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HomeMy WebLinkAboutLIBERTY COMMON HIGH SCHOOL EXPANSION - SPAR - SPA110003 - P&Z PACKET - MINUTES/NOTESPlanning & Zoning Board January 19, 2012 Page 5 activity is organized and not chaotic. Shepard said at the neighborhood meeting they spoke mostly about drainage. Member Schmidt asked if the additional 100 students would be scattered among the various 7-12 grades. Peter Cast, president of the non-profit that owns the real estate for charter schools, said charter schools normally grow one class at a time. Cast said it's not a full group of numbers. He explained there are 75 kids in 7 grade, 40 kids in the 10'", and 25 kids in the 11t". Driving aged people are delayed. In 3 to 4 years from now when the anticipated growth actually happens there will be more drivers. They anticipated the parking will be in place as needed. Member Stockover said that next year that would be 65 driving aged students. Even if only one-half drive, you're placing 30-35 cars on the street. He estimated as the student population ages it would create a significant number in need of parking. He thinks it would be bad policy to move forward knowing that would be a problem without having a pretty good grip on it. Cast said they try to deal with that is through carpooling and ride sharing. Stocker said with neighborhood compatibility as a guide, he thinks we're engineering in a conflict. Member Campana asked what other controls could be implemented as a school to reduce parking. Cast said the biggest issue around schools in general is transportation since we've gotten away from buses. We try to consolidate rides. There are two buses owned by this school that would be used in after school transportation. There are neighborhood children that walk. Member Schmidt asked what is the parking situation at the elementary school. Is there any overflow parking available at the elementary school? Cast said yes as well as public parking at the Poudre River trail. There have also been some preliminary discussions with Timberline Church which is two blocks away. Cast said the problem hasn't arisen where they've been forced to find a solution but there are enough pieces to the puzzle which can be used in finding the needed solutions. Member Stockover said he doesn't seeing it being a big issue right now but if any of the "green" (shown on the slide) gets developed, we've got a conflict. With that said, he's willing to support this recommendation. With the comments having been made, he asked there be an awareness moving forward. Member Campana moved to approve the Liberty Common 7-12 School Expansion — Site Plan Advisory Review, # SPA110003 based on the findings of fact and conclusions found on page 7 of the staff report with the condition that the bulb -outs around the school shall be painted red to restrict parent parking and waiting at these locations. Member Schmidt seconded the motion. Chair Smith asked the applicant to speak to the landscaping around the realigned bike path. It was specifically referenced by Carl Glaser in the LaGrange Condominium Association letter. He thinks there should be enhanced landscaping along the bicycle path to augment the separation from the school and compensate for the separation from the greenbelt/drainageway. Is that feasible? Chalona described the enhanced landscape/tree plan —they are probably doubling or tripling the amount of plant material there. It will match the xeric design of the LaGrange property. Member Campana said he thinks they've done a great job on the presentation and design. He shares Member Stockover's concerns about panting but he's also very confident that Liberty Common has been a great neighbor. There are supporting letters that should issues surface, you will creatively come up with solutions. Motion was approved 5:0. Planning & Zoning Board January 19, 2012 Page 4 Sediment forebays act as a pretreatment feature on a stormwater pond and can greatly reduce the overall pond maintenance requirements. Member Schmidt asked where the LaGrange Condominiums were located in relation the school. Chalona indicated to the east and south of the school. Member Stockover asked about the student population and how that would affect parking. Chalona said there are currently 309 students and 32 staff members for grades 7-11. Stockover asked approximately how many are student drivers. Chalona said it was primarily 11t' graders. Member Stockover asked Deputy City Attorney Eckman or Chief Planner Shepard if there was anything in the Land Use Code (LUC) that speaks to student parking requirements. Shepard said there are Code specifications for schools, churches, or places of assemblies. Shepard said they are taking a different approach here in that the strict parameters of the LUC in this case are advisory. We're working with the applicant on the basis of the actual data. We're working with school administration and the architectural team using current data, future parking lot, off-street parking, and off-peak parking situation at the school. They deemed parking, as proposed; is acceptable. Eckman said that when Fort Collins High School was reviewed by the City, the City had urged the school district to reduce the amount of parking because of the amount of proposed asphalt. They did so and it's been proven they're parking lots are never full in his ongoing observations. Member Stockover said he had a concern with only 31 spaces; he believes it could create problems for the neighborhood. Chalona said a new parking lot will come in Phase 2. 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. Chalona introduced David Kirks, architect on the project. Kirks said the school wants to make sure they have the enrollment before they build Phase 2. They have projected enrollment based on their current rates of growth. Phase 2 could in the 4-5 year range. Member Schmidt asked if at the present time there are a lot of evening events when parents parking might be added to the mix. Kirks said the major events at this point happen at the elementary school. Member Schmidt referenced the LaGrange Condominium letter dated January 19, 2012. In it they mentioned the 8 foot wide bicycle path which by the master plan design would eventually connect to the shopping center to the west and be landscaped as part of the drainageway. Chalona said they feel they are meeting the intent —they're creating that connection and enhancing the landscaping. Public Input None Board Discussion Member Schmidt said she's ready to make a motion unless other Board members have further questions. Member Stockover said the parking is really concerning to him. He said all the other schools with students of driving age are not "smack dab" in a neighborhood. He'd like to see a better timeline of when the parking lot is going to be built in conjunction with the four extra classrooms. It's not been spelled out. Member Schmidt said while the number of people who attended the neighborhood meeting was not noted, issues related to parking were not raised. Shepard said the actual parking quantity did not come up. He said there were requests that a circulation system be developed so that drop-off and pick-up Planning & Zoning Board January 19, 2012 Page 3 Recommendation: Approval Hearing Testimony, Written Comments and Other Evidence Chief Planner Ted Shepard said 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. Shepard referred to two pieces of correspondences received today and distributed to the Board this evening. They were from Carl J. Glaser, Manager of the LaGrange Condominium Association and from David Pietenpol, Member of the Rigden Farm ADRC (architectural review committee for Rigden Farm Master Association). 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. Applicant's Presentation Michael Chalona, Neenan Company, said he resides at 408 Whedbee. He said he also has a letter from the school relative to the discussions regarding maintenance and the detention pond they had with the LaGrange Condominium Association Manager. He provided copies for Chief Planner Shepard and the Board. Chalona said Liberty Common High School began using the building in the fall of 2010 and offers a "high" classical/liberal arts education. They'd like to accommodate the demand they're experiencing for this type of education. The school presently serves 309 students grades 7 — 12. With the expansion, approximately 474 students are anticipated to attend. Chalona mentioned the need for the Site Advisory Plan Review (SPAR). Per an intergovernmental agreement the City has 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. They're approaching a critical time in the project. They need to be able to continuing moving forward —to get their building permit. Phase 1 needs to be completed by end of summer so that it's open and ready for the school year starting fall 2012. Chalona reviewed floor, site and elevation plans. He said the existing building was designed with materials, colors and scale compatible with the existing residential units to the east and 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. 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. They proposed expanding the detention pond into the northwest corner of the property and routing the flow around the Phase 1 building. They will continue to route the detention around the building in the final build out of Phase 2 (engineering lab, additional classrooms, and support facilities). The athletic field will be a part of the detention pond. It's set to be "benched' above most normal rainfalls. Chalona said the detention pond was one of the concerns for the LaGrange Condominium Association. They wanted to get a better understanding that there would not be any adverse effects to their property. At the west inlet they'll be creating a forebay (a slight depression in the detention pond). It's used for water quality and allows some of the sediment to settle out. These devices are designed as initial storage areas to trap and settle out sediment and heavy pollutants before they reach the main basin. Planning & Zoning Board January 19, 2012 Page 2 meaningful. He thinks we should be spending more time to make sure the "rules of law" are being applied before going off on some tangent. He said.from the many presentations he's seen related to PDOD; there's never been mention of the root meaning. Rules, laws, and processes are meant to protect those that live here. They would be placed front and center and they're not. Member Schmidt said she thinks that is one of the reasons PDOD has been postponed. The delay is to have an opportunity for citizens to provide feedback and participate in discussions about the various elements of PDOD. She would encourage him if he has feedback to forward his concerns to staff and the Planning & Zoning Board. They can take a look at those suggestions as they consider the topic again at their work session on the 10th of February and again at the hearing on the 16th of February. Chair Smith asked if there were any audience or Board members who wanted to pull items from the Consent Agenda. There was no one. Consent Agenda: 1. Minutes from the December 8, 2011 Planning and Zoning Board Hearing. 2. Land Use Code Amendment Deleting Medical Marijuana Businesses from the list of Permitted Uses in Various Zones. 5. Planned Development Overlay District — to be continued to the February 16 Hearing. Member Schmidt made a motion to approve the Consent Agenda which consists of the minutes from the December 8, 2011 Planning & Board Hearing, the Land Use Code Amendment Deleting Medical Marijuana Businesses from the list of Permitted Uses in Various Zones, and the Planned Development Overlay District (to be continued to the February 16 Hearing). Member Campana seconded the motion. Motion was approved 5:0. Discussion Agenda: 2. Liberty Common 7-12 School Expansion —Site Plan Advisory Review, # SPA 110003 3. Lind Property Second Filing Amended Overall Development Plan # MA120001 4. One Year Extension of Lind Property, Second Filing, # 39-94E Project: Liberty Common 7-12 School Expansion — Site Plan Advisory Review, # SPA110003 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. Chair Stockover called the meeting to order at 6:00 p.m. Roll Call: Campana, Kirkpatrick, Schmidt, Smith, and Stockover Excused Absences Carpenter and Hatfield Staff Present: Shepard, Eckman, and Sanchez -Sprague Agenda Review Chief Planner Ted Shepard reviewed the agenda Election of Officers Chair Stockover noted that election of officers (Chair & Vice -Chair) takes place every year with a term limit of 2 years. He opened the floor for nominations. Member Schmidt nominated Andy Smith for Chair. Member Campana seconded the motion. There were no other nominations. Nomination was approved 5:0 Chair Smith nominated Gino Campana for Vice -Chair. Member Schmidt seconded the motion. There were no other nominations. Nomination was approved 5:0. Chair Smith thanked Butch Stockover for his service as Chair. Citizen participation: Eric Sutherland, 3520 Golden Current, said he was curious about whether this was the proper time to address items on the Consent Agenda. He'd like to speak to the Planned Development Overlay District (PDOD). Chair Smith said the normal process would be to pull the item from Consent and have a staff presentation. Sutherland said he's intent was just to make a few comments as it's noted in the agenda that the item is to be continued to the February 16 Hearing. He wondered why new regulations were coming forward when we're not observing "the old ones" He said "rule of law' does not seem to have the meaning that it might have had in times past. He mentioned the Urban Renewal Authority's $5M loan being completely outside State Statutes. Sutherland mentioned the P&Z decisions (the Grove at Fort Collins ODP and PDP) before City Council this past year. He said there's numerous examples of things "set in concrete" that hadn't been observed. He used an example of the City Manager inviting new testimony during the appeal hearing. He said with PDOD, we're rewriting rules and regulations yet the ones we currently have on the books are not that