received.

 

Planning Department:

1.       Per Section 20-1433, approved site plans will have a condition requiring an execution of a signed site plan agreement.

2.       (Notified)The focus of this site plan review is on improvements to the driveway entrance, additional improvements to the parking lot facility and internal circulation may be needed in the future and are not part of this site plan review.

3.       (Notified)The City Commission is now reviewing items/site plans in an electronic format; please provide an electronic copy of the revised site plan or an 11” x 17” hard copy for scanning. (Notified)