PC Staff Report

11/14/05

ITEM NO  7A:           PRELIMINARY PLAT FOR SOUTH SCHOOL ADDITION;  EAST SIDE OF LOUISIANA STREET & SOUTH OF 27^TH STREET (PGP)

 

PP-09-24-05:  Preliminary Plat for South School Addition.  This one lot residentially zoned subdivision contains approximately 20 acres and is the site of Broken Arrow Elementary and South Junior High School.  The property is generally described as being located on the east side of Louisiana Street south of 27th Street.  Submitted by Cook, Flatt & Strobel Engineers, P.A. for USD 497, property owner of record. 

 

ITEM NO 7 B:           FINAL PLAT FOR SOUTH SCHOOL ADDITION;  EAST SIDE OF LOUISIANA STREET & SOUTH OF 27^TH STREET (PGP)

 

PF-09-35-05:  Final Plat for South School Addition.  This one lot residentially zoned subdivision contains approximately 20 acres and is the site of Broken Arrow Elementary and South Junior High School.  The property is generally described as being located on the east side of Louisiana Street south of 27th Street.  Submitted by Cook, Flatt & Strobel Engineers, P.A. for USD 497, property owner of record.

 

Recommendation 7A Preliminary Plat: Staff recommends approval of the Preliminary for South School Addition [PP-09-24-05] based on the findings found in the body of the staff report.

 

Recommendation 7B Final Plat:  Staff recommends approval of the Final Plat for South School Addition[PF-09-35-05] and forwarding of the Final Plat to City Commission for acceptance of dedications of easements and public rights-of-way, based on the findings found in the body of the staff report subject to the following conditions: Provision of the following fees and recording documentation: A current copy of property tax statement. Recording fees made payable to the Douglas County Register of Deeds. A completed Master Street Tree Plan in accordance with Section 21-708a.3. Pinning of the lots in accordance with Section 21-302.2 of the Subdivision Regulations. Change the City Commission’s signature to the Mayor, Dennis Highberger and the City Clerk to Frank S. Reeb. Addition of the following general notes 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.” “The City is hereby granted a temporary right of entry to plant the required street trees pursuant to Chapter 21, Article 7, Section 21-708a of the City Subdivision Regulations.”

 

 

Applicant’s Reason for Request:	Initial platting of property for proposed school construction.
KEY POINTS   ·         Property has not previously been platted. ·         Property contains elementary and jr. high school. ·         Site plan [SP-11-86-05] has been submitted for new South Jr. High School at this location.
SUBDIVSION CITATIONS TO CONSIDER ·         Proposed development complies with the subdivision regulations.
ASSOCIATED CASES/OTHER ACTION REQUIRED   ·         Acceptance of dedication of street right-of-way and utility easements by City Commission. ·         Recording of Final Plat at Register of Deeds Office. ·         Site Plan approval by City Commission and obtain building permit, prior to commencement of school construction.
PUBLIC COMMENT RECEIVED PRIOR TO PRINTING   ·         No communications received

 

GENERAL INFORMATION

Current Zoning and Land Use:          RS-1 (Single-Family Residential) District; South Jr. High School and Broken Arrow Elementary School.

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.

 

Site Summary
Number of Lots:	1 Lot
Gross Area:	20.0 acres
Net Area:	19.2 acres (less right-of-way)
Rights-of-way:	0.8 acres
Density:	School Site

 

 

 

 

 

 

 

 

 

STAFF REVIEW

 

The school district is proposing to build a new South Jr. High School and connect it to the existing Broken Arrow Elementary School. The site is located at 2704 Louisiana Street.

 

The property has not previously been platted and is zoned RS-1 (Single Family Residential).

A recorded plat is required prior to the issuance of a building permit.  A site plan has been submitted for approval for the development of the new South Jr. High School.

 

Streets and Access

 

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 plat is proposing half (40’) of the right-of-way from this property (35’ existing plus additional 5’ dedication of ROW.) The plat includes a note that restricts access points along Louisiana Street.

 

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 has suggested that rather than require additional dedication of a street right-of-way that is unknown at this time, the following general note be 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 has been reviewed by Public Works and City Legal Services and has been found to be acceptable.

 

An existing general note on the final plat includes, “Access for this site shall be limited to existing points of access along Louisiana Street.”

 

Wastewater

 

The current enrollment for South Junior High is reported at 656 students and for Broken Arrow Elementary is 278 students on the Lawrence Public Schools website. According to the applicant, the existing calculated average flowrate generated from both schools is 12.6 gpm (gallons per minute) and the peak flowrate is calculated at 37.9 gpm.

 

The new South Jr. High School is a replacement of the old jr. high school and the applicant’s calculated average flowrate for the new facility (including both the jr. high and elementary schools) remains the same at 12.6 gpm with peak flowrate at 37.9 gpm.

 

The impact of the proposed school replacement project to the wastewater system would then remain the same as it is currently.

 

 

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 be placed upon the Site Plan approval for this written agreement. 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.

 

Summary

 

The preliminary plat complies with the submission and design standards set out in the Subdivision Regulations. The final plat conforms to the preliminary plat.