SITE PLAN REVIEW
SP-11-91-05: A site plan for an addition to the existing West Jr. High School located at 2700 Harvard Road. Submitted by Landplan Engineering for USD 497, property owner of record.
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Current Zoning and Land Use: |
RS-2 (Single-Family Residential) District; West Jr. High School.
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Surrounding Zoning and Land Use: |
RS-2 in all directions; developed single-family residential neighborhood, Sunset Hill Elementary School to the northwest. |
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Gross Area: |
669,658 sq. ft. / 15.37 acres |
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Existing Buildings |
103,799 sq. ft. (95,695 sq. ft. West Jr. High School plus 8,104 sq. ft. temporary portable classrooms)
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New Additions |
27,788 sq. ft. one-story building additions to West Jr. High School (Existing portable classrooms to be removed) |
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Off-Street Parking Required:
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1 parking space per each 1.5 employees 84 employees/1.5 = 56 parking spaces required
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Off-Street Parking Provided: |
109 parking spaces provided including 5 accessible spaces
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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 of the following modification to the site plan: a.
Change the
variances b.
Correct the
number of required parking spaces from c. Update legal description to reflect Final Plat. 3. Recording of the approved West Jr. High/Sunset Hill School Addition Final Plat at the Register of Deeds Office. |
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As part of the recently approved school bond, USD 497 will be constructing 27,288 square foot of building additions to the West Jr. High School building located at 2700 Harvard Road. The existing temporary classroom trailers will be removed upon completion of the addition.
The Final Plat for West Junior High/Sunset Hill School Addition [PF-09-37-05] was approved by the Planning Commission on November 14, 2005 with acceptance of dedication of easements and road right-of-ways by the City Commission on November 29, 2005. As usual, the final plat will need to be recorded at the Register of Deeds Office prior to the issuance of a building permit.
In response to staff review comments, the applicant has made appropriate revisions to the site plan. A condition for an execution of a site plan performance agreement is required for all site plans, per Section 20-1433.
Findings
Per Section 20-1432, staff has found that the following conditions (a-g) have been met:
(a) That the proposed use is a permitted use in the district in which the property is located;
The RS-2 (Single-family Residential) District allows for a school use subject to an approved site plan. The platting of the property was recently approved which separates the property into 2 lots, one containing the existing West Jr. High School, football field, track and tennis courts and the other containing Sunset Hill Elementary School. The existing buildings and facilities predate the period when public schools site planned property in accordance with current regulations. The applicant received variances from the Board of Zoning Appeals [B-10-34-05] to maintain the existing parking lot and site conditions that do not comply with current development standards.
(b) That the proposed arrangement 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 improvements and drainage will be compatible with the adjacent land uses.
(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 existing vehicular ingress and egress to and from the site and circulation within the site provides for safe, efficient and convenient movement of traffic.
(d) That the site plan provides for the safe movement of pedestrians within the site;
There are existing sidewalks along Crestline Drive and Yale Road. The site plan does not proposed any improvements to the existing sidewalks at this time. The site plan provides for the safe movement of pedestrians within the site. Sidewalk improvements along Crestline Drive and Harvard Road are expected to be completed by the school district in the future when the funds become available.
(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;
Per an approved Board of Zoning Appeals variance [B-10-34-05], street trees 40’ average-on-center will be provided along Yale Road, Crestline Drive and Harvard Road with future improvements and are proposed to be clustered. There will be a sufficient mixture of native grass, trees, and shrubs on the site plan so the development will be in harmony with adjacent land uses and provide a pleasing appearance to the public.
(f) That all outdoor trash storage areas are screened.
The existing outside trash storage area is screened.
(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 consideration the existing school and site facilities. The school addition will include replacing the temporary classroom trailers with permanent classrooms and provide improvements to the school.