HomeMy WebLinkAboutPOUDRE SCHOOL DISTRICT, CENTENIAL HIGH SCHOOL EXPANSION & REMODEL - SITE PLAN ADVISORY REVIEW - 39-02 - REPORTS - RECOMMENDATION/REPORTPoudre School District Centennial High School Expansion and Remodel, Site
Plan Advisory Review, #39-02
May 15, 2003 P & Z Meeting
Page 7
8. Flood Protection:
The site is located in the Old Town Drainage Basin and in an area determined to
be in a sheet flow area, that is, an area characterized by water that is less than
one -foot in depth. Because of the shallowness of the water, there are no
floodplain regulations that apply to this project. The District is aware that there
may be some property damage in the event of a 100-year flood and they have
been advised to set the finished floor elevation to one -foot above existing grade.
More than one -foot would provide an additional factor of protection for the
buildings.
9. Findings of Fact/Conclusion:
In evaluating the request, Staff makes the following findings of fact:
A. The request is a Site Plan Advisory Review pursuant to State Statute
Section 31-23-209. The request is not a Project Development Plan or
Subdivision.
B. The location of the facility complies with the East Side Neighborhood Plan
and the land use is in compliance with the Low Density Mixed -Use
Neighborhood zone district.
C. The project complies with the applicable standards of Article Three.
D. The project represents preservation of a historic building and an infill
redevelopment effort that requires no new streets or extension of public
infrastructure.
E. A neighborhood meeting was held on April 22, 2002 and compatibility
issues have been addressed.
RECOMMENDATION:
Staff recommends that the Planning and Zoning Board advise the Poudre School
District Board of Education that the location, character and extent of the
Expansion and Remodel of Centennial High School, #39-02, is appropriate and
conforms to the elements relative to the adopted master plan (City Plan and East
Side Neighborhood Plan) of the City.
Poudre School District Centennial High School Expansion and Remodel, Site
Plan Advisory Review, #39-02
May 15, 2003 P & Z Meeting
Page 6
6. Neighborhood Meeting:
A City -sponsored neighborhood meeting was held on April 22, 2002. Minutes to
this meeting are attached. The key issues are summarized below.
A. Loss Of Green Area
At the neighborhood meeting, there was a concern about the loss of existing
green area. In response, the area of the existing gymnasium was converted to
new green area as opposed to becoming a parking lot.
B. Two Story Activities Building
At the meeting, a concern was expressed that there could be more efficient site
utilization, and thus preservation of more green area, by including a two-story
component on the activities building. In response, the western portion of the
activities building is now two -stories in height.
C. Total Enrollment
There was a concern that the school would significantly increase enrollment.
Presently, enrollment is capped at 245 students. In response, the District
anticipates that there will be a slight increase of approximately 50 to 75 students
but there is a commitment to keeping Centennial a small intimate learning
environment.
D. Parking
There is a concern that students park in front of houses in the surrounding
neighborhood. In response, the District has estimated that most students get
dropped off or carpool. There are approximately 75 students who drive and of
these 50 are on campus at any one time. With approximately 800 linear feet of
public street frontage on three sides of the campus, there are approximately 40
on -street parallel parking spaces. A key site planning design feature is to
preserve a green area on the east edge of the campus and not convert this to a
parking lot. Since a green area on the campus is considered very important, a
limited amount of spill -over on -street parking is an acceptable trade-off for an
infill urban condition. As with all schools in the City, the parking on surrounding
streets is a sensitive issue that will continue to be monitored by the supervisory
Staff.
Poudre School District Centennial High School Expansion and Remodel, Site
Plan Advisory Review, #39-02
May 15, 2003 P & Z Meeting
Page 5
C. Historic Preservation
Although the current name of the building is Centennial High School, it is known
as the Laurel School for historic preservation purposes. The building is officially
designated as a historic landmark and is on the Local, State and National
Registers. It is the centerpiece of the Laurel School National Register Historic
District. The preservation of the Laurel School complies with the Historic and
Cultural Resources standard of Article Three.
Article Three further requires that the new buildings are to be compatible and in
character with the historic structure, but not be an imitation of historic styles. The
new buildings are required to consider horizontal elements, such as cornices,
windows and moldings, which shall be aligned with those of the historic structure
to strengthen the visual ties among buildings. Window patterns of existing
buildings (size, height, number) shall be repeated in new construction, and the
pattern of the primary building entrance facing Laurel Street shall be maintained.
The project furthers this objective by removal of two existing non -historic
buildings (less than 50-years old) that are clearly non -compatible. The two
proposed buildings are much more compatible and in character with the historic
structure and yet take care not imitate the historic style. Both new structures use
red brick as the predominant exterior material that is slightly dissimilar to that of
the historic building. The two-story portion of the detached activities building
features a matching hip roof. The attached administration building is slightly set
back and features a flat roof so as to not compete with the historic building.
D. Landscaping
As mentioned, the large existing green area along Laurel Street will be reduced.
To compensate, the area of the existing gym will become a new green area.
Wherever possible, existing trees will be preserved. New trees will be planted
along the sidewalk that connects all three buildings.
5. Transportation:
Three public streets and an alley bound the site. All streets feature detached
sidewalks. No new street improvements are required. The project represents
sustainable infill re -development within a historic neighborhood. The site is
served by Transfort Route Number Five.
Poudre School District Centennial High School Expansion and Remodel, Site
Plan Advisory Review, #39-02
May 15, 2003 P & Z Meeting
Page 4
The improvements to the campus and building of the historic Laurel School fulfills
the vision of the E.S.N.P. by preserving and enhancing the most significant
structure in the Laurel Street Historic District.
4. Design, Architecture and Historic Preservation:
A. Site Plan
There will be three buildings. First, with the elimination of the existing
gymnasium, the two-story historic school will become the easterly building.
Second, attached on the west side, will be the two-story administrative building,
including the elevator. This addition will be slightly set back from the front
building line of the historic building. Third will be the detached activities building
which will be two -stories on the west and one-story towards the middle.
The primary orientation of the historic structure will continue to be towards Laurel
Street. The existing main entrance of the historic school will be maintained as a
functional and operating entrance for students and staff. Parents, visitors, and
those needing assistance, will be directed to the addition on the west which will
feature the administrative offices and the new elevator.
The existing green area between the two structures will be reduced in size. The
new green area will be on the east edge of the campus, which will replace the
existing gymnasium. On -site parking will remain on the north side of the
structures and will increase from 17 to 21 spaces.
B. Architecture
The primary exterior alteration to the historic structure will be the new windows.
These windows are required for energy conservation and will be sensitive to the
historic character of the original structure.
The two new buildings will feature a form and style that does not replicate the
existing school. The primary building field will be red brick that is slightly
dissimilar in color to that of the existing brick. There will be window details to add
variety to the facades. The second floor roof of the activities building will be hip -
style and at a pitch to match the historic school.
Poudre School District Centennial High School Expansion and Remodel, Site
Plan Advisory Review, #39-02
May 15, 2003 P & Z Meeting
Page 3
communicate its findings to the School District. The disapproval of the P
& Z Board may be overruled by the School Board by a vote of not less
than two-thirds of its membership.
Under Section 31-23-209, C.R.S., the Planning and Zoning Board should make a
finding as to the location, character, and extent of the public building relative to
the adopted Master Plan (City Plan) of the City. Such findings help ensure that
the proposed project conforms to the adopted plan of the City of Fort Collins.
3. Land Use:
A. East Side Neighborhood Plan
As mentioned, the school is located in the East Side Neighborhood Plan,
adopted in 1986, and anchors the Laurel School Historic District. The purpose of
the plan is:
"This plan has been formulated as a tool to help in preserving and
enhancing the quality of life in the East Side Neighborhood. The intent of
this Plan is not to force any changes to existing residential or conforming
non-residential uses, but to promote stability in the ESN."
One of the key land use policies of the Plan is as follows:
"Historic District. Future land use conversions and architectural treatment
of buildings in the Historic District should be an especially important
consideration in the review of development and redevelopment proposals.
The City's Cultural Resources Board or the Landmark Preservation
Commission should comment on development proposals affecting the
historical character of the Neighborhood."
In response to the purpose and policy of the E.S.N.P., the project has been
submitted to the Landmark Preservation Commission for review. The result is
that L.P.C. supports the expansion and remodel as long as the new structures do
not mimic or replicate the historic structure. By use of slightly dissimilar
materials, different color brick and an obviously different form, the new additions
will be sufficiently differentiated from the historic character of the original Laurel
School.
Poudre School District Centennial High School Expansion and Remodel, Site
Plan Advisory Review, #39-02
May 15, 2003 P & Z Meeting
Page 2
EXECUTIVE SUMMARY:
The request is a Site Plan Advisory Review for recommendation to the Poudre
School District Board of Education. The request is not a Project Development
Plan or Subdivision. The project complies with the applicable standards of
Article Three. The public improvements have been reviewed by the appropriate
City departments and agencies and found to meet utility and engineering
standards. A neighborhood meeting was held on April 22, 2002.
COMMENTS:
Background:
The surrounding zoning and existing land uses are as follows:
N: NCM; Apartment Building and Single Family Residential
S: NCM; Single Family Residential
E: NCM; Single Family Residential
W: NCM; Single Family Residential
The property is part of the original town plat of 1873. The school was
constructed in 1906. The campus anchors the Laurel School Historic District of
the East Side Neighborhood Plan.
2. Right of Advisory Review:
Colorado Revised Statutes provide two specific references, which allow the City
to review the planning, and location of school sites.
A. Section 22-32-124, C.R.S., as amended, addresses the right of the School
District to construct schools within a municipality and the location or
manner of construction of such schools. The statutes specifically limit the
municipalities' participation in the process to a limited right of review and
appeal to the Board of Education.
B. Section 31-23-209, C.R.S. provides that no public building shall be
constructed or authorized in a city until the "location, character and extent
thereof' has been submitted for approval by the Planning and Zoning
Board. In the case of disapproval, the Planning and Zoning Board shall
ITEM NO. 5
MEETING DATE 5 15 03
MIMI 6a
STAFF Ted Shepard
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Poudre School District Centennial High School Expansion
and Remodel, Site Plan Advisory Review, #39-02
APPLICANT: Poudre School District
Planning, Design and Construction Department
2407 LaPorte Avenue
Fort Collins, CO 80521
OWNER: Same
PROJECT DESCRIPTION:
This is a request for a Site Plan Advisory Review for the expansion and remodel
of Centennial High School located at 330 East Laurel Street. The project
consists of removing the westerly building, addressed as 650 Mathews Street,
and removal of the easterly building. Also the temporary modular classrooms
and storage containers would be removed.
The expansion includes three components. First, there would be a two-story
addition for offices, computer labs and an elevator immediately to the west of the
historic building. Second, there would be a new, detached, one-story building
located to the west of the aforementioned addition. This second structure would
be separated by about 30 feet from the main building and includes a gymnasium,
science labs, art room and space for vocational trades. Third, the existing gym
on the east side would be removed and replaced by open space. New
construction would be approximately 22,000 square feet. Upon completion, the
school would total approximately 40,000 square feet.
There would also be changes to the parking configuration along the east -west
alley. On the east portion of the site, there would either be a grass area or
asphalt for parking/basketball. The site is zoned N-C-M, Neighborhood
Conservation Medium Density. .
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO80522-0580 (970) 221-6750
PLANNING DEPARTMENT