Urban Planning and Land Use 701 North 7 th Street, Room 423 Phone: (913) 573-5750 Kansas City, Kansas 66101 Fax: (913) 573-5796 Email: planninginfo@wycokck.org www.wycokck.org/planning To: From: City Planning Commission City Staff Date: October 8, 2018 Re: Final Plat Piper School Complex GENERAL INFORMATION Applicant: Tim Conrad Status of Applicant: Representative Roger Dill with Renaissance Infrastructure Consulting 132 Abbie Road Kansas City, KS 66103 Requested Action: Approval of Final Plat Date of Application: August 24, 2018 Purpose: To construct a new elementary school for 3 rd and 5 th graders Property Location: 13021 Leavenworth Road Existing Zoning: A-G Agriculture District (WYCO) Piper School Complex Final Plat October 8, 2018 1
Commission Districts: 1. Commissioner At Large: Melissa Bynum 2. District Commissioner: Michael T. Kane Existing Surrounding Zoning: North: R-1A Suburban Residential, R-1 Single Family, R (WYCO) Rural Residence, AG Agriculture Districts South: AG Agriculture District, R-1 Single Family District East: R-1 Single Family District West: R-1A Suburban Residential District, R Rural Residence, AG Agriculture District Existing Uses: North: South: East: West: Single Family Houses Single Family Houses Single Family Houses Single Family Houses Neighborhood Characteristics: The neighborhood is comprised of residential areas within the immediate area of the proposed school. Outside the immediate area it is mostly, if not strictly, agricultural. Total Tract Size: 38.1 acres Master Plan Designation: The Prairie Delaware Piper Master Plan designates this property as Planned Low Density Residential Major Street Plan: The City-Wide Master Plan designates Leavenworth Road as a Class B thoroughfare Advertisement: Wyandotte Echo None Required Letters to Property Owners September 12, 2018 Public Hearing: October 8, 2018 Public Opposition: None to date PROPOSAL Outline of Requested Action: The applicant, Tim Conrad with the Piper School District, has applied for a final plat to construct a new elementary school at 13021 Leavenworth Road. The school will serve third to fifth graders with the eventual intended use to be a high school complex. City Ordinance Requirements: Article XXI Sections 27-502 27-709 FACTORS TO BE CONSIDERED Piper School Complex Final Plat October 8, 2018 2
1. Development of such character that it can be used safely without danger to health, or peril from fire, flood, erosion, excessive noise or other adversity. Development may be of such character that it can be used safely without danger to health, or peril from fire, flood, erosion, excessive noise or other adversity. 2. The extent to which utilities and public services are available and adequate to serve the proposed use. a. Water service Available b. Sanitary sewer service Development shall be served by sanitary sewer service c. Storm water control d. Police e. Fire To be designed to meet city code Police service provided by the West Patrol, District #224 Fire service provided by District #4 f. Transit There is no transit service in the area g. Schools Piper USD 203 3. Streets are designed so as to provide a safe, convenient and functional system for vehicular traffic, and having such width, gradient, location and structural quality as to accommodate prospective traffic as determined by existing and probable future land and building uses. A new elementary school, and in the future a new high school, will increase traffic in the area and increase parking demand. This will ultimately affect the road capacity and safety. Upgrades to current infrastructure will most likely be necessary to cater to these new demands. Piper School Complex Final Plat October 8, 2018 3
4. Assurance that buildings, lots, blocks, parcels and streets are so arranged as to afford adequate light, open space or air, to facilitate fire protection, and to provide for long-term sustained real estate values. This is not foreseen to be an issue with the proposed development 5. Development patterns are designed with due regard to topography, so that the natural features of the land and vegetation shall be protected and enhanced. Development patterns will be designed with due regard to topography, so the natural features of the land will be protected 6. Adequate sites are provided for schools, parks, playgrounds, and other community services so that residents of all neighborhoods shall have convenient access to such facilities. KEY ISSUES Dedication of right-of-way The development itself is a school. It is important that proper sidewalks and bicycle connections are provided in order that there is appropriate and convenient access to the school for the surrounding public. STAFF COMMENTS AND SUGGESTIONS Urban Planning and Land Use Comments: 1. The developer is required to make street improvements along the entire property line concurrently with development. Any improvements not constructed at this time will be required when the school is expanded to become a high school. 2. Provide an ADA sidewalk ramp at the intersection of 131 st Street and Leavenworth Road. 3. The Unified Government shall work with the applicant to include adequate bicycle facilities on Leavenworth Road and 131 st Street when improvements occur. Any on-street bike lanes shall have a minimum width of 6 feet. Preferably on-street bike lanes shall be buffered and/or separated by a physical barrier such as pylons, bollards, jersey barriers, or planters. Other bike facilities such as on-street cycle tracks, off-street cycle tracks, and multi-use trails shall be considered. Sharrows shall not be considered an adequate bicycle facility. The preferred bike facility is a 12-foot off-street multi-use on the south side of Leavenworth Road and the east side of 131 st Street. 4. A cul-de-sac or permeant turnaround may be necessary on Roswell Avenue. Additional conversations with staff may be necessary regarding its design. 5. Please state how both 131 st Street and Leavenworth Road will be improved to meet City Code. Piper School Complex Final Plat October 8, 2018 4
6. Plans shall be consistent with a future mid-block crossing that aligns with the existing north/south right-of-way near the northeast corner of the property, and a trail that connects to Piper Creek as shown in the diagram below: 7. The following are the current estimates of the costs related to the public improvements and funding responsibilities: a. Piper School s current responsibility for the project: i. Provide a one-time payment of $880,000 to Water Pollution Control. Piper School Complex Final Plat October 8, 2018 5
ii. Pay for the design of the 131st intersection as well as the improvements along Leavenworth Road. The estimated consultant fee is approximately $109,000. b. Piper School s responsibility for when High School builds out: i. Improvements to 131st street south to the south line of their property. The cost fee is approximately $1.6 million. ii. When bond passes for the High School, Piper School District will pay $500,000 towards the improvements of the intersection at 123rd and Leavenworth Road. c. UG responsibility for the current project: (this will be built at the time when the new school is being built) i. UG will bid the intersection and Leavenworth Road widening as a public project and cover the estimated cost of $1.6 million. d. The sewer extension project funded by the Unified Government in the area has the following estimated cost: i. Phase 1 = $7.5 million ii. Phase 2 = $4 million iii. Phase 3 = no costs have been developed as this is expected to be 20+ years out Public Works Comments: A) Items that require plan revision or additional documentation before engineering can recommend approval: 1) None B) Items that are conditions of approval (stipulations): 1) None C) Comments that are not critical to engineering s recommendations for this specific submittal, but may be helpful in preparing future documents: 1) None Update Following Planning Commission Meeting: 1. The sidewalk on the south side of Leavenworth Road should be 10 wide to match UG standards. This should not be an issue on a Greenfield site. 2. The sidewalk on the north side of Leavenworth Road and the mid-block crossing are not the responsibility of the Piper School District. The vote was however, that the School District should seriously consider the connection to avoid the need for a future safe route to school project. 3. Roswell may be extended for use by emergency vehicles via a gate with a key box. The surface will be similar to a grass pave system to allow for heavy trucks to traverse the area. A note of easement allowing access will be added to the plat. STAFF RECOMMENDATIONS Staff recommends that the City Planning Commission make the findings contained within the staff report related to Factors to be Considered, and Key Issues and Piper School Complex Final Plat October 8, 2018 6
APPROVE Final Plat of Piper School Complex, subject to all comments and suggestions outlined in this staff report. ATTACHMENTS Zoning Map Aerial Imagery Final Plat REVIEW OF INFORMATION AND SCHEDULE Action Planning Commission Board of Commissioners Public Hearing October 8, 2018 TBD Plat STAFF CONTACT: Alex Hufft ahufft@wycokck.org MOTIONS I move the Kansas City, Kansas City Planning Commission APPROVE Piper School Complex Final Plat as meeting all the requirements of the City code and being in the interest of the public health, safety and welfare subject to such modifications as are necessary to resolve to the satisfaction of City Staff all comments contained in the Staff Report; and the following additional requirements of the Kansas City, City Planning Commission: OR 1. ; 2. ; And 3.. I move the Kansas City, Kansas City Planning Commission DENY Piper School Complex Final Plat, as it is not in compliance with the City Ordinances and as it will not promote the public health, safety and welfare of the City of Kansas City, Kansas; and other such reasons that have been mentioned. Piper School Complex Final Plat October 8, 2018 7
Zoning Map Piper School Complex Final Plat October 8, 2018 8
Aerial Photo (Google Maps) Piper School Complex Final Plat October 8, 2018 9
Piper School Complex Final Plat October 8, 2018 10