HomeMy WebLinkAboutRIDGEVIEW CLASSICAL SCHOOL EXPANSION - SPAR - SPA130002 - CORRESPONDENCE - (5)9. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
10. The request will be subject to the Development Review Fee Schedule that is available in the Community
Development and Neighborhood Services office. The fees are due at the time of submittal of the required
documents for the appropriate development review process by City staff and affected outside reviewing
agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal.
11. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
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9. Sidewalk along Welch 5t appears to be missing. Installation of sidewalk along Welch St adjacent to the
property will be required with this project.
Department: Electric Engineering
Contact: .Alan Rutz, 970.224.6153, arutz(a)fcgov.com
1. Contact Light and Power with any building expansion or load changes.
Current Planning
Contact: Ted Shepard, 970.221-6343, tshepard(a)fcgov.com
1. The site is zoned R-L, Low Density Residential which contains a standard that all development shall have a
minimum lot area the equivalent of three times the total floor area of the building but not less than 6,000
square feet. This results in a maximum floor area (all floors) to total lot area ratio of .33. The existing lot
sizes are as follows: Ridgeview - 176,331 square feet; Little Bears - 46,173; for a total of 222,504.6 square
feet. The existing building floor areas are as follows: Ridgeview - 58,777; Little Bears - 7,462 for a total of
66,239 square feet. Combined, the gross floor area of both buildings divided by the total lot area of both
lots is .29. Therefore, by my arithmetic, the project is eligible to add 7,187 square feet of floor area
beyond which the project would exceed the maximum .33 F.A.R.
2. A neighborhood meeting is recommended. In the past, concerns have been expressed about adequate
parking and the number of students that may drive to school.
3. As an option, if the lots are not combined, then Little Bears would be eligible for a building expansion
based on the floor -to -area ratio maximum of .33 for the 46,173 square feet of lot area. With the existing lot
area, and the existing building square footage of 7,462 square feet, the existing F.A.R. is .16. The
maximum allowable F.A.R. of .33 would allow a building expansion of 7,775 square feet for a new total of
15,237 square feet.
4. The Site Plan Advisory Review would be required for any building addition and would trigger the
completion of the missing sidewalk along Welch Street.
5. The proposed development project is subject to a Type 1 review and public hearing, the decision maker
for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is
not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to
notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and
location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid
potential hiccups that may occur later in the review process.
6. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color
coded flowchart with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
7. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code
(LUC), including Article 3 General Development Standards. The entire LUC is available for your review on
the web at http://www.colocode.com/ftc6llins/landuse/begin.htm.
8. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard
Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of
the LUC for more information on criteria to apply for a Modification of Standard.
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a minimum amount in accordance with the Fort Collins Stormwater Liesign Criteria.
8. The design of this site must conform to the drainage basin design of the Spring Creek Basin Master
Drainage Plan as well the City's Stormwater Design Criteria.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lexanfcgov.com
1. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4)
protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree
having DBH (Diameter at Breast Height) of six inches or more. If any trees on site have a DBH of greater
than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221 6361) to
determine the status of the existing trees and any mitigation requirements as the result of development
impacts.
2. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3),
requires that you use native plants and grasses in your landscaping or re landscaping and reduce
bluegrass lawns as much as possible. Reveille Bluegrass is one option for having bluegrass lawns and
using less water.
Department: Engineering Development Review
Contact: Tyler Siegmund, 970.221-6501, tsiegmunda()fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit.
Please contact Matt Baker at 224-6108 if you have any questions.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional
information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks,
curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced
or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of
completed improvements and/or prior to the issuance of the first Certificate of Occupancy.
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning
for their requirements as well.
5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. According to the Master Street Plan Lemay is classified as a 4 lane arterial road and Stuart as a
2 lane collector road. Additional right-of-way may need to be dedicated as part of this project to meet
current road standards.
7. Utility plans may be required and a Development Agreement will be recorded once the project is
finalized.
8. A Development Construction Permit (DCP) or excavation permit will need to be obtained prior to starting
any work on the site.
Department: Transfort
Contact: Emma McArdle, 970-224.6197, emcardle(a)_fcgov.com
1. A bus stop is located on the southwest corner of this site, please be sure to include this on any drawings
for this project.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter(a)fcgov.com
1. The project description suggests that there may be an addition to the existing footprints but does not
indicate if there will be an increase in impervious area. If the building increase is all on existing paved
area the drainage requirements are minimal. Basically a grading plan is all that is needed and a
drainage letter describing how the impacts do not affect the.existing drainage system. If there is an
increase in impervious area over 1,000 sq.-ft., additional onsite detention is required.
2. If there is to be an increase in impervious area it is important to document the existing impervious area
since drainage requirements and fees are based on new impervious area. An exhibit showing the
existing and proposed impervious areas with a table summarizing the areas is required prior to the time
fees are calculated for each building permit.
3. If there is an increase in impervious area over 1,000 sq.-ft., a drainage and erosion control report and
construction plans are required and they must be prepared by a Professional Engineer registered in
Colorado. The drainage report must address the four -step process for selecting structural BMPs.
Standard operating procedures (SOPS) for all onsite drainage facilities need to be prepared by the
drainage engineer. The erosion control requirements are in the Stormwater Design Criteria Section 1.3.3.
If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse
Schlam at 224-6015 or jschlam@fcgov.com.
4. Water quality treatment is also required as described in the Urban Storm Drainage Criteria Manual,
Volume 3 — Best Management Practices (BMPs).
(http://www.udfcd.org/downloads/down—critmanual_volII1.htm) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
If both sites already have water quality treatment, the systems to treat additional runoff may need to be
modified.
5. The drainage, outfalls for the systems already exist and the release rates have been established in
previous drainage reports.
6. The Stormwater Utility anticipates that City Council will be approving new Low Impact Development (LID)
requirements in late January 2013. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com
for more information. The present draft requires that 50% of the water quality capture volume (WQCV)
must be treated by an LID method and 25% of parking lots must be pervious.
7. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.ft.) for new impervious
area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.ft.) review fee. No fee is charged for
existing impervious area. These fees are to be paid at the time each building permit is issued.
Information on fees can be found on the City's web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or
contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow_
required before the Development Construction permit is issued. The amount of the escrow is
determined by the design engineer, and is based on the site disturbance area, cost of the measures, or
Floor area shall mean the gross floor area of a building as measurea along the outside walls of the
building and including each floor level, but not including open balconies, the first seven hundred twenty
(720) square feet of garages or other enclosed automobile parking areas, basements and one-half ('/2) of
all storage and display areas for hard goods.
3. LUC 3.2.2(K)(1)(h) Schools, Places of Worship or Assembly and Child Care Centers: For each school,
place of worship or assembly and child care center, there shall be one (1) parking space per four (4)
seats in the auditorium or place of worship or assembly, or two (2) parking spaces per three (3)
employees, or one (1) parking space per one thousand (1,000) square feet of floor area, whichever
requires the greatest number of parking spaces. In the event that a school, place of worship or
assembly, or child care center is located adjacent to uses such as retail, office, employment or industrial
uses, and the mix of uses creates staggered peak periods of parking demand, and the adjacent
landowners have entered into a shared parking agreement, then the maximum number of parking spaces
allowed for a place of worship or assembly shall be one (1) parking space per four (4) seats in the
auditorium or place of worship or assembly, and the maximum number of parking spaces allowed for a
school or child care center shall be three (3) spaces per one thousand (1,000) square feet of floor area.
When staggered peak periods of parking demand do not exist with adjacent uses such as retail, office,
employment or industrial uses, then the maximum number of parking spaces allowed for a place of
worship or assembly shall be one (1) parking space per three (3) seats in the auditorium or place of
worship or assembly, and the maximum number of parking spaces allowed for a school or child care
center shall be four (4) spaces per one thousand (1,000) square feet of floor area.
LUC 3.2.2(K)(5) Based on the proposed number of vehicle parking spaces and certain number of these
will need to be Accessibility spaces. Such spaces will need to be designated by a sign and located as
close as possible to the primary entrances.
LUC 3.2.2(C)(4) This section requires schools to provide 1 bicycle parking space for every 3,000 sq ft of
building and at least a minimum of 4. These spaces shall be located near the primary entrances of the
buildings. Please provide location of bicycle parking spaces and quantities at each location on the site
plan.
4. LUC 3.5.3 Does apply this includes but is not limited to build -to -lines for new buildings and design
standards. Also it prohibits vehicle parking in between building faces and the ROW.
5. LUC 3.2.5 This section requires an enclosure that is adequate for both trash and recycling. Such
enclosure/s shall be designed with a walk-in access without having to open the main service gate and
located on a concrete pad at least 20ft from a public sidewalk.
6. LUC 3.2.1 This section requires a new/updated landscape plan. Such landscaping plan shall include but
not limited to landscape setbacks for vehicle use areas of 5ft from side lot line, 10 from non -arterial
streets and 15ft from arterial streets. Also at least 6% interior landscaping in the vehicle use areas if less
than a 100 spaces.
7. LUC 3.2.4 This section requires a new/updated lighting plan should at least include a photometric site
plan and catalog cut -sheets (see section for other details).
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January 11, 2013
Mr. Domenic Carpine
Ridgeview Classical Schools
1800 South Lemay Avenue
Fort Collins, CO 80525
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO .80522
970.221.6750
970.224.6134 - fax
fcdov.com
li I —TL (C is &IT#-J - L 5 0 o S. tt'r+ky
Re: 1800 S Lemay - Ridgeview Classical Schools
Description of project: This is a request to explore the issues related to converting the existing Little Bears
Child Care facility into an expansion for Ridgeview Classical School. Presently, Little Bears and Ridgeview
are on separate lots. Therefore, a replat is also being considered that combines the two adjoining lots at
1800 & 1900 S Lemay Avenue (Parcel #s 87192-00-919 & 87192-28-001). Further, a building expansion of
Little Bears may be considered. The two lots are located in the Low Density Residential (R-L) Zone District.
The platting/replatting is subject to administrative (Type 1) review while converting Little Bears into a public
charter school would be a Site Plan Advisory Review.
Please see the following summary of comments regarding the project request referrenced above. The
comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed
components of the project application. Modifications and additions to these comments may be made at the
time of formal review of this project. If you have any questions regarding these comments or the next steps in
the review process, you may contact the individual commenter or direct your questions through the Project
Planner, Ted Shepard, at 970-221-6343 or tshepard@fcgoV.com.
Comment Summary:
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeaiSOfcgov.com
1. Public/Private schools are a permitted use in the RL (Low Density Residential) Zone District subject to a
TYPE 2 review (Planning and Zoning Board).
The northern parcel is not platted.
2. Land Use Code (LUC) 4.4(D)(1) All development in the RL zone district shall have a minimum lot area
the equivalent of three times the total floor area of the buildings.