HomeMy WebLinkAboutLIBERTY COMMON HIGH SCHOOL EXPANSION - SPAR - SPA110003 - P&Z PACKET - RECOMMENDATION/REPORTLiberty Common 7 - 12 Scnool Expansion - Site Plan Advisory Review #SPA110003
January 19, 2012 Planning & Zoning Hearing
Page 7
B. Stormwater Drainage
While there will be modifications to the existing stormwater detention pond, the
volume and velocity of water released downstream will remain as is. The pond's
outlet structure will not be changed.
8. Findings of Fact/Conclusions:
A. The expansion exceeds 50% of the existing facility which triggers review
by the City of Fort Collins.
B. The expansion complies with State Statute Section 31-23-209, C.R.S., in
that the location, character, and extent of the charter school conform to
the adopted Master Plan (City Plan) of the City of Fort Collins.
C. The expansion continues to comply with the Rigden Farm O.D.P.
D. The Site Plan Advisory Review complies with the applicable General
Development Standards of Article Three and the zone district standards of
Article Four.
E. The neighborhood meeting revealed concerns related to traffic and storm
drainage. The identified issues have been addressed.
RECOMMENDATION:
Staff recommends approval of the Liberty Common 7 — 12 School Expansion —
Site Plan Advisory Review #SPA110003, subject to the following condition:
The bulb -outs around the school shall be painted red to restrict parent
parking and waiting at these locations.
Liberty Common 7 - 12 School Expansion - Site Plan Advisory Review #SPA110003
January 19, 2012 Planning & Zoning Hearing
Page 6
obligation of the City. The level of service at this intersection is
currently acceptable and is being monitored by the Traffic Operations
Department.
• Acceptable level of service is achieved for pedestrian, bicycle and
transit modes based on the measures in the multi -modal transportation
guidelines and future improvements to the street system in the area.
Transfort Route 17 serves the Timberline/Drake area.
• The bulb -outs around the school are recommended to be painted red
to restrict parent parking and waiting at these locations. Staff
recommends that this be considered a condition of approval to read as
follows:
The bulb -outs around the school shall be painted red to restrict
parent parking and waiting at these locations.
7. Neighborhood Meeting:
A neighborhood information meeting was held on October 26, 2011. A summary
of this meeting is attached. In general, there was support for the project. The
key issues raised by those in attendance relate to the potential congestion on the
surrounding streets and the potential impact on downstream drainage facilities.
A. Traffic Management
Parents and students are provided a traffic orientation at the beginning of every
school year. The parking lot is for faculty, staff and visitors only and also provides
short term, one-way parent parking for the drop-off and pick-up function. In
addition to the existing parking lot, parent / student traffic is directed in a
clockwise direction around the block and restricted to curb side parking only.
This ensures that students do not have to cross the street. Student drivers may
park on Limon Drive or Minnesota Drive (local streets) but not on Custer Drive
(collector street). Students walking or biking must make legal street crossings at
intersections and not cross a mid -block.
The Phase Two parking lot will be primarily for student drivers. In addition, the
diagonal private drive will serve a secondary, one-way, short term parking for
parents. This will alleviate congestion on the public streets.
Liberty Common 7 - 12 Scnool Expansion - Site Plan Advisory Review #SPA110003
January 19, 2012 Planning & Zoning Hearing
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The new parking lot will contain 63 spaces serving 28,838 for a ratio of 2.2
spaces per 1,000 square feet. Overall, at completion, the there will be 94 spaces
serving 55,171 square feet for a ratio of 1.7 spaces per 1,000 square feet, thus
complying with the standard.
F. Section 3.2.4 -Lighting
There will be new lighting associated with the re -aligned trail and the new parking
lot: Light levels measured 20 feet beyond the property line do not exceed one -
tenth (0.1) foot-candle as a direct result of the on -site lighting.
G. Section 3.5.1- Building and Project Compatibility
The existing building was designed such that the materials, colors and scale
were selected to be compatible with the existing residential units to the east while
at the same time intending to blend with the proposed commercial development
to the west. The existing building features sloped roofs, tinted windows, roof
overhangs and timbered accents.
The classroom and engineering lab additions will match the existing building.
The gymnasium will include two distinct types of concrete block, a slightly sloping
roof as well as windows for day -lighting. In general, the proposed additions are
found to be compatible with the both the existing building and surrounding area.
H. Section 3.6.4 - Transportation Level of Service Requirements
An intermediate Transportation Impact Study was performed for this project. The
Study draws the following conclusions:
• The Liberty Common School Expansion is feasible from a traffic
engineering standpoint.
• The Timberline/Drake and Timberline/Custer intersections are currently
signalized. Traffic signals will not be warranted at the Drake/Kansas
and Custer/Kansas intersections.
• In the short range future (2016), given the development of the Liberty
Common School and increase in background traffic, the following
intersections will continue to operate acceptably:
o Timberline/Drake
o Timberline/Custer
o Drake/Kansas
o Custer/Kansas
In the short range future, by 2016, the Timberline/Drake intersection
would be improved by the addition of a westbound right -turn lane to
alleviate delay during the morning peak. This addition would be the
Liberty Common 7 - 12 Scnool Expansion - Site Plan Advisory Review 1FSPA110003
January 19, 2012 Planning & Zoning Hearing
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The new parking lot, to be constructed in Phase Two, will include perimeter trees
along both Minnesota Drive and Limon Drive. Foundation shrubs will be
provided along exterior walls that do not adjoin the stormwater detention pond.
B. Section 3.2.1 - Parking Lot Interior Landscaping
The new parking lot will include more than 6% of the interior in the form of
landscape islands.
C. Section 3.2.2 - Access, Circulation and Parking
The site is already well-connected to the surrounding public streets with direct
access provided by connecting walkways and the Rigden Farm
bicycle/pedestrian trail. The new additions will be similarly connected with
connecting walkways to three streets and the Rigden Farm trail.
D. Section 3.2.2 — Bicycle and Pedestrian Path Re -alignment
The site features an existing segment of Rigden Farm bicycle/pedestrian path.
This path presently bisects the site. It extends across Kansas Drive along
Brooklyn Park (multi -family) but does not continue west across Iowa Drive as
these commercial parcels remain undeveloped. As proposed, this path would be
slightly re -aligned to accommodate the building expansion.
This re -alignment would be for the length of one block. The proposed curvature
is typical for a recreational amenity as the path is not intended nor designed to
function as a transportation mode. The separation gained between the school
building and path users benefits all parties as the school seeks security and path
users seek privacy. For these reasons, the re -aligned path is found to remain in
compliance with the Rigden Farm Overall Development Plan.
E. Section 3.2.2 — Parking
The standard requires that schools provide a minimum of two spaces per three
employees, or one space per 1,000 square feet, which ever is greater. The
school presently has 32 employees and the existing parking lot contains 31
spaces serving 26,333 square feet for a ratio of 1.2 spaces per 1,000 square
feet, thus complying with the standard.
The number of employees is expected to increase to 40. But, since the
expansion will contain a new gymnasium, basing the minimum of required
parking on square footage would yield a greater number than basing the
requirement on the number of employees.
Liberty Common 7 - 12 Scnool Expansion - Site Plan Advisory Review #SPA110003
January 19, 2012 Planning & Zoning Hearing
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B. Section 31-23-209, C.R.S. provides that no public building shall be
constructed or authorized in a city until the "location, character and extent
thereof' has been submitted for approval by the Planning and Zoning
Board. In the case of disapproval, the Planning and Zoning Board shall
communicate its findings to the School District. The disapproval of the
Planning and Zoning Board may be overruled by the Board of Governors
by a vote of not less than two-thirds of its membership.
Under Section 31-23-209, C.R.S., the Planning and Zoning Board should make a
finding as to the location, character, and extent of the public building relative to
the adopted Master Plan (City Plan) of the City. Such findings help ensure that
the proposed project conforms to the adopted plan of the City of Fort Collins.
4. Compliance with Riqden Farm Overall Development Plan:
The Rigden Farm O.D.P. was approved in April of 1999. The subject parcel is
part of a 15.80 acre parcel identified on the O.D.P. as "Parcel C." The use of
"school" is specified as a potential land use on the O.D.P. within Parcel C.
5. Compliance with Applicable M-M-N Standards:
A. Permitted Use — the proposed land use is considered a public school and
permitted in the M-M-N zone.
B. Development Standards — the site is a complete block bounded by public
streets, and is less than allowable maximum of seven acres. Building
frontage and functional open space (trail, plaza and recreational fields)
comprise at least 40% of each block side. Further, the building does not
exceed three stories.
6. Compliance with Applicable General Development Standards:
A. Section 3.2.1 - Landscaping and Tree Protection
The existing facility is well -landscaped. The modified stormwater detention pond
will feature a variety of trees and shrubs. The re -aligned trail will also be flanked
by new trees.
A. Section 3.2.1 - Parking Lot Perimeter Landscaping
Liberty Common 7 - 12 Scnool Expansion - Site Plan Advisory Review #SPA110003
January 19, 2012 Planning & Zoning Hearing
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COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: M-M-N; Vacant and Long Term Care — Independent Living Facility
S: M-M-N; Vacant and Multi -Family Dwellings
E: L-M-N; Multi -Family and Single Family Attached Dwellings
W: M-M-N; Multi -Family Dwellings
2. Zoning History:
The property was annexed in November of 1997 as part of the Timberline
Annexation and placed into the T, Transition, zone district. The parcel was re-
zoned to M-M-N in January of 1999.
The parcel was then included as part of the larger Rigden Farm First Filing. It
was later replatted as the 10th Filing for the Pioneer Charter School which was
approved as a Site Plan Advisory Review in September of 2003. Pioneer
Charter School served grades seven through 12 and has since moved to the
former Moore Elementary School.
Liberty Common High School began using the building in the Fall of 2010. It
presently serves 309 students grades 7 — 12. With the expansion, approximately
474 students are anticipated to attend.
The expansion exceeds 50% of the existing facility. Per the I.G.A. with Poudre
School District, building expansions that exceed the existing facility by 50% must
be reviewed by the City of Fort Collins in accordance with state statutes.
3. Right of Advisory Review:
Colorado Revised Statutes provide two specific references which allow the City
to review the planning and location of public facilities:
A. Section 22-32-124, C.R.S., as amended, addresses the right of the
Poudre School District to construct facilities within a municipality and the
location or manner of construction of such schools. The statutes
specifically limit the municipalities' participation in the process to a limited
right of review and appeal to the P.S.D. School Board.
iiEMNO
MEETING DATE
STAFF a ci
PLANNING & ZONING BOARD
PROJECT: Liberty Common 7 - 12 School Expansion - Site Plan
Advisory Review #SPA110003
APPLICANT: Liberty Common Charter School
c/o Neenan Company
2620 East Prospect Road, Suite 100
Fort Collins, CO 80525
OWNER: FCCS, LLC
2725 Rocky Mountain Avenue
Loveland, CO 80538
PROJECT DESCRIPTION:
This is a request to expand the existing Liberty Common 7 — 12 charter school at
2745 Minnesota Drive with a two-story addition consisting primarily of new
classrooms. The expansion also includes a new engineering lab and
gymnasium. The expansion would take place over two or more phases. The
square footage of the proposed building expansion is 28,838 square feet. The
existing building is 26,333 square feet. With the proposed expansion, the total
building size would be 55,171 square feet. Facility expansion includes a new
parking lot, a modified stormwater detention pond and an athletic field. The
existing bicycle/pedestrian path would be re -aligned. The site is 3.9 acres, zoned
M-M-N, Medium Density Mixed -Use Neighborhood, and bordered by Minnesota
Drive, Custer Drive, Kansas Drive and Limon Drive.
RECOMMENDATION: Approval with Condition
EXECUTIVE SUMMARY:
The expansion of a public school is governed by state statutes. The expansion is
in conformance with the Rigden Farm O.D.P. and permitted in the M-M-N zone.
The Site Plan Advisory Review complies with the applicable General
Development Standards and Zone District Standards and is in conformance with
City Plan. A condition of approval is recommended to improve traffic congestion.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750