commission memo 9.a-b DATE: Thursday, March 7, 2019 TO: Planning & Zoning Commission FROM: Nicole Behrens, Planner I

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1 9.a-b commission memo DATE: Thursday, March 7, 2019 TO: Planning & Zoning Commission FROM: Nicole Behrens, Planner I RE: 9. CONDITIONAL USE LINN-MAR COMMUNITY SCHOOL DISTRICT a. Public hearing regarding Linn-Mar Community School District s conditional use request pursuant to Section A of the Marion Code of Ordinances to permit for construction of an intermediate school in the A-1, Rural Restricted zoning district located directly east of 400 Echo Hill Road. b. CPC Resolution No recommending approval of a conditional use for the Linn-Mar Community School District pursuant to Section A of the Marion Code of Ordinances to permit for construction of an intermediate school in the A-1, Rural Restricted zoning district located directly east of 400 Echo Hill Road. (Linn-Mar Community School District) Exhibit(s): Conditional Use Application Site Plan Note to Petitioner(s): The Planning and Zoning Commission / Zoning Board of Adjustment may impose such conditions, including restrictions and safeguards, upon the property benefited by the conditional use as a considered necessary to prevent or minimize adverse effects upon other property in the vicinity or upon public facilities and services. Such conditions shall include a requirement that development be in accord with a site development plan approved by the Zoning Board of Adjustment. Such conditions shall be expressly set forth in the approval of the conditional use. Violations of such conditions shall be a violation of the ordinance. Petitioner s Request: The applicant, Linn-Mar Community School District, is seeking approval of a conditional use per Section A of the Marion Code of Ordinances to permit the construction of an 88,659sqft intermediate school adjacent to Echo Hill Elementary School. Phone (319) nbehrens@cityofmarion.org Fax (319)

2 As illustrated on the site plan, the district would separate the parking lot drive accesses of the elementary and intermediate schools. This change would move the entrance of the existing elementary school to where the current bus access is located, relocating the bus access west. Analysis: Both the Commission and Zoning Board of Adjustment shall render their decision of approval or denial based on the following review criteria (Section E) as established in the Zoning Regulations: (1) That the conditional use applied for is provided in the zoning district within which the property is located: The property is currently zoned A-1, Rural Restricted; construction of a school is permitted as a conditional use within the zoning district per the conditions established in Section A. (2) That the proposed use and development will be in accord with the intent and purpose of the Zoning Ordinance and the Comprehensive Community Plan: The intent of Section A requires that adequate infrastructure is available to support both the new facility and future growth in the area. Additional items to consider include the potential impacts to existing neighborhood residents, land owners and public service providers, when located in a primarily residential area. Staff has reviewed the request and finds that the road network has potential to cause impacts to the existing neighborhood residents with an increase in traffic using Echo Hill Road, especially during peak school hours for drop-off and pick-up. All other public infrastructure is adequate to support both the additional school and the future growth. The Future Land Use Map of the Marion Comprehensive Plan designates the property as Public/Semi-Public. The request for a school meets the intended use for that designation, which includes schools, civic buildings, churches, and cemeteries. Phone (319) nbehrens@cityofmarion.org Fax (319)

3 (3) That the proposed use and development will not have a substantial adverse effect upon adjacent property; the character of the neighborhood; traffic conditions; parking; utility and service facilities; and other factors affecting the public health, safety, and welfare: With the location of the proposed intermediate school east of the existing elementary school, the project is anticipated to have no adverse effect upon adjacent properties or the character of the neighborhood. In the short-term, traffic conditions are expected to worsen until improvements are made to the intersection of Echo Hill Road and Alburnett Road and an additional street connection is made to Alburnett Road via the subdivisions on the north side of Echo Hill Road. Long-term traffic solutions include the extension of Echo Hill Road easterly connecting into 10 th Street and the construction of Water Tower Road which will be a north/south road that will tee into Echo Hill Road from the north. To provide a secondary means of emergency access in the short-term, an additional 4 of pavement will be added to the trail that connects Echo Hill Elementary School and the baseball fields at Oakridge Middle School. Parking is not expected to have an impact to the public streets as an aggregate of 164 parking stalls are proposed between the two lots. Parking is also prohibited on Echo Hill Road as it is classified as a minor arterial. Staff believes that the project will not have a substantial adverse effect on the public health, safety, and welfare. (4) That the proposed development or use will be located, designed, constructed, and operated in such a manner that it will be compatible with the immediate neighborhood and will not interfere with the orderly use, development and improvement of surrounding property: Orderly use, development, and improvement of surrounding property is not anticipated to be impacted by the construction of the proposed intermediate school due to its location on the east side of Echo Hill Elementary School and north of the existing baseball fields. On the north side of Echo Hill Road across from the proposed school is city owned property currently used by the Water Department. Towards the west is farmland located within the County. The western side is the only area where future residential dwellings would be adjacent to the proposed school per the Comprehensive Plan. Lighting and noise are anticipated to have a minimal effect on the surrounding properties as baseball fields or other outdoor event spaces are not being proposed with the construction of the proposed school. Additional lighting to the site will include parking lot and building security lighting, which would be similar to the existing elementary school. A pedestrian access point has been identified to be added at the time development occurs to the east of the school site, providing a future pedestrian connection between the schools and future subdivisions. Phone (319) nbehrens@cityofmarion.org Fax (319)

4 (5) That adequate measures have been or will be taken to assure adequate access designed to minimize traffic congestion and to assure adequate service by essential public services and facilities including utilities, storm water drainage, and similar facilities: A traffic study has been conducted regarding the proposed construction of the intermediate school; however, staff has not received a copy at this time but hopes to have the study reviewed prior to the meeting. As mentioned above, it is anticipated that there will be short-term traffic impacts on Echo Hill Road during peak school drop-off & pick-up times and larger school functions. As mentioned above, the district will separate the drive accesses and parking lots of the elementary and intermediate schools creating internal circulation and queuing for busses and parent drop-off/pick-up. An additional stormwater management area is included on the plans to assist with runoff from the proposed building and parking lots. Recommendation: Staff recommends APPROVAL of the conditional use request as the applicant has adequately addressed the concerns of staff and they have met/exceeded the standards of review for a school facility, with the understanding that impacts on traffic conditions are short-term. The request complies with the Chapter 176, Zoning Regulations and the Marion Comprehensive Plan. Phone (319) nbehrens@cityofmarion.org Fax (319)

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7 ALBURNETT ROAD CONDITIONAL USE SITE PLAN FOR ECHO HILL LINN-MAR SS8 ST18 FM6 W12 CORP INTERMEDIATE SCHOOL IN THE CITY OF MARION, LINN COUNTY, IOWA LOCATION MAP (1"=400') SHEET INDEX NO. 1 2 DESCRIPTION COVER CONDITIONAL USE SITE PLAN ROCK RIDGE DRIVE ALBURNETT ROAD FUTURE SIGNAL RIDGE DRIVE FUTURE BRODEN CT HERTZ DRIVE HAMM DRIVE SMITHLAND DRIVE FUTURE ARTHUR DRIVE FUTURE VAN ALLEN DRIVE FUTURE BRODEN DRIVE FUTURE SUMMERFIELD DR WAVELAND DRIVE ECHO HILL ROAD PROJECT LOCATION FUTURE WAVELAND CIR UTILITY AND EMERGENCY TELEPHONE NUMBERS CITY OF MARION, IOWA ENGINEERING DEPARTMENT POLICE DEPARTMENT EMERGENCY FIRE DEPARTMENT EMERGENCY (319) (319) (319) WATER DEPARTMENT (319) SEWER MAINTENANCE DEPARTMENT (319) IOWA ONE CALL (UTILITIES) (800) MID-AMERICAN ENERGY (319) CENTURY LINK COMMUNICATIONS (TELEPHONE) ENGINEER, WEST SIDE (319) ENGINEER, EAST SIDE (319) ALLIANT/I.E.S. INDUSTRIES (ELECTRIC, STEAM) INFORMATION (319) (319) MEDIACOM (CABLE TV) BUSINESS (319) LOCATIONS (800) WINDSTREAM (TELEPHONE / CABLE TV) BUSINESS (319) LOCATIONS (800) IMON (TELEPHONE / CABLE TV) (319) SOUTHSLOPE (TELEPHONE / CABLE TV) (319) LINN COUNTY REC (319) CEDAR RAPIDS AND IOWA CITY RAILWAY CO (800) IOWA DEPARTMENT OF TRANSPORTATION DISTRICT ENGINEER (319) MAINTENANCE GARAGES (319) LINN COUNTY ENGINEER (319) LINN COUNTY MAINTENANCE (319) APPLICANT LINN MAR COMMUNITY SCHOOL DISTRICT ATTN: J.T. ANDERSON 2999 NORTH TENTH STREET MARION, IA PH: (319) jtanderson@linnmar.k12.ia.us OWNER LINN MAR COMMUNITY SCHOOL DISTRICT ATTN: J.T. ANDERSON 2999 NORTH TENTH STREET MARION, IA PH: (319) jtanderson@linnmar.k12.ia.us FLOOD NOTE THIS PROPERTY IS LOCATED IN AN "AREA OF MINIMAL FLOOD HAZARD" OF THE FEMA FLOOD INSURANCE RATE MAP, MAP NUMBER 19113C0303D, WHICH BEARS AN EFFECTIVE DATE OF APRIL 5, NOTE THIS PLAN IS A CONCEPTUAL REPRESENTATION OF THE PROPOSED DEVELOPMENT. ANY FINAL PLAT AND RELATED IMPROVEMENTS REQUIRED BY THIS DEVELOPMENT SHALL MEET THE REQUIREMENTS OF THE DESIGN STANDARDS MANUAL. OAK PARK TRAIL ALBURNETT ROAD ZONING : A-1 PROPOSED: A-1 LAND USE : ELEMENTARY SCHOOL PROPOSED: ELEMENTARY AND INTERMEDIATE SCHOOLS STREET NAME ECHO HILL ROAD SMITHLAND DRIVE OAK PARK CIRCLE OAK PARK CIRCLE DIMENSIONAL STANDARDS MINIMUM LOT WIDTH: 150 FT MAXIMUM BUILDING HEIGHT: 2.5 STORIES OR 35 FT MINIMUM FRONT YARD: 50 FT MINIMUM SIDE YARD (INTERIOR): 10 FT MINIMUM SIDE YARD (CORNER): 50 FT MINIMUM REAR YARD: 50 FT CLASSIFICATION MINOR ARTERIAL CULVER LANE STREET DESIGN DATA STREET WIDTH 41' HALL & HALL ENGINEERS, INC. Leaders in Land Development Since BOYSON ROAD, HIAWATHA, IOWA PHONE: (319) FAX: (319) CIVIL ENGINEERING LANDSCAPE ARCHITECTURE LAND SURVEYING LAND DEVELOPMENT PLANNING ROW WIDTH 80' LEGAL LOT 1, LINN MAR 3RD ADDITION LANDSCAPING LANDSCAPING SHALL BE PROVIDED PER APPLICABLE MARION ZONING STANDARDS DESIGN SPEED 40 MPH CULVER LANE LOCAL 12' 35' 30 MPH Cityof IOWA DIRECTOR, DEPT. OF DEVELOPMENT DATE ECHO HILL LINN-MAR INTERMEDIATE SCHOOL CONDITIONAL USE SITE PLAN CAD File: I:\projects\10500\ Echo Hill\DWG\POI\ CONDITIONAL USE.dwg Date Plotted: Friday, March 01, :55:22 PM Plotted By: Devin Lawson

8 50' 50' 137' PROPOSED 5' PCC 12' PCC 8' PCC R31' 8' PCC DRIVE BRODEN 26' R30' R30' 14' R33' 8' PCC R35' 26' B-B PCC 5' PCC R45' R25' 28' R25' R30' 5' PCC R34' ECHO HILL ROAD R36' DRIVE TO BE REMOVED 8' PCC CROSSING 40' HALF R.O.W. R37' 24' R36' DRIVE, TYP 80' ROW SETBACK FRONT YARD 41' B-B PCC PROPOSED 5' PCC ECHO HILL ROAD EXTENSION PROPOSED DRIVE, TYP R25' 26' R25' R35' PROPOSED 5' PCC FUTURE ECHO HILL ROAD EXTENSION 3" MACADAM STONE TURNAROUND (FUTURE ECHO HILL ROAD EXTENSION) CULVER LANE 20' UTILITY EASEMENT 24.5' PROPOSED DRIVE, TYP PROPOSED DRIVE, TYP 98 ST24 ST24 DRIVE TO BE REMOVED ST18 ST18 R50' 24' DRIVE TO BE REMOVED SS8 ST30 ST30 10' PARENT DROP-OFF 8' PCC SS8 SS8 SS8 SS8 ST15 PROPOSED 5' PCC PROPOSED 6' PCC PROPOSED ECHO HILL SCHOOL 88,659 SQFT FFE= LOT 1 1,204,051 SF ± 27.6 AC ± POSSIBLE FUTURE PEDESTRIAN CONNECTION GPN: ' ECHO HILL SCHOOL 20' UTILITY AND WATER MAIN EASEMENT FIRE ACCESS DRIVE 52.78' 20' FIRE ACCESS DRIVE BUS DROP-OFF ST ' SIDEYARD SETBACK 10' SIDEYARD SETBACK ST24 ST24 ST24 DRAWN BY: CHECKED BY: APPROVED BY: DAL BWJ 20' STORMWATER MANAGEMENT AREA 12' FIRE LANE/ 12' FIRE LANE/ EMERGENCY ACCESS EMERGENCY ACCESS PROPOSED 4' WIDE PCC TRAIL WIDENING Cityof STORMWATER DRAINAGE EASEMENT PROPOSED ADDITIONAL STORMWATER MANAGEMENT AREA SETBACK REAR YARD HALL & HALL ENGINEERS, INC. Leaders in Land Development Since BOYSON ROAD, HIAWATHA, IOWA PHONE: (319) FAX: (319) DATE: IOWA CIVIL ENGINEERING LANDSCAPE ARCHITECTURE FIELD BOOK: #### NO. REVISION DESCRIPTION APPROVED DATE LAND SURVEYING LAND DEVELOPMENT PLANNING IN THE CITY OF MARION, LINN COUNTY, IOWA SCALE: 1"=60' PROJECT NO: FIELD AREA ECHO HILL LINN MAR INTERMEDIATE SCHOOL CONDITIONAL USE SITE PLAN SHEET 2 I:\projects\10500\ Echo Hill\DWG\POI\ CONDITIONAL USE.dwg