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HomeMy WebLinkAboutRIDGEVIEW CLASSICAL SCHOOL, REVISED PHASE IV ADDITION - SITE PLAN ADVISORY REVIEW - 16-01B - DECISION - MINUTES/NOTESPlanning & Zoning Board April 20, 2006 Page 20 Member Fries commented that he felt the lack of opposition indicated that the school has been good neighbors. Chair Lingle stated that this hearing was quite different than the last one, and he feels it speaks to the school's efforts to improve their relationship with the neighborhood and improve pick-up/drop-off times. Other Business: None. Meeting adjourned at 11:00 p.m. Cameron Gloss, Director Brigitte Schmidt, Vice -Chair Planning & Zoning Board April 20, 2006 Page 19 it would be helpful to assist students with special needs in a more private individual room. She also thinks the addition would benefit students practicing their music and ensemble groups. Christie Nichols, 7027 Egyptian Drive, Fort Collins, Colorado, spoke on behalf of Rebecca Fastfridle. Ms. Fastfridle is the music director and stated that activities in her room negatively impact the learning environment of a 51h grade class. In turn, her classroom is negatively affected by a physical education class below her room. She stated that this addition would significantly impact her classroom and the well being of the students as well as her own personal sanity. Kelly Miller, 7846 Lowden Court, is a junior at Ridgeview Classical Schools. She stated that when the band is practicing, they often play at a reduced sound level to reduce the noise. She believes the addition would be beneficial to the music students as well as the teachers. Soren Petersen, 1731 Norwood Lane, Fort Collins, Colorado, has attended Ridgeview for three years. He is also a band member. He and some other students wanted to start an ensemble. But, since there was no soundproof room, the idea was not accepted. That thwarted the ambition of the prospective ensemble members. It is also difficult to concentrate in the classrooms with all the adjacent noises. He believes the addition would help the students, the staff, and the school. End of Public Input Barrie Errington, 5310 Ward Road. Arvada, Colorado, representing the applicant, stated that Mrs. Schunk's speculations about what might happen in the future are personal. Future plans would need to be approved by the board and receive official approval by the school. Mr. Errington stated that the school does not know what they are going to do nor are they in a position to make any sort of commitments. Member Schmidt asked if the commitment to take down the garages and remove the mobile home is valid. Mr. Errington responded that those commitments are part of the plan that is pending approval. Member Schmidt asked what the timeframe was for the above items. Domenic Carpine stated that they hope to break ground by mid to late April and have the project completed by the start of school, September 51h. At that time, the fences should be up, the trailer removed, grass planted, and the new sprinkler system will be in. Member Schmidt asked how the addition would be paid for. Barrie Errington responded that the school recently issued bonds through the Colorado Educational and Cultural Facilities Authority. The main part of the bond was used to purchase the building and a portion of the bond was set aside for this addition. The money is in the bank and ready to be used. Member Schmidt moved that the Planning & Zoning Board approve the Ridgeview Classical Schools revised Phase IV Addition Site Plan Advisory Review based on the conclusions in the staff report on page six regarding location, character, and extent. Member Rollins seconded the motion. Motion passed 5-0. Planning & Zoning Board April 20, 2006 Page 18 have discipline problems. If the parking becomes an issue at a later date, they may have to limit the driving. The campus is closed and students are not allowed to come and go during the day. Member Fries stated that no additional parking is proposed and questioned whether parking would be adequate in year ten. Ms. Schunk stated that currently less than ten students drive to school. Many high school students have siblings, so the parents drop off all children in the morning and pick them up in the afternoon. The Traffic Department has told them they have adequate parking for the square footage and number of students. Member Schmidt asked Staff Member Eric Bracke if that area is at Level Service C or D. Bracke responded that the intersection of Lemay and Stuart is within acceptable standards and currently operating at Level of Service C. The previous traffic issue was a pick-up/drop-off problem that would frequently back cars up on to Stuart and Lemay. The school has made significant changes in that drop-offs are moved through incredibly quickly. Ridgeview's traffic problems are minor compared to other schools. Member Rollins questioned when the school will need to go back for their charter, and, when that occurs, do they anticipate increasing enrollment and staying at their current location. Applicant Carpine responded that PDS granted them a five-year charter. Ms. Schunk stated that their intent is to educate the children very well and they anticipate being in this location another five or ten years. One of the options if they do grow would be to keep part of the school at this location and move part of the school somewhere else. Member Fries asked about start times. Ms. Schunk responded that, per the recommendation of the Traffic Department, the elementary students arrive 15 minutes earlier than the junior high and high school and leave 15 minutes earlier at the end of the day. She added that they have about 300 families and about one-third of those families have children in both schools. Member Schmidt asked Director Gloss if it was correct that if this Site Plan Advisory Review is approved tonight, then it is a final approval. If the P&Z Board does not approve it, it goes to the Poudre School Board. Director Gloss replied that was correct. Public Input Brian Leona, 323 South College Avenue, Suite 1, is the attorney for the office park that is Stuart Professional Park. He asked if he was correct in understanding that there will not be an attempt to increase enrollment beyond 780 students in the building following year ten. Ms. Schunk replied that was correct. Mr. Leona also asked if the applicant split the school and used this location as a high school, wouldn't that significantly impact parking. Johanna Schultz, 7101 Mount Nimbus Street, Wellington, Colorado, has been a school secretary at Ridgeview Classical School for the five years. She is also the junior athletic director, a 100-hour volunteer for the school, and a parent of a third grader at the school. She addressed the disruption of the noise and band classes and stated that she hoped the addition would be approved because it would benefit the students very positively. Wally Jacobson, 4107 Suncrest Drive, Fort Collins, is the father of a senior at Ridgeview. He supports the addition and believes it will improve the environment for the band students as well as all students subjected to those sounds and will provide much needed space for all students. He feels the addition would be an enhancement to an already excellent school. Suzanne Pate is a special education teacher and has three children that attend Ridgeview. She feels Planning & Zoning Board April 20, 2006 Page 17 1. the location of the proposed Ridgeview Classical School Revised Phase IV Addition is appropriate; 2. the character of the proposed Ridgeview Classical School Revised Phase IV Addition is compatible with its surroundings and the existing building; and 3. the extent of the proposed Ridgeview Classical School Revised Phase IV Addition is appropriate because off-street parking demands are satisfied without relying on the shared parking agreement and the traffic flow in and around the site operates acceptably. Staff recommends that the Planning and Zoning Board approve the Ridgeview School, Revised Phase IV Addition, Site Plan Advisory Review - #16-01 B. The applicant was represented by Larry Trampe of Architectural Resource Group. He stated current enrollment is 649 students. By charter, the maximum allowed enrollment is 810 students. The proposed two-story, 9,366 square foot addition includes five classrooms, band, music, orchestra, and karate rooms. The music, band, and orchestra classes need to be more isolated from the other classes because of the sound. Currently, there are 151 parking stalls (including five handicapped), and no additional parking is planned. Domenic Carpine, Assistant Principal, played a video which clearly indicated the disturbance and disruption of concentration that occurs due to the band, music and orchestra classes being held in close proximity to the classrooms. Peggy Schunk, Vice President of the Board at Ridgeview Classical School spoke regarding school enrollment. Although one of the concerns of the neighbors and the business park is increased enrollment with this building addition, that is not the intent of the board. The intent is to give the students more room and quieter areas. Additionally, about five of the teachers do not have their own classrooms; therefore, they have no place to plan lessons, have privacy, use a telephone, or have access to their computers. Regarding enrollment, next year at year six, the school will be at 88% capacity for that building. Within the next ten years, they propose to get to 100%. To reach that, they are adding less than 100 students. These 100 extra students could be housed in the existing building, without the addition. Heidi Fennel, the Student Services Coordinator for special education at Ridgeview Classical School, spoke regarding the lack of space to teach students with learning disabilities. Currently, they have a designated office split into three sections that is always being used. They must resort to teaching at the Performing Arts Center and teaching in the hallways. This kind of arrangement can be challenging and the attention and focus of the students is compromised many times. The addition would provide assistance for the students who have learning disabilities and some extra support in the school's academic endeavors. Christie Nichols, is a teacher of elementary music at Ridgeview Classical School, and addressed issues with the modular trailer where music is taught. They have problems because the trailer is so narrow, it is impossible for all the students to see the board. Air conditioning and heating are also a problem. Domenic Carpine stated that the last proposal presented was denied due to a parking easement. He clarified that the new structure is not on the parking easement. Member Fries asked if students drive to school and if there is an open campus. Ms. Schunk responded that students may drive to school as long as they maintain a high grade average and don't Planning & Zoning Board April 20, 2006 Page 16 karate room are to be relocated into this addition to be more isolated for sound purposes. Site improvements include removal of asphalt and a modular building, installation of a new playground and grass area, and foundation plantings along the perimeter of the new addition. The property is zoned RL — Low Density Residential District. Recommendation: Approval Staff Member Sommer made the presentation on behalf of the City. Ridgeview Classical School requests a Site Plan Advisory Review to construct a two-story building addition to the existing Ridgeview Classical School facility located at 1800 South Lemay Avenue. The property is zoned RL - Low Density Residential District. This request for review from Ridgeview Classical School is submitted to the Planning and Zoning Board as a Site Plan Advisory Review pursuant to State Statute Section 22-32-124, which permits the City to review and comment on the proposal with respect to its location, character and extent. This property has been used for the Ridgeview Classical School since August 2001. In May 2004, the Planning and Zoning Board considered a similar addition to the Ridgeview Classical School building. The Planning and Zoning Board disapproved the application and requested a hearing before the Board of Education, primarily due to concerns about a parking agreement with the neighboring business park, and the intensiveness of the school on the site. The School Board agreed to hold this hearing, but soon after decided, with the City's permission, to place the request on hold until the parking issue between the Ridgeview Classical School and the Stuart Professional Park was resolved. At this time, both parties have entered into a lawsuit concerning the parking agreement, which will be resolved in the legal system, not with this Site Plan Advisory Review process. It has been determined that this revised proposal for an addition may now proceed under the Site Plan Advisory Review process. The existing building includes a total of 49,411 square feet of floor area. Total site area is 4.048 acres (176,331 square feet). In the RL Low Density Residential Zoning District, minimum lot area is three times the total floor area of the building. With the proposed 9,366 square feet addition, the lot area is exactly three times the total floor area of 58,777 square feet. The addition will require removal of one existing mature ash tree. The City Forester has approved the removal of this tree and will require three new replacement tress to be planted elsewhere on the site. The applicant has located the three new Ponderosa Pine trees along the southern edge of the property per a request at the neighborhood meeting. Foundation plantings are proposed along the northwest and western facades. A neighborhood meeting was held on February 27, 2006 at the Ridgeview School. There were approximately 20 people in attendance at this meeting. A summary of the key issues is included below, and a more detailed summary of all concerns is attached. • Significant concern over traffic problems at the intersection of Stuart and Lemay. • Concerns over the parking agreement between the school and the Stuart • Concern over the school's capacity and ability to enroll more students with the addition. • Concern over neighborhood compatibility, noise and the school's motives. The City has received one letter from an affected property owner, which is also attached. After reviewing the Ridgeview Classical School, Revised Phase IV Addition, Site Plan Advisory Review - #16-01 B, staff offers the following conclusions: Planning & Zoning Board April 20, 2006 Page 15 Member Schmidt questioned whether the staff truly feels that changing the zoning on the other de of the`street would negatively impact the Rigden Farm development. Director Gloss responde at there were a combination of factors that led to their recommendation: (1) the potential of finished value at Rigden Farm; (2) the City Plan was set up to have a different pattern of comm cial development that is more concentrated; and (3) does the plan really need to be chan ed. Staff's conclusionwas that the plan doesn't need to be changed. They disagree with the plicant's market study that says the service area should be larger. Member Fries stated that he would lean towards approving the rezoning si a adequate public notice was provided and many of the concerns spelled out in the staff report ar not being cited by the public. Member Schmidt questioned whether there was a need to ch ge it because of the desired predictability. Chair Lingle thought that many.,people don't get in bec se they don't feel directly impacted. He said it is staff's and the P&Z Board's responsibility to su ort and defend the planning policies and structure plan that have been adopted community -wide. Whilehe feels that the developer's work is exemplary and top rate, he is concerned about what t ' rezoning would mean in the future with other similar kinds of situations. He felt obligatbd to sup p the City Plan as it stands and to not amend the Structure Plan. Member Fries moved to recommend appal to City Council of the Spring Creek Farms Rezoning and Structure Plan Amendment as the amendment would promote the public welfare and would be consistent with the vis' n, goals, principals, and policies of City Plan. I would not adopt (and find differently) the mdings of facts and conclusions contained on page 8 of the Staff Report. Member Sch 'dt seconded the motion. Member Stockover stated th a could not support the motion because he is not convinced that another center across the Oeet would really enhance service for many people. He also stated that the vision of the City Pla needs to play out. Member Schmidt s ed that she would be more in favor of the project if the project to the north had not already bee pproved. The motio ailed (1:4 with Rollins, Schmidt, Stockover & Lingle voting no.) Memb* Schmidt made a motion that we recommend denial of the Spring Creek Farms Rezone and Structure Plan Amendment based on the facts and findings in the staff report starting on p,Oe 7. Member Stockover seconded the motion. Motion was approved 4-1. Project: Ridgeview Classical School Revised Phase IV Addition, Site Plan Advisory Review - #16-01 b Project Description: Ridgeview Classical School requests a Site Plan Advisory Review to construct a two-story building addition to the existing Ridgeview Classical School facility located at 1800 South Lemay Avenue. The proposed 9,366 square foot addition will provide facilities for existing and future students. The band, music and orchestra practice rooms and .r Chairperson Lingle called the meeting to order at 6:04 p.m. Roll Call: Fries, Stockover, Rollins, Schmidt and Lingle. Members Smith and Meyer were absent. Staff Present: Gloss. Daggett, Sommer, Olt, Wamhoff, Delaughter, Bracke and Deines. Citizen Participation: None Director of Current Planning Cameron Gloss reviewed the Consent Agenda: Consent Agenda: 1. Minutes of the February 16 (Continued) and March 16, 2006 Planning and Zoning Board Hearings. 2. Resolution PZ06-04 — Right of Way Dedication. 3. #3-06 4900 South College Change of Use — Project Development Plan. 4. #8-06 Northern Colorado Academy of the Arts and Knowledge — Site Plan Advisory Review. 5. #10-06 Front Range Community College Parking Lot Expansion — Site Plan Advisory Review. 6. #5-06 Front Porch Property, 1234 W. Prospect Change Of Use — Project Development Plan. 7. #7-06 Rocky Mountain Raptor Program — Overall Development Plan and Filing One — Project Development Plan. Discussion Agenda: 8. #15-05 Shields Street Lofts (515 South Shields) — Project Development Plan. 9. #24-OOC Spring Creek Farms Rezoning and Structure Plan Amendment. 10. #16-01 B Ridgeview Classical School Revised Phase IV Addition — Site Plan Advisory Review. Member Schmidt pulled Item 3, 4900 South College Change of Use; Item 4, Northern Colorado Academy of the Arts and knowledge; and Item 5, Front Range Community College Parking Lot Expansion. Member Schmidt moved for approval of Consent Items --minutes of the continued February 16, 2006 meeting and March 16, 2006 as well as items number 2, 6 and 7. Member Fries seconded the motion. The motion was approved 5-0.