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HomeMy WebLinkAboutPINECONE PUD FORT COLLINS HIGH SCHOOL SITE PLAN ADVISORY REVIEW - 60 91B - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWDevelopr. it Services Planning Department I City of Fort Collins February 27, 1992 Mr. Ed Holder Poudre R-1 School District Facilities Services Department 2407 LaPorte Avenue Fort Collins, Co 80525 Dear Mr. Holder: For your information, attached is a copy of the Staff's comments concerning New Fort Collins High School = Pine Cone Farm presented before the Conceptual Review Team on February 24, 1992. The comments are offered informally by Staff to assist you in preparing.the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 221-6750. Sincerely, '''er 7 Ted Shepard Senior Planner TS/gjt Attachment cc: Tom Peterson, Planning Director Kerrie Ashbeck, Civil Engineer Project Planner File 0 281 North College Avenue • P.O. Box -80 • Fort Collins, CO 80-22-0;80 • i303j 221-n'�0 - CONCEPTUAL REVIEW STAFF COMMENTS MEETING DATE: February 24, 1992 ITEM: New Fort Collins High School - Pine Cone Farm APPLICANT: Mr. Ed Holder Poudre R-1 School District, Facilities Services Department, 2407 LaPorte Avenue, Fort Collins, CO. 80525 LAND USE DATA: Request for a replacement for the existing Fort Collins High School. The new school would be located within the Pine Cone Farm, on 63 acres, in the general area of the northeast corner of Horsetooth Road and Timberline Road. The.school would be approximately 285,000 square feet and include a tower as a focal point at the main entry Adjacent to the athletic fields, a 10 to 15 acre City neighborhood park is proposed to increase the amount of buffer area to the future residential neighborhood. Non - arterial access would be from Vermont (extended) on the north and Arctic Fox (extended) on the south. Four arterial access points are proposed subject to evaluation by the Traffic Impact Analysis. `0104 Y11_l 1. The City Light and Power Department has an underground electrical system on the west and south of the site. On the west, there is electrical conduit on the west side of Timberline Road, with conduits stubbed across to the east at Danfield and Vermont. On the south, there is electrical conduit on the north side of Horsetooth Road. Any of -these sources can be tapped to supply power to the site. Normal development charges will apply. Charges are usually based on square footage of the site and linear frontage along public streets. Electrical transformers can be enclosed with proper clearances, and with hard surface access by a line truck. 2. There are water mains in Timberline and Horsetooth. There --is a sewer main in Timberline. There is a 21 inch diameter sewer line that parallels Horsetooth north of Danfield Court which is presently in conflict with the proposed building envelope. It is generally unacceptable to allow buildings to be placed over existing sewer lines. Please contact the Water and Wastewater Department, 221-6681, for further information regarding this sewer line conflict. 3. The Poudre Fire Authority is concerned about external sidewalks, or other hard surface material, that. can be used to support ground (not truck) ladders to serve the second floor in the classroom courtyard areas. These courtyards do not have to accommodate any major pieces of equipment. P.F.A. will inspect for fire protection systems, hood and duct systems, and alarm systems. Hydrants must be coordinated and located onsite. Adequate water supply for the fire hydrants and fire sprinkler systems must be verified. 4. The theater may need special smoke control devices. Also, with labs and the future pool, there may be storage of hazardous materials. Enclosed please find the "Hazardous Material Impact Analysis" which must be completed for all development proposals use or store certain materials. If you have any questions regarding this analysis, please contact Warren Jones, Poudre Fire Authority, 221-6570. 5. The Poudre Fire Authority is also concerned about ambulance access to the indoor athletic facilities and outside fields. Such access does not have to accommodate the trucks. 6. Police Services encourages the use of innovative security lighting, motion detectors, and burglar alarms. Access drives for ambulances would also help patrol cars or private security vehicles. For more information regarding crime prevention, please call Ken Kirchoff, 221-6833. 7. The full arterial improvements to both Horsetooth and Timberline will be required with the construction of a new high school. The development will be responsible for the local street portion of the arterial half width. Internal streets that serve the school will have to be built to complete standards. If there is to be joint cost sharing with future, adjacent development, then the City can write a repay agreement to assist in recovering these costs. 8. A subdivision plat will be required. The plat can be used to dedicate right-of-way for public streets, deceleration lanes, utility easements, cross -access easements, sight distance easements (where applicable) and other miscellaneous dedications. M Before beginning construction, a set of Utility Plans must be approved by the City. These plans may be submitted, processed-, and reviewed on a different time schedule than the. Site Plan Advisory Review for the Planning and Zoning Board. The construction manager and consulting engineer should closely coordinate with Mike Herzig, City Engineer, 221-6750, to establish a workable review schedule. 10. The Street Oversizing Fee is $5,252 per developed acre. For details on the calculation of this fee, please contact Matt Baker, 221-6605. 11. The site generally drains to the east. It will be important to coordinate with the owners of Pine Cone Farm on the location of stormwater detention facilities. Generally, the required documents are a Drainage Report, Drainage and Grading Plan, and Erosion Control Plan. 12. The site is located in the Foothills Drainage Basin. The fees in this basin are $5,024 per acre, subject to the amount of impervious surface, onsite detention, and runoff coefficient. Please coordinate with Susan Hayes, Stormwater Engineer, 221- 6589, for details on how this fee will be calculated. 13. The Foothills Drainage Basin is very clear about how much detention is required within the basin. There is little flexibility in these requirements. The offsite swale to the east may be required on a temporary basis, and could be piped with future residential development. One option would be to deal with this swale once by piping it ahead of residential development. 14. Enclosed please find the explanatory hand-out for structures (theater, gym, tower) that exceed the 40 foot height limitation. Please disregard the reference to the requirement of a P.U.D. Rather, the height analysis will be processed as part of the Site Plan Advisory Review. Be sure that the tower will not block microwave transmissions by other agencies or private parties that require a direct, uninterrupted beam. 15. We have discussed at length the City policy of providing collector street access internal to the square mile section to link the future residential area to the commercial area. The primary purpose of this policy is to discourage unnecessary vehicular trips on the arterial streets. Both Pine Cone Farm and the New High School attempt to deal with this issue in a different context. In order to support this new approach, Staff encourages visible, illuminated, safe bicycle and pedestrian trails to connect the residential, commercial and school areas. Such trails need to have minimum street crossings. Destinations need to have bicycle and pedestrian amenities. The width must be sufficient to handle two way traffic. There must be a viable choice to use alternative transportation. Residents and students should not be forced, due to a lack of alternatives, to use their car. 16 Staff is concerned about promoting the alternative forms of transportation and the orientation of the commercial building and student parking lot. While this may be more of a "Pine Cone Farm" comment, it is indirectly related to the proposed circulation plans for the New High School. The commercial center must be designed so that it does not turn its back on the residential area. The service dock, dumpster, trash compactor, pallet racks, exhaust fans, HVAC equipment, etc., must be screened so that .there is no "backdoor" affect on the east. The student parking lot and east side of the commercial building must have "curb appeal" and provide an attractive, alternative choice of entry. 17. Residents to the east will have to pass through the north side of the student parking lot to gain access to the east side of the commercial area. Unless this passage is designed properly, there may be some resistance to traverse what may be perceived as a "students only zone". This passage must be made available for non -students in order to be a viable, non - vehicular link. Thought should be given as to how this space can be made sufficiently neutral so the non -student does not feel he is invading a student domain. 18. It is recognized that the concept plan is merely a schematic and will be further refined. One area that needs further revision is the interface between school main entry, commercial building, visitor parking, and student parking lot. It will be critical to create a space that meets the needs of a variety of users in this area. How this space is used will contribute to the ultimate character of the mixed -use concept. 19. Attention should be paid to how the multi -family residents, north of Vermont, will access the athletic field complex. It is assumed that the tennis courts and soccer field will be available to the public during non -school times like the courts on Pitkin Street. 20. In order to promote non -vehicular circulation, architectural concrete is recommended for focal areas. 21. Bicycle amenities include secure racks, proper illumination, shelter, ramps, proximity to entries, and a sense of security for after hours. Will there be a separate faculty and staff bicycle parking area? 22. With three potential fast food pads, there will likely be heavy pedestrian traffic across the commercial parking lot. Perhaps an attractive perimeter, with landscaping and outdoor dining areas, would help minimize the pedestrian/vehicular conflicts. 23. The schematic plan indicates that the two common areas flanking the main entry will be paved. Is this much paving necessary? _The common area adjacent to visitor parking would. benefit from some green area and some amenity features to create usable space. 24. Is the large rectangular island between visitor parking and commercial shopping intended to be used by students for common open space, or is it a landscape design element? It is not clear how this space will be used. 25. Comments have already been made by the Transportation Department based on preliminary findings of the Traffic Impact Analysis. It is anticipated that the study will continue to be refined and the necessary site plan adjustments made, or mitigated. 26. Finally, Staff supports the mixed -use concept. A school/commercial campus has exciting potential for creating a strong neighborhood identity for the residents, and an active focal point for the southeast quadrant of the community. Staff is looking forward to working with the design team to further develop the mixed -use site elements so the entire 80 acres work effectively.