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HomeMy WebLinkAboutRIDGEVIEW CLASSICAL SCHOOL, REVISED PHASE IV ADDITION - SITE PLAN ADVISORY REVIEW - 16-01B - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETINGAddress. on Email r C",oS %b-)o 1�6 �en ��I�SIV. Cdyt� 1-7 If, L775 3!U'�5oZ Li v Iti✓�OI `rvw► To no 1, (Sa6 500 -F � u,�t F C foS2! �jq3-5Z-73 Toro I � pr l I r GOrn N 54 c ff Yos :2.5 Y72-6 1 v►� Neighborhood Information Meeting Project: Meeting Location: �idoP�liPt,� �.(QSSiih� SCh06f! Date: Z. /2 zato PLEASE PRINT CLEARLY LIAA41 MA (Wft- 201 u C-C 92� �3Y'83$6 pov,A1�11f'i� 1t as 't to t rt lczu l Ilgo JU�a agar/ ci -.f�� �4aa-t , CN:TP eZ�G?O COO i 1 3 7 5Qt/L i r rut r7 t+o 1101 n +g %n Dr. V-1') 57 a 78Y - t 2,46T Ltqo - �z u,AI' �Ca Z-2- — I Q 5 Ra e(t, dnjcm 3 %z n 3 `. C men, ) e4 ii e L cL <Jerr 1r I it W2 - .iq l r/an I. Z-U).7 - 52 5 S . colla tl �,�Q I �l . td!<+zl co v°�52� 5�-YBL• y8vb bl2o�t� vt•,.�.I �-•- Jwry .pl. oR 910 S A�Jm&.r4 ce I 40. Question: (Resident) What is the basis for the 810 maximum enrollment? Response: (Applicant) The charter for the school allows 810 students at this site. The charter would allow up to 1360 if the school was housed elsewhere. 41. Question: (Resident) Is the expansion really to add more students? Response: (Applicant) The enrollment will increase with or without the expansion. The expansion is intended to better serve our existing students. 42. Question: (Resident) How many students did the school have in 2004, when the fourth addition was originally reviewed? Response: (Applicant) 540 students. 43. Question: (Resident) If this school splits into elementary and junior/senior high, and the high school stays on this site, that is potentially 720 students who could drive their cars. Has the school thought about this issue? Response: . (Applicant) A decision to split the school has not been made and we will address those issues if/when the need arises. 44. Question: (Resident) Does the school have an open campus? Response: (Applicant) No. 44. Question: (Resident) 5everal students and faculty go off campus (in our neighborhood) to smoke. How can the kids leave? Response: (Applicant) This was before the fences and school alarms. Very few of the students now smoke, and they are not allowed to leave campus to do so. Faculty must check out to leave campus, and we are unable to prohibit them from going wherever they want to have a cigarette. 10 34. Comment: (Resident) Because of the school many neighboring properties have seen an increase in trash/litter in their yards. The school needs to make the students aware of this issue and help find a solution. 35. Question: (Resident) It seems to me that there is some law regarding school grounds and the safety issue of conducting other business on those school grounds. Does this law apply? Response: (Planner) I am unaware of such laws. The City Attorney may be able to provide more insight. Follow-up Response: (Planner) Without a specific statutory cite, the City remains unaware of such regulations. This question may be better addressed by the Poudre School District. 36. Question: (Resident) How does Children's World feel about the addition? Response: (Applicant) Children's World was contacted and has not expressed any concern over the project. 37. Question: (Resident) How big is the proposed addition and what is the lot size? Response: (Applicant) The proposed floor area is 9,366 square feet for the addition (58,777 sq. ft. total) and the lot size is 176,331 sq. ft. (4.048 acres). 38. Question: (Resident) How many cars are in the lot on an average day? Response: (Applicant) We don't have an exact count, but the lot is almost never full to capacity. 39. Comment: (Resident) Because of the traffic issues, many of the residents request that the school submit a new, thorough traffic study for the City and Planning and Zoning Board to review. 4 prohibiting left turns onto Stuart. Has this been discussed? Response: (Applicant) Yes we have discussed that issue, but it would just push the problem east, where it could interfere with the Rif fenburg School and the neighborhood even more. 28. Question: (Resident) If the large garage is removed, will the 6 foot privacy fence remain? If a chain link fence is also installed, could it be west of the privacy fence? Response: (Applicant) The privacy fence will remain and any chain link fencing will be in addition to what is already on site. 29. Comment: (Resident) In the past, the school has had problems with weeds and maintenance of the fence. This school needs proper maintenance so that it is not a neighborhood nuisance. 30. Comment: (Resident) As a longtime member of the neighborhood, it should be noted that Rif fenburg has never caused any problems. On the contrary, the newer Ridgeview school is a constant neighborhood nuisance. 31. Comment: (Resident) City traffic engineers also need to look at the pedestrian traffic. The pedestrian traffic really adds to the traffic problem, because of the shared parking agreement, people are always walking across the street. The crosswalk timers do not seem to be long enough for people to cross the streets. 32. Comment: (Resident) I live across Lemay from the school and cannot get out of my driveway some days because of the school traffic. This is a major nuisance and safety concern that the traffic engineers need to address. 33. Comment: (Resident) I would like the traffic engineers to explore some striping options on the roads to provide a right turn lane. E:3 21. Question: (Resident) With the second addition, the school promised the neighbors that the modular buildings would be removed. One is still there. With this addition, will the modular building be removed for sure? Response: (Applicant) Yes. 22. Comment: (Resident) I would like the applicant. to be held accountable, in writing, for the promise to permanently remove the modular building. This meeting's notes should serve as documentation for this promise. 23. Comment: (Resident) The addition and the building's architecture seem fine and not very major issues with this project. The primary concerns we have are the number of students and the traffic dilemmas. We really would like a solution that helps mitigate the congestion and the growing numbers on the site. 24. Comment: (Resident) The building before the addition has a maximum capacity of 810. Rather than continually trying to expand, the school should find a new school/site to have room to grow. 25. Comment: (Resident) Lately the students at the school have been heard saying that they know the neighborhood hates them (and their school). Is this the type of relationship that your school wants to foster? Can it learn to be a better neighbor? 26. Question: (Resident) The neighborhood has raised a lot of concerns about safety and the levels of traffic that the school generates. This is now an issue that City is well aware of. If an accident did occur, what is the City's liability if such concerns are ignored? Follow-up Response: (Planner) The City is not liable as long as the streets are properly maintained. 27. Question: (Resident) One solution to the traffic concerns may be 7 Response: (Applicant) The shared parking agreement began when the building was a church and had different peak hours from the nearby business park. We entered a lawsuit with the office park when a resolution could not be reached. The addition will not be on this parking easement, nor will it affect the total number of parking spaces. Parking at the school continues to operate on a first -come first -serve basis, and the lot is rarely filled to capacity. 17. Comment: (Resident) In the future, more and more of the high school students will have cars. Parking and traffic problems are going toincrease. 18. Question: (Resident) If the school can currently fit 810 students and that is the maximum number you are allowed by your charter, why build an addition at all? It seems very unnecessary. Response:. (Applicant) The school can fit that many students, but the design is inadequate. The music is so noisy it disrupts the other classrooms, and other classes are forced to meet in the halls. The new addition will provide a soundproof music area, karate space and additional classrooms for the current population. 19. Comment: (Resident) It is hard to trust the school and its motives. Why don't you just remodel what you already have rather than expand? 20. Question: (Resident) What are the long term plans for the school, in 5 and 10 years? Response: (Applicant) With this addition, the site will be completely maxed out and the building will not be able to grow more. We may curb enrollment if we are too crowded, or we may divide the school into an elementary and a junior/senior high. We do not have a site or definite plans to do so at this time. 2.1 12 13 14 15. 16. Question: (Resident) How many of the current high school students drive to school? Response: (Applicant) Very few of them drive to school, but exact numbers are unknown. We promote carpooling and will limit the number of students who can drive to school if the issue becomes problematic in the future. Comment: (Resident) Safety is a primary concern of mine. There are students at this school that drive inappropriately and way too fast. As enrollment grows, this problem will only get worse as long as the high school students are allowed to drive themselves. Question: (Resident) Does the school share parking with Children's World? Response: (Applicant) Yes, some of the spaces on the south end of the parking lot have signs designating them as Children's World parking. They only have about 4 employees at one time in their building and do not need much parking. Question: (Resident) What is the exit rate for students at the school? Response: (Applicant) We tend to replace the students we lose. For example, this year (2005-2006) we have lost 40 students and gained 38. Question: (Resident) Can we be informed about the parking lawsuit taking place? Response: (Meeting Facilitator) The shared parking agreement has resulted in a lawsuit and is being settled in court. The applicant and the business park may brief the neighbors as to the status of the lawsuit, but this will not be a matter on which the Planning and Zoning Board or the School Board will determine the final outcome. 5 additional students? Response: (Applicant) The traffic counts were taken on current numbers, but were adjusted to include the additional students. 10. Comment: (Resident) This school is generally unwanted in this neighborhood. We feel that it brings many negative qualities to this neighborhood and that it has not earned our trust. Because of the traffic this school generates, we feel extremely trapped in our neighborhood unless we want to make right turns only. This school creates a traffic nightmare for area residents. 11. Comment: (Resident) The traffic improvements that have been made are generally good, especially the left turn signal. However, the left turns onto Stuart are problematic because they create circulation problems to the Stuart Professional Park and out onto Lemay. The City needs to evaluate and resolve the traffic problems in this area as a whole, not on a per -site basis. 12. Question: (Resident) What is the purpose of the RL, Low Density Residential District? How is this school compatible with the rest of the neighborhood? Response: (Planner) The RL district is "intended for predominately single- family residential areas located throughout the city which were existing at the time of adoption of this Land Use Code." While the purpose is primarily for singe -family housing, other uses are permitted in the zone district as well. Schools are permitted uses in the district, subject to Planning and Zoning Board approval. The school also boarders a more intense district, the MMN, Medium Density Mixed -Use Neighborhood District, where the office park and higher density residential uses are permitted. The Land Use Standards of the RL zoning district specify what density and dimensional standards are appropriate and compatible for this district. 4 currently are. 7. Comment: (Resident) I would prefer to see the basketball courts moved closer to the school, rather than where the garage is now. This would help reduce the noise the neighbors complain about, reduce pedestrian/auto conflict in the parking lot (better traffic circulation), and help the school keep track of the students better since they would be closer to the building. 8. Question: (Resident) Since this building is getting so large, do the "big - box standards" apply? Response: (Applicant) The addition does include several changes in plane, windows and variation in materials to break up the massing. Response: (Planner) The new addition will be reviewed pursuant to the building standards in Land Use Code Division 3.5.3 for institutional buildings. Specifically, Section 3.5.3(D) states that "no wall that faces a street or connecting walkway shall have a blank, uninterrupted length exceeding thirty feet without including at least two of the following: change in plane, change in texture or masonry pattern, windows, treillage with vines, or an equivalent element that subdivides the wall into human scale proportions." The standards for Large Retail Establishments do not apply to this proposal because it is not a retail establishment, therefore we will only be able to review based on general compatibility with the institutional standards. 9. Question: (Resident) How many students are currently enrolled? How many students are anticipated with the addition? Response: (Applicant) The school currently has 649 students. Next year we anticipate 720 students, with or without the addition. Our charter allows us 810 students maximum with or without the new addition. 9. Question: (Resident) Does the traffic study take into account the 3 ...........................QUESTIONS, CONCERNS, COMMENTS, RESPONSES........................... 1. Question: (Resident) Will the storm drainage be affected with this addition? Response: (Applicant) The existing detention pond will remain and a small portion may be moved to make space for the addition. Total impervious area will actually decrease with the replacement of the asphalt near the modular building with grass. 2. Question: (Resident) How will trees affected by the addition be mitigated? Response: (Applicant) The one tree that needs to be removed will be replaced with three new trees elsewhere on the site. 3. Question: (Resident) Will the new trees be located on the corner of Stuart and Lemay or on a different part of the site? Will the affect the detention ponds? Response: (Applicant) The locations of the new trees have not yet been determined. They will not be placed in locations which interfere with the storm drainage. 4. Comment: (Resident) I would like to request that the new trees be relocated to the southeast edge of the site as a buffer for the neighbors. I would especially like to see the use of evergreen trees for year-round screening purposes. 5. Comment: (Resident) I would officially like to make a request that the applicants prepare an updated traffic study, even if the City traffic engineer does not require such an item. 6. Question: (Resident) How will the noise from the playgrounds be mitigated? Response: (Applicant) The six foot privacy fences will remain as they 2 City of Fort Collins Comm, -ity Planning and Environmenta. ervices Current Planning NEIGHBORHOOD INFORMATION MEETING PROJECT: Ridgeview Classical School Phase IV Addition DATE: February 27, 2006 APPLICANT: Domenic Carpine, Assistant Principal, Ridgeview Classical School Larry Trampe, Principal Architect, Architectural Resource Group CITY PLANNER: Shelby Sommer PROJECT SUMMARY: The applicants are proposing a 9,366 square foot addition to the existing Ridgeview Classical School located at 1800 South Lemay Avenue. The property falls within the RL - Low Density Residential Zoning District, in which public and private schools for elementary, intermediate and high school education are permitted uses. This request for review from Ridgeview Classical School will be submitted as a Site Plan Advisory Review, pursuant to Colorado State Statute 22-32-124, which allows the Planning and Zoning Board to review and comment on the proposal. If the Planning and Zoning Board members are not satisfied with the applicant's response to their comments, they may request a hearing before the Board of Education for the Poudre School District. The proposed two-story addition is on the northwest corner of the site, near the intersection of Stuart and Lemay. The addition will make room for additional classrooms and will relocate the music and karate rooms. The modular building on the site will be removed and the asphalt underneath replaced with grass. The large garage near the southeast edge of the property will be removed and a basketball court will be erected on the remaining concrete pad. Parking and traffic circulation will remain as -is with this addition. 1 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020