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HomeMy WebLinkAboutHERITAGE CHRISTIAN ACADEMY - ODP - ODP240001 - SUBMITTAL DOCUMENTS - ROUND 1 - Planning ObjectivesStatement of Planning Objectives Heritage Christian Academy Overall Development Plan September 18, 2024 Overview Heritage Christian Academy is beginning its path towards becoming a full two-track school. As they grow to two tracks and double the size of the student body, Heritage Christian Academy must expand its facilities. To support the growth of the school, HCA has purchased approximately 13.6 acres of property located adjacent to, and west of, the existing school site within the Industrial Business Park International PUD, currently located in unincorporated Larimer County. On March 8, 2024, a Conceptual Review meeting was held with the City of Fort Collins and HCA was encouraged to begin with Annexation and Zoning of the property, followed by an Overall Development Plan since the planned expansions are likely to be phased. Annexation documents have been submitted to the City and are currently under review. This submittal of the Overall Development Plan (ODP) follows the request for Annexation and anticipated Employment (E) zoning of the property. Existing Land Uses within the property include: Institutional/Civic/Public (school), and Vacant, undeveloped properties Existing adjacent land uses include: Commercial uses – south Residential uses – north Industrial uses – east Vacant, undeveloped property – west Statement of appropriate City Plan Principles and Policies achieved by the ODP City plans governing and influencing the ODP area include: · City Plan (updated 2019) · East Mulberry Plan (updated December 5, 2023) · Land Use Code Phase 1 Update (effective May 17, 2024), and · Potential Land Use Code Phase 2 Updates (in progress) Appropriate City Plan Principles and Policies achieved by the proposed plan: Neighborhood Livability and Social Health Principle LIV 1: Maintain a compact pattern of growth that is well served by public facilities and encourages the efficient use of land. The Overall Development Plan aligns with and helps to achieve applicable policies in this category. Policy LIV 1.1 – GROWTH MANAGEMENT AREA (GMA) The proposed ODP is located within the City’s GMA, has historically been part of the East Mulberry Enclave and is currently being annexed into the City of Fort Collins. POLICY LIV 1.2 - AMENDMENTS TO THE GROWTH MANAGEMENT AREA The proposed ODP maintains the GMA as currently configured. POLICY LIV 1.5 - CAPITAL IMPROVEMENT POLICIES The proposed ODP allows for the use of standard City policies for public improvements to be implemented including developer participation in infrastructure upgrades. POLICY LIV 1.6 - ADEQUATE PUBLIC FACILITIES The proposed ODP includes developed properties already served by public utilities including water and sewer. Stormwater facilities exist on the site and will be modified as needed with future site development to meet City requirements. Public roads within the ODP area already exist, and future site development will allow additional pedestrian and bicycle improvements to be made based on City requirements. Environmental Health Policy ENV 1.6 – WILDLIFE CORRIDORS The ODP identifies and protects the adjacent Lake Canal corridor and implements a 50’ buffer for any future development or redevelopment. Safe Community Policy SC 3 – FLOODPLAIN DEVELOPMENT The ODP does not allow for development within any mapped 100-year floodplain or hazard area. In addition, the ODP supports applicable goals of the East Mulberry Plan including: Goal 1: COMMERCIAL & INDUSTRIAL HUB by fostering a healthy and prosperous commercial and industrial hub for the City, while remaining viable for small businesses and industry, and 1.T.1 by maintaining flexibility for future land uses that act as a buffer between industrial and residential areas, thereby supporting the continued viability of industrial and commercial areas. Description of existing and proposed open space, buffering, landscaping, circulation, transition areas, wetlands and natural areas The ODP property includes both a developed site and undeveloped lots within the Industrial Business Park International Plat. The developed lots include the former industrial building that now houses the Heritage Christian Academy and a smaller leased space. A playground and softball/baseball field and playground are located east of the school. The intent is to retain the existing school building facilities and parking, and to develop new school facilities on the undeveloped parcels in phases over time. The final locations of buildings, parking, open space and landscaping will be determined with site-specific development plans for the property. Lake Canal is adjacent to the northeast boundary of the property near the current school site. The Ecological Characterization Study indicates the canal as a wildlife corridor and recommends a 50-foot buffer which has been indicated on the ODP plan. No new facilities are planned within the buffer area. Two offsite stormwater wetlands exist associated with the Timbervine neighborhood detention ponds. These stormwater wetlands are greater than 1/3 without significant use by waterfowl and/or shorebirds, which warrants a 100-foot buffer to create a Natural Habitat Buffer Zone. However, since the existing 6’ height privacy fence limits the value of a Natural Habitat Buffer Zone south of the fence, no buffer is indicated on the ODP property in this location based on the recommendations of the Ecological Characterization Study. The existing school site includes landscaping (trees and shrubs) along the building perimeter and within the parking areas. The remainder of the ODP property west and southwest of the school site is undeveloped containing dryland grass vegetation and existing stormwater channels. Future development areas will include landscaping to meet the requirements of the Land Use Code. Public streets in the ODP area exist including Zurich Drive, Mexico Way, Munich Way and International Boulevard. Sidewalks exist on Zurich Drive west to Munich Way, on the north side of International Boulevard, and on the east side of Mexico Way. The existing school has three access drives on Zurich Drive. Future development will allow for the completion of continuous sidewalk connections within the ODP area. Estimate of number of employees for business, commercial, and industrial uses · Existing HCA Population: 38 staff and 250-290 students (this has fluctuated over the last couple of years) · Proposed maximum population of entire campus with new development: 60 staff and 600 students Description of rationale behind the assumptions and choices made by the applicant The ODP allows for the expansion of the growing Heritage Christian Academy. The ODP is required since the planned expansions are likely to be designed and constructed in more than one phase. The ODP follows the recent request for Annexation and anticipated Employment (E) zoning of the property and cannot be approved until the Annexation and Zoning are complete. Once the ODP is approved, the intent is to move forward with fundraising and future design of the initial phase(s) of the school’s expansion. These subsequent site-specific development plans will require approval by the City of Fort Collins and must comply with city standards and codes. Written narrative addressing each /issue raised at the neighborhood meeting A neighborhood meeting was held on September 5 at the Heritage Christian Academy. Key questions/concerns raised were regarding traffic – specifically concerns regarding the safety at the intersection of International Boulevard and North Timberline Road. The ODP includes a Traffic Impact Study (TIS) that outlines the impacts that the proposed development would have on the existing facilities. The TIS demonstrates the ODP’s compliance with the standards of the Larimer County Urban Area Street Standards for traffic at the time of development. Future developments within the ODP area will include additional project-specific Traffic Impact Studies to determine improvements required with each development phase. There was a question if the school’s planned athletic fields would be lighted. This has not yet been determined, but details for any planned site and field lighting will be required to be reviewed at the time of site development (Project Development Plan) and must meet the standards of the Fort Collins Land Use Code. Name of the project as well as any previous name(s) the project may have been known by · Heritage Christian Academy Overall Development Plan · Heritage Annexation (pending) · Part of Industrial Business Park International PUD (unincorporated Larimer County) A narrative description of how conflicts between land uses are being avoided or mitigated A K-12 school use is a compatible use with the adjacent residential neighborhoods and commercial/industrial uses. The existing land uses to the east of the ODP area include the existing Heritage Christian Academy and a variety of Industrial uses. The planned ODP will integrate with the existing school to create a campus of facilities for the Heritage Christian Academy students. The nearest residential use is the southernmost multifamily building in the Timbervine neighborhood and is located over 80’ from the ODP boundary and separated from the property by a 6’ height privacy fence, pedestrian path and a stormwater detention pond. This existing buffer minimizes potential conflicts between the residential neighborhood and the proposed school use. The property west of the ODP area is undeveloped, but likely to develop as similar commercial/industrial uses supported by the East Mulberry Plan.