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HomeMy WebLinkAboutRIGDEN FARM, PIONEER CHARTER SCHOOL - SITE PLAN ADVISORY REVIEW - 56-98U - CORRESPONDENCE -r a 4 �� 4 i iv 2 Ri&OeN Fh4z41 PIONEER SCHOOL e(loGK PLAW o' Sa iCo ARIL 7, 2003 RECEIVED CURRENT PLANNING April 28, 2003 Mr. Cameron Gloss Planning Director City of Fort Collins 281 North College Avenue Fort Collins, CO 80524 Dear Mr. Gloss: Pursuant to Section 2, 22-32-124 C.R.S., PIONEER School, a Poudre School District Charter School, is advising you of our intent to construct a facility in the Rigden Farm area of east Fort Collins. A preliminary site plan is attached for your review and comment from our architect Steve Steinbicker. We have had preliminary conversations with Ted Shepard in your department and Bill Franzen with the school district regarding the project. Bill informed us we must follow the same city review process which the school district uses for other district schools. We are excited about the project and would invite your comments and assistance to make this a positive project for the school and the Rigden Farm community. Sincerely Nancy M. Teau C Governing Board President PIONEER School 0� 14 PIONEER SCHOOL �I,oGK P��I AML 7, 2003 iz RECEIVED CURRENT PLANNING April 28, 2003 Mr. Cameron Gloss Planning Director City of Fort Collins 281 North College Avenue Fort Collins, CO 80524 Dear Mr. Gloss: Pursuant to Section 2, 22-32-124 C.R.S., PIONEER School, a Poudre School District Charter School, is advising you of our intent to construct a facility in the Rigden Farm area of east Fort Collins. A preliminary site plan is attached for your review and comment from our architect Steve Steinbicker. We have had preliminary conversations with Ted Shepard in your department and Bill Franzen with the school district regarding the project. Bill informed us we must follow the same city review process which the school district uses for other district schools. We are excited about the project and would invite your continents and assistance to make this a positive project for the school and the Rigden Farm community. Sincerely Nancy M: I)u Teau Governing Board President PIONEER School review of the proposal and the impacts the project will have on the surrounding community. Assuming you will be starting construction prior to October 1, 2003, once the City receives a "site development plan" application, Pioneer Charter School will have the right to have formal comments from the Fort Collins Planning and Zoning Board within 30 days (note the pending senate bill language changes this to 60 days). We request,, however, that you voluntarily postpone the date of the Planning and Zoning Board hearing date to give enough time for your design consultants and City development review staff to work out and resolve all site design issues prior to hearing. That way staff will be able to recommend approval to the Planning and Zoning Board. The best scenario for both Pioneer Charter School and the City of Fort Collins would be for the Planning and Zoning Board to approve the application at their hearing. If approved by the Planning and Zoning Board, the development may proceed. In the event that the project goes to the Planning and Zoning Board hearing without all the design issues worked out, the Planning and Zoning Board must provide comments on the application. Once Pioneer responds to the comments from the Planning and Zoning Board, and in the event that the Planning and Zoning Board is not satisfied with Pioneer Charter School's response to those comments, the Planning and Zoning Board may disapprove the application. This would trigger a hearing before the Board of Education regarding such plan. The board of education would then have the final decision making authority whether to approve the plan. Planning staff is excited about the Pioneer Charter School wanting to locate within a neighborhood such as Rigden Farm. In fact, our Comprehensive Plan (City Plan) encourages schools to be integral parts of neighborhoods and the community. In City Plan, Policy RD-4.1 Design, Planning and Siting of Schools states, "schools should be located in conjunction with Neighborhood Centers, Neighborhood Commercial Centers, and/or small neighborhood parks," which Pioneer School certainly will be doing by choosing this location. I truly do look forward to working with you to achieve necessary review as quickly and painlessly as possible. Please don't hesitate to call me if you have y question bout this process, or anything else related to this application. incere , Tro ones City�Pla er CC: Steve Steinbecker, Architecture West Cameron Gloss, Current Planning Director Gregory Byrne, Director of Community Planning and Environmental Services Paul Eckman, Deputy City Attorney 3 comments, may request a hearing before the board of education regarding such plan. Such hearing shall be held, if at all, within thirty days after the request of the relevant planning commission or governing body. The charter school then may proceed with its site development plan unless prohibited from doing so by school board resolution. (1.7) (a) A site development plan submitted to a local government by a board of education or charter school, as applicable, pursuant to subsection (1) or (1.5) of this section shall, at a minimum, include the following elements: (1) A description of the type of facility proposed for the site; (11) A preliminary legal description of the site for which the facility is proposed; (111) A drawing depicting the proposed location of the building envelope or building footprint of the proposed facility; (IV) A drawing or other appropriate documentation depicting proposed play, landscaped, and outdoor lighted areas of the proposed facility; (V) A vicinity map or description of public streets or roads adjacent to and serving the site; (VI) Drawings or other appropriate documentation depicting pedestrian and vehicular access, including bus access, circulation routes and patterns, and parking lots proposed for the site; . (VII) Identification of known f/oodplains and any other known geological hazards present on the site; (VII) A proposed method for compliance with applicable drainage laws and regulations governing the site; and (IX) Documentation concerning projected daily vehicle trips to and from the proposed facility based upon historical school district data compiled for comparable facilities. (b) Notwithstanding any other provision of law, a site development plan satisfying the requirements of paragraph (a) of this subsection (1.7) shall only be submitted in connection with a new facility whose construction is commenced on or after the effective date of this subsection (1.7)" The House bill, if passed into law this legislative session, specifies that the effective date is to be October 1, 2003, so if it does become law, the determination of whether the old or new statutory language applies to your application will depend on whether the actual date of construction of the school commences is prior to October 1, 2003. In the event that the construction commences on October 1, 2003 or later, the new language will apply. In accordance with state law, regardless of which language applies to the proposed new charter school building, the City of Fort Collins has ten days from the date we received the letter of advisement from you (received in our offices April 30, 2003), to request that the charter school submit a "site development plan" for the proposed facility. To that end, the City of Fort Collins formally requests the submittal of a "site development plan" of the proposed new Pioneer Charter School building and site layout to the Current Planning Department for review and comment. As the state law currently reads, there is no clarification of what specific submittal information constitutes a "site development plan," however the new proposed state law language clarifies this ambiguity in its description of elements (I) through (IX). We request that the submittal of the "site development plan" for the proposed Pioneer Charter School include all items described in elements (I) through (IX) plus a plat, utility plans and building elevations. This will give the City of Fort Collins the necessary information to conduct a complete N t Community Planning and Environmental Services Current Planning City of Fort Collins May 7, 2003 Ms. Nancy M. Du Teau Governing Board President PIONEER School 520 N. Sherwood Fort Collins, CO 80521. Dear Ms. Du Teau, AXED p�t� The current state law governing the development review by a municipality of a proposed new charter school is regulated in Colorado Revised Statutes (CRS) 22-32-124 sub- section (1.5) which states the following: "(1.5) Prior to contracting for a facility, a charter school shall advise in writing the planning commission, or governing body if no planning commission exists, which has jurisdiction over the territory in which the site is proposed to be located. The relevant planning commission or governing body may request the charter school to submit a site development plan for the proposed facility, but must issue such request, if any, within ten days after receiving the written advisement. If requested by the relevant planning commission or governing body, the charter school, acting on behalf of its sponsoring school board, shall submit such a site development plan. The relevant planning commission or governing body may review and comment on such plan to the governing body of the charter school, but must do so, if at all, within thirty days after receiving such plan. The relevant planning commission or governing body, if not satisfied with the response to such comments, may request a hearing before the board of education regarding such plan. Such hearing shall be held, if at all, within thirty days after the request of the relevant planning commission or governing body. The charter school then may proceed with its site development plan unless prohibited from doing so by school board resolution." There is however currently a pending Senate Bill 03-256 that proposes to change the above language to the following (bold text is new): "(1.5) Prior to contracting for a facility, a charter school shall advise in writing the planning commission, or governing body if no planning commission exists, which has jurisdiction over -the territory in which the site is proposed to be located. The relevant planning commission or governing body may request the charter school to submit a site development plan satisfying the requirements of subsection (1.7) of this section for the proposed facility, but n3ust shall issue such request, if any, within ten days after receiving the written advisement. If requested by the relevant planning commission or governing body, the charter school, acting on behalf of its sponsoring school board, shall submit such a site development plan. The relevant planning commission or governing body may review and comment on such plan to the governing body of the charter school, but n4ust shall do so, if at all, within 1hi#4Lsixty days after receiving such complete site development plan. The relevant planning commission or governing body, if not satisfied with the response to such 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 e. This tract has not yet been platted. Only the adjacent street rights -of -way have as part of the Rigden Farm Filing One. A plat will be necessary as part of the application. f. See section 3.2.2(K)(1)(9) of the LUC. The LUC specifies that minimum parking quantity is to be provided as follows:. • 1 parking space per 4 seats in the auditorium, or • 2 parking spaces per 3 employees, or • 1 parking space per 1000 square feet of floor area, whichever requires the greatest number of parking spaces. However, if a shared parking arrangement is available, then the maximum allowable quantity of parking spaces for the lot becomes 3 spaces per 1000 square feet of floor area. g. Please submit a "site development plan" to the Current Planning Department including the following items: • A description of the type of facility proposed for the site; • A preliminary legal description of the site for which the facility is proposed; • A site plan drawing depicting the proposed location of the building footprint, the proposed location of play areas, and outdoor lighted areas of the proposed facility; • A landscape plan, • Building elevations, • A vicinity map; • Drawings or other appropriate documentation depicting pedestrian and vehicular access, including bus access, circulation routes and patterns, and parking lots proposed for the site (this information can be shown on the site plan); • Identification of known floodplains and any other known geological hazards present on the site; • A proposed method for compliance with applicable drainage laws and regulations governing the site (coordinate with Stormwater Staff on this); • A traffic impact study (TIS) showing projected daily vehicle trips to and from the proposed facility and pedestrian/bicycle/transit trip data based upon historical school district data compiled for comparable facilities; A plat (which includes dedication of all necessary easements); and • A utility plan set. h. Be sure to keep careful track on Senate Bill 03-256, if it becomes law, it may affect how the governing laws apply to your application. See attached letter to Nancy M. Du Teau from Troy Jones dated May 7, 2003. 5 b. Be sure that your internal pedestrian and bicycle circulation provides direct connections to parks and community facilities. c. Bicycle parking must be provided near building entrances. 9. Park Planning: .a. The neighborhood and community parkland fees are based on square footage of each unit, and are due at the time of building permit. 10. Current Planning: a. Planning staff is excited about the Pioneer Charter School wanting to locate within a neighborhood such as Rigden Farm. In fact, our Comprehensive Plan (City Plan) encourages schools to be integral parts of neighborhoods and the community. In City Plan, Policy RD-4.1 Design, Planning and Siting of Schools states, "schools should be located in conjunction with Neighborhood Centers, Neighborhood Commercial Centers, and/or small neighborhood parks," which Pioneer School certainly will be doing by choosing this location. b. The Standards that would ordinarily apply to any development within the city of Fort Collins can be found in the Fort Collins Land Use Code (LUC). Refer to Section 3 (General Development Standards), and Section 4.5 (MMN Zoning District) in the LUC for the standards that typically,apply to development. The Land Use Code is available to view on the internet at www.fcgov.com/cityclerk/codes.php. c. Based on the line of communication that we have established up to this point on this project, I think we have a clear understanding between the development team, the Pioneer School, and the City of Fort Collins, and it seems that we all want to come up with a design that would meet Fort Collins development standards. Throughout the review process, keep in mind that the goal of our efforts should be for us to achieve a level of refinement on the proposed development plan so that staff can recommend to the Planning and Zoning Board that the project should be approved. Because the standards in our Land Use Code don't specifically apply to charter schools, they become guidelines to adhere to in order to achieve staff recommendation of approval to the Planning and Zoning Board. d. In the event that the project goes to the Planning and Zoning Board hearing without all the design issues worked out, the Planning and Zoning Board must provide comments on the application. Once Pioneer responds to the comments from the Planning and Zoning Board, and in the event that the Planning and Zoning Board is not satisfied with Pioneer Charter School's response to those comments, the Planning and Zoning Board may disapprove the application. This would trigger a hearing before the Board of Education regarding such plan. The board of education would then have the final decision making authority whether to approve the plan. 4 4. Water & Wastewater Utility: a. All 4 surrounding streets have 8" mains. b. The initial construction of the water and sewer mains in the streets surrounding this project provided many stubs into this site. These stubs will need to either be used or abandon at the main. c. One building will only need one water service and one fire line. d. The water conservation standards for landscape and irrigation will apply to the site. Plant investment fees, water rights and development review fees will be due at time of building permit. e. Mary Young at Utilities (221-6700) can coordinate with you the timing of applicable water and sewer fees. 5. Natural Resources: a. Provide adequate space in dumpster area to allow for recycling services. b. Use native plants/grasses and reduce bluegrass lawns as per LUC Article 3.2.1(E)(2)(3). c. There is an energy efficient design assistance program offered through the Fort Collins Utilities. The point of contact is Kevin McBride. d. Perhaps bio-swales and innovate water quality features could be used. e. Daylighting is great. f. Poudre School District (PSD) is a climate -wise partner. If you need help coordinating contact Sandy Hicks at 221-6600. g. Wetlands planting in the detention pond would be great. h. Natural Areas are nearby, and may be useful for classes on the environment. 6. Fire Department: a. Address must be visible from the street using a minimum 6" numerals on a contrasting background. b. See Section 3.6.6 of the LUC regarding Emergency Access. c. Contact Ron Gonzales of the Poudre Fire Authority to discuss emergency access issues, and to go over the specifics of how the Fire Code would apply to this project. 7. Light and Power: a. Normal development charges apply. b. Contact Light & Power for development charges, they are typically based on street frontage. 8. Transportation: a. The TIS update will need to address all modes of transportation including vehicle, bicycle, pedestrian and transit. Contact Eric Bracke (vehicular), Mark Jackson (ped & bike), and Garold Smith (transit) for scoping. 3 COMMENTS: 1. Zoning Department: a. A school in the MMN zone is a Type 2, Planning and Zoning Board use. b. Parking quantity requirements are in section 3.2.2 (K) of the Fort Collins LUC. 2. Stormwater Utility Department: Location: Rigden Farm Tract E - Custer/Minnesota/Kansas a. This site is in the Foothills drainage basin where the new development fees are $6,525/acre which is subject to the runoff coefficient reduction. b. The design engineer should refer to the Rigden Farm Filing 6 drainage report and SWMM since it was updated and refined from the original. c. Water quality treatment was included in the original design. d. The site is on Stormwater inventory map #12M. 3. Engineering Department: a. Street Oversizing Fees and Larimer County Road Impact Fees are likely to apply. Check with Matt Baker for the specific amount of these fees for your project. b. A Traffic Impact Study (TIS) will need to be submitted for review. The TIS needs to addresses site access, and all modes of transportation including automobile, bicycle, pedestrian, and transit. Coordinate with Eric Bracke from Traffic Operations to determine the level of detail necessary for the vehicular scope of the TIS. Coordinate with Tom Reiff from Transportation Planning to determine the level of detail necessary for the bicycle, pedestrian and transit scope of the TIS. c. It will be necessary to have a Development Agreement, a Development Construction Permit, and Utility Plans. d. Utility easements, 9 feet in width, will be required adjacent to all public street rights -of -way. e. It will be necessary to repair, replace, or install any damaged or missing portions of curb, gutter and sidewalk. f. If any existing sidewalks need to be removed for utilities, replacement will be the responsibility of the development, not the City or the utility providers. g. The cuts into the street for driveway and utility removal will need to be done to street patch standards. The adjacent street may need to be milled and overlayed if new cuts are close enough to one another. h. Driveway intersections with public streets will need to be designed in accordance with Lorimer County Urban Area Street Standards. The drawing shows radii, but at least the Minnesota and Limon driveway cuts need to be pans. 2 CONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins MEETING DATE: 4/7/2003 ITEM: Pioneer School in Rigden Farm APPLICANT: Steve Steinbecker Architecture West Phone 207-0424 Fax 225-0252 LAND USE DATA: The request is to construct a charter school (Pioneer School) on Tract T (4.5 acres) in the Rigden Farm neighborhood. Pioneer has been under charter for 2 years now, and serves the 71h through the 12'h grades. The building is proposed to be a roughly 22,000 square foot, 2 story builing. The site is bounded by Custer Drive on the south, Minnesota Drive on the east, Kansas Drive on the west, and Limon Drive on the north. DEPARTMENTAL CONTACTS: Current Planning- Troy Jones 221-6750 Zoning Department- Gary Lopez. 221-6760 . Engineering Department- Marc Virata 221-6605 Street Oversizing Coordinator- Matt Baker 221-6605 Poudre Fire Authority- Ron Gonzales 221-6570 Stormwater Utility- Glen Schlueter 224-6065 Water & Sewer Utilities- Jeff Hill- 221-6700 Natural Resources Development Planner Doug Moore 221-6750 Light and Power Alan Rutz _ 221-6700 Transportation Services (ped. & transit) Mark Jackson 416-2040 Transportation Services (traffic) Eric Bracke 224-6062 Transf art (local bus service) Garold Smith 224-6195 Park Planning Jason Stutzman 416-2260 COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 CURRENT PLANNING DEPARTMENT Community Planning and Environmental Services Current Planning City of Fort Collins Steve Steinbecker Architecture West 160 Palmer Drive Fort Collins, CO 80525 Phone 207-0424 Fax 225-0252 Dear Mr. Steinbecker: A X�p May 7, 2003 For your information, attached is a copy of the Staff's comments concerning the proposed Pioneer School at Rigden Farm presented before the Conceptual Review Team on April 7, 2003. The comments are offered informally by Staff to 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 should have any questions regarding these comments or the next steps in the review pr cess, please feel free to call me at 221-6750. incerely, 1 Tro . Jones City PI nner cc: Eric Bracke, Traffic Operations Stormwater Department Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020