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HomeMy WebLinkAboutRIDGEVIEW CLASSICAL SCHOOL EXPANSION - SPAR - SPA130002 - REPORTS - RECOMMENDATION/REPORTRidgeview Classical School Expansion SPAR, # SPA130002 Planning & Zoning Hearing June 20, 2013 Page 7 6. Neighborhood Meetinq: A neighborhood information meeting was held on April 29, 2013. A summary of this meeting is attached. In general, the focus of the discussion centered on issues related to traffic. Both the applicant and the City's traffic operations engineer were able to address these concerns. As mentioned, beginning with the Fall 2013 semester, the City will increase the enforcement of the prohibition of left turns on to Lemay from the pork chop island and increase the protected left turn phase for the westbound leg of East Stuart Street at Lemay Avenue during times of morning drop-off and afternoon pick-up of students. 7. Findings of Fact/Conc I us ions: A. The change of use to a public charter school within an existing facility triggers review by the City of Fort Collins. B. The use of the building for a public charter school 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. This is because public schools are permitted in the R-L, Low Density Residential zone and the existing facility has been a part of the Stonehenge neighborhood since 1984. In addition, its location along an arterial street provides a transition and buffer for the benefit of the residences to the east. The 7,500 square foot, one story building on a 1.06 acre lot is under the allowable density and fits within the established character of the neighborhood. The extent of the project is mitigated by a parking lot that exceeds minimum standards and an internal circulation system that has proven to be workable. The construction of a missing segment of public sidewalk completes the required public improvements. C. The Site Plan Advisory Review complies with the applicable General Development Standards of Article Three and the zone district standards of Article Four. RECOMMENDATION: Staff recommends approval of the Ridgeview Classical School Expansion, 1900 South Lemay Avenue, Site Plan Advisory Review #SPA130002. 'if 6 W '-7 - 6 �-- Ridgeview Classical School Expansion SPAR, # SPA130002 Planning & Zoning Hearing June 20, 2013 Page 6 F. Section 3.2.4 - Lighting There will be no new lighting associated with the conversion of the existing building G. Section 3.5.1— Building and Project Compatibility The existing one-story building was designed such that the materials, colors and scale were selected to be compatible with the existing residential units to the south and east while at the same time intending to convey a commercial aspect located along an arterial street. The proposed exterior upgrades will modernize the building and yet remain compatible with the neighborhood. H. Section 3.6.4 — Transportation Level of Service Requirements A Transportation Impact Study was not performed for this building conversion due to the reduction in trips generated by the former child care facility and the projected school enrollment remaining at present levels. The City's Traffic Operations Department, however, has reviewed the proposed project. While there is increased congestion associated with morning and afternoon activity, there is no diminution of Level of Service at the Lemay Avenue / East Stuart Street intersection. School traffic does not coincide with peak traffic on the roadways and tends to dissipate after a short period. The internal circulation pattern was improved with the expansion in the Fall of 2006. At that time, the internal flow of traffic associated with grades K — 1 were separated from grades 2 — 6. This system takes advantage of access from two public streets with grades K — 1 using Lemay Avenue and grades 2 — 6 using East Stuart Street. Grades 7 — 12 have staggered start and finish times reducing conflicts with the younger grades. This system is explained to parents, students and staff at the beginning of every school year. As to external circulation, the City's Traffic Operations Engineer has agreed to adjust the auto -detection system at the existing traffic signal at Lemay/Stuart. This detection will adjust the protected left turn green phase for the westbound leg of Stuart Street thus allowing more cars to turn left to go south on Lemay than what is currently allowed. This extra time, however, will only be allocated during the school drop-off and pick-up times so the primary north -south traffic on Lemay is not impacted during peak times. In addition, the Traffic Engineer has committed to increasing enforcement of the illegal left turn exits from the campus to southbound Lemay. Drivers making these illegal turns are ignoring two large signs prohibiting this turn movement. As an alternative, these drivers will be encouraged to use the signal at Lemay/Stuart. Ridgeview Classical School Expansion SPAR, # SPA130002 Planning & Zoning Hearing June 20, 2013 Page 5 B. Section 4.4(D)(1) - Density This standard requires that the minimum lot area be at least three times the floor area of the building. With a lot area of 46,110 square feet and a building floor area of 7,500 square feet, the density complies with the standard. 8. Compliance with Applicable General Development Standards: A. Section 3.2.1 - Landscaping and Tree Protection The existing facility and parking lot are well -landscaped with mature plant materials. B. Section 3.2.1 - Parking Lot Perimeter Landscaping The existing parking lot is located internally to the site with no exposure along a public street. C. Section 3.2.1 - Parking Lot Interior Landscaping The existing parking lot includes more than 6% of the interior landscaping in'the form of landscape islands. D. Section 3.2.2 - Access, Circulation and Parking The site, in conjunction with the existing school, is already well-connected to the three surrounding public streets with direct access provided by connecting walkways. As mentioned, there is an 80-foot long gap of missing public sidewalk along Welch Street that will be constructed with this project. E. Section 3.2.2 — Parking The school will be picking up 19 spaces. Combined with the existing 128 spaces, the campus would now include a total of 147 spaces. The standard requires that schools provide a minimum of two spaces per three employees, or one space per 1,000 square feet, or one space per four seats in the auditorium, whichever is greater. The school has 94 employees requiring 63 spaces. The size of the combined buildings is 66,271 square feet requiring 67 spaces. The auditorium contains 400 seats requiring 100 spaces. The parking lot would contain 147 spaces thus exceeding the standard by the strictest of the three measures. Ridgeview Classical School Expansion SPAR, # SPA130002 Planning & Zoning Hearing June 20, 2013 Page 4 5. Character: With regard to character, the former child care facility have been in place since 1984. As mentioned, the building is one-story in height and contains 7,500 square feet. Its location along Lemay helps provide a buffer from an arterial street for the benefit of the Stonehenge neighborhood. Landscaping has matured and the building is now comfortably situated within the surrounding context of both the existing school and the two business parks to the north and south as well as the residential neighborhood. There are no planned building additions. The exterior improvements are designed to upgrade both the appearance and energy efficiency of the building. These improvements would not alter the existing character of the property. 6. Extent: With regard to extent, the conversion of a child care facility into classrooms for the existing public charter school is expected to create a level of intensity that is either equal to or lower than that of a child care facility.- The existing outdoor play area will be available as open space serving the campus. The six foot wooden privacy fence will remain along Indian Summer Court. With the public school schedule, there will be minimal activity on evenings, weekends and during school holidays and summer break. In fulfillment of City Plan policies, the re -use of an existing building is sustainable and complies with polices related to compact urban growth. Existing infrastructure is in place and a public charter school contributes to the distinctiveness and vibrancy of the neighborhood. As part of this S.P.A.R., Ridgeview Classical will construct an 80-foot long segment of missing sidewalk along their Welch Street frontage. 7. Compliance with R-L Zone District: A. Section 4.4(B)(3)(b)1. — Permitted Use Public and private schools for elementary, intermediate and high school education are permitted in the R-L zone, subject to review by the Planning and Zoning Board. (In this case, being a public school, the request is subject to review by the Planning and Zoning Board in accordance with state statutes.) Ridgeview Classical School Expansion SPAR, # SPA130002 Planning & Zoning Hearing June 20, 2013 Page 3 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 a public school 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 charter school governing body, the Colorado Charter School Institute. . 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 Colorado Charter School Institute 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. Location: With regard to location, the former child care facility at 1900 South Lemay Avenue is located within an established neighborhood known as Stonehenge, a master planned community featuring a wide variety of densities and housing types as well as a small office park at the corner of Stoney Hill Drive and Lemay Avenue. The site was originally developed as a child care facility featuring a 7,500 square foot building, 19- space parking lot, mature landscaping and an outdoor play area enclosed by a six foot high privacy fence. The site is connected internally to the neighborhood by Indian Summer Court with limited access onto Lemay Avenue (right-in/right-out only). There is internal cross -access with the Ridgeview Classical School allowing shared parking and access to East Stuart Street. Transfort Route Five provides hourly service along Lemay Avenue. The Spring Creek Trail is 1,100 feet (less than one -quarter mile) to the north. The proximity of the building to the existing school allows for the separation of ages within a campus setting. Ridgeview Classical School Expansion SPAR, # SPA130002 Planning 8 Zoning Hearing June 20, 2013 Page 2 The Site Plan Advisory Review complies with State Statutes as to the location, character and extent of the project. Further, the project complies with the applicable General Development Standards, Zone District Standards and is in conformance with City Plan. COMMENTS: Background: The surrounding zoning and land uses are as follows: N: M-M-N; Stuart Street Medical Park (1984) S: R-L; Residential (Vineyard at Stonehenge First Filing, 1980) E: R-L; Residential (Stonehenge Sixth Filing, 1978) W: R-L; Residential (Indian Hills Eighth Filing, 1965) 2. Zoning Histo A. Former Child Care Facility — 1900 South Lemay Avenue The property was annexed in 1971 as part of the larger Spring Creek Farms Second Annexation. ' The parcel was originally platted as townhomes as part of the Stonehenge Sixth Filing in 1978. The parcel was replatted into a 1.06 acre parcel as National Child Care Center P.U.D. in 1984. B. Existing Ridgeview Classical School The original building was constructed for First Assembly of God. In 2001, the building was converted to the Ridgeview Classical School Public Charter School via the Site Plan Advisory Review process. In 2004, a request for a building addition was denied by the Planning and Zoning Board primarily due to concerns about a parking agreement with Stuart Professional Park . In 2006, a 9,366 square foot addition was approved by the Board along with the removal of a modular structure and installation of a playground and turf area. During this time frame, the parking dispute has been resolved and Ridgeview Classical School has grown but remains under the capacity authorized by the Poudre School District. FF6'A&'rt`�Collins ITEM NO 2 MEETING DATE 6/20/13 STAFF SHEPARD PLANNING & ZONING BOARD PROJECT: Ridgeview Classical School Expansion, 1900 South Lemay Avenue, - Site Plan Advisory Review #SPA130002 APPLICANT: Ridgeview Classical School 1800 South Lemay Avenue Fort Collins, CO 80525 OWNER: Same PROJECT DESCRIPTION: This is a request to convert the former Little Bears Child Care facility, 1900 South Lemay Avenue, into an expansion for Ridgeview Classical School by remodeling the interior into classrooms that would serve grades 7th through 12th. The exterior of the building would be upgraded to improve energy efficiency and to more closely match the existing school next door. The building contains 7,500 square feet and 19 parking spaces. There would be no changes to the total square footage and no changes to the existing parking lot. The existing playground would be converted to open space serving the entire campus. The site is one acre in size and zone R-L, Low Density Residential. Ridgeview Classical School presently serves 754 students in grades kindergarten through 12th. The primary purpose of the expansion would be to serve the existing enrollment. As with all public and public charter schools in Fort Collins, this expansion would be processed as a Site Plan Advisory Review per Colorado State Statutes. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The former child care facility is next door to the existing school. The conversion to a public school charter is governed by Colorado State Statutes. Public schools are a permitted use in the R-L, Low Density Residential zone. Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750