HomeMy WebLinkAboutRIGDEN FARM, PIONEER CHARTER SCHOOL - SITE PLAN ADVISORY REVIEW - 56-98U - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSAugust 20, 2003
Mr. Cameron Gloss, Planning Director
City of Fort Collins
281 N. College Avenue
Fort Collins, CO 80524
Dear Mr. Gloss,
On behalf of the Governing Board of PIONEER School, I am writing to respond to
concerns about traffic issues that have been raised regarding our new school facility to be
located in Rigden Farm.
The Board is aware of safety and stacking concerns with school pick-up and drop off
times. We are in full agreement with the idea of right in only access from Minnesota and
will be active in educating our parent population about the importance of this safety and
traffic circulation issue. We have had excellent success with parental compliance with
traffic and parking policies in the past, and are confident we will have strong support. As
an ELOB school (Expeditionary Learning — Outward Bound) environmental stewardship
and awareness is strongly a part of our philosophy. We have always promoted
carpooling and other alternative modes of transportation options for our population. A
high number of our students bike to school, which we expect to continue, and we also
have a very high percentage of carpoolers.
Our curriculum and program integrate numerous opportunities for student learning to
take place off -site. There are many overnight (some even several days- week long)
adventure trips scheduled for all students throughout the year. It is accurate to say that
one day per week, each class (grade level —approximately 60 students) will be attending
an off site function, thereby further easing the number of cars on those days. We are in
favor of, and developing an official policy for, staggered start and end times for the
school day— The policy being considered is junior high school beginning at 9:00 and
ending at 3:30, high school in session 8:30 until 3:00. These staggered operations should
also alleviate much of the drop-off/pick-up traffic pressure.
In short, the PIONEER community supports traffic mitigation strategies such as the
circulation patterns described; is committed to actively and enthusiastically supporting
alternative modes (bikes, carpool, walk, city bus when available), and is in the process of
formulating an official policy to stagger the beginning and end of school days to help
offset potential traffic peaks.
Sincerely,
Kim Nichols
Governing Board President
PIONEER School for Expeditionary Learning
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August 20, 2003
Mr. Cameron Gloss
Planning Director
City of Fort Collins
281 N. College Avenue
Fort Collins, CO 80524
Dear Mr. Gloss;
Pursuant to conversations between our architect, Steve Steinbicker and Troy Jones in
your department, this letter is to confirm our agreement to an extension of the time frame
for the Planning and Zoning review of the new PIONEER School for Expeditionary
Learning Charter School until September 5, 2003 at 5pm. We understand that this will
allow more time for the staff review of our plans and will also accommodate the need for
our project to be considered at the September 4, 2003 Planning and Zoning Board Public
Hearing. We look forward to continuing to work with you in the spirit of cooperation
through this process.
Sincerely,
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Kim Nichols
Governing Board President
PIONEER School for Expeditionary Learning
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The issue will be if drop-off/pick-up vehicles stay near the curb so passing
motorists can move by safely.
Question:
Is the information and analysis in the supplement to the TIS (dated August 13,
2003) sufficient?
Answer -
More appropriate is whether the additional information provides additional
possibilities concerning the projects traffic impacts. The additional information
provided is plausible from a conditional stand point.
If the school does have one grade of students attending off site functions each
day of each week throughout the school year and the students are taken to and
dropped off at the off site location, the approximate 20% reduction in peak hour
trips could be realized.
If the school does staggered starts of half of the students, then the 50% reduction
is possible.
The pick up and drop off characteristics described in the 3rd paragraph of the
revised TIS are calculated values and acceptable from an analysis/planning
standpoint. On any given day, how parents act will determine whether the drop
off/pick up area functions better, equal to, or less than planned. Those daily drop
off and pick up characteristics could be significantly enhanced if the school takes
an active roll and the discussed off site and staggered operations are employed
as daily operating characteristics of the school.
Since there is no way of knowing how much car pooling or walking/bike riding will
happen at the school I'm unable to provide anything more than those activities
can reduce traffic impacts to an extent comparable to the amount performed.
If the various functions and/or operating characteristics are employed, and
maintained, then Traffic Operations is comfortable with most of the possibilities
offered in the additional TIS.
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City of Fort Collins
Community Planning and Environmental Services
Current Planning
Current Planning Questions for
Traffic Operations
Answers provided by Ward Stanford
August 19, 2003
Question:
Does Traffic Operations recommend approval of the proposed project?
Answer:
Yes, so long as the school administrators take an active and continuing role in
the daily drop off and pick up activity. The schools active participation further
helps to improve safety for the students and area population.
We request that the school limit its access from Minnesota to being a right in only
access and notify parents of this condition. The access could possibly be curved
to encourage right in only movements and discourage left turns in from
Minnesota. Organizing of the traffic flow always provides safety benefits as well
as better function.
The school does have a unique physical characteristic in that a trail runs through
the property. Parents could also drop off students on other streets that access
the trail and allow the students to walk from neighboring streets. Again, reducing
the impact around the immediate school area.
Question:
Provided there's no left turn into the school parking lot from either Minnesota or
Custer, is there sufficient stacking on Minnesota, Limon, and Kansas to
accommodate the drop-off and pick-up based on the numbers in the TIS?
Answer:
Based on the discussion given in paragraph 3 of the supplement to the TIS
(dated August 13, 2003)... yes. The discussion gives the original numbers as well
as discussion with the new reduced numbers. Using the original numbers in the
reduced numbers discussion, the surrounding streets will provide acceptable
stacking space for waiting drop-offs/pickups. This is assuming adult motorists will
behave responsibly while waiting, and that the on -street parking area adjacent to
the school property is available (not parked in by area residents) for waiting
parents.
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281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
students at that school and the higher student population, it is concluded
that the number of waiting vehicles at the Pioneer Charter School would not
exceed this number (9). Therefore, the available curb frontage is
sufficient to accommodate the waiting vehicles with one dismissal time for
the entire school. Once dismissal occurs, the leaving vehicles will be
replaced by those parents that arrive and leave in a more timely manner.
It is concluded that the on -site curb frontage will likely handle the
expected student pick-up situation.
It has been demonstrated that the site plan for the drop-off and
pick -off area is probably adequate with one start/dismissal time. However,
below are listed a series of mitigation measures that should also be
applied to the analysis:
- At the Pioneer Charter School, at least one grade per day per week
has activities that are not at the main campus. More often than not,
students go directly to that site. Therefore, on a daily and peak
hour basis, the trip generation would be reduced by approximately 20
percent.
- The Pioneer Charter School intends to stagger the start/dismissal
times. The intention is to have two different start/dismissal times
for three grade blocks. If the start/dismissal time is staggered by
at least 30 minutes, the peak hour drop-off and pick-up
characteristics described earlier in this memorandum would be reduced
by 50 percent.
With the above mitigation measures, the drop-off and pick-up area operation
will be improved dramatically, such that there will not be any likelihood
that traffic will spill onto the public street system.
Kansas Drive, Limon Drive, and Minnesota Drive are all classified as
local streets. Local streets are typically 30 feet wide with the following
components: travel lane width-16 feet and parking lane width-7 feet (14
feet both sides). Rigden Farm was the first development to go through the
"City Plan" process. In the City approval, bike lanes were added to these
streets, even though bike lanes are not required on local streets. The
bike lanes are 6 feet wide (12 feet both sides). Therefore, the curb -to -
curb width of these streets is 42 feet. From the site plan, it can be seen
that parking is provided on all of these streets. Provision of this
parking will have a mitigating effect if some parents choose to wait/park
on the public street system adjacent to the site. The bike lanes on these
local streets will also provide for/encourage the use of alternate modes in
accessing this site.
This memorandum provides further clarification of my August 5, 2003
memorandum. It has been demonstrated that the trip generation will be less
than previously reported and the designated on -site drop-off and pick-up
area will adequately accommodate the expected traffic related to the
proposed Pioneer Charter School within Rigden Farm.
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MEMORANDUM
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TO: Steve Steinbicker, Architecture West LLC(;,,DO
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DATE: August 13, 2003 ONAL
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SUBJECT: Pioneer Charter School Transportation Impact Study -
Additional information (File: 0331ME02)
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Given City staff comments, I believe that additional
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information regarding transportation and traffic pertaining to the
proposed Pioneer Charter School in Tract E at Rigden Farm is in
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order. First of all, two corrections are that the student population
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will be 360 students, not 380 as previously reported, and it will
have grades 7 through 12. This will cause a reduction in the trip
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generation.
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In addition to the reduction in the calculated trip generation
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using Trip Generation, 6t6 Edition, ITE caused by the reduction in the
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number of students, the owner representative indicated that due to an
established program for carpooling and a high number of students who
walk and ride bikes, the daily trip generation was thought to be
high. There would be less faculty compared to that present at a
normal school. The owner representative indicated that the daily
trip generation would be on the order of 700-800 rather than 1310
trip ends reported in my previous memorandum.
City staff indicated concern with regard to the ability of the
drop-off and pick-up area to handle the expected traffic_ The
previously scaled 270 feet of drop-off/pick-up curb frontage has been
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accurately measured at 300 feet. The previous analysis
indicated 130-140 drop-offs and pick-ups occurring before and after
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school. With the reduction in the number of students, this would be
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reduced to 125-135 (use 130). In the 20 minute peak period before
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school, the average arrival would be 6.5 vehicles per minute (use 7).
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At 40-50 feet of curb space (use 45 feet) per vehicle, the available
curb space can accommodate 6.7 vehicles per minute. The average
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drop-off duration will be 30-40 seconds. It is concluded that the
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available curb frontage will likely provide for all of the expected
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drop-offs with one start time for the entire school.
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Typically, the pick-up situation (school dismissal) is
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different in that parents often arrive prior to the dismissal time
and wait for their students. The wait time is longer than the drop-
off time. Since parents are waiting for a longer period of time, the
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amount of curb space used by each vehicle will be less. Pick-up
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vehicles will utilize 25-30 .feet of curb space. Therefore, 10
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vehicles can be accommodated in the designated area. Based upon data
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collected at the Liberty Commons Charter School, nine vehicles waited
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at least 10 minutes prior to dismissal. Given the age of the
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Figure 4C-3. Warrant 3, Peak Hour
2 OR MORE LANES & 2 OR MORE LANES
2 OR MORE LANES & 1
1 LANE & i LANE
Page 4C-9
400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 1600 1700 1
-1-1� MAJOR STREET —TOTAL OF BOTH APPROACHES —
VEHICLES PER HOUR (VPH)
'Note: 150 vph applies as the lower threshold volume for a minor -street
approach with two or more lanes and 100 vph applies as the lower
threshold volume for a minor -street approach with one lane.
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• 100
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MATTHEW J. DELICH, P.E.
2272 GLEN HAVEN DRIVE
LOVELAND, CO 80538
Phone: 970 669-2061
TABULAR SUMMARY OF VEHICLE COUNTS
Date: 6.19-03 Observer: Michael
Day: Thursday Jurisdiction: Fort Collins
Intersection: Timberline/Custer
Time
Begins
Northbound: Timberline
Southbound: Timberline
Total
northlsouth
Eastbound: Custer
Westbound: Custer
Total
eastlwest
Total
All
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R
Total
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S
R
Total
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I R
Total
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S
R
Total
7:15
0
191
2
193
2
130
0
132
325
0
0
6
6
3
0
1
4
10
335
7:30
2
279
2
283
3
151
0
154
437
0
0
2
2
2
0
0
2
4
441
7:45
1
300
10
311
1
171
0
172
483
0
0
2
2
5
0
0
5
7
490
8:00
1
316
9
326
3
239
1
243
569
1
0
1
2
6
0
0
6
8
577
8:15
1
243
7
251
1
222
0
223
474
0
0
4
4
2
0
0
1
6
480
8:30
1
1229
1 5
235
1
1198
1 0
1 199
434--T
0 T07
2
2
3
1 0
1 1
4
6
440
17:30.8:301 5 11138128 1171 1 8 17831 1 1 792 1 1963 1 1 1 0 1 9 10 15 1 0 1 0 15 25 1988
I PHF 1 0.9 1 0.81 1 0.63 0.63
4:15
2
237
5
244
4
298
0
302
546
1
0
3
4
11
0
1 5
16
20
566
4:30
4
255
6
265
4
247
1
252
517
1
1
2
4
2
0
1
3
7
524
4:45
6
256
7
269
4
311
0
315
584
0
0
3
3
5
1
2
8
11
595
5:00
5
245
8
258
6
318
1
325
583
1
0
7
8
5
0
2
7
15
598
5:15
3
259
12
274
2
353
1
356
630
1
0
4
5
9
0
4
13
18
648
5:30
4
234
9
247
3
322
1
326
573
1
0
4
5
7
0
2
9
14
587
4:45.5:45 1 18 1994 1 36 1048 15 113041 3 1 1322 2370 1 3 1 0 1 18 1 21 �26 1 1 1 10 1 37 1 58 1 2428
PHF 0.96 1 0.93 0.66 1 0.71
61
APPENDIX A
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- AM/PM
RECENT PEAK HOUR TRAFFIC
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Custer
Figure 3
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SCALE: 1'=100'
SITE PLAN
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SITE LOCATION
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NO SCALE
Figure 1
The pick-up time presents a whole other set of concerns because
parents arrive so early and wait in "prime areas" for their children. This
type of behavior should be discouraged by the school administration. If
the pick-up area were closed until school was actually dismissed, this
practice would not occur on the school property, but may be pushed onto
Minnesota Drive. Since this is even worse than having the waiting
occurring on the school property, it is recommended that staggered pick-up
times be instituted. Details regarding the pick-up situation should be the
subject of further analysis, but suffice it to say that it will involve
considerable school staff in the pick-up area and full cooperation of
parents. The staggering of the dismissal times will have a mitigating
effect on the drop-off situation, since that start times will also need to
be staggered.
It is concluded that the trip generation for the Pioneer Charter
School will be higher than the land uses contemplated for the parcel in the
original Rigden Farm plan. However, since other nearby parcels have been
proposed and built at a density that is less than that analyzed in the
cited TIS, the impact will be mitigated. It is expected that a signal will
not be warranted at the Timberline/Custer intersection until there is
considerably more development within Rigden Farm. The impacts of drop-off
and pick-up area/times can be mitigated by staggering the start and
dismissal times for various grade levels.
A f w) 3
City staff requested a peak hour count at the Timberline/Custer
intersection to determine whether signal warrants are close to being met.
While peak hour signal warrants alone are seldom used to install a traffic
signal at any location, they are a gauge to determine when other signal
warrants are close to being met. In addition to this, they are the easiest
signal warrant to predict. Figure 3 shows the peak hour traffic at the
Timberline/Custer intersection. These counts were obtained in June 2003.
Raw count data is provided in Appendix A. A peak hour signal warrant
analysis is also provided in Appendix A. From this analysis, the peak hour
signal warrant will not be met until the westbound volume exceeds 150
vehicles per hour. This will not likely occur until more development occurs
within Rigden Farm. It is likely that the development of the commercial
parcel within Rigden Farm would cause the peak hour and, potentially, other
signal warrants to be met at the Timberline/Custer intersection.
City staff indicated a concern with regard to the drop-off and pick-
up characteristics related to charter schools. This concern stems from
observations and complaints related to other schools in Fort Collins.
Staff is aware of troublesome situations at the Ridgeview Classical School
and the Liberty Commons Charter School. At the time I was contracted to
conduct this study, the Ridgeview Classical School was closed for the
summer. Traffic observations and counts were conducted at the Liberty
Commons Charter School in the morning peak hour and afternoon peak hour of
the school. Liberty Commons Charter School has 535 students in grades K-9.
It is likely that the drop-off and pick-up characteristics at Liberty
Common School are somewhat influenced by the age of the students. In the
morning peak hour, the shortest drop-off duration was 27 seconds and the
longest drop-off duration was 6 minutes. There were a number of long (>3
minutes) drop-off durations that occurred early and late in the morning
observation period. In many cases, parents got out of the cars and walked
young students to the door. These observations were not included in
calculating an average drop-off duration of 64 seconds. It is expected
that the average drop-off duration would be lower (30-40 seconds) with the
older students at the Pioneer Charter School. In the afternoon peak hour
of the school, the shortest pick-up duration was 21 seconds and the longest
pick-up duration was approximately 30 minutes. There were a number of
observations where parents arrived more than 15 minutes before dismissal
and waited in the parking lot area. This early arrival presents a concern
in that vehicles tend to clog the pick-up area and spill into the public
street. This behavior should be modified by not allowing these extended
wait times. This may be a function of the age of the children at the
Liberty Commons Charter School. Even after discounting some of the
extremely long pick-up duration times, the average pick-up duration was
almost 4 minutes.
The Pioneer Charter School site plan indicates ingress from Minnesota
Drive and egress to Custer Drive. Approximately 27G feet of passenger curb
frontage is provided. Based upon the trip generation, it is expected that
there would be 130-140 drop-offs and pick-ups occurring before and after
school. If it is assumed that the peak occurs in a 20 minute period, the
average arrival rate for drop-offs is one vehicle every nine seconds.
Peaking characteristics for drop-offs can cause the arrival rate to be
higher for short (1-3 minute) periods. This could result in 10-15 arrivals
during the peak 1-3 minutes. However, the average would be 6-7 arrivals
per minute. Since vehicles will be pulling up parallel to the curb (with no
backing), a given vehicle will typically use approximately 2-3 car lengths
to pull -in and pull-out. If a typical car is 18 feet, then 40-50 feet of
curb space is needed for each maneuver. It would appear that the existing
curb space could accommodate 6-7 cars at one time.
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MEMORANDUM
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FROM: Matt Delich
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DATE: August 5, 2003 vAL
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SUBJECT: Pioneer Charter School Transportation Impact Study
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(File: 0331ME01)
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JTract
E at Rigden Farm is proposed to have the Pioneer Charter
School. This tract is bordered by Limon Drive on the north,
Minnesota Drive on the east, Custer Drive on the south, and Kansas
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Drive on the west. Figure 1 shows the location of Tract E within the
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Rigden Farm area. The "Rigden Farm Transportation Impact Study,"
January 1999, addressed the transportation impacts of the overall
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Farm development. City staff requested a trip generation
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comparison, a peak hour traffic count at the Timberline/Custer
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intersection, and an analysis of the pick-up/drop-off area on the
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e alternative moes analyses were
site. The provided in the cited TIS
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therefore additional alternative modes analyses are not required.
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Figure 2 shows the site plan for the Pioneer Charter School.
The proposed school building is 29,000 square feet. The proposed
student population will be 380 students in grades 6 through 12. The
site plan shows a large drainage easement, running west to east
through the middle of Tract E. Initial development will occur on the
south portion of the site. The north portion of the site will be
used as recreation fields and future potential parking. Access to
the site will be from Minnesota Drive (ingress only) and to Custer
Drive (egress only). When the north portion of the site is
developed, access will be to/from Minnesota Drive and Limon Drive.
Custer Drive is classified as a collector street. All other streets
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are adjacent to this site are classified as local streets.
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In the cited TIS, Tract E was within Phase 1 of Rigden Farm and
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contained 80 apartment dwelling units. From Table 2 of the TIS,
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Tract E was expected to generate 530 daily trip ends, 40 morning peak
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hour trip ends, and 50 afternoon peak hour trip ends. With 380
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students, the Pioneer Charter School is expected to generate 1310
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daily trip ends, 350 morning peak hour trip ends, and 76 afternoon
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peak hour trip ends. The Pioneer Charter School will generate
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significantly more daily and morning peak hour trip ends compared to
the apartment land use shown in the cited TIS. However, it should be
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noted that development proposals for other parcels, adjacent to and
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nearby Tract E, have generally had lower trip generation compared to
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that shown in the cited TIS. While the daily and morning peak hour
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trip generation may not be a "wash," the increase will be no more
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than 10-15 percent. The Pioneer Charter School can mitigate the
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morning peak hour traffic load by having staggered start times. This
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can be accomplished by starting three grades at least 30-45 minutes
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before the other three grades. This will cause a staggering of the
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dismissal times also, although the afternoon peak hour of the street
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will not be significantly impacted by the Pioneer Charter School.
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ARCHITECTURAL GUIDELINES
The Governing Board has committed to the highest performing building that they
can financially support. The goal of this project is to learn from the recent success of the
Poudre Schools, (Zach and Bacon Elementary) and incorporate similar high-performance
daylighting, building materials, construction techniques which subsequently produce the
optimum learning environment for their students and staff. The Governing Board has
committed to this project being a LEED certified project. Subsequently, significant
amounts of windows, sunscreens, solar panels and other building materials are
incorporated as a means to obtain this exceptional project goal.
The proposed building materials, colors, scale and construction were selected to
be compatible with the existing residential units to the east while at the same time
intending to blend with proposed commercial development to the west. Sloped metal
and/or asphalt shingle roofing will be provided. A combination of lighter wood or metal
siding will be used as an accent on the upper level of the school to break up the scale of
the building, with the base of the structure utilizing 'heavier' synthetic stucco and stone
materials,
Tinted insulating windows in natural earth tones will be included in the palette of
exterior wall finishes. Accents of roof overhangs and timbered elements are included.
Architectural elements include a variety of exterior forms to be a non -repetitive
design but with attention to consistent design elements on all sides of building facades.
Building materials, canopies, columns and detailed design elements will add to the
differentiation but cohesiveness of the building architecture.
ARCHITECTURE WEST LLC
August 20, 2003
potential neighborhood traffic conflicts while allowing for adequate queing of parent
vehicles.
Entering northbound from Minnesota will not be permitted at the peak A.M. and
P.M. periods. The School will operate with staggered start and dismissal times for grades
7-9 and 10.12.
A combination of student bicycle, walking, public bus usage and carpooling are
currently being utilized, supported and encouraged by the School and parents alike. This
would continue at their new facilities.
Detached sidewalks (5') shall be provided along all street right-of-ways.
Additionally, an 8' pedestrian and bike path, with a bridge connection to the school, shall be
constructed and maintained through the entire site connecting on the east to the existing
path and shall ultimately connected to future development to the west and extending to
Timberline Road and the retail portion of the project.
No other additional off -site improvements are required.
PUBLIC UTILITIES
All basic utilities required for this development are existing and/or available for extension
to the property. Adequate capacity currently exists with the City utilities infrastructure to
serve the project.
WATER & SEWER City of Fort Collins
STORM DRAINAGE City of Fort Collins
ELECTRIC City of Fort Collins
POLICE, PARKS AND OPEN SPACE City of Fort Collins
FIRE Poudre Fire Authority
NATURAL GAS Excel Energy
TELEPHONE Owest
LANDSCAPE
The project will be landscaped with regionally appropriate plant materials with
special consideration to implement xeriscape principles including low water usage, soil
amendments, like -needs grouping of plantings and low maintenance characteristics.
In the north open space and detention areas a naturalistic approach shall be
continued, primarily utilizing drought tolerant grass mixes. The drainage areas within the
detention area will incorporate water quality attributes to enhance the quality of flows off -
site and downstream. The areas along the bike path will include informal plantings of
deciduous trees specifically provided for sun shade and to enhance the path.
Within the developed southern half portion of the site a combination of berming,
shrubs, coniferous and deciduous canopy trees will provide horticultural variety and add
visual interest while providing significant buffers between from the building/ parking areas
to the public right of ways. Overall the Custer streetscape will be significantly enhanced
along the south perimeter while maintaining the openness along the building facades for
off -hours security purposes.
All public R.O.W. tree and turf areas will be provided at the various street
frontages. All site vegetation shall be'planted, irrigated and maintained by the by
Governing Board. The landscaping and irrigation of the street frontages shall be
coordinated with City staff and be the obligation of the Governing Board.
There is no existing vegetation on the site to be maintained. The exterior property
grounds will be maintained in a clean and safe manner. The final landscape plan shall meet
or exceed City landscape criteria.
PIONEER CHARTER SCHOOL
RIGDEN FARM, 10th FILING
PROJECT NARRATIVE
The purpose of this project is to provide permanent facilities for the
PIONEER Charter School, chartered by the Poudre R-1 School District. The current home
for the school is the Cimarron Plaza retail center at Shields and Drake Roads, Fort Collins.
The PIONEER Charter School is an ELOB, (Expeditionary Learning Outward Bound)
program entering its third year with a charter extension proposed for 30 years.
The school philosophy embraces an experiential curriculum, focused around whole project
study through 'learning expeditions' that include significant ser Ace -learning and fieldwork
components. The proposed facilities will provide for 360 total students, grades 7 through
12 with up to 30 staff members.
The proposed parking and school building facilities would be located on the
southern half of the block maintaining the north half of the lot for active recreation and
open space. The original legal description is Tract E, 1 st Fling, Rigden Farm, Fort Collins.
The site is the entire block, bounded by Custer Drive on the south, Kansas Drive on
the west, Limon Drive on the north and Minnesota Drive on the east.
LAND USE
The proposed PIONEER Charter School parcel consists of approximately
185,937 s.f. or 4.27 net acres. The site is currently undeveloped vacant land, zoned
MMN - Medium Density Mixed -Use Neighborhood District, City of Fort Collins.
The junior and senior high school is a permitted use. There is no re -zoning of the property
being requested.
The site is bordered on all sides by public streets and parcels within the City of Fort
Collins.
The proposed development is for a single structure in a one and partial two-story
configuration totaling 26,255 s.f. of building area. The ground level coverage of the building
is 16,155 s.f., (or approximately 9%) of the site, parking/walks/drives area of
approximately 26% and open landscape areas over 46%.
The Governing Board of the PIONEER Charter School is committed to building a
high quality school facility as a mixed - use complement to the overall Rigden Farm
neighborhood. This will be the first facility of its kind constructed in the United States for
an ELOB program.
The project shall have two one-way access points, entering the site from the east
side from Minnesota and exiting south, onto Custer. The Governing Board will actively
support and encourage coordination of drop-off and pick-up traffic at the schools peak
periods, to approach from Limon and southbound Minnesota directions eliminating
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#56-98U Rigden Farms, 10th Filing 7/17/03 N
Pioneer Charter School
1 inch : 600 feet
Rigden Farm, Filing 10, Pioneer Charter School, Site Plan Advisory Review,
File #56-98U
September 4, 2003
Page 7
subdivide the walls into human scale proportions. The plan is therefore
consistent with this standard.
C. Division 3.6, Transportation and Circulation
1. Master Street Plan [3.6.1 ] —Rigden Parkway is considered a Minor 2-lane
arterial on the Master Street Plan. The proposed project has been
designed consistent with this designation.
2. Streets, Streetscapes, Alleys and Easements [3.6.2] — This section of the
code requires that connections of a private drive with a public street shall
be made with a driveway cut using the detail titled, "New Driveway
Approach" in accordance with City Engineering standards. The project
complies with this standard.
CONCLUSIONS:
After reviewing the Rigden Farm, Filing 10, Pioneer Charter School, Site Plan Advisory
Review, File #56-98U, staff offers the following conclusions:
1. The land use of "public or private schools" is permitted in the MMN — Medium
Density, Mixed -Use Neighborhood zone district.
2. The land use of "public or private schools" in this location is consistent with
the Rigden Farm Overall Development Plan.
3. The site development plan is consistent with all district standards of Section
4.5 of the Land Use Code, MMN zone.
4. The site development plan is consistent with all General Development
Standards contained in Article 3 of the Land Use Code.
RECOMMENDATION:
Staff recommends that the Planning and Zoning Board approve the Rigden Farm,
Filing 10, Pioneer Charter School, Site Plan Advisory Review, File #56-98U.
Rigden Farm, Filing 10, Pioneer Charter School, Site Plan Advisory Review,
File. #56-98U
September 4, 2003
Page 6
energy systems or for solar -oriented rooftop surfaces. The plan is
therefore consistent with this standard.
4. Site Lighting [3.2.4] — Light fixtures are proposed to be down directional
and cut-off lighting fixtures. As required, the lighting levels will not exceed
10 foot-candles on site, and the walkways will be illuminated at least 0.5
foot-candles. The plan is therefore consistent with this standard.
B. Division, Building Standards [3.5]
Building and Project Compatibility [3.5.1 ] — The Rigden Farm
neighborhood transitions from east to west starting with low density
residential on the east side of the development to medium density
residential, to mixed use, to a commercial grocery store anchored
shopping center on the west. Pioneer School is proposed to be located in
the portion of the neighborhood that has medium density residential
south, east, northeast, and north of the site, and is anticipated to have
mixed -use and/or commercial development west and northwest of the
site. The architectural character proposed matches this segment of the
neighborhood transition sequence, namely, it is different yet compatible in
character with existing townhomes and future anticipated adjacent
medium density residential development sites, and future anticipated
mixed -use and commercial development sites in the immediate vicinity.
The massing of the building is subdivided into massing elements that are
compatible with the mass and scale of nearby townhomes and future
anticipate small scale mixed -use development sites. The plan is therefore
consistent with this standard.
2. Mixed -Use, Institutional and Commericial Standards [3.5.3] — The main
building entrance faces an entry plaza, which connects to the street
sidewalk with an 8 foot wide walkway. Pedestrian oriented streetfronts
are provided as follows: the building is positioned at the most visually
prominent corner of the site; along west facade, the building is located
approximately 15 feet from the street right-of-way; and along southern
facade, there is a useable outdoor space with a sitting area, berming,
landscaping and decorative fencing located between the building and the
street sidewalk. The massing includes protruding and recessing
elements, and relates to building entrances and the integral structure of
the building. Structural columns create building bay articulation along the
building exterior. Building walls have a complex arrangement consisting
of a change in materials/texture and fenestration configurations that
Rigden Farm, Filing 10, Pioneer Charter School, Site Plan Advisory Review,
File #56-98U
September 4, 2003
Page 5
2. Access, Circulation and Parking [3.2.2]
a. Direct On -Site Access to Pedestrian and Bicycle Destinations
[3.2.2(C)(6)] — Direct sidewalk connections are provided from
the on -site dwellings to on -site parking and yard areas, which is
consistent with this standard.
b. Off -Site Access to Pedestrian and Bicycle Destinations
[3.2.2(C)(7)] — The on -site pedestrian/bicycle network connects
directly to the street sidewalks and on -street bicycle paths. An
off-street intra-neighborhood bicycle/pedestrian path is also
provided through this site which will ultimately connect the
school with the rest of the rest of the neighborhood. The plan is
therefore consistent with this standard.
c. Transportation Impact Study [3.2.2(C)(8)] — A TIS and a
supplement to the TIS (see exhibits A & B) are provided in the
Planning and Zoning Board packet. There's also a 2-page
document included in the packet (see exhibit C) that
summarizes the detailed reasoning behind staffs support of the
proposed traffic circulation.
d. Access and Parking Lot Requirements [3.2.2(D)] — Pedestrian
areas are clearly differentiated from vehicular areas. All off-
street parking spaces have unobstructed vehicular access to
and from the public streets. The plan is therefore consistent with
this standard.
e. Parking Lots: Required Number of Spaces for Type of Use
[3.2.2(K)] —The code specifies that schools provide a minimum
of 2 parking spaces per 3 employees, or 1 parking space per
1,000 square feet of floor area, whichever is greater. The
school anticipates having up to 30 employees (at ultimate
building capacity), and the building is 28,000 square feet, so the
minimum number of parking spaces specified for this use in the
LUC is 28. The plan provides 31 parking spaces, therefore is
consistent with this standard.
3. Solar Access, Orientation, Shading [3.2.3] — The layout of the project
does not cast unreasonable shadows within the site or on adjacent
properties so as not to impair the access to sunshine for potential solar
Rigden Farm, Filing 10, Pioneer Charter School, Site Plan Advisory Review,
File #56-98U
September 4, 2003
Page 4
A. Permitted Uses [4.5(13}] - The proposed land use of "public and private
schools" is permitted in the MMN — Medium Density, Mixed -Use
Neighborhood zone district. Such use would normally be subject to a type 1
review, however, the state statute that governs in this case specifies that the
Planning Commission for the jurisdiction is to review and comment on the
plan. Therefore, the application is subject to review by the Fort Collins
Planning and Zoning Board.
B. Development Standards [4.5(E)] — The site is a complete block bounded by
streets, and is less than 7 acres in size. Building frontage and functional
open space (trail, plaza, and recreation fields) comprise at least 40 percent of
each block side. Additionally, the building does not exceed 3 stories.
4. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General
Development Standards as follows:
A. Division 3.2, Site Planning and Design Standards
1. Landscaping and Tree Protection [3.2.1]
a. Street Trees [3.2.1(D)(2)] — The proposed site development
plan provides street trees within the landscaped parkway
between the curb and the street sidewalk at 30 to 40 foot
spacing intervals, which is consistent with this standard.
b. Parking Lot Perimeter Landscaping [3.2.1(E)(4)] The proposed
outdoor parking areas are screened adequately from the street
and adjacent residential uses with plant material of sufficient
opacity to block a substantial amount of vehicle headlights,
which is consistent with this standard.
c. Parking Lot Interior Landscaping [3.2.1(E)(5)] — The proposed
site development plan provides more than 6% of the interior
area of the parking lots as landscaped areas, which is
consistent with this standard.
Rigden Farm, Filing 10, Pioneer Charter School, Site Plan Advisory Review,
File #56-98U
September 4, 2003
Page 3
"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."
The above state statute language gives the City only 30 days within which to review
the application, conduct a Planning and Zoning Board Hearing, and communicate
any Board decision to the governing body of the charter school. The application
was submitted to the City of Fort Collins Current Planning Department on July 11,
2003. The Governing Board of Pioneer School has voluntarily extended this 30-day
review deadline from August 10tn to September 5tn
Under the statute, if the Planning and Zoning Board is not satisfied with the
response that the Pioneer Governing Board gives to comments , they may request
that the Board of Education conduct a hearing regarding such plan. The Board of
Education would then have the authority to render an approval or denial.
Although the State Statue that governs the review of this "site development
plan" does not provide any specific criteria to which the plan must adhere, the
proposed plan does in fact comply the standards in both Articles 3 and 4 of
the Land Use Code.
3. Article 4.5 of the Land Use Code, MMN Zone District
The plan complies with the standards in section 4.5 of the Land Use Code as
follows:
Rigden Farm, Filing 10, Pioneer Charter School, Site Plan Advisory Review,
File #56-98U
September 4, 2003
Page 2
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: LMN — proposed Parkside Commons P.D.P. (Rigden Farm filing 9 under
review);
T — Drake Road, Cargil Research Farm, historic barn, farm land;
E: LMN —existing Parkside East and Parkside West Developments (6-plex
condo buildings approved in filings 3, and 4 of Rigden Farm), existing
single family detached housing (approved in filing 1 of Rigden Farm),
approved 2Ad filing of Rigden Farm (single family attached housing under
construction);
SE: LMN — approved Willows P.D.P. (filing 7 of Rigden Farm), a neighborhood
center including relocated Johnson Farm structures,
S: MMN — Custer Drive, vacant development sites within the MMN portion of
Rigden Farm;
LMN — existing Timberline Church;
W: MMN & NC — undeveloped phases of the Rigden Farm Development;
NW: NC - proposed grocery store anchored shopping center (filing 8 of Rigden
Farm under review).
The property was annexed in November 1997 as part of the Timberline
Annexation and was originally zoned T — Transition. A request to rezone the
property to MMN was approved on 2"d reading by City Council on January 5,
1999.
2. Compliance with the Overall Development Plan
The Rigden Farm Overall Development Plan was approved on April 15, 1999.
This 4.27 acre Project Development Plan is part of a 15.80 acre parcel identified
on the ODP as "parcel C." The use of "school' is specified as a potential land
use on the ODP within parcel C.
3. Process
The City has agreed with the applicant to process this review under Section 22-32-
124 sub -section (1.5), C.R.S., which states:
ITEM NO. 5
MEETING DATE 9 4 03
STAFF Troy Jones
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Rigden Farm, Filing 10, Pioneer Charter School, Site Plan
Advisory Review, File #56-98U
APPLICANT: Steve Steinbecker
Architecture West
160 Palmer Drive
Fort Collins, CO 80525
OWNER: Governing Board
Pioneer Charter School
PROJECT DESCRIPTION:
The applicant proposes a site development plan for a two-story, 26,255 square foot charter
school building on a 4.27 acre site. The proposed student population will be 360 students
in grades 7 through 12. The site includes an entire block, surrounded by Custer Drive on
the south, Minnesota Drive on the east, Limon Drive on the north, and Kansas Drive on the
west, and is zoned MMN — Medium Density Mixed Use Neighborhood.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This request for review from the Governing Board of Pioneer Charter School is submitted
to the Fort Collins Planning and Zoning Board as a Site Plan Advisory Review pursuant to
State Statute Section 22-32-124, which authorizes a jurisdiction's Planning Commission
to review and comment on a site development plan for a proposed new charter school
facility. The proposed site development plan is consistent with the Rigden Farm Overall
Development Plan, Article 3, General Development Standards, and Article 4.5 the MMN
— Medium Density, Mixed -Use Neighborhood zone district standards in the Fort Collins
Land Use Code.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT