SITE PLAN REVIEW
SP-11-93-05: A site plan for an addition to the existing Free State High School located at 4700 Overland Drive. Submitted by Landplan Engineering for USD 497, property owner of record.
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Current Zoning and Land Use: |
RS-1 (Single-Family Residential) District; Free State High School.
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Surrounding Zoning and Land Use: |
A-1 (County - Suburban Residential) to the north; undeveloped.
RS-2 (Single-family Residential), RM-1 (Multiple-family Residential) and RO-1B (Residence-Office) Districts to the east; existing single and multiple family residences.
PRD-2 (Planned Residential Development) and PCD-2 (Planned Commercial Development) Districts to the south, undeveloped Bauer Farm property.
A (County - Agriculture) to the west; across Wakarusa Drive, undeveloped city parkland.
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Gross Area: |
2,398,892 sq. ft. / 55.07 acres.
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Existing Buildings: |
341,011 sq. ft. two-story Free State High School on the USD 497 property, plus a 45,300 sq. ft. City Aquatic Center on the separate lot owned by the City.
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New Addition: |
7,441 sq. ft. one-story addition to west side of high school. |
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Off-Street Parking Required:
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1 parking space per each 1.5 employees or 1 parking space for every 500 net square feet, whichever is larger.
266,962 net square feet/500 = 534 parking spaces required.
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Off-Street Parking Provided: |
906 parking spaces, not including the 152 parking spaces at the aquatic center.
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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. Provide the recorded book and page number for the relocation of the utility easement which is currently located under the proposed building addition.
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As part of the recently approved school bond, USD 497 will be constructing a 7,441 square foot building addition to the west side of the Free State High School building located at 4700 Overland Drive.
Prior site plan approvals at this location include the high school building in 1995 [SP-06-39-95], a greenhouse addition in 2000 [SP-01-01-00] and a cellular tower in 2004 [SP-11-79-04]. A Use Permit upon Review for the City’s Aquatic Center was approved in 1999 [UPR-03-04-99].
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-1 (Single-family Residential) District allows for a school use subject to an approved site plan. The property was first platted in 1996. It was replatted in 1999 to separate out an area for the City’s aquatic center. The high school site includes the existing Free State High School, football field, track and tennis courts. The existing building and facilities predate the period when public schools site planned property in accordance with current regulations.
(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 Overland Drive and from the parking lots into the building. 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.
(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;
No additional landscaping is proposed at this time. 40’ average-on-center street trees are required along Overland Drive and will be planted in clusters as funding becomes available, as identified in the high school’s 25 year Master Plan. Per alternative landscape compliance, Section 20-14A04.10, 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 trash compactor is located along the west side of the building.
(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, aquatic center and site facilities. The existing public water line and Utility Easement along the west side of the high school building will need to be relocated. Public improvement plans for the relocation of the public water line have been submitted and approved by the City. The existing utility easement under the proposed addition will need to be relocated and a recorded Register of Deeds book and page number placed on the site plan.