HomeMy WebLinkAboutOAKWOOD SCHOOL NCL SITE PLAN REVIEW - 13 93 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSTable 1
Trip Generation
Daily
A.M.
Peak
P.M.
Peak
Land Use
Trips
Trips
Trips
Trips
Trips
in
out
in
out
Extended day
32 students
70
7:00-8:00 am
14
12
4:30-5:30 pm
12
14
Private school
32 students
70
7:30-8:30 am
19
14
2:30-3:30 pm
8
11
Peak Hour Summaries
7:30-8:30 am
26
20
2:30-3:30 pm
8
11
4:30-5:30 pm
12
14
operation at the various intersections adjacent to the
proposed Oakwood School is at level of service A. There is
little of no delay for all movements during a normal day.
Trip generation for the proposed Oakwood School was
estimated using Trip Generation, 5th Edition, ITE. Two land
uses were used to develop the trip generation: day care
(extended care) and private school. Table 1 shows the trip
generation for the Oakwood School. The largest concentration
of trips will occur during the one hour period from 7:30 -
8:30 am. During this time period, traffic for both the
extended care and the regular school day would arrive/depart
the Oakwood School. The time when students are leaving the
Oakwood School will be less concentrated, since the regular
school dismissal and the end of the extended day cover a three
hour period.
Trips to/from the Oakwood School could potentially come
from all over the city. The major portion of the city
population is to the east and south of the Oakwood School.
Shields Street and West Mountain Avenue would be the primary
access routes. Vehicles (parents, carpools, etc.) would turn
south on McKinley Avenue and discharge children along the west
curb of McKinley Avenue, accessing the building via the east
entrance. Vehicles would then leave the site travelling south
to Oak Street, then back to Shields Street. Picking up
children would be done using this same route. It is
recommended that no discharging or picking up children occur
on the east side of McKinley Avenue. It is also recommended
that only the right -side vehicle doors be used by the
children.
The traffic to/from the Oakwood School can be
accommodated on the area streets. All intersections will
operate acceptably at levels of service similar to those which
currently exist.
The Oakwood School will institute a carpool/van program
as soon as the student population has been established. In
addition, the staggered start/end of school will reduce
peaking conditions. It is recommended that the staggered
start/end program be evaluated periodically. The five minute
increments may need to be increased to attain the desired
goal.
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MEMORANDUM
To: Vic Smith, Oakwood School
10
H Fort Collins Transportation Division
01 Fort Collins Planning Department
19
Cn
M From: Matt Delich ���RV
Date: April 15, 1993
Subject: Oakwood School Traffic Study (File: 9318MEM1)
This memorandum documents the traffic engineering
evaluations regarding the Oakwood School, proposed to be
located at 1401 West Mountain Avenue in Fort Collins. The
subject property is currently the Day Spring Church. It is
in the southwest quadrant of the West Mountain/McKinley
intersection. This memorandum addresses:
1. Current traffic
2. Trip generation
3. Trip distribution
4. Traffic impacts
The Oakwood School is a proposed private elementary
school consisting of pre -kindergarten, kindergarten, and
grades 1-6. The maximum enrollment at the school is expected
to be 64 students. The average number of students per grade
is eight. Classroom time will run from 8:00 am to 3:00 pm.
There will be an extended day (day care) in the morning
starting at 7:00 am and in the afternoon until 5:30 pm. It
is estimated that half of the students will take advantage of
the extended day program. The Oakwood School is also
Q proposing to stagger. (by 5 minutes) the start times and
W dismissal times by grade groupings [(pre -kindergarten and
kindergarten) (1 and 2) (3 and 4) (5 and 6)]. School staff
W indicates that a significant number of prospective students
will have siblings in the school.
U
• Recent traffic counts (1991), conducted by the City of
o Fort Collins on West Mountain Avenue, show that the daily
a traffic was 2400 just west of Shields Street and 1300 near
oFrey Avenue. It is estimated that the daily traffic on West
N Mountain Avenue near McKinley Avenue was 1900 vehicles per
Z day. Morning peak hour traffic was approximately 230 vehicles
Fper hour and the afternoon peak hour traffic was approximately
• 270 per hour. Local streets, such as McKinley Avenue, are not
LL counted on a regular basis. Daily traffic on McKinley Avenue
a between West Mountain Avenue and Oak Street is probably in the
range of 100-200 vehicles per day. On days when the existing
church has services or activities, traffic probably increases
significantly. However, that traffic is concentrated in a
specific time frame. Based upon these traffic counts and
criteria contained in the 1985 Highway Capacity Manual,
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d. that we review the final site plan and landscaping
e. that we review and approve the hours of operation
40. I am still concerned about our dogs barking as a result of the
children and cars in the area.
41. I am concerned because the use seems disruptive. It is a
negative thing for me. We moved here to be in a quiet
neighborhood and because there was not a school in the
neighborhood.
this?
I know of two, but there could be more. We can provide some
information on that after we do some research.
31. Will all children go on a walk or activity in the
neighborhood?
We would go on outings as a class, not as an entire school.
32. Would the Kindergarten be full -day or half -day?
Full -day.
33. How many parent volunteers would there be each day.
Probably one or maybe two volunteers per day or half day.
34. My concern is traffic. How will the impacts be mitigated?
We will have a traffic study done to determine what the impacts are
and then we will come up with a plan to mitigate them. We may look
into a shuttle van if we have a number of students living in a
relatively close area. We will encourage car pooling, our
experience with carpooling at other private schools is positive,
once the parents meet and find out where they live, they are
anxious to set up car pools. We will also look at a traffic
circulation pattern that would have the least impact on the
neighborhood.
35. My concern is that the use of the alley would increase.
36. I would like more information about other schools like this.
Names and addresses would be helpful. I would be curious to
see how other schools impact the areas where they are located.
37. My concern is with what happens to property values when a
school is built in a neighborhood.
38. What kinds of landscaping would be required by the City?
The city has told us to prepare a site and landscape plan which
screens undesirable areas, provides screening and buffer for the
parking area and drives, and provides foundation plantings for the
building. We plan to increase the amount of landscaping on the
property in addition to any requirements for the parking and
driveway area.
39. We would like to see the following stipulations on this school
use:
a. off-street parking for all employees
b. no cafeteria (odors,.activity, dumpsters, loading areas...)
C. a limit on the size of the building and the number of students
22. Will you have a daycare license?
Yes, we will be state licensed and will have to meet state
requirements.
23. Will you have to meet City parking requirements and guidelines
as if you are a business?
Yes, there are requirements for 2 parking spaces for every 3
employees and also guidelines for schools.
24. Have you looked at the economic stability or profitability of
this school? How will you pay the bills, teachers salaries,
etc. if you are only collecting $2500.00 per student given the
number of students you say you expect to have. I am concerned
about the church becoming something other than a school with
limited enrollment, if you aren't successful.
We have considered the economic factors. We have also discussed
raising tuition if we can't meet the budget. Mainly, we are
looking for a quality learning experience for the students.
25. How much demand is there for private elementary schools like
this? What happens if you can't find enough students?
We would only hire teachers to meet demand. We feel that there is
a great deal of demand for schools like ours.
26. I would like to see a limitation on the number of children
that can attend.
We will look into this and see if we can come up with some numbers
that will work for us.
27. Do we as neighbors have a say about people parking on City
streets in front of our houses?
Generally, the City does not restrict parking on public streets, it
is one of the reason they are so wide. The City has said that we
need to do a traffic and parking analysis to determine our parking
demand and see if we can accommodate it on our. site. Overflow
parking for special events will occur on the streets, similar to
the church overflow at the present time.
28. What are your qualifications and backgrounds?
We have many years of teaching experience, both in the public
schools and in private schools.
29. Will the school be non -denominational?
Yes.
30. How many schools are there in Fort Collins that would be like
the year. We are mainly providing an alternative to public school
which can be beneficial to more advanced students or to children
who need more individualized or special attention. The idea of the
school is not to be a school for problem children, but rather, for
children who may need more personalized learning situations.
13. Are you affiliated with another group or organization?
No, we are starting this school up ourselves. We are not
affiliated with a church or other organization. We have a lot of
teaching experience between us, but this school is not a branch of
another school.
14. What will the staff size be?
We anticipate a staff of 5, 4 teachers and 1 special ed. or
specialist staff.
15. Have you looked at other property in town?
Yes, but we feel that this site and building would work really well
for us.
16. Would you be using the driveway to the west?
If we do use the driveway to the west we will be required by the
Parking Lot Landscaping Code, to provide a 5' landscaped buffer
strip. If this landscaping is put in, the driveway would not be
useable, therefore, we will attempt to get a variance from the ZBA
to reduce the width of landscaping along that property line.
17. Will there be a cafeteria?
No, there will be a kitchen, but not a full-scale cafeteria.
18. What about parking, do you think you have enough?
We plan on parking in the rear, where the church parking lot is.
We think that there will be ample parking on site.
19. Will there be outdoor playground equipment?
We don't anticipate having an outdoor playground.
20. What will limit the size of the school?
The building size is a limitation. We also intend to keep the
classroom size small which will limit enrollment.
21. Would you be amenable to limiting the number of children
enrolled?
Yes, we would be willing to consider limitations on enrollment.
We are looking at 15 to 16 students per teacher and we would have
4 classes in this building. Our classes are combinations of
typical elementary school "grades", as students are put into
classes according to their ability, taking into consideration
strengths and weakness on a child for child basis.
6. How many children would you have as a maximum in this school?
We would anticipate a maximum of 68 students.
7. Will you have air conditioning or would the windows be open
when it is warm? Right now when the church windows are open
we can clearly hear the music and talking. We will hear the
kids and the noise.
If we are doing our job and have a successful school, the class
rooms will not be noisy and out of control. Classrooms are
generally very quiet.
8. What about outdoor recesses? Where will the children play?
We have talked to the City Parks and Recreation Department about
taking the children to City Park for recesses. There should not be
a problem using the open space areas at the parks to organize games
and activities. We wouldn't use the play ground equipment every
time, and if there are other children there, we would not use them.
We will coordinate our use of City Park with other schools and day
care centers in the area.
9. I am concerned about safety. There is a lot of traffic in
this area today, with added cars and vehicle trips it will not
be safe for children.
10. What about using City Park for a 'business' use? Is this
something that is done elsewhere with other private schools.
There are other private schools in town that utilize city parks for
outdoor activities. Spring Park is one example, where there are
several private schools and day care centers using the park at
various times of the day. The schools are asked to coordinate the
times they use the parks. Typically, during the day, city parks
are under utilized.
11. Will there be before and after school care?
Yes, we are planning to have limited before and after school care.
We would anticipate about 20-30 children needing before school care
at 6:30 or 7:00 am until school starts and again after 3:00, until
about 5:00 or 5:30.
12. What will tuition be?. What kinds of students/children will
you be teaching? Any with special needs emotional problems?
We would anticipate tuition to be approximately $2500 per child for
NEIGHBORHOOD INFORMATION MEETING SUMMARY
The following are QUESTIONS, CONCERNS, and RESPONSES expressed at
a Neighborhood Meeting for the Oakwood School-NCL Site Plan Review.
The applicant proposes to convert an existing church to a private
elementary school for approximately 68 students. The church is
located at 1401 W. Mountain Avenue. The property is zoned NCL,
Neighborhood Conservation Low Density Residential. The proposed
land use is allowable in the NCL Zoning District, subject to
approval of an NCL Site Plan by the Planning and Zoning Board. An
NCL Site Plan must meet the All Development criteria of the Land
Development Guidance System. The existing building must meet all
setbacks to property lines, parking lot landscaping requirements,
and lot area to building square footage requirements.
MEETING PLACE: DaySpring Christian Church, 1401 W. Mountain Ave.
MEETING DATE: January 21, 1993
MEETING TIME: 7:00 P.M.
CITY PLANNER: Kirsten Whetstone
COMMENTS, QUESTIONS, CONCERNS
1. Will you own the property?
Yes.
2. Will there be summer school?
There may be a 2 week summer session, we are not sure yet.
3. What about weekends?
There may be some classes on weekends, maybe 1 or 2 times every 2
weeks. We really have not discussed either summer school or
weekend activities yet.
4. I am concerned about noise. With an addition of people in the
area, children in the alley way and on sidewalks around our
property, our dogs bark more. We are afraid that we will have
to get rid of our dogs or we will be fined by the City for the
barking.
We will encourage carpooling, which is successful for small schools
as parents get to know each other. Carpooling will be organized
through the school and should cut down dramatically on the number
of cars in the area. There may be some children walking to school,
but there are already children and people walking on Mountain
Avenue.
5. What would the average class size be?
Oakwood School
Response to Comments - Page 2
21-24. Information is included on Site Plan.
25. Landscaping on west side of building is included on Site Plan as discussed
with Kirsten Whetstone.
26. Colorado Department of Social Services has been contacted to ensure
compliance for licensing requirements.
27. Information is included on Site Plan.
April 5, 1993
Oakwood School
1401 W Mountain Ave
Ft Collins, Co 80521
Kirsten Whetstone
Planning Department
City of Ft Collins
281 N College Ave
Ft Collins, Co 80522
RESPONSE TO COMMENTS FOR NCL SITE PLAN REVIEW
The following is our response to written comments from the Planning Department
dated March 18, 1993, regarding the Oakwood School Site Plan submittal. We believe
that our response satisfies all the requirements of the Ft Collins Planning Department.
1. Relevant building and fire codes will be adhered to.
2. Electrical load increase will be coordinated with Light and Power.
3. A Traffic Impact Analysis is being completed by Matthew Delich and will
be delivered to Kirsten Whetstone by April 15, 1993.
4. Detailed in item #4 on the Statement of Planning Objectives.
5. Leslie Bryson at Parks & Recreation has been contacted. The plan for park
use is detailed in item #5 of the Statement of Planning Objectives.
6-7. Final form for NCL Site Plan submitted April 7, 1993.
8. Plans for alley paving are being completed by Northern Engineering and
will be submitted upon completion.
9-13. Requested information has been included on the Site Plan.
14. General Notes
1-14 Listed on Site Plan.
15 See #3 & #6 on Statement of Planning Objectives.
16 Listed on Site Plan.
Plant Notes
1-10 All points will be complied with and listed on Site Plan.
15. Sign permit will be applied for before signs are erected.
16-18. Information is included on Site Plan.
19. Planting Schedule is included on Site Plan.
20. Proposed landscaping is labeled on Site Plan.
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5Si AaK 46
ALL DEVELOPMENT; NUMBERED CRITERIA CHART 13-Y3
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion dpplicOble?
Will the Criterion
be Satisfied?
If no, please explain
v a
Q�m°`���ca\ o°°°
Yes No
NEIGHBORHOOD COMPATABILITY
1. Social Compatability
x I
x
x
2. Neighb6rhood Character
x
x
x
3. Land Use Conflicts
x
x
x
4. Adverse Traffic Impact
x
x
x
PLANS AND POLICIES
5. Comprehensive Plan x I x x
PUBLIC FACILITIES & SAFETY
6. Street Capacity
x
x
x
7. Utility Capacity
x
x
x
8. Design Standards
x
x
x
9. Emergency Access
x
x
x
10. Security Lighting
x
x
x
11. Water Hazards
x
RESOURCE PROTECTION
12. Soils & Slope Hazard
x
13. Significant Vegetation
x
x
x
14. Wildlife Habitat
x
15. Historical Landmark
x
16. Mineral Deposit
x
17. Eco-Sensitive Areas
x
18. Agricultural Lands
x
ENVIRONMENTAL STANDARDS
19. Air Quality
AX
I
X
20. Water Quality
x
x
x
21. Noise
x
x
x
22. Glare & Hear
x
23. Vibrations
x
24. Exterior Lighting
x
x
x
25. Sewages & Wastes
x
x
x
SITE DESIGN
26. Community Organization
x
x
I
I
x
x
I
I
x
x I
I
I x
I
x
27. Site Organization
x
x
x I
28. Natural Features
x
x
x I I
29. Energy Conservation
X
�!
30. Shcaows
x
x
I
31. Solar Access
y
32. Privacy
33. Open Space Arrangement
y
34. Building Height
35. Venicutar Movement
x
x
x
36. Venicular Design
x
x
x
37. Parking
x
x
x I
38. Active Recreational Areas
39. Private Outdoor Areas
I I
40. Pecestrian Convenience
x
x
x
41. Pedestrian Conflicts
x
x
x I
42. Lanascapinai0cen Areas
x
x
x
43. Lonascaoina:Buildings
x
x
x I
44. LonascooingrScreening
x
x
x
45. Public Access
I
46. Sicns
x
l x
x
fttr
-12-
6. Oakwood School wishes to promote energy conservation by encouraging such
alternate forms of transportation as car-pooling, walking, biking, and using the
Transfort Bus system. City bus route four is located on Laporte Avenue. Its location
is ideal for biking, with bike routes located on nearby Oak Street and also on LaPorte
Avenue. In order to encourage car pooling, a city map will be constructed with home
address locations of Oakwood families. Parents and students will be motivated to car
pool through the use of contests and prizes. A Traffic Impact Analysis, completed by
Matthew Delich, accompanies this Site Plan.
7. Oakwood School will develop a plan for the orderly drop-off and pick-up of
students each day. This written plan, which details the supervision process, will be
distributed to parents, explained to students, and supervised by staff members to ensure
that the process is safe and orderly for all involved. The employees who choose to
drive to school will park in designated parking spaces on the premises. A bike rack
will be provided for student and staff use.
OAKWOOD SCHOOL
Statement of Planning Objectives
(Revised April 7, 1993)
1. Oakwood School is a private school alternative to the traditional classroom. Our
experienced staff uses a proven curriculum to formulate challenging, individualized
educational plans for each child. Through an accepting, nurturing school environment,
students at Oakwood attain high standards of academic achievement.
2. Oakwood School is pursuing the purchase of the Day Spring Christian Church
located at 1401 West Mountain Avenue. It is our desire to preserve the existing
residential character of the property and the neighborhood. We are working with
Architecture Plus, an architectural firm, and Landform, a landscape architectural firm,
to ensure that the landscaping plans and exterior improvements will enhance the
character of the building and the appearance of the surrounding neighborhood.
3. Oakwood School will employ four full-time and one part-time teacher - one for
each class of fifteen to seventeen elementary school students. We have arranged
staggered arrival and departure times for students to minimize the number of cars
dropping off or picking up students at any .given time. Class starting and ending times
will vary by twenty minutes.
4. Oakwood School desires to become a positive asset to the existing neighborhood by
maintaining the school building and grounds in a manner that would enhance the
appearance of the neighborhood. This would include keeping the sidewalks clear, the
grass mowed regularly, all shrubs and flowers maintained on a regular basis, and the
property free of any debris. The driveway on the west side of the building will be
disabled so that no through traffic occurs west of the building. The fence along the
driveway will be retained to minimize the visual impact for the neighbors on the west
side. Children attending Oakwood School will either be inside the school building, or
closely supervised in small groups when outside or for drop-off and pick-up. It is our
goal, as an educational institution, to teach children to be responsible members of their
families, neighborhoods, and communities.
5. The staff of Oakwood School will, at times, utilize the resources of City Park.
Contact has been made with Leslie Bryson, at Parks and Recreation, in order to
establish the following plan for use of City Park: Careful consideration will be given
to people who are enjoying City Park. The Oakwood staff will be in constant
supervision of organized activities and direct students away from people who are using
park facilities. Oakwood will utilize the large passive recreation areas of the park in a
rotating manner in order to mitigate the effect of use on turf areas of the park. The
playground area of the park will be used by small groups when it appears that its use
will not interfere with others. The number of times per month the park will be used
will vary depending upon weather, curriculum topics and school schedules. There
appears to be no information available concerning use of the park by other schools or
day care centers.
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Oakwood School - NCL Site Plan Review
April 26, 1993 P & Z Meeting
Page 5
Staff finds that the applicants have incorporated neighborhood
concerns on the site plan, given constraints of the existing
building and site. Staff finds that the proposed land use, given
restrictions noted on the site plan, can be compatible with the
existing neighborhood. Staff has encouraged the applicant to
continue to communicate with the Neighborhood Association to
receive feedback from the neighborhood on concerns that may come up
in the future.
5. Transportation
Access to the site will be off of McKinley Avenue, a local street,
and from the rear alley. Transportation staff has reviewed the
traffic study and accepts the conclusion that this request will not
negatively impact neighboring streets or local circulation patterns
beyond current operating levels. Local streets and intersections
will continue to operate at service level A. A loading zone will
be signed on the west curb of McKinley Avenue to facilitate drop-
off and pick-up of students.
Staggered start times are being proposed by the applicants to
disperse traffic over a longer time period mornings and evenings.
The applicants, who have previous experience with private schools
of this nature, find that prospective students often have siblings
enrolled as well. Approximately half of the school enrollment will
use the before and after school daycare facility. They also find
that once parents of students meet, carpooling is common. The
school will also look into the possibility of purchasing a school
van for the purpose of transporting children to and from the
school. All of these situations should contribute to a decrease in
the amount of traffic generated by this use.
There are 6 parking spaces provided on site, exceeding the City
requirement of 2 spaces per three employees. A bike rack will be
provided for students and teachers who choose to ride. For
special school functions parking will likely occur on the public
streets around the site, as is currently occurring with the church.
RECOMMENDATION:
This N-C-L Site Plan for a proposed private elementary school is in
conformance with the policies of the West Side Plan, meets all of
the requirements of the N-C-L District, and meets the applicable
criteria of the All Development Point Chart of the Land Development
Guidance System. Therefore, staff recommends approval of Oakwood
School NCL Site Plan Review, #13-93.
Oakwood School - NCL Site Plan Review
April 26, 1993 P & Z Meeting
Page 4
The driveway will be closed off with two sections of wood fencing
to match existing fencing along the west property line. The fenced
off area will be used as an outdoor play area and garden for
children in small supervised groups. An existing 6' wood privacy
fence provides a solid buffer between the school and the property
to the west.
Seven new shade trees, 20 shrubs, and several planting beds of
perennial flowers will be an improvement to the property, which is
sparsely landscaped. Landscaping will be added along the west wall
of the building to dampen some of the noise that may occur in the
play area.
For the most part, the applicants intend to walk the children, in
small supervised groups, to City Park for outdoor activities and
play. The applicants have discussed use of City Park with the City
Parks and Recreation Department and have agreed to establish a plan
for use of City Park, including rotating use of various passive
recreation areas to protect the turf, participating in clean-up
days, using playground equipment in small groups only when it
appears that the use will not interfere with others in the area,
and maintaining constant supervision of children when at the park
to avoid conflicts with other's enjoyment of the park.
4. Neighborhood Compatibility
A neighborhood meeting was held on Thursday, January 21, 1993 at
Dayspring Christian Church, site of the proposed school. Main
concerns were traffic, parking, increase in crime, noise from the
children, and future expansion plans (see attached minutes).
The applicant also met with the City Park Neighborhood Association
to review the proposal. The Neighborhood Association had the
following concerns: 1) limit enrollment to 75 children, with any
expansion plans required to be reviewed by the Planning Department
with neighborhood input; 2) no fencing be allowed on Mountain or
McKinley (ie. do not fence in the front yard for a play area); 3)
establish a loading zone on McKinley Ave.; 4) stagger arrival and
departure times for various grades to disperse traffic and
congestion; and 5) close off the drive -way on the west side of the
building so access to the parking lot has to come from the alley
and plant buffer landscaping on the west side.
The applicants have complied with these requests, as reflected on
the site plan. New landscaping on the west side is proposed along
the building to dampen, to some degree, noise coming from the
outdoor play area. There is an existing solid, 6' high privacy
fence between the two properties which provides a solid buffer.
Oakwood School - NCL Site Plan Review
April 26, 1993 P & Z Meeting
Page 3
District) are described as primarily single family residential.
Conservation of the low density residential character is of primary
concern and new construction is not encouraged. Schools are listed
under "uses allowed", and the stated primary use is intended to be
single family residential. Conversions of single family residences
to more intense uses are discouraged, although a list of criteria
for conversions (re -use of existing residential structures) is
provided. Conversion from a church to a school, is not
specifically addressed.
Criteria for conversion include use of the LDGS or other special
review procedures, meeting off-street parking requirements, site
plan review, and maintaining architectural integrity of original
structure. Staff finds that the proposal for the Oakwood School
has met the above criteria. As the land use is specifically
allowed and no existing residential structure is being converted,
staff finds that the proposal meets the policies and intent of the
West Side Plan.
3. Design
The applicants propose to convert the 4,736 sq. ft. existing
church building into a private school with 4 classrooms and a large
indoor multi -purpose and activity room. No major exterior changes
will be made to the building. Minor changes may include replacing
the painted metal casement window glass with clear glass, or
replacing the windows with new energy efficient double hung
windows, and installing sky lights over interior halls and rooms.
The large existing sign will be removed.
The building is located on an established developed lot in an
established residential neighborhood. There is a paved parking
area on the south side of the building off the alley for 5 cars, a
paved driveway along the west side and parking for one or two cars,
lawn areas on the north and east sides, and detached sidewalks
along Mountain and McKinley Avenues.
The applicants are proposing to close off the 12' wide driveway
along the west side because by Code, a 5' landscaped buffer area
would be required between any driveway or parking area and the
property line. If the 5' landscape buffer were installed, the
driveway would be too narrow to use as a driveway. The Zoning
Board of Appeals denied a request for a variance to the landscape
requirement and therefore, the only solution was to close off the
driveway.
Access to the rear parking area will be from the alley. The City
has required the alley to be paved to the west property line prior
to issuance of a certificate of occupancy.
Oakwood School - NCL Site Plan Review
April 26, 1993 P & Z Meeting
Page 2
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: N-C-L; single family residences (Scott -Sherwood addition)
S: N-C-L; single family residences (Scott -Sherwood addition)
E: N-C-L; single family residences (Scott -Sherwood addition)
W: N-C-L; single family residences (Scott -Sherwood addition)
The property is zoned N-C-L, Neighborhood Conservation Low Density.
The property is Lot 1 and the east 36 feet of Lot 2, Block 4,
Scott -Sherwood Addition to the original City of Fort Collins plat.
The building has been used as a church since 1972 and is currently
occupied the Dayspring Christian Church. The present occupants use
the building for Sunday services, weekly evening classes, choir
practice, children's groups, bible study, and meetings for various
organizations.
2. Land Use
The proposed use consists of a 4,736 square foot private elementary
school for a maximum of 75 children on a 16,340 square foot lot. A
before and after school daycare is also proposed. The school will
consist of Kindergarten through 6th grade with children grouped
more by ability than age. Generally the classes will be pre-
kindergarten and kindergarten, 1st and 2nd graders, 3rd and 4th
graders, and 5th and 6th graders. Classroom size is proposed at 15
to 17 students. Four full time employees (teachers) and one part
time employee (teacher or assistant) are being proposed.
Hours of operation for the school, including the daycare, are
proposed from 7 am to 6 pm, Monday through Friday. Start times for
the various classes will be staggered by 5 to 10 minutes.
Schools are allowed in the Zoning District subject to approval of
an N-C-L Site Plan. N-C-L Site Plans are reviewed against
requirements of the N-C-L District and are evaluated against the
All Development Point Chart of the LDGS. Staff finds the lot and
building meet Code requirements for setbacks, lot size, and floor
area ratio for the N-C-L Zoning District and the site plan meets
applicable criteria of the All Development Chart. In addition, the
parking area meets the requirements of Section 29-493 of the Code
for design, setbacks and landscaping.
The proposal was reviewed against the policies of the West Side
Plan. In the land use chapter, conservation areas (the NCL
ITEM NO. 20
MEETING DATE 4/26/93
I� STAFF Kirsten Whetstone
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Oakwood School N-C-L Site Plan Review, Final- #13-93
APPLICANT: Architecture Plus
318 E. Oak Street
Fort Collins, CO 80524
OWNER: Victor Smith
1128 Skyline Drive
Fort Collins, CO 80521
PROJECT DESCRIPTION:
This is a request for an N-C-L Site Plan Review for a 4,736 square
foot private elementary school and daycare for a maximum of 75
students to locate in an existing church at 1401 West Mountain
Avenue. The property is located at the southwest corner of
Mountain Avenue and McKinley Avenue. The property is zoned N-C-L,
Neighborhood Conservation Low Density which allows schools in the
zoning district subject to Planning and Zoning Board review and
approval of an N-C-L Site Plan.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The applicant is proposing to locate a private elementary school
with before and after school daycare for a maximum of 75 students
in an existing 4,736 sq. ft. church building. The property is
located at 1401 West Mountain Avenue in the N-C-L Zoning District.
Private schools are allowed in the zone, subject to Planning and
Zoning Board approval of an N-C-L Site Plan. The proposed project
meets requirements of the N-C-L District and the applicable
criteria of the All Development Point Chart of the Land Development
Guidance System (LDGS). A traffic study was submitted to evaluate
impacts on the neighboring street system. The project was reviewed
against the policies of the West Side Plan. Staff finds the
proposed site plan addresses neighborhood concerns and that the use
would be a positive addition to the neighborhood. Seven new shade
trees, 20 new shrubs, and several perennial flower beds will
upgrade the appearance of the site. The Engineering Department
requires that the alley along the property frontage be paved prior
to issuance of a certificate of occupancy.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT