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HomeMy WebLinkAboutRIGDEN FARM, PIONEER CHARTER SCHOOL - SITE PLAN ADVISORY REVIEW - 56-98U - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes September 4, 2003 Page 20 Member Carpenter stated her enthusiasm for the project and stated that she was excited to have the school as part of the community. Vice -Chairman Gavaldon echoed the comment and praised parties for working together. The project was approved 6-0. Project: 325 Cherry Street, Modification of Standards Project Description: Request for a modification of standard of Section 3.2.2(K)(1)(a) of the Land Use , ode to waive the requirement that off-street parking spaces be provided for up to 9 one bedroom residential dwelling units on the site. The applicant intends to submit and application to redevelop the existing light industrial building for mixed -use occupancy with commercial artist and studio spaces and residential units. Staff Recommendation: Approval City Planner Troy Jones gave the stfiff,,presentation, recommending approval. Mickey Willis, Paradigm Realty,,and Development, gave the applicant's presentation. He stated that this modification was necessary for redevelopment of a troubled downtown iafill site. The project includes adding the sidewalk, developing landscapingremoving curb cuts, and making the site more conforming to the existing character of the neighborhood. The site owner will no longer be operating at this location after redevelopment. Mr. Willis stated that he has support from the traffic safety engineers that this is an under -parked area. The project will add about 40 additional diagonal parking spaces. Mr. Willis stated that models such as "pinched parking" and "park once" will help to create greater demand for mass transportation and alternative transportation. Planning and Zoning Board Minutes September 4, 2003 Page 19 Corinne Dovan (?) replied that she was working to secure a bond issue for the building funding. The bond closure is expected to be within the month of September. At that point, the real estate will be purchased and construction will begin. Construction will last through about the middle of the summer for opening in the fall. Vice -Chairman Gavaldon asked when landscaping would be complete. Mr. Steinbicker replied that landscaping would likely start in late spring. Vice -Chairman Gavaldon asked how the Board could be assured that the plans would be followed exactly. Ms. Nichols replied that it is a condition of the bond to build a complete and useable facility as described in the drawings. Vice-chairman Gavaldon asked who will monitor and ensure the completed construction. Ms. Nichols replied that they are certified through the bond company and that it is very important to the staff, school, and students that the site remains nice. The Poudre School District has been working with Pioneer throughout the process of design and planning. Member Craig asked if all the site plan details need to be met before the school receives a certificate of occupancy, as with regular projects. Deputy City Attorney Paul Eckman replied that he did not believe that schools come through the City for building permits. Director Gloss confirmed that statement. Attorney Eckman stated that the Board really does not have the ability to approve or deny the project but only to make comments and ask for response to those comments. Member Colton recommended approval of the Rigden Farm, 10th Filing, Pioneer Charter School, Site Plan Advisory Review, File #56-98U. Member Schmidt seconded the motion. Planning and Zoning Board Minutes September 4, 2003 Page 18 Member Craig asked if the surrounding buildings could claim compatibility if they wanted large metal slabs because of this roof. Planner Jones gave Member Craig a visual presentation of the surrounding properties and possible uses. The current surrounding projects do not have any metal roofing or siding. If metal were to be used in future developments, it would have to be toward the west, further away from residential. Member Craig still expressed concern over a large slab of metal being used as siding next door. Planner Jones stated that there is nothing precluding that in the Land Use Code. Member Carpenter stated that the King Soopers was just approved with a standing seam metal roof and that if the door for compatibility was going to be opened, it already had been. Member Colton stated that if the roof was the appropriate color, it could be attractive. Vice -Chairman Gavaldon asked Ms. Nichols if there was a traffic pattern designed for pick-up and drop-off of students. Steve Steinbicker replied that the site is a one-way in and a one-way out. Vice -Chairman Gavaldon asked how many people can be stacked in the driveway. Matt Delich, who completed the traffic study, replied that at drop-off time, about 6 to 7 cars could be stacked. At pick-up time, about 10 cars could be stacked. Vice -Chairman Gavaldon asked Ms. Nichols who will be in charge of traffic control. Ms. Nichols replied that staff is doing that right now and that they will be within the parking lot. Vice -Chairman Gavaldon encouraged working with police and City staff on the parking and traffic issues. He asked if all of the funding was in place to complete the construction, building, and landscape plans and what the time table of the project would be. Planning and Zoning Board Minutes September 4, 2003 Page 17 Public Input Closed Member Carpenter stated excitement over the overall proposal but expressed concern over parking. She asked how many of the students will be of driving age. Kim Nichols, Pioneer Charter School Governing Board President, stated that some of the 10th, 11th, and 12th grade students will be of driving age but that the students see themselves as caretakers of the natural world and that they consider their impacts on the environment. School policies will encourage carpooling, bike riding, and taking the bus. There is currently a system at the existing site so as not to disturb merchants. There will be a workable situation at the new site as well. Member Carpenter stated that there is still basically no parking for students. Ms. Nichols stated that there is on -street parking and parking will be added later if it is absolutely necessary. Member Carpenter stated that she did not want to see a lot of overflow parking into the neighborhoods. Member Craig asked about a particularly large section of the facility on the east side. Mr. Steinbicker replied that was the single largest portion of the facility containing a kitchen and an art room. It is approximately 50 feet wide and 85 feet long. It is a partial one and two-story. The area is a multi -purpose space. Member Craig asked if the roof was metal. Mr. Steinbicker replied that it is metal but it is tied visually to other components within the building. The color of the roof is a weathered gray. It is not shiny, reflective, or white. Member Craig asked Planner Jones about neighborhood compatibility and if this project is allowed, if future buildings will also want metal roofing. Planner Jones stated that the school is right in the transition zone between the residential and commercial parts of the neighborhood. Standing metal seam is a common commercial roofing material but is not very common in residential building. Planning and Zoning Board Minutes September 4, 2003 Page 16 Drive on the south, Minnesota Drive on the east, Limon Drive on the north, and Kansas Drive on the west. The property is zoned MMN, Medium Density Mixed Use Neighborhood. Staff Recommendation: Approval Hearing Testimony, Written Comments and Other Evidence: City Planner Troy Jones gave the staff presentation, recommending approval. The site is located between Custer Drive and Limon Drive and between Kansas Drive and Minnesota Drive. The streets are all currently existing. Planner Jones stated that there have not been adequate buildings existing for charter and private schools which has forced these schools to move into buildings that were not intended for school use. This application is refreshing in that the school is integrated within the neighborhood and seems to be a good fit. The school has communicated well with the City throughout the process and the project, though it is not required to, does meet all the standards of the Land Use Code. The school is not installing the maximum amount of parking they could, they are installing athletic fields in a couple locations which could possibly be used for parking in the future if need be. They would have to go through the City process when and if they decided to do that. Steve Steinbicker, Architecture West, gave the applicant's presentation. The school is an Expeditionary Learning Outward Bound program and is currently housed at Cimmaron Shopping Center at Shields and Drake. The new building will involve sustainable techniques, water and energy conservation, and other environmentally -friendly techniques. The building is meant to tie in architecturally with the residential as well as the more commercial uses in the MMN zone. Some outdoor and experiential learning sites have been included on the site as well. The site is not developed at 100%. Public Input There was no public input. Planning and Zoning Board Minutes September 4, 2003 Page 15 airman Gavaldon asked Planner Olt how the City applied the big ds to the King Soopers itself with the two attached retail building: Planne�,Olt replied that based on the definition of Large Retail Establishment, the King Soopers and the attached retail stores A and B are one building and are subject to tthe Large Retail Establishment criteria. % Member Carpenter moved for approval of the RigdeFt/Farm, 8th Filing, The Shops at Rigden Farm (King Soopers) Project Development Plan, File #56- 98R citing the findings of fact and conclusions,'/ the staff report. Member Meyer seconded the motion. Member Craig stated that she comrgend the applicant for putting in exactly what City Plan called for in the area b she expressed concern about the project truly meeting the big box standards.,/ �\ Planner Olt stated that supermarkets are exernpt from the parking distribution standard in the Large Retail Establishment section of the Land Use Code. The fact that all parking is on th"outh side of the buildinq and is not distributed around, does meet the code because of this exem Member Colton stated that if this project actually does meet the big box standards, he would be concerned about the big box section being written properly. He thpuight the intent was not to have a 66,000 square foot building with only one entice in the middle. He stated he would like clarification, on the multiple entir�ance standards. \ Carpenter stated that the King Soopers on Harmony only has one and that this project cannot really be held to a different standard. The motion was approved 6-0. Project: Rigden Farm, 10th Filing, Pioneer Charter School, Site Plan Advisory Review Project Description: Request 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 though 12. The site includes an entire block, surrounded by Custer Council Liaison: Karen Weitkunat Chairperson: Mika[ Torgerson Vice Chair: Jerry Gavaldon Staff Liaison: Cameron Gloss Phone: (W) 416-7435 Phone: (H) 484-2034 Chairperson Torgerson called the meeting to order at 6:32 p.m. Roll Call: Schmidt, Colton, Meyer, Carpenter, Craig, and Gavaldon. Staff Present: Gloss, Eckman, Stanford, Jones, Olt, Deines. Director of Current Planning Cameron Gloss reviewed the Consent and Discussion Agendas: Consent Agenda: 1. Minutes of the April 10, 2003 Planning and Zoning Board Hearing. (Continued) 2. #23-03 City of Fort Collins Vehicle Storage and Operations Service Maintenance Facility Rezoning Discussion Agenda: 3. #35-99A 607 Cowan Street Project Development Plan 4. #56-98R Rigden Farm, 8th Filing, The Shops at Rigden (King Soopers) Project Development Plan 5. #56-98U Rigden Farm, 10th Filing, Pioneer Charter School Site Plan Advisory Review 6. #29-03 325 Cherry Street Modification of Standards Planning Director Gloss stated that the August 21, 2003 meeting minutes would be completed in the next week in preparation for a City Council Report regarding the Vine Drive and 1-25 Rezoning. Member Schmidt moved for approval of Consent Item 2. Member Craig seconded the motion. Member Colton stated that he had been concerned about the City of Fort Collins Vehicle Storage and Operations Service Maintenance Facility Rezoning given that the site had originally been zoned Public Open Lands. Doug Moore, with the City Natural Resources Department, informed Member Colton prior to the hearing, that the property had not been purchased with Open Space money as the City does not rezone POL