SITE PLAN REVIEW
SP-11-86-05: A site plan for a new South Jr. High School and addition to existing Broken Arrow Elementary School located at 2734 Louisiana Street. Submitted by Gould Evans Associates, LC for USD 497, property owner of record.
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Current Zoning and Land Use: |
RS-1 (Single-family Residential) District; existing South Jr. High School and Broken Arrow Elementary School.
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Surrounding Zoning and Land Use: |
RS-2 to the north and west; single-family homes.
RS-1 to the east and south; Haskell Indian Nations University to the east, City of Lawrence’s Broken Arrow Park to the south.
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Gross Area: |
19.2 acres |
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Existing Buildings |
Broken Arrow Elementary School – 29, 285 sq. ft.
Existing South Jr. High to be demolished
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New buildings |
132,092 sq. ft. new South Jr. High School Building – 2 stories. (Existing portable classrooms to be removed)
10,315 sq. ft. addition to Broken Arrow Elementary School’s – 1 story (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 147 employees (South Jr. High plus Broken Arrow Elementary Schools)/1.5 = 98 parking spaces required
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Off-Street Parking Provided: |
183 parking spaces including 7 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 modifications to the site plan: a. On sheet SP100, correct the total existing impervious surface (should be 341,682). b. Verify the number of parking spaces. c. On sheet SP100, correct the parking lot landscape calculation (90 parking spaces x 280 sq. ft. = 25,200) and (25,200 x 0.15 = 3,780). d. Provide for ADA ramp crossings of the curbs from the parking lot into entrances of the two buildings. e. Provide a pedestrian crossing pathway from the elementary parking lot into the elementary school. 3. Provision of the following note to be added to the site plan: “Prior to the Certificate of Occupancy for the South Junior High School, USD 497 will provide for a written interlocal agreement reinforcing the USD 497’s and City’s cooperation on continuing the use of the City’s park space for the school’s football field/track and the tennis courts.” 4. Provide a downstream stormwater capacity analysis to Public Works to determine if any detention or stormwater system improvement is required.
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As part of the recently approved school bond, USD 497 will be constructing a 132,092 square feet new 2-story South Jr. High School and a 10,315 square foot addition to the 1-story Broken Arrow Elementary School. The 19.2 acre property is located at 2734 Louisiana Street. The existing temporary classroom trailers will be removed upon completion of the construction.
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. Platting for the property [PF-09-35-05] was approved by the Planning Commission on November 14, 2005 and the City Commission accepted the dedication of right-of-way and utility easements on November 29, 2005.
The existing South Jr. High and Broken Arrow Elementary Schools predate the period when public school site planned property in accordance with current regulations. A site plan for a portable classroom addition for South Jr. High [SP-05-28-03] was approved by the City Commission on June 17, 2003. A site plan for a portable classroom addition for Broken Arrow Elementary School [SP-06-47-05] was administratively approved on June 20, 2005.
(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.
The property is located on the east side of Louisiana Street. Transportation 2025 identifies Louisiana as a minor arterial. The minimum width for a minor arterial is 80 feet. The recent plat included half (40’) of the right-of-way from this property (35’ existing plus additional 5’ dedication of ROW.)
The City is proposing to make improvements to Louisiana Street in the future, with the possibility of installing roundabouts to provide for better safety and an improved flow of traffic, based on the Louisiana Street Corridor Study. The design and geometrics have not been formalized, but the size may be similar to the roundabout at Harvard and George Williams Way. The applicant suggested that rather than requiring additional dedication of a street right-of-way that is unknown at this time, the following general note was added to the Final Plat: “It is the City’s intention to improve Louisiana Street in the future. USD 497 agrees to dedicate necessary right-of-way at such time project funding is provided for and design plans are prepared. The City’s request for dedication of right-of-way should be reasonable to accomplish the intersection design and the City will be responsible for any entrance reconstruction to USD 497 property.” This language had been reviewed by Public Works and City Legal Services and was found to be acceptable.
Public Works has requested that due to the history of flooding in this area, the downstream stormwater drainage capacity will need to be analyzed based upon the 10-year storm event peak discharge. Depending upon the results of the analysis, detention may then be required so that the 10-year storm event is conveyed within the enclosed downstream system OR public improvements to the storm sewer system may be required. A condition is requested for the applicant to provide a downstream stormwater capacity analysis to Public Works.
(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 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;
A 6’ wide sidewalk is shown along the east side of Louisiana Street. New sidewalks will be provided into both the Broken Bow Elementary School and South Junior High School. A condition should be required to include ADA ramps across the curbs from the parking lot into entrances of the 2 buildings, and to provide a pedestrian crossing pathway from the elementary parking lot into the elementary school.
The site plan, as condition, 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;
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. The site plan includes 67 deciduous trees, 41 evergreen trees, 48 ornamental trees and numerous shrubs.
(f) That all outdoor trash storage areas are screened.
The outside trash storage/compactor area will be located on the north side between Broken Arrow Elementary School and South Junior High School and will be screened by the buildings and landscaping to the north.
(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 replace the temporary classroom trailers with permanent classrooms and provide improvements to the school.
Existing Facilities
The school district has an existing football field with track, storage building and tennis courts which are partially located on the City of Lawrence’s Broken Arrow Park. The Parks and Recreation Director, Fred De Victor, suggests reinforcing the City’s cooperation in writing via an agreement with USD 497 continuing the use of the park space for school use. Staff would recommend a condition for a note to be placed upon the Site Plan providing for a written interlocal agreement, prior to the Certificate of Occupancy for the South Jr. High School. Similar written agreements are in place for Lawrence High School where the City has an aquatic center and tennis courts located on USD 497 property.