SITE CITY PLANNING COMMISSION AGENDA ITEM NO: 5 STAFF: LONNA THELEN FILE NO: CPC CU QUASI-JUDICIAL ART C. KLEIN CONSTRUCTION

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1 Page 58 CITY PLANNING COMMISSION AGENDA ITEM NO: 5 STAFF: LONNA THELEN FILE NO: CPC CU QUASI-JUDICIAL PROJECT: APPLICANT: OWNER: COLORADO SPRINGS CHARTER ACADEMY ART C. KLEIN CONSTRUCTION COLORADO SPRINGS CHARTER ACADEMY SITE 2555 Chelton 2577 Chelton 2560 Chelton

2 Page 59 PROJECT SUMMARY: 1. Project Description: This project is for a conditional use application to allow the expansion of the Colorado Springs Charter Academy into the former Benet Hill Priory. Approval of the conditional use for the school will eliminate the monastery from the property, with only the school remaining. This site is in the R (Single-Family Residential) zone district, 12.1 acres in size and is located northwest of Chelton Road and Maizeland Road. (FIGURE 1) 2. Applicant s Project Statement: (FIGURE 2) 3. Community Development Department s Recommendation: Approval of the applications, subject to modifications. BACKGROUND: 1. Site Address: 2555 North Chelton Road 2. Existing Zoning/Land Use: R / religious institution 3. Surrounding Zoning/Land Use: North: PK / Palmer Park South: R / educational facility East: R / single-family residential West: R / single-family residential 4. Comprehensive Plan/Designated 2020 Land Use: General residential 5. Annexation: Austin Bluffs Addition #12, Master Plan/Designated Master Plan Land Use: None 7. Subdivision: Benet Hill Subdivision Filing No Zoning Enforcement Action: None 9. Physical Characteristics: The site slopes steeply from Palmer Park into the site and levels out where the existing buildings and parking are located. STAKEHOLDER PROCESS AND INVOLVEMENT: The public process involved with the review of this application included posting of the site and sending of postcards to all property owners within a 1,000 foot buffer for a pre-application neighborhood meeting held on February 16, Approximately 25 people attended the neighborhood meeting and expressed concerns relating to noise, drainage, the increase in traffic, and student pick-up and drop-off circulation. Four letters were received from the neighborhood after the meeting. The site was also posted and postcards sent to notify property owners within 1,000 feet of the site prior to the City Planning Commission meeting. ANALYSIS OF REVIEW CRITERIA/MAJOR ISSUES/COMPREHENSIVE PLAN & MASTER PLAN CONFORMANCE: 1. Review Criteria / Design & Development Issues: History The 12.1-acre site was historically used as a monastery (Benet Hill Priory) and a school (Benet Hill Academy). More recently the school was discontinued by the sisters and only the monastery remained. In 2008, the Colorado Springs Charter Academy purchased 2577 and 2560 North Chelton Road for an educational facility. When the development plan for the school was approved a note was included to state that the remaining portion of Benet Hill, 2555 North Chelton Road, was only to be used as a religious institution and not an educational facility. Therefore, at that time, 2555 North Chelton Road relinquished its conditional use for an educational facility. The current application is for 2555 North Chelton Road to once again be used for an educational facility. In the R zone district, educational facilities are conditional uses, so the applicant is requesting a conditional use for an educational facility. Issues A neighborhood meeting was held on February 16, 2010 to notify the neighbors of a potential application to expand the Colorado Springs Charter Academy. At the meeting, the neighborhood expressed concern about noise from the school, traffic during pick-up and drop-off times, additional students attending the school, and drainage from the site.

3 Page 60 The applicant was required to submit a traffic circulation plan that analyzed circulation, traffic flow and areas for pick-up and drop-off of students. City Traffic has reviewed this plan and with minor modifications is in agreement with the proposed plan. (FIGURE 1) The new plan should assist in addressing concerns from neighbors by creating an efficient pick-up and drop-off plan for the school. The drainage concern is a result that the site was built when current drainage requirements for curb and gutter and stormwater facilities were not required. Because no new buildings are proposed, the City is not able to require drainage improvements. A note will be placed on the plan to state that the owner will be required to provide a drainage report if drainage patterns are modified or impervious areas are increased in any way. Currently, Colorado Springs Charter Academy is chartered to allow an enrollment of 426 students. The school has an enrollment of 363 students today. The expansion into 2555 Chelton does not require a change to the charter; the school could enroll up to 426 students in the existing facility at 2577 Chelton. The 2555 Chelton location will be used for the 7 th and 8 th graders to separate the older grades from the elementary school students. 2. Conformance with the City Comprehensive Plan: Objective LU 4: Encourage Infill and Redevelopment Encourage infill and redevelopment projects that are in character and context with existing, surrounding development. Infill and redevelopment projects in existing neighborhoods make good use of the City s infrastructure. If properly designed, these projects can serve an important role in achieving quality, mixed-use neighborhoods. In some instances, sensitively designed, highquality infill and redevelopment projects can help stabilize and revitalize existing older neighborhoods. Strategy N 202c: Support School Districts in Their Efforts to Enhance Neighborhood Schools Engage in cooperative programs with the school districts, to increase school enrollment in those facilities with existing or projected surplus capacity, and to enhance the quality of neighborhood schools. Strategy N 203d: Incorporate Natural Features Protect natural environmental features, including rock outcroppings, drainage areas, wildlife habitat, unique topographic features, and view corridors by incorporating them into new and developing neighborhoods, consistent with the guidelines of the Wildfire Mitigation Plan. Strategy N 401b: Mitigate Traffic Impacts Mitigate the projected impacts of proposed transportation improvements on neighborhoods. Where appropriate, use such tools as bridge and street design, landscaping, traffic calming, photo radar, noise reduction and speed adjustment measures. Coordinate the application of mitigation tools with affected citizens and organizations, and with entities responsible for public safety. 3. Conformance with the Area s Master Plan: This site does not have a master plan.

4 Page 61 STAFF RECOMMENDATION: ITEM NO: 5 CPC CU CONDITIONAL USE DEVELOPMENT PLAN Approve the conditional use development plan for Colorado Springs Charter Academy based upon the finding that the conditional use development plan complies with the conditional use and development plan review criteria in City Code Sections and (E), subject to compliance with the following technical and informational plan modifications: Technical and Informational Modifications to the Conditional Use Development Plan: 1. Change the file number on all three pages to CPC CU Change note number 4 to Lot 1, Block 1, Lot 2, Block 1 and Lot 1, Block 2 will remain 3. The use for the remaining two (2) homes (2601 and 2589 North Chelton) needs to be clearly identified. If the homes are to be used residentially for staff of the facility, note this use. If the homes are to be used as offices or classrooms, note this use. If the homes are to be used as classrooms or offices include the following note: a. The conversion of 2589 and 2601 from single family homes to may require permits from Regional Building or another applicable building agency. 4. Under note number 5 specify the (2) residences to be removed as 2591 and 2581 North Chelton. 5. Include the building use on the buildings on Lot 2, Block 1, and Lot 1, Block The tennis court area on Lot 1, Block 2 may be changed to parking; however, the rest of the parking on Lot 1, Block 2 must match the previously approved development plan. Change the parking so that the plans are consistent. 7. Include a note on the plan that states that parking will be striped to match the plan. 8. Include information on the fence that is located along the east and south side of Lot 1, Block Include the site data chart from the previously approved plan PD DP A4MN08. Ensure all data on this plan is brought forward and amended where necessary. 10. The parking on the site data chart for Lot 1, Block 1 should state: a. Parking required: i. Education 2 / classroom = 16 ii. Single family residence = 1 space b. Parking provided i. 20 spaces (for the education) ii. 2 spaces (for the single-family residential) 11. HOSE VALVE NOTE: Place the following note on the plans: "A wall hydrant (as shown in Figure A.7.3.2(d) of NFPA 14, 2007 ed) consisting of only one, 2.5-inch outlet shall be provided on the outside wall adjacent to the east common area exit of the west wing of the school. This wall hydrant shall be supplied by the buildings existing FDC and shall be considered "Wet Standpipe" as defined by NFPA 14, 2007 ed. The valve shall be designed and built to provide 250gpm at 100psi residual at the outlet. The purpose of this wall hydrant is to meet the intent of the required access around the building." 12. Provide an approved address sign at the entrance to the drive on Chelton. 13. FIRE LANE MARKING: Where applicable, approved signs and/or striping shall be provided for fire apparatus to identify such road or prohibit the obstruction thereof. Signs and striping shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. (2003 IFC as amended) Provide the same fire lane note shown on Sheet DP-2 for the following areas: Both sides of the driveway from Chelton, bearing to the left (north) side of the loop and along both sides of the north leg of the drive loop. 14. No parking will be allowed on Chelton in front of the school property to provide adequate sight distance for the existing cross walk. 15. If the queue of traffic wishing to enter the school drop-off area continues to block nearby driveways, the school will be asked to use additional traffic solutions including but not limited to the use of the gym parking lot as a drop off area and staggered start/stop times. 16. According to Federal guidelines, all signs public and private must meet MUTCD standards. Please add standard MUTCD nomenclature for each sign. 17. Add a note that the signs will be installed per the City Signs and Markings standards. 18. Please add a note that states that the owner will be required to provide a drainage report if drainage patterns or impervious areas are increased in any way.

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