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HomeMy WebLinkAbout03/21/2019 - Planning And Zoning Board - Agenda - Regular MeetingPlanning and Zoning Board Page 1 March 21, 2019 Jeff Hansen, Chair City Council Chambers Christine Pardee, Vice Chair City Hall West Michael Hobbs 300 Laporte Avenue Per Hogestad Fort Collins, Colorado Ruth Rollins Jeffrey Schneider Cablecast on FCTV Channel 14 & Channel 881 William Whitley on the Comcast cable system The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224- 6001) for assistance. Regular Hearing March 21, 2019 6:00 PM • ROLL CALL • AGENDA REVIEW • CITIZEN PARTICIPATION Individuals may comment on items not specifically scheduled on the hearing agenda, as follows: • Those who wish to speak are asked to sign in at the podium. • The presiding officer will determine and announce the length of time allowed for each speaker. • Each speaker should state their name and address and keep their comments to the allotted time. • Any written materials should be provided to the Secretary for record-keeping purposes. • A timer will beep once and the time light will turn to yellow to indicate that 30 seconds of speaking time remain and will beep again and turn red when a speaker’s time to speak has ended. • CONSENT AGENDA The Consent Agenda is intended to allow the Planning and Zoning Board to quickly resolve items that are non-controversial. Staff recommends approval of the Consent Agenda. Anyone may request that an item on this agenda be “pulled” for consideration within the Discussion Agenda, which will provide a full presentation of the item being considered. Items remaining on the Consent Agenda will be approved by the Planning and Zoning Board with one vote. The Consent Agenda generally consists of Board Minutes for approval, items with no perceived controversy, and routine administrative actions. Planning and Zoning Board Hearing Agenda Packet Pg. 1 Planning and Zoning Board Page 2 March 21, 2019 1. Draft Minutes for the P&Z February Hearing The purpose of this item is to approve the draft minutes of the February 21, 2019 Planning and Zoning Board hearing. • DISCUSSION AGENDA 2. Sunshine House at Bucking Horse Major Amendment, MJA #190001 PROJECT DESCRIPTION: This is a request for Major Amendment for a child care center located on Tract C of Bucking Horse Second Filing. The one-story building would be 11,238 square feet in size. The 2.5-acre site is located on the east side of Miles House Avenue, south of Nancy Gray Avenue, north of Drake Road and southwest of the Great Western Railway. Access to the site would be taken from the existing driveway along Miles House Avenue. This request would amend the approved plan, which designates this parcel as a Working Farm and Agricultural Activities. The parcel is fully entitled and partially developed including the parking lot. A request for Modification of Standard is included and pertains to the relationship of the existing parking to the adjoining property. The parcel is zoned U-E, Urban Estate. APPLICANT: Bellisimo, Inc. c/o Russell + Mills Studios 506 South College Avenue, Suite 104 Fort Collins, CO 80524 OWNER: Bellisimo, Inc., LLC c/o Mr. Gino Campana 3702 Manhattan Avenue, Suite 201 Fort Collins, CO 80526 STAFF ASSIGNED: Ted Shepard, Chief Planner • OTHER BUSINESS • ADJOURNMENT Packet Pg. 2 Date: Start Time: 6:00 p.m. Stop Time: 9:27 p.m. Roll Call Hobbs Hogestad Pardee Rollins Schneider Whitley Hansen Vote X X X X Excused X X 6 present 1 – Consent (Feb Minutes) Hobbs Rollins Pardee Hogestad Schneider Whitley Hansen Y Y Y Y Excused Y Y 6:0 2 - Sunshine House at Bucking Horse Major Amendment MJA#190001: ITEM CONTINUED Rollins Pardee Hogestad Schneider Whitley Hobbs Hansen N ABSTAIN Y Excused Y Y N 3:2:1 Pardee Hogestad Schneider Whitley Hobbs Rollins Hansen Hogestad Schneider Whitley Hobbs Rollins Pardee Hansen Schneider Whitley Hobbs Rollins Pardee Hogestad Hansen Roll Call & Voting Record Planning & Zoning Board 3/21/2019 Agenda Item 1 Item 1, Page 1 AGENDA ITEM SUMMARY March 21, 2019 Planning and Zoning Board STAFF Shar Gerber, Customer and Administrative Manager SUBJECT MINUTES OF THE FEBRUARY 21, 2019 P&Z HEARING EXECUTIVE SUMMARY The purpose of this item is the consideration and approval of the draft minutes of the February 21, 2019 Planning & Zoning Board hearing. ATTACHMENTS 1. Draft February 21, 2019 P&Z Minutes Packet Pg. 3 DRAFT Jeff Hansen, Chair City Council Chambers Christine Pardee, Vice Chair City Hall West Michael Hobbs 300 Laporte Avenue Per Hogestad Fort Collins, Colorado Ruth Rollins Jeffrey Schneider Cablecast on FCTV Channel 14 & William Whitley Channel 881 on Comcast The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224- 6001) for assistance. Regular Hearing February 21, 2019 Chair Hansen called the meeting to order at 6:00 p.m. Roll Call: Hansen, Hobbs, Hogestad, Rollins, Whitley Absent: Schneider, Pardee Staff Present: Everette, Yatabe, Tatman-Burruss, Leeson, Van Zee, Mounce, Gloss and Gerber Chair Hansen reported that the Montava special hearing scheduled for March 7th is postponed to an undetermined date. Chair Hansen provided background on the board’s role and what the audience could expect as to the order of business. He described the following procedures: • While the City staff provides comprehensive information about each project under consideration, citizen input is valued and appreciated. • The Board is here to listen to citizen comments. Each citizen may address the Board once for each item. • Decisions on development projects are based on judgment of compliance or non-compliance with city Land Use Code. • Should a citizen wish to address the Board on items other than what is on the agenda, time will be allowed for that as well. • This is a legal hearing, and the Chair will moderate for the usual civility and fairness to ensure that everyone who wishes to speak can be heard. Agenda Review Planning and Zoning Board Minutes ITEM 1, ATTACHMENT 1 Packet Pg. 4 DRAFT Planning & Zoning Board February 21, 2019 Page 2 of 7 Development Review Manager Everette reviewed the items on the Consent and Discussion agendas, stating that all items will be heard as originally advertised. Public Input on Items Not on the Hearing Agenda: Eric Sutherland spoke of the finalization of a municipal civil case. This case involved a development proposal for student housing, south of Creekside park. He and others wanted a trail from Creekside to the Max station. He feels that it is required by the land use code. He states he is going to appeal. Consent Agenda: 1. Draft Minutes from January 17, 2019, P&Z Hearing 3. Land Use Code PUD Regulations Amendment Member Rollins recused herself from this item. Public Input on Consent Agenda: None noted Chair Hansen did a final review of the items that are on consent and reiterated that those items will not have a separate presentation unless pulled from the consent agenda. Member Hobbs made a motion that the Fort Collins Planning and Zoning Board approve the Consent agenda for the draft minutes for the January 2019, Planning and Zoning Board hearing and the land use code PUD regulations amendment as originally advertised. Member Whitley seconded the motion. Vote: 4:0 Discussion Agenda: 4. Appeal of 1032 W. Prospect Road Extra Occupancy – BDR180033 Project Description: Appeal of the approval for extra occupancy in a single-family dwelling located in a High- Density Mixed-Use Neighborhood. Recommendation: Approval Secretary Gerber reported that there were no citizen emails/letters received and that there was a supplemental staff report, and memorandum submitted by Tom Leeson and Shawna VanZee. Member Hogestad recused himself from this item stating he is within the notification area. Staff and Applicant Presentations CDNS Director Leeson and Associate City Planner VanZee gave a brief verbal visual overview of this project. Appellant Cassie Ewan provided a brief presentation. Council Member Jerry Horak provided an insight into Terry Usery’s frustration and that he is not present to fight the current rules as they make sense. Terry’s frustration is regarding the potential non-compliance use of the property. Council Member Horak feels that it is not what is looked at currently but rather what should be looked at. He feels that City Council should investigate some of the code requirements. Public Input (3 minutes per person) ITEM 1, ATTACHMENT 1 Packet Pg. 5 DRAFT Planning & Zoning Board February 21, 2019 Page 3 of 7 None reported Cassie Ewan provided a rebuttal to Council Member Horak’s presentation. It is her belief that the property was in proper zoning, HMN and that the bedrooms do meet all safety requirements. Staff Response CDNS Director Leeson provided further process information, stating that a permit inspection is required to complete the process. Planning Director Leeson confirmed to Chair Hansen that this was standard for any extra occupancy application. Member Hobbs questioned Mrs. Ewan, asking what compelled her to come forward. She did not realize that the property was not legal and due to a complaint received for violating the U+2 ordinance. Member Rollins questioned the trash cans and how the tenants would conceal them moving forward. Mrs. Ewan responded they would wheel it into the garage. Member Hobbs questioned the proximity of the driveway to the road and whether there have been any accidents. Mrs. Ewan responded that there have not been any accidents involving the tenants that she knows of. Board Questions / Deliberation Chair Hansen asked staff how long the U+2 has been in place. CDNS Director Leeson responded he was unsure of the actual time period but that it has been at least 50 years. Member Whitley asked CDNS Director Leeson when Prospect was widened and when the land was taken from the property. CDNS Director Leeson did not know. Mrs. Ewan responded she too did not know the exact date but that it was around 25 years ago. She stated that her parents had originally purchased the property as a rental property. Member Whitley questioned how many people the home was rented to at that time and if Mrs. Ewan had any other rental properties in town and if they were student rentals. Mrs. Ewan did not know how many at the time and yes to student rental properties. Member Whitley asked Attorney Yatabe how far he could push the questioning in relation to knowing the law because she owns multiple rental properties. Attorney Yatabe responded that we presume that people are aware of the law. How it relates to this particular property, we must look at the relevant information, which we have. Member Hobbs feels that the property has passed the test for extra occupancy. He will be supporting the original decision and not the appeal. Member Whitley asked Member Hobbs if this were a new proposal and not a conversion, would the traffic make any difference. Member Hobbs stated he would not feel any different. Member Rollins spoke about the traffic and how close the driveway is to the road. She does not believe that many people with high occupancy homes had a clue that they had to go through the process at least not until about 10 years ago. She will be supporting the original ruling. Chair Hansen will be supporting the original ruling. Member Hobbs asked Attorney Yatabe what the motion needed to be, to approve the original BDR or a motion to uphold or deny the appeal. Attorney Yatabe responded that it is both and that they are making the decision provided at both the work session and this hearing. Member Hobbs made a motion that the Fort Collins Planning and Zoning Board approve the BDR180033, 1032 W. Prospect Rd. Extra Occupancy request and that in doing so we are upholding the original decision made by the Planning Director and denying the appeal that has been presented to us tonight and that this approval is based upon the agenda materials, the information and materials presented during the work session, this hearing, the Board discussion and appellants discussion on this item with the following ITEM 1, ATTACHMENT 1 Packet Pg. 6 DRAFT Planning & Zoning Board February 21, 2019 Page 4 of 7 findings; that the BDR complies with all applicable land use code requirements as stated in the staff report prepared for this hearing and contained in the agenda materials and the information analysis, findings of fact and conclusions contained in the staff reporting included in the agenda materials for this hearing are adopted by this board. Member Rollins seconded. Vote: 4:0. 2. City Council Appeals Code Amendments Project Description: The purpose of this item is for Planning & Zoning Board to provide a recommendation to City Council regarding updates and clarifications to the appeal rules and procedures in the City Code (Sections 2-46 to 2-55). Recommendation: Approval Secretary Gerber reported that Eric Sutherland submitted an email stating he does not agree with the process of the Council or Board and code updates will not fix the issues. Kathy Dubiel, Paul Patterson, Rory Schmidt and Eric Tamme submitted two letters requesting the Board delay their recommendations on this item, but still proceed with discussion. This will give citizens time to hear the item and provide written response. Liz Derbyshire requests that the board delay making recommendation to Council until the March hearing to give citizens time to study the proposal. Staff and Applicant Presentations City Clerk, Coldiron, gave a brief verbal visual overview of this item. Public Input (3 minutes per person) Eric Sutherland, 3520 Golden Current Blvd., spoke of the process flow and how the deliberative bodies put a focus on the conflicts of the terms of the provisions of the land use code. He feels it is difficult for those entering for the first time. He urges the Board to review the grand plan a bit more. Paul Patterson, 2936 Eindborough Dr., would like a continuance to get more citizen comment. Rick Hoffman, 1804 Wallenberg Dr., is concerned with changes tipping the scale favoring developers at the expense of the neighborhoods and citizens. He is concerned with combining appeals. He feels the real effort should be short stopping appeals to the City Council to being with and doing it at the P&Z level. Kathryn Dubiel, 2936 Eindborough Dr., feels that the radical changes look deleterious to her rights as a citizen. The P&Z Board should weigh in before going to City Council. She does not feel that the practice of combining appeals needs to be codified. Due process right should be observed if you are an appellant. Staff Response City Clerk Coldiron responded that they have been working on the change over the past 8 months. City Clerk Coldiron appreciates the comment regarding improvements on our part does not mean improvements for the residents. City Clerk Coldiron mentioned the April elections and asked that the Board push this further past the election time period to facilitate proper outreach. Board Questions / Deliberation Member Whitley asked City Clerk Coldiron to pull the timeline and wanted confirmation on the number of days, 20 or 28. City Clerk Coldiron responded 28. Member Hobbs asked if there was further opportunity after the initial filing date. City Clerk Coldiron deferred to Attorney Yatabe for clarification. Attorney Yatabe clarified that the new evidence requirement states that it must be submitted at the time of notice of appeal and that there are exceptions. ITEM 1, ATTACHMENT 1 Packet Pg. 7 DRAFT Planning & Zoning Board February 21, 2019 Page 5 of 7 Member Hogestad asked City Clerk Coldiron if Council had the opportunity to consolidate appeals even if they are not similar. City Clerk Coldiron responded that if they were very different, we would work with the City Attorney’s office, but would present as separate items. Member Hogestad wanted to know if the City Attorney’s office would recommend not consolidating or if it was at their discretion. Attorney Yatabe gave an overview of current state and clarified wording. Member Rollins wanted to know if there was public outreach conducted prior to this hearing. City Clerk Coldiron responded no. Member Hansen explained that there should be discussion on. Member Hansen commented that the general mood is that this should be continued, and that discussion should be had regarding why and what goal or strategies should be implemented. Member Hobbs sought clarification as to whether the Board should discuss the code changes before making a motion to continue or not. Member Hansen would like a feel from the Board if the general notion is to continue to help him decide how to proceed. Member Whitley would like to continue this item as he would like to hear public comment. Member Rollins feels it would be useful for City staff if the Board has comments on certain sections, to hear those comments now. Chair Hansen commented that if the general sense is that this item will be continued, he would like to give specific comments as to what is in the proposed code as they see it now and what we have heard from public comment. Leading up to a motion to continue if there is enough information to provide suggestions as part of an approval to move forward or to deny and have a more in-depth deliberation and discussion. Member Hogestad feels that this should be continued as his concern is that there has not been enough public outreach and input. He wanted to know what kind of outreach and how it would be implemented. City Clerk Coldiron responded that it would be neighborhood meetings through notification. Member Whitley asked about the outreach schedule. City Clerk Coldiron responded that they could get to neighborhood meetings the latter part of April. Member Hobbs is in favor of continuance. His concerns lie in the areas of definitions excluding lease holders from the process and the fact that we would require all new evidence to be submitted at 14 days. For simple appeals this may be possible, for others it may not allow a person or group to put the evidence together in that timeframe. He would like staff to explore expanding. Member Rollins wanted to know if it would be difficult to search back a few years on anyone that has pursued an appeal and that you also notify them in the instance they are not in the neighborhood. She is also interested in input from individuals regarding consolidation of appeals. She appreciates all the work put in so far by staff. Chair Hansen does not feel encouraging more public input at P&Z hearings is the place for it. He feels that using neighborhood meetings for public input has not worked as hoped. He would like the process to be less bumpy, and that it would be beneficial for those that have appealed their projects also be contacted and involved when an appeal comes forward. Adjustments to the period for new evidence should be made to avoid an unnecessary information dump. 14 days is too short, but longer than that is a long time for an applicant to wait, maybe there is an interim step. Member Hobbs made a motion that the Fort Collins Planning and Zoning Board to recommend to City Council regarding the appeals code amendments that were presented here tonight to a future date to be worked out by staff. Member Whitley seconded. Vote: 5:0. 5. City Plan Recommendation ITEM 1, ATTACHMENT 1 Packet Pg. 8 DRAFT Planning & Zoning Board February 21, 2019 Page 6 of 7 Project Description: This is a request for the Planning and Zoning Board to forward a recommendation to City Council for adoption of the updates to City Plan, the City’s comprehensive and transportation master plans, and the Transit Master Plan, a new modal plan for transit developed concurrently with City Plan. Recommendation: Approval Secretary Gerber reported that there were no citizen emails or letters received and that there was a revised Attachment 2, Drat City Plan document (replaced in online packet). Staff and Applicant Presentations Planning Manager Gloss and Planner Mounce gave a brief verbal overview of this project. Public Input (3 minutes per person) Eric Sutherland, 3520 Golden Current Blvd., feels that it is an excellent, heads in the cloud, City plan. What makes the difference in outcomes is the policies, laws and where the money is getting spent. In these areas, he feels the City Plan is shallow and thin. The City needs to be and take a practical approach, have those discussion. Staff Response Chair Hansen thanked Mr. Sutherland. Planning Manager Gloss appreciates Mr. Sutherlands comments and concurs that the plan is very aspirational, but that the update is much more pragmatic with specific action items throughout the plan that are plausible. Transit will have a significant cost and at some point, the public will have to make that decision. Board Questions / Deliberation Chair Hansen wanted to know if there was going to be staff that will keep a high-altitude view of how they are fitting in the whole City plan. Planning Manager Gloss commented that there are a lot of layers to that starting with the creation of the Design Manuel and updates to the land use code. The process is collaborative and will not go away making coming to agreement a challenge. Member Hobbs wanted to know in terms of codes changes that will be coming with the new City Plan, if there will be support. Planning Manager Gloss confirmed. Member Hobbs supports and appreciates the support and vision documents. Member Whitley thanked the planning staff for the long hours spent on the plan. Chair Hansen also thanked staff and their foresight that went into it. He wanted to know about what future flexibility was in place, as 20 years is a long time. Planning Manager Gloss commented that they have tried to be forward thinking and tie in all aspects that they can to this point. Member Rollins thanked the team. She feels that it was extremely well done. Member Hobbs commented that this presentation is a review for the Board and wants to make sure the those watching knew how many hours planning staff has spent with the Planning and Zoning Board and how impressed the Board is with staff. Member Rollins made a motion that the Fort Collins Planning and Zoning Board recommend to City Council the adoption of the City Plan Comprehensive Transportation Master Plans. This recommendation is based on the agenda materials, the information and materials presented during numerous work sessions, this hearing and the board discussion on this item. Member Whitley seconded. Vote: 5:0. Other Business ITEM 1, ATTACHMENT 1 Packet Pg. 9 DRAFT Planning & Zoning Board February 21, 2019 Page 7 of 7 Planning Manager Everette reminded everyone that the special hearing that was scheduled March 7, 2019 has been postponed to an uncertain date at this point. Adjournment Chair Hansen moved to adjourn the P&Z Board hearing. The meeting was adjourned at 8:25pm. Minutes respectfully submitted by Shar Gerber. Minutes approved by a vote of the Board on: ____________. Rebecca Everette, Development Review Manager Jeff Hansen, Chair ITEM 1, ATTACHMENT 1 Packet Pg. 10 Agenda Item 2 Item #2, Page 1 STAFF REPORT March 21, 2019 Planning and Zoning Board PROJECT NAME Sunshine House at Bucking Horse Major Amendment, MJA #190001 STAFF Ted Shepard, Chief Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a request for Major Amendment for a child care center located on Tract C of Bucking Horse Second Filing. The one-story building would be 11,238 square feet in size. The 2.5-acre site is located on the east side of Miles House Avenue, south of Nancy Gray Avenue, north of Drake Road and southwest of the Great Western Railway. Access to the site would be taken from the existing driveway along Miles House Avenue. This request would amend the approved plan, which designates this parcel as a Working Farm and Agricultural Activities. The parcel is fully entitled and partially developed including the parking lot. A request for Modification of Standard is included and pertains to the relationship of the existing parking to the adjoining property. The parcel is zoned U-E, Urban Estate. APPLICANT: Bellisimo, Inc. c/o Russell + Mills Studios 506 South College Avenue, Suite 104 Fort Collins, CO 80524 OWNER: Bellisimo, Inc., LLC c/o Mr. Gino Campana 3702 Manhattan Avenue, Suite 201 Fort Collins, CO 80526 RECOMMENDATION: Approval of the Request for Modification and approval of the Major Amendment. EXECUTIVE SUMMARY A. Under the original approval as a Working Farm and Agricultural Activities, the site was partially developed with the parking lot. This lot consists of 37 spaces and was constructed in accordance with the currently approved plan. The Major Amendment includes expanding this parking lot by seven spaces. B. The change from Working Farm and Agricultural Activities to Child Care Facility is considered to be a change in character and, therefore, a Major Amendment. C. A Child Care Facility is a permitted use in the Urban Estate zone district subject to review by the Planning and Zoning Board. D. The adjoining 6-acre parcel is currently owned by the applicant, but the City of Fort Collins Parks Planning and Development Department intends to purchase this land for a future neighborhood park. Packet Pg. 11 Agenda Item 2 Item #2, Page 2 E. The Major Amendment complies with the applicable General Development Standards of Article Three of the Land Use Code, with one exception. F. Modifications of Standard to Sections 3.2.1(E)(4) – Parking Lot Perimeter Landscaping and Section 3.2.2 – Parking Lot Setbacks have been submitted. These Modifications would allow 100 feet of the edge of the parking lot, next to the future park, to not contain landscaping nor be set back by the required distance. G. These Modifications have been evaluated and analyzed by Staff and found to meet the criteria for granting such requests per Section 2.8.2(H) and 2.8.2(H)(1). This is because the affected parking spaces will be jointly funded by the City and the developer and the proposed design will facilitate usage by park users in a manner that is equal to or better than a plan that would otherwise comply. STAFF ANALYSIS 1. UBackground: The surrounding zoning and land uses are as follows: Zoning Project North Low Density Mixed-Use Neighborhood Bucking Horse Apartments North Industrial Midpoint Industrial Park South Urban Estate Bucking Horse 2P nd P Filing Stormwater Detention Pond East Industrial Midpoint Industrial Park East River Corridor Drake Water Reclamation Facility West Urban Estate Bucking Horse 2P nd P Filing Single Family West Low Density Mixed-Use Neighborhood Cargill Specialty Canola Oil Research Facility 2. UZoning History: The P.D.P. was included as part of the larger 435 acre Timberline Annexation and annexed in November of 1997 as an enclave. The area was placed into the T, Transition zone district. In 2001, in anticipation of the Johnson Property Overall Development Plan (O.D.P.), T, Transition zoning was replaced with the following: Urban Estate 85.51 acres Low Density Mixed-Use Neighborhood 97.03 acres Medium Density Mixed-Use Neighborhood 30.09 acres Industrial 14.05 acres The Johnson Property O.D.P. was approved in April of 2002 and contains 227 acres. The Johnson Property Amended O.D.P. was approved in February of 2003 and contains 227 acres. Sidehill Filing One (partially completed, and not a part of the Bucking Horse O.D.P.) was approved in November of 2003 and contains 218 acres. Packet Pg. 12 Agenda Item 2 Item #2, Page 3 Sidehill Filing Two (partially completed with vacant portions now included in Bucking Horse O.D.P.) was approved in August of 2005 and contains 179 acres. Sidehill Filing Three was a replat of Sidehill Filing One and contains only 19 lots. On May 17, 2012, the Planning and Zoning Board approved, with conditions, the Bucking Horse request for eight Additions of Permitted Use and an Overall Development Plan (153 acres), which was divided among three zone districts and included a Modification of Standard to allow a neighborhood center exceeding five acres to be located in the Industrial zone (Artisan Village at the Jessup Farm). One of these Additions of Permitted Use was adding Working Farm and Agricultural Activities to the Urban Estate portion of the O.D.P. On June 21, 2012, the Planning and Zoning Board approved Bucking Horse P.D.P., First Filing, which consisted of a 51-acre mixed-use project featuring: 1. 126 single-family lots detached on 30 acres, zoned L-M-N; 2. 78 single-family attached and 12 single-family detached lots on 8.14 acres zoned L-M-N; 3. Jessup Farm Artisan Village consisting of a variety of non-residential uses located on 13 acres zoned Industrial. In December of 2012, Bucking Horse Second Filing, Final Plan, was approved which consisted of: 1. 65 single-family detached lots on 20.33 acres within an Urban Estate Cluster Development Plan that included 34.7 acres of open space; 2. Conversion of the Johnson Farmstead for Professional Office on 2.08 acres zoned U-E; 3. Three single-family detached lots (alley loaded) on 0.44 acres zoned L-M-N; 4. Working Farm and Agricultural Activities on Tract C zoned U-E. 5. Tract B – six acre parcel designated as a future neighborhood park. In August of 2014, Bucking Horse Filing Three was approved, which consisted of 19 single-family detached lots located in both the U-E and L-M-N zone districts. On February 11, 2016, Bucking Horse Filing Four – Bucking Horse Apartments – was approved, which consisted of 304 multi-family and 18 two-family dwelling units on 23.06 acres. 4. UCompliance with Article Four – Division 4.2 Urban Estate Zone District: In terms of permitted uses, a child care center is permitted in the U-E zone district subject to review by the Planning and Zoning Board (Type Two). In terms of development standards, there are no zone-specific standards that pertain to child care centers. 5. UCompliance with Applicable General Development Standards: A. Section 3.2.1(C)&(D) – Landscaping – General Standard and Tree Planting: Street trees are provided in the parkway along Miles House Avenue (collector street). Shrub beds are placed between the public sidewalk and the six-foot high, vinyl-clad, chain-link fence that encloses the outdoor play area. Inside the fence, along Miles House Avenue, additional plant material is provided as an added measure of screening. Shade trees are placed along the south edge of the play area to provide seasonal shade as these trees mature. Packet Pg. 13 Agenda Item 2 Item #2, Page 4 B. Section 3.2.1(E)(4) – Parking Lot Perimeter Landscaping The parking lot, as noted, was constructed subsequent to the currently approved plan, Bucking Horse Second Filing, Tract C, and was originally intended to support the Working Farm and Agricultural Activities and the future neighborhood park. It consists of 37 spaces but would be expanded by the proposed Major Amendment to 44 spaces. The perimeter is screened in accordance with the standard by five feet of landscaping with the exception of 11 spaces, 100 feet, along the northwest property line. The adjoining property is six acres in size and has been identified as a future neighborhood park by the City’s Park Planning and Development Department. Although not yet acquired, the City expects to purchase, design and construct this park for a planned opening in 2021. (Please see attached correspondence from the City of Fort Collins Parks Planning and Development Director.) The applicant has requested a Modification of Standard to allow relief from this standard due to the planned sharing of the parking lot with the Parks Department. This Modification to the screening requirements is combined with a similar request to the five-foot setback requirement. Both requests are be evaluated in a subsequent section of this report. C. Section 3.2.1(H) – Placement and Interrelationship of Required Landscape Plan Elements The Landscape Plan demonstrates compliance with this standard by arranging the plant material in logical locations to fulfill specific functions: • Trees are formally planted in the parkway along Miles House Avenue; • Trees and shrubs are arranged between the outdoor play area and the back of the sidewalk along Miles House to provide buffering for the benefit of the outdoor activities and a visual screen for the benefit of the neighborhood; • A dense screen of plant material, along with undulating earthen berms are provided along the northeast edge to buffer the City of Fort Collins Drake Water Reclamation Plant. (This is further discussed under a subsequent section.); • The outdoor play area features a variety of trees and shrubs that are placed in conjunction with the various play structures and shelters. D. Section 3.2.2(B) – Access, Circulation and Parking – General Standard There will be only one driveway off Miles House. Traffic will enter, circulate and exit through the parking lot served by this driveway. A walkway will directly connect the main entrance to the public sidewalk on Miles House Avenue. E. Section 3.2.2(C)(4) – Bicycle Facilities For a child care center, a minimum of one bicycle praking space per 3,000 square feet of building floor area is required. With under 12,000 square feet of floor area, four spaces are required. A fixed rack capable of parking four bikes is located near the main entrance. F. Section 3.2.2(K)(1)(h) – Vehicle Parking – Child Care Centers This standard requires that the minimum number of parking spaces be one space for every four seats, or two spaces per three employees, or one space per 1,000 square feet of floor area – whichever requires the greatest number. Packet Pg. 14 Agenda Item 2 Item #2, Page 5 Of these three metrics, the highest number of spaces would be achieved by requiring one space per four seats. The facility proposes to serve a maximum of 176 children. Assuming full attendance at full capacity, this metric requires a minimum of 44 spaces. Since 44 spaces are provided, compliance is achieved. G. Section 3.2.4 – Site Lighting All light fixtures will be fully shielded and down-directional. In order to avoid the overly harsh glare associated with typical L.E.D. lighting, all Kelvin temperatures are specified to be a maximum of 3,000 degrees which provides a warmer tone that is more appropriate for residential settings. Since the nearest houses are across Miles House Avenue (collector street) with roadway lighting, there are no particular areas of concern where house-side shields would be required. H. Section 3.4.2(C) – Setbacks from Domestic Wastewater Treatment Works to Habitable Structures – Alternative Compliance This standard requires that the building either be set back from the future expansion of the City’s Drake Water Reclamation Plant by 1,000 feet or meet the standards for Alternative Compliance. The building is separated from the future expansion of the plant by approximately 700 feet. (Note, the building is set back from the existing plant by greater than 1,000 feet.) (1) Procedure. Alternative compliance setback plans shall be prepared and submitted in accordance with the submittal requirements for plans as set forth in this Section. The plan shall clearly identify and discuss the setback modifications proposed and the ways in which the plan will equally well or better accomplish the purpose of this Section than would a plan which complies with the standards of this Section. (2) Review Criteria . To approve an alternative plan, the decision maker must first find that the proposed alternative plan accomplishes the purposes of this Section equally well or better than would a plan which complies with the standards of this Section. In reviewing the proposed alternative plan, the decision maker shall consider any mitigating factors that exist to counter the potential for odor problems and/or aerosol drift, including, without limitation, structural, chemical or technological mitigation occurring at the subject wastewater treatment works, established vegetation barriers and/or walls, berms, or other topographic features sufficient to serve as mitigation for odor problems and/or aerosol drift. In order to assist the decision maker in evaluating the proposed mitigation factors the Utilities Executive Director shall submit a written recommendation regarding such mitigation factors, which recommendation shall include the technical analysis and reasoning used in support of the Utilities Executive Director's recommendation. Since the parcel is within 1,000 feet of the future expansion of the plant, the applicant has selected Alternative Compliance as the method by which to achieve compatibility. Accordingly, the P.D.P. includes the following features: • Earthen berms, approximately three feet in height, are placed along the eastern edge of the building and outdoor play areas. • These berms are densely planted in a naturalistic fashion by mixing deciduous and coniferous trees and shrubs to form a continuous, year-round vegetative barrier. The height of these berms, approximately three feet, allows for seeding, irrigation and long term maintenance. The Utilities Executive Director has recommended approval of the Alternative Compliance method (attached) subject to the following conditions: Packet Pg. 15 Agenda Item 2 Item #2, Page 6 (1) That the applicant shall acknowledge that the proposed development is located next to a wastewater treatment works; (2) That the minimum mitigation required shall include large continuous shrub beds around the facility building and outside play areas and installation of large evergreen and deciduous trees to create a vegetative buffer from odor and aerosol drift from the wastewater treatment facility; (3) That the applicant shall acknowledge that operation of the wastewater treatment facility may occasionally result in odors that may be detected by inhabitants of structures within the buffer; (4) That the applicant shall acknowledge that future expansion of the wastewater treatment facility may result in a further reduction of the 1,000’ buffer; and (5) That the applicant, and its successors and assigns, shall inform all future tenants of the building about these mitigation provisions. Staff finds that Alternative Compliance is achieved by the landscaped earthen berms planted in a dense fashion to create a continuous vegetative buffer. In addition, the acknowledgements called for by the Utilities Executive Director are placed on the Site Plan Cover Sheet and will govern the use of the site, which will inform future successors, assigns and tenants of the building of the implications of being located within 1,000 feet of the future expansion of the plant. I. Section 3.5.1(B) – Building and Project Compatibility – General Standard This standard requires that if there is an established architectural character in the adjacent neighborhood, then new buildings must be architecturally compatible with that character. The Major Amendment carries forward the broad architectural theme that has been established in parts of the Bucking Horse neighborhood. This broad theme includes elements of the Craftsman style accented with agricultural/industrial elements. This is evidenced by the following: • Bucking Horse and Sidehill clubhouse and pool building • Jessup Farm Artisan Village – (new buildings only) • Bucking Horse Townhomes • Bucking Horse Apartments and Clubhouse All of these buildings feature a unique gable roof detail that is distinguished by a long sweeping roof that includes two pitch angles. In compliance with the standard, the one-story Sunshine House features simple gable roof forms with broken roof pitches along with a distinctive shed dormer extending from these gable roofs. The exterior materials consist of synthetic stone, cement fiber lap siding, shingle and board and batten vertical siding the placement of which is coordinated with wall projections. As designed, the Sunshine House will complement the overall architectural theme of the neighborhood. J. Section 3.5.3(C) – Relationship of Buildings to Streets, Walkways and Parking This standard requires that buildings orient to a connecting walkway and that there be no vehicular use area between the building and the street. Since Miles House Avenue is classified as a Minor Collector Street with Parking, the build-to line shall not exceed 15 feet. The building is oriented to a connecting walkway that ties into the sidewalk along Miles House Avenue which does not cross the parking lot or parking spaces. The build-to line is exceeded, however, with the building being placed 38.6 feet back from the right-of-way. Section 3.5.3(C)(2)(d)(1) allows an outdoor space to exceed the build-to line as long the area between the building and sidewalk is landscaped in a manner that promotes pedestrian interest, comfort and visual continuity. Staff finds that the P.D.P. meets the overall intent of the standard in the following manner: Packet Pg. 16 Agenda Item 2 Item #2, Page 7 • The area between the building and the sidewalk features a dense landscape screen in response to citizen input that the outdoor play area be as buffered as possible. This includes plant material and shrub beds behind the sidewalk in the nine-foot utility easement, arranged in a pattern that is consistent with the entire segment of Miles House Avenue from Nancy Gray Avenue on the north to Drake Road on the south. • There is no established or consistent building-to-street relationship along this side of Miles House Avenue between Nancy Gray Avenue and Drake Road, approximately 2,000 feet, in length. In fact, the proposed child care facility will be the only building along this segment of Miles House by virtue of the adjacent lands being designed for a public neighborhood park and stormwater detention. Since there are no existing or future buildings along Miles House Avenue, there is no basis on which to establish alignment with adjacent buildings. K. Section 3.6.4 – Transportation Level of Service Requirements The O.D.P. was approved in 2012 and included a Transportation Impact Study (TIS) that outlined how the 153- acre Bucking Horse Overall Development Plan would meet the Transportation Level of Service Requirements. Since 2012, extensive roadway network improvements have been constructed including the access points, auxiliary lanes, signalization at Nancy Gray (collector) / Timberline Road and an additional right turn lane from westbound Drake to Timberline. As part of the Bucking Horse development, Miles House Avenue (collector) was constructed and now intersects with Drake Road. In addition, in the Spring/Summer of this year (2019), the City of Fort Collins will construct an at-grade extension of Nancy Gray Avenue across the Great Western Railroad tracks and tie into Sharp Point Drive thus allowing residents of the Bucking Horse and Sidehill neighborhoods easier access to East Prospect Road and avoid the Prospect / Timberline intersection. For the proposed Sunshine School, a TIS was submitted in conjunction with the request for a Major Amendment. The analysis is based on the facility serving an estimated maximum of 176 children with a staff of 22. The City has reviewed this TIS and offers the following: • The proposed child care facility is estimated to generate a total of 540 daily trip ends that exit the area onto arterial roadways. This includes 103 trips in the morning peak and 105 trips in the afternoon peak. • The most challenging location is likely the intersection of Miles House / Drake Road. The intersection is currently unsignalized and southbound left turning vehicles can experience longer delays. Signalization is not currently warranted and is not expected to be warranted even with daycare traffic. The City will continue to monitor the intersection in the future for potential improvements (pedestrian crossing or full signalization) especially after the City’s project to connect Nancy Gray to Sharp Point Drive is completed. • A westbound right turn lane is warranted by volume at the intersection of Miles House / Drake Road, and daycare traffic will be adding some vehicles to this movement. During final design the development may be required to contribute a proportional fee in lieu to mitigate for this impact. The funding would be used in the future during an improvement project at that intersection. • The intersection of Miles House and Nancy Gray meets level of service requirements in both the existing conditions, and with added daycare traffic. Once the Nancy Gray connection open to traffic, the City will monitor the function of the intersection to determine whether an all-way stop control is more appropriate than the current two-way stop control. • The intersection of Timberline and Nancy Gray meets level of service requirements in both the existing conditions and with added daycare traffic. Packet Pg. 17 Agenda Item 2 Item #2, Page 8 • Acceptable level of service is achieved for pedestrians and bicycles based on the measures in the multi-model transportation guidelines. The nearest transit stop is at the intersection of Drake Road and Kansas Drive (Rigden Farm) approximately one-half mile to the west. L. Section 3.8.4 – Child Care Center Regulations These standards require a minimum amount outdoor play area of 75 square feet for 33% of the child capacity of the center, which must be enclosed by a fence no less than six feet in height. This would require an outdoor play area no less than 4,425 square feet (176 x 33% = 59) (59 x 75 = 4,425). In compliance, the outdoor play area contains 23,245 square feet and is enclosed by a six foot high chain link fence that is screened by plant material. 6. URequest for Modifications of Standard – Section 3.2.1(E)(4) – Parking Lot Perimeter Landscaping and Section 3.2.2(J) – Parking Lot Setback Bucking Horse Second Filing Final Plan was approved in December of 2012. This Final Plan included the Working Farm and Agricultural Activities, and the approved Site and Landscape Plans show the parking lot along the common property line with the future park site as UnotU being set back by five feet and Unot Ulandscaped, as would otherwise be required. This is because the parking along this edge is intended to be shared between the Child Care Center and the neighborhood park users. Joint use of these spaces is documented in the 2012 Development Agreement, which states: F. Parks and Recreation “1. The City will reimburse the Developer for the construction of 10 parking stalls located in Tract C in the parking lot adjacent to the park boundary (Tract B}. The amount to be reimbursed shall be based upon 27% of the total amount to construct the entire 37 parking stall parking lot. The reimbursement shall be based upon an engineer's estimate of the cost of the installation of the parking lot which estimate shall be provided by the Developer to the City. The City agrees to share the cost of the maintenance, repair and replacement of the 10 parking stalls or 27% of the entire parking lot. The City assumes no other duty related to the parking lot other than the 10 parking stalls as described and limited above.” (Page 11.) As noted, by virtue of the approved Final Plan, Tract C was permit-ready in December of 2012 and the parking lot was developed in advance of any building on the site. (In fact, the Working Farm and Agricultural Activity building was issued a building permit, which never resulted in construction.) Per the approved plan, 100 feet of the northwest edge of the parking lot is neither screened nor set back the required five feet. Staff has established that the request for a Child Care Center represents a change of character as compared with the Working Farm and Agricultural Activities, and a re-review of the parking lot design is warranted as a component of the Major Amendment. Even though the parking lot is constructed (37 spaces), and will be increased to 44 spaces, the Request for Modifications of parking lot development standards need to be addressed. Since these two standards work in tandem and cover the same condition, the requests for Modifications of Standard are combined into a singular request. 1. UCode CitationsU. The requirements of the two standards are as follows: Section 3.2.1(E)(4) – Parking Lot Perimeter Landscaping. Parking lot perimeter landscaping (in the minimum setback areas required by Section 3.2.2(J) (Access, Circulation and Parking) shall meet the following minimum standards: Packet Pg. 18 Agenda Item 2 Item #2, Page 9 (a) Trees shall be provided at a ratio of one (1) tree per twenty-five (25) lineal feet along a public street and one (1) tree per forty (40) lineal feet along a side lot line parking setback area. Trees may be spaced irregularly in informal groupings or be uniformly spaced, as consistent with larger overall planting patterns and organization. Perimeter landscaping along a street may be located in and should be integrated with the streetscape in the street right-of-way. (b) Screening. Parking lots with six (6) or more spaces shall be screened from abutting uses and from the street. Screening from residential uses shall consist of a fence or wall six (6) feet in height in combination with plant material and of sufficient opacity to block at least seventy-five (75) percent of light from vehicle headlights. Screening from the street and all nonresidential uses shall consist of a wall, fence, planter, earthen berm, plant material or a combination of such elements, each of which shall have a minimum height of thirty (30) inches. Such screening shall extend a minimum of seventy (70) percent of the length of the street frontage of the parking lot and also seventy (70) percent of the length of any boundary of the parking lot that abuts any nonresidential use. Openings in the required screening shall be permitted for such features as access ways or drainage ways. Where screening from the street is required, plans submitted for review shall include a graphic depiction of the parking lot screening as seen from the street. Plant material used for the required screening shall achieve required opacity in its winter seasonal condition within three (3) years of construction of the vehicular use area to be screened. (5) Section 3.2.2(J) Setbacks. Any vehicular use area containing six (6) or more parking spaces or one thousand eight hundred (1,800) or more square feet shall be set back from the street right-of- way and the side and rear yard lot line (except a lot line between buildings or uses with collective parking) consistent with the provisions of this Section, according to the following table: Minimum Average of Entire Landscaped Setback Area - Along a lot line – 5 feet and Minimum Width of Setback at Any Point – 5 feet. 2. UDivergence from the Standards.U There is no landscaping along 100 feet of the northwest edge of the parking lot, nor is the parking lot set back by the minimum required five feet. 3. UModification Criteria.U In the Request for Modification, per Section 2.8.2(H)(1) and (3), the applicant states that: a. The granting of the Modification would not be detrimental to the public good; and b. The plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard. 4. UApplicant Justification.U Bucking Horse Overall Development Plan designates the abutting six acre parcel as a future public neighborhood park. This designation was made in consultation with the City’s Parks Planning and Development Department, which intends to purchase the land when funds become available. Following the approval of the O.D.P., the Bucking Horse Second Filing, Tract C, Final Plan, shows a site plan for the Working Farm and Agricultural Activities that includes a 37- space parking lot. The design of this lot and the number of spaces were originally intended to be shared with the park due to differing peak times between the two uses. This parking lot was constructed. Now, with the Major Amendment for the child care facility, this parking lot will be expanded to 44 spaces, but the underlying assumption of sharing the parking lot with the future park remains valid. By not constructing a five foot-wide landscaped setback along the northwest edge, park users will be encouraged, not deterred, from using the parking lot. This benefits the public since neighborhood parks are developed without off-street parking. This allows neighborhood parks to typically be developed more efficiently, with more land dedicated for recreational purposes. Packet Pg. 19 Agenda Item 2 Item #2, Page 10 5. UStaff Analysis and Finding.U The Director of Parks Planning and Development has provided correspondence indicating an intent to purchase the abutting six acres for neighborhood park. (See attached.) In addition, the Development Agreement for Bucking Horse Second Filing, made between Bellisimo and the City of Fort Collins (dated December 17, 2012), calls for the City to reimburse the developer for 10 parking spaces and to share long term maintenance of the parking lot. This Agreement documents the understanding and extent of the joint use of the parking lot. Staff finds that a seamless edge along the 11 spaces facing the future park will have a public benefit. A shared parking lot that encourages public usage and serves two separate functions is efficient. This edge does not face Miles House Avenue so it will be less visible to the general public. The landscaping associated with the park itself will contribute to minimizing the impact of this 100-foot segment of parking lot. Staff finds that the criteria of Section 2.8.2(H)(1) are satisfied in that granting of the Modification is not detrimental to the public good and the plan performs equally well or better than would a plan which complies with the standard. Staff, therefore, recommends approval of the Modifications to Section 3.2.1(E)(4) and Section 3.2.2(J). 7. UPublic Outreach: A neighborhood meeting was held on January 14, 2019 (a summary is attached). In addition, e-mail messages received to date are attached. The major issues, and a brief response, are as follows: • Change of Use. There is significant opposition to the request to change the use from a Working Farm and Agricultural Activities to Child Care Facility. Residents expressed anger, frustration and disappointment that the original land use would not be developed and that the proposed Major Amendment represents a bait-and-switch tactic. The proposed change is not viewed as a benefit by all the neighborhood. In response, the applicant has explained the rationale behind the proposed change of use, including the challenges of developing a practical and functioning working farm on a relatively small parcel in a neighborhood setting, and that this change was not entered into lightly. • Traffic – Inter-Neighborhood. There is a concern about the request bringing new traffic to the neighborhood and the difficulty of turning left from Miles House Avenue onto southeast-bound Drake Road. In response, the Transportation Impact Study indicates that overall acceptable Levels of Service (LOS) are achieved at the Drake Road /Miles House intersection. As noted, however, one leg of the intersection has LOS F for left turns from Miles House onto southeast bound Drake Road during peak hours. This causes the peak hour signal warrant to be met. The failure of this one segment of the intersection does not cause other signal warrants to be met and is common at uncontrolled intersections along arterial streets. These left turn delays, by themselves, could warrant the installation of a traffic signal. In these cases, the Traffic Operations Department will monitor the intersection after Nancy Gray Avenue is extended over to Sharp Point Drive and install a traffic signal when warranted and when funds become available. • Traffic – Intra-Neighborhood. There is a concern about the LOS at the intersection of Nancy Gray Avenue and Miles House Avenue. In response, this intersection was analyzed and found to have Levels of Service A and B during the peak hours. The current stop sign control is considered sufficient and will signal warrants are not expected to be met. • Traffic - Westbound Drake Right-turn Lane. With the increase in traffic, a separate right-turn lane is needed for westbound Drake at Miles House Avenue. In response, Sunshine House will be assessed a proportional share, based on traffic volume, of the total cost of a new right-turn lane. Packet Pg. 20 Agenda Item 2 Item #2, Page 11 • Economic Gain. A concern was expressed that the developer is choosing to derive an economic benefit by transacting with the Child Care Center at the expense of developing a neighborhood amenity, thus impacting the residents. In response, neither the Planning Department nor the Planning and Zoning Board are allowed by the Land Use Code to base recommendations or decision on economic factors. 8. UFindings of Fact and Conclusions: In evaluating the request for a Major Amendment for Sunshine House at Bucking Horse Second Filing, Staff makes the following findings of fact: A. The change from Working Farm and Agricultural Activities to Child Care Facility is considered to be a change in character and, therefore, a Major Amendment to Bucking Horse Second Filing, Tract C. B. A Child Care Facility is a permitted use in the Urban Estate zone district subject to review by the Planning and Zoning Board. C. The adjoining 6-acre parcel is currently owned by the applicant, but the City of Fort Collins Parks Planning and Development Department intends to purchase this land for a future neighborhood park. D. The Major Amendment complies with the applicable General Development Standards of Article Three of the Land Use Code with two exceptions. E. Modifications of Standard to Sections 3.2.1(E)(4) – Parking Lot Perimeter Landscaping and Section 3.2.2 – Parking Lot Setbacks have been submitted. These Modifications would allow 100 feet of the edge of the parking lot, next to the future park, to not contain landscaping nor be set back by required five-foot distance. F. These Modifications have been evaluated and analyzed by Staff and found to meet the criterial for granting such requests per Section 2.8.2(H) and 2.8.2(H)(1). This is because the affected parking spaces will be funded by the City, and the proposed design will facilitate usage by park users in a manner that is equal to or better than a plan that would otherwise comply. RECOMMENDATION Staff recommends approval of the Modifications of Standard and approval of the Major Amendment for Sunshine House at Bucking Horse, #MJA190001. ATTACHMENTS 1. Vicinity Map 2. Applicant’s Narrative 3. Applicant’s Modification Request 4. Site and Landscape Plan 5. Site, Landscape, Details, Architectural Elevations Plan Set 6. Revised Site Plan with Water Board Variance Conditions 7. Neighborhood Meeting Summary 8. Correspondence from Citizens 9. Letter from Director of Utilities 10. Correspondence from Director of Parks Planning and Development 11. Transportation Impact Study Packet Pg. 21 ITEM 2, ATTACHMENT 1 Packet Pg. 22 Site Location: per 2013 Google image Site Location: per Sept 2018 drone NTS Sunshine House Detention Area Urban Estate lots Urban Estate lots Future City Park Bucking Horse Apartments Sunshine House Future City Park BH Apartments Urban Estate Lots Nancy Gray Drake Road Railroad Project Location SUNSHINE HOUSE EARLY LEARNING ACADEMY AT BUCKING HORSE ITEM 2, ATTACHMENT 2 Packet Pg. 23 Project Narrative SUNSHINE HOUSE EARLY LEARNING ACADEMY AT BUCKING HORSE PROJECT GOAL: The overall design intent and goal of the Sunshine House Early Learning Academy at Bucking Horse is to provide a much needed service for the community as well as build a first class facility that has its design rooted in the agricultural roots of the area. BACKGROUND: Currently the site is a developed lot with an existing parking lot that was built per the approved plans for the Bucking Horse Filing Two Tract C Working Farm. The existing parking lot was originally developed to be a shared with the future city park to the north. This is noted on the approved plans sheet LS402. 1. PROJECT TITLE: Sunshine House Early Learning Academy at Bucking Horse Previously Submitted Names (CR 2018 Submittal): Bucking Horse Early Learning Center This project is part of the previously submitted and approved Bucking Horse ODP and Bucking Horse Filing Two and Building Permit number B1506658. 2. MEETING DATES: Conceptual Review Meeting: November 29, 2018 Neighborhood Meeting: January 14, 2019. Response to neighbor concerns included expanding the TIS report to include the intersection of Miles House and Nancy Gray as per discussions and direction from City staff. Staff directed engineer to not include the intersection of Nancy Gray and Timberline as requested by residents as there was not a need to do so per staff. December 31, 2018: Bellisimo met with 25 residents of Bucking Horse to discuss the project January 4, 2019 (2 meetings): Bellisimo met with residents of Bucking Horse to discuss the project 3. GENERAL INFORMATION: Project Location: East side of Miles House between Nancy Gray Ave and Drake Road Size: 2.5 acres / 109,089 square feet Existing zoning: Urban Estate District (UE) Proposed zoning: Urban Estate District (UE) Commercial space: 11,235 square feet Number of off street parking spaces provided: 44 Number of building stories proposed: One (1) LUC Modifications proposed: 1. SECTION 3.2.1.E.4(A-B): parking lot perimeter landscaping (1 tree/25 lf, screening 30” ht for 70% of length). Proposed: the approved plans dated 12/14/2012 for bucking horse filing two (refer to sheet ls402) note that the parking lot will be shared with the future neighborhood park (park users can park in this lot and access the park, no additional add-ons to the parking would be encroaching on the 6-acre park.) the parking lot has been constructed per those approved plans. The parking lot will work well with the times of peak use in both the park and child care center. Peak operational hours for the child care are typically M-F 8-6 and peak times for the park would be evenings and weekends. 2. SECTION 3.2.2(E)J: parking lot setback of 5’ along side lot line. Proposed: The parking lot has been constructed per the approved Bucking Horse Filing Two plans dated 12/14/2012 with the intent that this parking lot shall be shared with the future city park. 4. PROPOSED OWNERS: Bucking Horse Farm, LLC Contact: Gino Campana 7307 Streamside Drive Fort Collins, CO 80525 970-229-5900 Applicant: Russell + Mills Studios Contact: Shelley LaMastra 506 S College Ave, Unit A Fort Collins, CO 80524 ITEM 2, ATTACHMENT 2 Packet Pg. 24 Project Narrative SUNSHINE HOUSE EARLY LEARNING ACADEMY AT BUCKING HORSE 5. EXISTING OWNERS: Bucking Horse Farm, LLC Contact: Gino Campana 7307 Streamside Drive Fort Collins, CO 80525 970-229-5900 6. TRANSPORTATION IMPROVEMENTS: No additional improvements shall be required or proposed for this development. Please refer to the TIS for further information regarding the Nancy Gray and Sharp Point connection implications. Response to neighbor concerns at meeting included expanding the TIS report to include the intersection of Miles House and Nancy Gray as per discussions and direction from City staff. Staff directed engineer to not include the intersection of Nancy Gray and Timberline as requested by residents as there was not a need to do so per staff. 7. NEIGHBORHOOD MEETING A neighborhood meeting was held on January 14, 2019. The owner has held three additional meetings with many residents of the Bucking Horse community on December 31, 2018 and January 4, 2019 (2 meetings). Feedback from the public resulted in the TIS report being expanded to include additional intersections (Miles House and Nancy Gray)that what was previously directed by staff (Miles House and Drake). 8. SITE DESIGN The Sunshine House Early Learning Academy at Bucking Horse is located on Tract C of the lot was that was previously identified as a Working Farm as part of the Bucking Horse ODP and Bucking Horse Filing Two. A future 6 acre City Park is planned just north of this site which will be sharing the existing parking lot. As part of the approved plans the parking lot has been installed. The proposed plan will work off of the framework of the previous plan with the building remaining in the same location and the playground area replacing what was previously animal pen areas. Vehicular traffic is primarily coming from Drake Road (arterial) and Nancy Gray (collector) and feeding into Miles House (collector). A revised Traffic Impact Study has been submitted as part of this development. A parking lot with 44 spaces has been provided. Pedestrian traffic will come from the detached sidewalks along these roads that feed into the site. A pedestrian trail connection will be provided to the north property line and will be connected within the lot designated for the future City park to the park as well as the trail system to the east of the site along the railroad. Landscaping will continue the farm theme with edible plants including fruit producing trees as well as a variety of low water and native species. The adjacent Miles House Avenue has existing tree lawns and trees. A large berm with heavy plantings (including evergreens, canopy trees, large multi-shrubs and small trees) that provide year round screening and buffering will be provided along the east and portion of the south side of the development as required for the Water Treatment plant buffer. Small portions of the lot on the NE and south end of the lot will be seeded with dry land seed mix that will tie into the existing open space of the detention area. 9. DISTURBANCES No existing wetlands, natural habitat areas are being disturbed with this project. 10. TRANSITION TECHNIQUES Small portions of the lot on the NE and south end of the lot will be seeded with dry land seed mix that will tie into the existing open space of the detention area. A large berm with heavy plantings (including evergreens, canopy trees, large multi-shrubs and small trees) that provide year round screening and buffering will be provided along the east and portion of the south side of the development as required for the Water Treatment plant buffer. 11. ARCHITECTURE The Sunshine House Early Learning Center is a proposed one-story, approximately 11,235 sf childcare facility with eleven classrooms for ages ranging from infants to school age children. The facility also includes a prep kitchen, director’s office, conference room and other smaller support spaces. The main entry, classrooms and corridor access points of the building are all covered with the projecting roof elements that create sheltered and definable entries that add definition and articulation to the building’s facades. In addition, the building’s footprint also has larger projections along both the south and north elevation to further reduce and break up the overall massing and bulk of the building. ITEM 2, ATTACHMENT 2 Packet Pg. 25 Project Narrative SUNSHINE HOUSE EARLY LEARNING ACADEMY AT BUCKING HORSE The architectural design is based on a modern interpretation of agrarian vernacular with use of simple gable roof forms, with broken roof pitches and use of shed roof dormer element extending from these gable roofs. This design aesthetic is consistent with other buildings in the Bucking Horse development including the recently completed Bucking Horse apartments, the neighborhood pool building as well as the historic and newer buildings located at the Jessup Farm Artisan Village. The proposed materials of synthetic stone, cement fiber lap siding, shingle and board and batten vertical siding have been strategically placed on the facades to accentuate the wall projections. 12. PHASING SCHEDULE No phasing is proposed with this development. LIGHTING All lighting will meet City of Fort Collins requirements. An updated photometric plan has been submitted. SITE DRAINAGE Drainage for the site will continue to follow the basic drainage patterns that were established as a part of the Bucking Horse Development. This entails drainage being conveyed primarily from west to east to a series of existing inlets and storm pipes or via overland sheet flows that drain to the existing adjacent detention pond. LID techniques has been incorporated into the site. CITY GOALS THAT ARE MET WITH THIS DEVELOPMENT City Strategic Plan 2016 • Neighborhood Livability & Social Health – Strategic Objective 1.2 ~ Collaborate with other agencies to address poverty issues and other identified high-priority human service needs…. • Childcare is recognized by the City’s Social Sustainability Department as a high-priority human service need. • City Council created a dedicated childcare services budget in 2017-2018 to reduce barriers and provide support towards the expansion of quality care for children in Fort Collins. Council added this to the budget without a staff recommendation to do so. • Economic Health – Strategic Objective 3.3 ~ Enhance business engagement to address existing and emerging business needs. • The childcare shortage in Fort Collins is repeatedly recognized by the local business community as a structural challenge to recruiting and retaining a skilled workforce (Talent 2.0 Regional Workforce Strategy report, 2017). • The Fort Collins Chamber of Commerce has developed a Childcare Task Force as part of their Talent 2.0 regional workforce strategy efforts. City staff are represented in both the Childcare Task Force and the Talent 2.0 Leadership Committee. Fort Collins Social Sustainability Strategic Plan • Community Prosperity Goal/Strategy C.2.1.b ~ Support childcare and early childhood education through the promotion and partnership with early childhood education initiatives and programs. • Community Prosperity Goal/Strategy C.3.1.b ~ Support programs providing caregiving services through collaboration and encouragement of programs providing for the safety and protection of vulnerable citizen populations, such as children….. City Plan 2011 • LIV 27.3 ~ Mix of Uses: Include other neighborhood-serving uses in addition to residential uses. • Day Care (adult & child) is listed as a supporting use. • This language is repeated in other policies of the City Plan. ITEM 2, ATTACHMENT 2 Packet Pg. 26 Modification Requests SUNSHINE HOUSE EARLY LEARNING ACADEMY AT BUCKING HORSE SECTION 3.2.1.E.4(A-B) Land use code: (4) Parking Lot Perimeter Landscaping. Parking lot perimeter landscaping (in the minimum setback areas required by Section 3.2.2(J) (Access, Circulation and Parking) shall meet the following minimum standards: (a) Trees shall be provided at a ratio of one (1) tree per twenty-five (25) lineal feet along a public street and one (1) tree per forty (40) lineal feet along a side lot line parking setback area. Trees may be spaced irregularly in informal groupings or be uniformly spaced, as consistent with larger overall planting patterns and organization. Perimeter landscaping along a street may be located in and should be integrated with the streetscape in the street right-of-way. (b) Screening. Parking lots with six (6) or more spaces shall be screened from abutting uses and from the street. Screening from residential uses shall consist of a fence or wall six (6) feet in height in combination with plant material and of sufficient opacity to block at least seventy-five (75) percent of light from vehicle headlights. Screening from the street and all nonresidential uses shall consist of a wall, fence, planter, earthen berm, plant material or a combination of such elements, each of which shall have a minimum height of thirty (30) inches. Such screening shall extend a minimum of seventy (70) percent of the length of the street frontage of the parking lot and also seventy (70) percent of the length of any boundary of the parking lot that abuts any nonresidential use. Openings in the required screening shall be permitted for such features as access ways or drainage ways. Where screening from the street is required, plans submitted for review shall include a graphic depiction of the parking lot screening as seen from the street. Plant material used for the required screening shall achieve required opacity in its winter seasonal condition within three (3) years of construction of the vehicular use area to be screened. Modification Requests Standards applied: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. The approved plans dated 12/14/2012 for Bucking Horse Filing Two (refer to sheet LS402) note that the parking lot will be shared with the future neighborhood park. See insert of plan below: This parking was originally located and placed adjacent to the property line so that it could be a shared facility with the park users. The parking lot has been constructed per those approved plans. The parking lot will work well as a shared facility with the proposed Sunshine House and future park. Peak operational hours for the child care are typically M-F 8-6 and peak times for the park would be evenings and weekends. The parking lot provides screening on both the east and west of the parking lot sides with trees, shrubs and grasses. The future park will also be rich in plantings and could further buffer if needed while also greatly benefiting from the shared use of the parking lot. The use of the parking facility is a greater benefit to the community at large than not having the lot available for use. ITEM 2, ATTACHMENT 3 Packet Pg. 27 Modification Requests SUNSHINE HOUSE EARLY LEARNING ACADEMY AT BUCKING HORSE ORGANIC MULCH (HAGAMAN'S CHOICE NATURAL 3" DEPTH) IRRIGATED SOD (3 TYPE BLUEGRASS HYBRID BLEND W/ 20% TEXAS BLUEGRASS) DRYLAND SEED (REFER TO LP100FOR SPECIES MIX) R.O.W. LOT LINE EASEMENT 6' HEIGHT FENCE LANDSCAPE EDGER 1,000' BUFFER FOR EXISTING WATER TREATMENT FACILITY 1,000' BUFFER FOR EXPANDED WATER TREATMENT FACILITY PARKING LOT LIGHT BOULDER EXISTING TREE HACKBERRY SKYLINE HONEYLOCUST KENTUCKY COFFEETREE PLAINS COTTONWOOD TEXAS RED OAK ISELI FASTIGIATE SPRUCE 6' HT. VANDERWOLF'S LIMBER PINE AUSTRIAN PINE SASKATOON SERVICEBERRY GALA APPLE HONEYCRISP APPLE RUBBER RABBITBRUSH ISANTI DOGWOOD PAWNEE BUTTES SAND CHERRY THREE-LEAF SUMAC ALPINE CURRANT RED CURRENT RED FRUITED ELDERBERRY NANNYBERRY FEATHER REED GRASS SWITCHGRASS PRAIRIE DROP SEED REFER TO LP100 FOR COMPLETE PLANT SCHEDULE S E E MILES HOUSE AVENUE 29 SF RISER 150 909 SF SCHOOL AGE 113 731 SF PRE-K 117 45 SF RR 157 45 SF RR 159 45 SF RR Modification Requests SUNSHINE HOUSE EARLY LEARNING ACADEMY AT BUCKING HORSE (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. The adjacent lot will be a future City neighborhood park. As a city neighborhood park no building or parking lot would be built that would be adversely affected by the reduced setback of the parking lot. The parking lot would be shared with the park users and child care center. ITEM 2, ATTACHMENT 3 Packet Pg. 29 Existing Zone District: Urban Estates Permitted Uses: Child Care Centers 4.2(B)(3)(c)1 Lot size: 109,089 sf / 2.5 ac Building Information: 11,235 sf 25 staff 176 children Vehicle Parking: Required: whichever requires the greatest number of parking spaces: 1 parking space / 4 seats (176 kids) = 44 spaces 2 parking spaces / 3 employees (25 staff) = 17 spaces SDUNLQJVSDFH6)RIĠRRUDUHD  VSDFHV Provided: 44 spaces Bike Parking: 5HTXLUHGVI PLQLPXPRI F W W 24" W 24" W 24" W 24" W 24" W 24" W W W W W W W W W W W W W 12" W 12" W 12" W 12" W 12" W 12" W 12" W X X X X X X X X X X X X X X X X G CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO SS D E F CO CO S S W W W W W W W W W W W W W W W W W W W W W W W W SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS CO CO S S S S H Y D IRR WSV WSV SSV SSV SSV S SSV SSV SSV E E E E E E 29 SF RISER 150 909 SF A B C F G H D E Sheet Sheet Name Checked By: Drawn By: Date: PM SL 01.24.2019 Major Amendment Sunshine House Early Learning Academy Bucking Horse Filing Two Tract C LS501 SITE DETAILS ITEM 2, ATTACHMENT 5 Packet Pg. 33 A B C EFG D H I J K Sheet Sheet Name Checked By: Drawn By: Date: PM SL 01.24.2019 Major Amendment Sunshine House Early Learning Academy Bucking Horse Filing Two Tract C LS502 SITE DETAILS ITEM 2, ATTACHMENT 5 Packet Pg. 34 A Sheet Sheet Name Checked By: Drawn By: Date: PM SL 01.24.2019 Major Amendment Sunshine House Early Learning Academy Bucking Horse Filing Two Tract C LS503 SITE DETAILS ITEM 2, ATTACHMENT 5 Packet Pg. 35 FIXTURE, TYP. PARKING LOT LIGHT LL101 B 20'-0" 20'-0" C A C A B B C LIGHTING LEGEND: SITE LIGHT TYPE B - 20' MOUNT HT. SITE LIGHT TYPE A A - 20' MOUNT HT. B SITE LIGHT TYPE C - 20' MOUNT HT. LIGHTING OUTPUT - FIXTURE SCHEDULE: TYPE A TYPE B TYPE C 20' 0 10' 20' 40' N O R T H Sheet Sheet Name Checked By: Drawn By: Date: PM SL 01.24.2019 Major Amendment Sunshine House Early Learning Academy Bucking Horse Filing Two Tract C LI101 LIGHTING PLAN ITEM 2, ATTACHMENT 5 Packet Pg. 36 TREE SPECIES CALIPER CONDITION ACTION NOTES MITIGATION REQUIRED 1 HONEYLOCUST 2" GOOD PROTECT CITY OWNED TREE 1 (2" caliper) 2 KENTUCKY COFFEETREE 2" GOOD PROTECT CITY OWNED TREE 1 (2" caliper) 3 HONEYLOCUST 2" GOOD PROTECT CITY OWNED TREE 1 (2" caliper) 4 KENTUCKY COFFEETREE 2" GOOD PROTECT CITY OWNED TREE 1 (2" caliper) 5 HONEYLOCUST 2" GOOD PROTECT CITY OWNED TREE 1 (2" caliper) 5 HONEYLOCUST 2" GOOD PROTECT CITY OWNED TREE 1 (2" caliper) 6 HONEYLOCUST 2" GOOD PROTECT CITY OWNED TREE 1 (2" caliper) TOTAL MITIGATION TREES REQUIRED = 0 TREE MITIGATION LEGEND: PROTECT EXISTING TREE TREE PROTECTION NOTES: 1. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THESE PLANS FOR REMOVAL. 2. WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILL OVER A FOUR-INCH DEPTH UNLESS A QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND APPROVED THE DISTURBANCE. 3. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS FORESTRY STANDARDS. TREE PRUNING AND REMOVAL SHALL BE PERFORMED BY A BUSINESS THAT HOLDS A CURRENT CITY OF FORT COLLINS ARBORIST LICENSE WHERE REQUIRED BY CODE. 4. PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALL PROTECTED EXISTING TREES WITH SUCH BARRIERS TO BE OF ORANGE FENCING A MINIMUM OF FOUR (4) FEET IN HEIGHT, SECURED WITH METAL T-POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK OR ONE-HALF (½) OF THE DRIP LINE, WHICHEVER IS GREATER. THERE SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN THE FENCED TREE PROTECTION ZONE. 5. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF TREES. 6. NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANY PROTECTED TREE. 7. LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM CONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS MAY BE "RIBBONED OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING METAL T-POST STAKES A MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE FROM STAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED. 8. THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF TWENTY-FOUR (24) INCHES. THE AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THE TREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THE CHART BELOW: TREE DIAMETER AT BREAST HEIGHT (INCHES) AUGER DISTANCE FROM FACE OF TREE (FEET) 0-2 1 3-4 2 5-9 5 10-14 10 15-19 12 Over 19 15 9. ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THE SONGBIRD NESTING SEASON (FEB 1 - JULY 31) OR CONDUCT A SURVEY OF TREES ENSURING NO ACTIVE NESTS IN THE AREA. F A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY. STREET TREE NOTES: 1. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY. 2. CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE PLANTINGS AT THE COMPLETION OF EACH PHASE OF THE DEVELOPMENT. ALL MUST BE INSTALLED AS SHOWN ON THE LANDSCAPE PLAN. APPROVAL OF STREET TREE PLANTING IS REQUIRED BEFORE FINAL APPROVAL OF EACH PHASE. 3. STREET LANDSCAPING, INCLUDING STREET TREES, SHALL BE SELECTED IN ACCORDANCE WITH ALL CITY CODES AND POLICIES. ALL TREE PRUNING AND REMOVAL WORKS SHALL BE PERFORMED BY A CITY OF FORT COLLINS LICENSED ARBORS WHERE REQUIRED BY CODE.STREET TREES SHALL BE SUPPLIED AND PLANTED BY THE DEVELOPER USING A QUALIFIED LANDSCAPE CONTRACTOR. 4. THE DEVELOPER SHALL REPLACE DEAD OR DYING STREET TREES AFTER PLANTING UNTIL FINAL MAINTENANCE INSPECTION AND ACCEPTANCE BY THE CITY OF FORT COLLINS FORESTRY DIVISION. ALL STREET TREES IN THE PROJECT MUST BE ESTABLISHED, WITH AN APPROVED SPECIES AND OF ACCEPTABLE CONDITION PRIOR TO ACCEPTANCE. 5. SUBJECT TO APPROVAL BY THE CITY FORESTER -- STREET TREE LOCATIONS MAY BE ADJUSTED TO ACCOMMODATE DRIVEWAY LOCATIONS, UTILITY SEPARATIONS BETWEEN TREES, STREET SIGNS AND STREET LIGHTS. STREET TREES TO BE CENTERED IN THE MIDDLE OF THE LOT TO THE EXTENT FEASIBLE. QUANTITIES SHOWN ON PLAN MUST BE INSTALLED UNLESS A REDUCTION IS APPROVED BY THE CITY TO MEET SEPARATION STANDARDS. SOIL AMENDMENT: 1. SOD AREAS: 4 C.Y. PER 1,000 S.F. OF COMPOST TILLED INTO 4" OF EXISTING SOIL. APPLY DIAMONIUM PHOSPHATE (18-46-0) AT ONE HUNDRED (100) POUNDS NITROGEN PER ACRE. SHRUB AND PLANTING BEDS - 4" OF COMPOST TILLED INTO 6" OF EXISTING SOIL. 2. ACCEPTABLE PRODUCT: CLASS I COMPOST. COMPOSTED MATERIAL SHALL CONSIST OF AGED ORGANIC MATTER, FREE OF WEED OR OTHER NOXIOUS PLANT SEEDS, LUMPS, STONES, OR OTHER FOREIGN CONTAMINANTS HARMFUL TO PLANT LIFE, AND HAVING THE FOLLOWING CHARACTERISTICS BASED ON A NUTRIENT TEST PERFORMED NO LONGER THAN 3 MONTHS PRIOR TO ITS INCORPORATION INTO THE PROJECT: A. ORGANIC MATTER: 25% MINIMUM. B. SALT CONTENT: 5.0 MMHOS/CM MAXIMUM C. PH: 7.5 MAXIMUM. D. CARBON TO NITROGEN RATIO OF 10:1 TO 20:1 GENERAL LANDSCAPE NOTES: 1. PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1 GRADE – FREE OF ANY DEFECTS, OF NORMAL HEALTH, HEIGHT, LEAF DENSITY AND SPREAD APPROPRIATE TO THE SPECIES AS DEFINED BY THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) STANDARDS. ALL TREES SHALL BE BALL AND BURLAP OR EQUIVALENT. 2. IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF, SHRUB BEDS AND TREE AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM. THE IRRIGATION PLAN MUST BE REVIEWED AND APPROVED BY THE CITY OF FORT COLLINS WATER UTILITIES DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. ALL TURF AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC POP-UP IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES, INCLUDING IN DRYLAND SEED AREAS, SHALL BE IRRIGATED WITH AN AUTOMATIC DRIP (TRICKLE) IRRIGATION SYSTEM, OR WITH AN ACCEPTABLE ALTERNATIVE APPROVED BY THE CITY WITH THE IRRIGATION PLANS. THE IRRIGATION SYSTEM SHALL BE ADJUSTED TO MEET THE WATER REQUIREMENTS OF THE INDIVIDUAL PLANT MATERIAL. IRRIGATION SYSTEMS TO BE TURNED OVER TO THE CITY PARKS DEPARTMENT FOR MAINTENANCE MUST BE APPROVED BY THE PARKS MANAGER AND MEET PARKS IRRIGATION STANDARDS. DESIGN REVIEW SHALL OCCUR DURING UTILITIES DEPARTMENT IRRIGATION REVIEW PRIOR TO THE ISSUANCE OF A BUILDING PERMIT LANDSCAPE LEGEND: COBBLE MULCH (2-5") ORGANIC MULCH (HAGAMAN'S CHOICE NATURAL 3" DEPTH) IRRIGATED SOD (3 TYPE BLUEGRASS HYBRID BLEND W/ 20% TEXAS BLUEGRASS) DRYLAND SEED (REFER TO LP100FOR SPECIES MIX) R.O.W. LOT LINE EASEMENT 6' HEIGHT FENCE LANDSCAPE EDGER CURRENT FEMA 500 YEAR FLOODPLAIN * 500 YEAR FLOODPLAIN WITH CURRENT/PROPOSED TOPO * 1,000' BUFFER FOR EXISTING WATER TREATMENT FACILITY 1,000' BUFFER FOR EXPANDED WATER TREATMENT FACILITY PARKING LOT LIGHT BOULDER EXISTING TREE COC HACKBERRY GTR SKYLINE HONEYLOCUST GDI KENTUCKY COFFEETREE PSA PLAINS COTTONWOOD QBU TEXAS RED OAK PIF ISELI FASTIGIATE SPRUCE VPFV ANDERWOLF'S LIMBER PINE PNI AUSTRIAN PINE AAL SASKATOON SERVICEBERRY MGA GALA APPLE MHO HONEYCRISP APPLE CNA RUBBER RABBITBRUSH CSI ISANTI DOGWOOD PBP PAWNEE BUTTES SAND CHERRY RTR THREE-LEAF SUMAC RAL ALPINE CURRANT RSA RED CURRENT SPU RED FRUITED ELDERBERRY VLE NANNYBERRY CAC FEATHER REED GRASS PVI SWITCHGRASS SHE PRAIRIE DROP SEED SWR GIANT SACATON REFER TO LP100 FOR COMPLETE PLANT SCHEDULE * JANUARY 17, 2019: CITY OF FORT COLLINS WATER BOARD PASSED VARIANCE FOR FACILITY WITHIN CURRENT FEMA 500 YEAR FLOODPLAIN. FEMA TO UPDATE MAPS END OF 2019 TO REFLECT CURRENT TOPOGRAPHY. PLEASE REFER TO 500 YEAR FLOODPLAIN OUTSIDE OF PROPERTY WITH CURRENT AND PROPOSED TOPOGRAPHY. F CO CO S S W W W W W W W W W W W W W W W W W W W W W W W A B C DEFG Sheet Sheet Name Checked By: Drawn By: Date: PM SL 01.24.2019 Major Amendment Sunshine House Early Learning Academy Bucking Horse Filing Two Tract C LP501 LANDSCAPE DETAILS ITEM 2, ATTACHMENT 5 Packet Pg. 40 ^dE/E'^DDd>ZKK& d/DZK>hDE ^d/E ^,/E'>^//E' ^W,>d^,/E'>^ EdK>KZϭ sZd/>^//E' EdK>KZϮ ϭϳΖͲϭϭΗ ϳΖͲϭϬΗ ϮϲΖͲϯΗ ^W,>d^,/E'>^ ,KZ/KEd>>W^//E' ^zEd,d/^dKE K&&t,/dͬZD sEZͲ >/',d >hD/EhD^dKZ&ZKEdͲ Z<&/E/^, &/ZDEd&^/ t,/dͬK&&t,/d ϯΗͬϭϮΗ ϴΗͬϭϮΗ ϯΗͬϭϮΗ ϯΗͬϭϮΗ d/DZK>hDE ^d/E ^W,>d^,/E'>^ ,KZ/KEd>>W^//E' K&&t,/dͬZD d/DZK>hDE ^d/E ^W,>d^,/E'>^ ,KZ/KEd>>W^//E' K&&t,/dͬZD ^,/E'>^//E' EdK>KZϭ ϮϲΖͲϯΗ d/DZdZh^^ ^d/E &/ZDEd&^/ t,/dͬK&&t,/d ^zEd,d/^dKEsEZ >/',d d/DZK>hDE ^d/E >hD/EhD^dKZ&ZKEd Z<&/E/^, ^zEd,d/^dKEsEZ >/',d sZd/>^//E' EdK>KZϮ ^zEd,d/^dKEsEZ >/',d ϰΗͬϭϮΗ ϳΗͬϭϮΗ ϳΗͬϭϮΗ ϰΗͬϭϮΗ CV«$WEMKPI«*QTUG Bucking Horse Filing Two Tract C Sheet Sheet Name Checked By: ^,/E'>^//E' EdK>KZϭ sZd/>^//E' EdK>KZϮ ^zEd,d/^dKEsEZ >/',d d/DZK>hDE ^d/E ^W,>d^,/E'>^ ^W,>d^,/E'>^ d/DZK>hDE ^d/E ,KZ/KEd>>W^//E' K&&t,/dͬZD ^,/E'>^//E' EdK>KZϭ ^zEd,d/^dKEsEZ >/',d >hD/EhD^dKZ&ZKEd Z<&/E/^, ^zEd,d/^dKEsEZ >/',d d/DZdZh^^ ^d/E ^zEd,d/^dKEsEZ >/',d d/DZdZh^^ ^d/E ϳΗͬϭϮΗ ϳΗͬϭϮΗ ϳΗͬϭϮΗ ϳΗͬϭϮΗ ϰΗͬϭϮΗ ϰΗͬϭϮΗ ϮϲΖͲϯΗ ^dE/E'^D Dd>ZKK& ^,/E'>^//E' EdK>KZϭ ,KZ/KEd>>W^//E' K&&t,/dͬZD ^W,>d^,/E'>^ d/DZK>hDE ^d/E ^zEd,d/^dKEsEZ >/',d d/DZK>hDE ^d/E ϭϳΖͲϭϭΗ ϳΖͲϭϬΗ ϮϲΖͲϯΗ sZd/>^//E' EdK>KZϮ >hD/EhD^dKZ&ZKEd Z<&/E/^, ϴΗͬϭϮΗ ϯΗͬϭϮΗ ϯΗͬϭϮΗ &/ZDEd&^/ t,/dͬK&&t,/d CV«$WEMKPI«*QTUG Bucking Horse CV«$WEMKPI«*QTUG Bucking Horse Filing Two Tract C Sheet Sheet Name Checked By: Drawn By: Date: REV. COMMENT DATE Ϭ ϭͬϮ Η ϭΗ ϮΗ WZ/Ed &/>ED͗ ΞĂůŵϮƐϮϬϭϵ A MAJOR AMENDMENT TO BUCKING HORSE FILING TWO TRACT C ϭͬϮϮͬϮϬϭϵϯ͗ϭϴ͗ϱϬWD ϬϬϬϬͲWƌŽũĞĐƚͲ^͘ƌǀƚ WZd/>h/>/E' >sd/KE^ ƵƚŚŽƌ ϬϭͬϮϰͬϮϬϭϵ ϰ͘Ϭϯ Z>z>ZE/E'Dz 6816+,1(+286( ITEM 2, ATTACHMENT 5 Packet Pg. 43 E E E E F CO CO S S W W W W W W W W W W W W W W W W W W W W W W W SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS CO CO S S S S H Y D IRR WSV WSV SSV SSV SSV S SSV SSV SSV 29 SF RISER 150 909 SF 1 NEIGHBORHOOD INFORMATION MEETING PROJECT: Sunshine House at Bucking Horse LOCATION: Timberline Church DATE: January 14, 2019 APPLICANT: Gino Campana, Bellisimo, Inc. CONSULTANTS: Shelley LaMastra, Russell Mills Studios Ian Shuff, ALM2s Architects Andy Reese, Northern Engineering Joe Delich, Delich Associates CITY STAFF: Ted Shepard, Chief Planner Sylvia Tatman-Burruss, Public Engagement Specialist Project Description As proposed, this is a request to develop Tract C of Bucking Horse 2nd Filing for a child care center. The site is 2.5 acres and is currently vacant and located on the east side of Miles House Avenue, south of Nancy Gray Avenue, north of E. Drake Road and southwest of the Great Western Railway. The one-story building would be 11,235 square feet in size. The facility is being planned to serve approximately 176 children and 25 staff. The parking lot is constructed but would be slightly expanded to include seven new spaces for a total of 44 spaces. Outdoor play area would be provided and fenced per applicable regulations. Access to the site would be taken from the existing driveway along Miles House Avenue (collector street). This request would amend the approved plan which designates this parcel as a Working Farm and Agricultural Activities. The site is zoned U-E, Urban Estate. A child care center is a permitted use in the Urban Estate zone, subject to review by the Planning and Zoning Board. Unless otherwise noted, all responses are from the applicant or the applicant’s consulting team. QUESTIONS, CONCERNS, COMMENTS 1. I am concerned about amending the approved plan which calls for the Working Farm and Agricultural Activities. ITEM 2, ATTACHMENT 7 Packet Pg. 45 2 A. We have been working diligently to bring forward the Working Farm and Community Supported Agriculture (CSA). As we have noted at our last two annual meetings, the original entity interested in operating the Working Farm and CSA backed out of the arrangement. Before this entity backed out, we applied for a building permit for the barn and it was approved. But upon learning we did not have an operator, we decided not to pull the permit and let it expire in order to reassess the situation. 2. As residents of Bucking Horse, we see this as a bait and switch. Before we bought our lots and built our homes, we relied on the representations of D.R. Horton that showed the parcel as a Working Farm and Agricultural Activities. There was no mention or graphic indication that this parcel would be changed for a proposed child care center. A. We are aware that Sunshine House Child Care represents a change. We have found that developing, managing and operating a Working Farm and CSA to be very challenging. Our thinking is that a child care facility is a compatible use and would fit into the neighborhood. 3. We paid a premium for our lots based on the close proximity to the Working Farm. A. We cannot control how D.R. Horton marketed and priced the lots. On our end, we did not charge a premium to D.R. Horton for these lots. 4. When did you engage the architect to draw up the design of the proposed building? A. We engaged ALM2S last November / December. 5. What is the 1,000-foot buffer zone indicated on the plans? A. This line indicates the required buffer from the future expansion of the City’s Wastewater Treatment Plant. Please note, however, that there are provisions in the Land Use Code that allow for buildings to be placed within this buffer but only so long as there is a dense screen of vegetation and, perhaps, earthen berms. 6. What else could be constructed on the parcel under Urban Estate zoning? A. Response from City Planner: The Urban Estate allows for the following: Farm Animals, Urban Agriculture, Wireless Telecommunications Equipment, Neighborhood Parks, Shelters for Victims of Domestic Violence, Short Term Primary Rentals, Single Family Detached Dwellings, Two-Family Dwellings, Single Family Attached Dwellings, Cemeteries, Public and Private Schools, Places of Worship or Assembly, Golf Courses, Wildlife Rescue and Education Centers, Child Care Centers, Plant Nurseries and Greenhouses, Animal Boarding, Adult Day/Respite Centers and Small-Scale Reception Centers. 7. I’m concerned that if the Working Farm goes away, the future City Neighborhood Park could go away as well. A. It is our understanding that the City of Fort Collins is still interested in purchasing the six- acre parcel next to the subject parcel. We are also thinking that the parking lot for the proposed child care center could be used on weekends for park users. ITEM 2, ATTACHMENT 7 Packet Pg. 46 3 8. The Bucking Horse website includes Guiding Principles. In my opinion, the proposed Sunshine House violates those principles. To me, this feels like the developer has pulled the rug out from under the residents who bought their homes based on these principles. A. Our intent is to not violate these principles. We have mentioned that providing a Working Farm and CSA is proving to be economically challenging. We think Sunshine House would also be an asset to the neighborhood. 9. Why not put the Sunshine House in the Jessup Farm area? A. As originally conceived, we considered a child care facility where the Peloton building is, but this building is too big for a child care center. The subject parcel carries a lower cost basis which allows us to allocate more investment into the quality of the architecture, lower the rent, and offer a 20-year lease. 10. I’m concerned about traffic and speeding. With 322 apartments in the neighborhood, combined with a proposed child care center, traffic and speeding in the neighborhood will just get worse. A. We have retained the services of a traffic engineering consultant and we will assess the impact of the proposed facility on the nearby streets and intersections. The consultants will prepare a Transportation Impact Study (TIS) which will be submitted to the City for review and comment as part of the review process. The TIS will become public information and available for your review. 11. I’m opposed to this. What is our recourse to get the Working Farm and CSA developed instead of Sunshine House? A. Response from City Planner: When the project gets submitted, it will be reviewed, and comments will be provided by Staff to the applicant. At the conclusion of the review process, the project will then be forwarded to the Planning and Zoning Board for a public hearing. You will be notified in writing as to the time, date and location of this hearing. Your comments can be forwarded to the Planning Department to be included in the Board’s packet and you will have an opportunity to provide testimony to the Board at the hearing. Ultimately, the Board can deny, continue, approve with conditions, or approve the project. The Board’s decision is appealable to City Council. 12. What does the Planning and Zoning Board consider? A. Response from City Planner: The Board is authorized to consider the extent to which the project complies with the standards of the Land Use Code. 13. I see this proposal as an example of a promise not kept. The project will add more traffic to the neighborhood. We have kids in the neighborhood that will be impacted by this traffic. If everyone from the neighborhood goes to the P & Z hearing, will this stop the project? A. Response from City Planner: I cannot predict the actions of the P & Z Board. ITEM 2, ATTACHMENT 7 Packet Pg. 47 4 14. I realize that the applicant will submit a TIS. Can we submit a TIS as well? It seems to me that the proposal will require traffic mitigation, perhaps road widening. A. Response from City Planner: Yes, you may submit your own TIS. 15. Is the parcel in the floodplain? If so, can you put a child care center in a floodplain? A. Yes, the parcel is in the 500-year floodplain. And, a child care center is considered a critical facility and not allowed in the 500-year floodplain. Consequently, we will be required to obtain a Floodplain Use Permit from the City. Our analysis is that the boundaries of this floodplain were established many years ago. There is new technology available that we think demonstrates that the parcel is actually four- to five- feet higher than the 500-year base flood elevation. We plan on providing data to the City that demonstrates this and would, in our opinion, provide justification to the City’s Water Board to grant a variance to allow a critical facility on this parcel. 16. I would like to see the minutes of the most recent HOA annual meeting. A. Please contact Lindsay Roselle who manages the HOA. 17. The HOA, through Lindsay Roselle, sent out a questionnaire regarding this proposal. What are the results of this questionnaire? A. Reply from Lindsay Roselle, manager of the HOA. For those responding, there is a 78% negative response toward to the proposal. The primary concerns are traffic and that the proposal represents a change in the original vision for the Bucking Horse neighborhood. An important fact is that the subject parcel is not commonly owned and managed by the HOA but is considered private property. 18. I’ve read the Land Use Code and Urban Estate zone and among the list of permitted uses, a child care center is the most lucrative. In my opinion, the developer is choosing a self-serving economic benefit over the benefit of the residents of the neighborhood. A. Economics aside, our initial thinking is that a child care center would be an asset to the neighborhood. 19. Will the TIS account for the new crossing of Nancy Gray over the railroad tracks? A. Yes. 20. Could the applicant’s traffic engineer talk more about the TIS? A. Yes, we have scoped the extent of the TIS with the City’s Traffic Operations Department. We will be analyzing the trip generation associated with a child care facility of this size and how these new trips will be distributed in the surrounding area. The traffic impacts on the Miles House Avenue / Drake Road intersection will be analyzed. We will also look at the Miles House Avenue / Site Access intersection as well. And, as mentioned the future Nancy Gray / Sharp Point connection will be analyzed based on the City’s estimated traffic volume. Further, based on what we are hearing tonight, we may consider expanding the scope to analyze the Nancy Gray /Miles House intersection as well. ITEM 2, ATTACHMENT 7 Packet Pg. 48 5 21. Our family was sold on the Working Farm and CSA. We also thought the barn would be available as a neighborhood clubhouse for gathering and other activities as well as contribute to the character of the neighborhood. If this goes away, what else can the developer provided in lieu of these amenities? A. We have other parcels in the neighborhood besides these two acres. For example, the stormwater detention pond to the southeast is approved by the City’s Stormwater Utility for grazing of large farm animals. Also, there are about two acres at the pool facility that could be further improved with a clubhouse but would require HOA approval and most likely a specific assessment. Please bear in mind that we have accomplished some things for neighborhood that are positive. We have saved water in the common areas and have replaced about $70,000 worth of trees. 22. We live on Walkaloosa Drive and oppose this project. I’m also concerned that as a former city council member, you may have a relationship with the P & Z Board. A. My experience is that both the Staff and the P & Z Board will consider our proposal fairly and with equal treatment as if we were any developer. If not, then this would be grounds for an appeal to City Council. 23. In my opinion, the Sunshine House Child Care Facility will cause a decline in my home value. Since you will be profiting from this development, will you compensate us for our economic loss? A. We don’t believe a child care facility will cause a decline in home values. 24. I predict the TIS will show that turning left from Miles House Avenue onto Drake Road is a problem. Will this intersection be improved with a traffic signal? A. This intersection will be analyzed as part of the TIS. 25. You have mentioned that Miles House is classified as a collector street. Could this street be down-graded to a local street? A. That would be up to the City’s Traffic Operations Department. 26. Speaking of this intersection, would the City consider installing a westbound Drake right- turn lane at Miles House? When I slow down to make this turn, the cars behind me are going so fast that they get right on my bumper. A separate right-turn lane would be helpful. A. This comment will be passed along to the City. 27. In general, I’m concerned about the impact of the Sunshine House due to noise and lighting and the fact that they operate from early morning to late afternoon and into early evening. A. The City requires all lighting to be fully-shielded and down-directional, so illumination will not spill over the property line in excess of allowable levels, so neighbors should not be impacted by lighting. In terms of noise, yes, there will be children playing outside which we believe will not be impactful. ITEM 2, ATTACHMENT 7 Packet Pg. 49 1 Clay Frickey From: Jackie Montoya <jackie.a.montoya@gmail.com> Sent: Friday, January 18, 2019 12:28 PM To: Ted Shepard Cc: Sylvia Tatman-Burruss; Mike Montoya Subject: Sunshine Daycare in Bucking Horse Hello, My husband and I attended the meeting at Timberline Church on January 14th. Despite there being rumors that the city is going to approve the daycare center in our neighborhood, I still want to email my family's concerns. I spoke with you both at the end of the meeting and although you said the decision can't and will not be made based on our frustrations I still feel the need to add those to the list. We paid $750,000 for our home and it was a 10+ month process so we feel our frustrations are valid and should be considered despite Mr. Campana's relationship with the city and the employees.  TRAFFIC: That is one of top three concerns. I turn left from Miles House and onto Drake/Ziegler every morning during rush hour. I have to cross two lanes of traffic and I already have to wait several minutes before it is safe. I come home on that same road during rush hour. The families dropping their kids off are going to be coming at the same time I am trying to leave and picking up their children the same time we are coming home. Trust me, it is already bad enough and then you add 175+ cars on top of that!  Our neighbors were t-boned in September by a driver that was trying to exit onto Ziegler to beat the traffic because it was so bad. My neighbors ended up having their car totaled. As I said above, traffic is already very bad and it's difficult to merge out as it is. Side note, those neighbors were at the meeting on Monday.  This is going to be right in our backyard as our backyard faces the proposed daycare sight. We are worried about all of the noise in addition to the traffic.  Has there been a wildlife study? We have seen deer on that site on more than one occasion.  What if Sunshine breaks their lease or files bankruptcy? What studies have been done on the financial stability of Sunshine? As a financial advisor, I am well aware of the different types of commercial leases in the market. I asked Gino after the meeting what type of lease it is and he confirmed it is a NNN or triple net lease. Therefore, the tenant (Sunshine), is responsible for the taxes, the insurance and the maintenance on top of their lease agreement with Bellisimo. Property taxes in our area continue to rise, insurance rates continue to rise due to all the hail storms. These are expenses that could become burdensome to the daycare facility and they can break their lease at any time to relocate.  Who will make sure they keep up the grounds on the property (landscaping etc?) since they will be responsible.  What would take it's spot if they file bankruptcy or relocate?  We were shown drawings created by Bellisimo of the Working Farm when we were considering whether to buy our home in Bucking Horse or Kechter Farm  This was brought up a number of times but it was a bait and switch tactic especially for the estate lot section to move those lots as fast as possible  We were told the city and the working farm would start construction summer of 2017 ITEM 2, ATTACHMENT 8 Packet Pg. 50 2  The name of the neighborhood is "Bucking Horse". Yet the only bucking horse in the nieghborhood is the fake one by the pool. The working farm isn't there nor are the stables that were supposed to be going in south of the estate lots.  There are a number of studies that state commercial properties may negatively impact property values IF there is a higher volume of traffic created by the commercial property. There is no doubt 175 families are going to create more traffic. I know the city doesn't care about us as homeowners losing property value but I'm sure if it was your home that you paid 3/4 of $1 million for you would be concerned.  How can Gino have a 20 year lease already signed by the daycare when the city hasn't fully approved it? Is it pretty much a done deal since he has ties with the city?  Gino has stated that he has had support from the Bucking Horse community but as you witnessed at Monday's meeting the only people who raised their hand in support were his 4 generations of family members he alluded to.  Gino also publicly stated that he didn't have enough volunteers or financial support for the working farm. We were never asked if we would be interested in volunteering nor were we ever approached to raise our dues etc. In fact, NONE of our neighbors were asked to volunteer for the farm nor for financial assistance.  I urge you to please weigh the estate lot owners opinions and survey responses more heavily since we will be impacted by the daycare center to a greater degree. That is our exit out of the neighborhood so it will be the estate lot owners who have to deal with the traffic, it our views that are being ruined, it will be us who have to deal with the noise and pollution and it will be us that will have the greatest potential decrease in property value.  Lastly, I urge you to make the decision based on the traffic and the homeowners that will have to deal with this on a daily basis and not based on your relationship with Gino nor his involvement in the community. It is purely a financial gain for him as he does not have to deal with the negative reputations of his investment that we will all have to deal with as residents. Sincerely, Mike and Jackie Montoya 2636 Walkaloosa Way Fort Collins, CO 80525 970-302-6633 ITEM 2, ATTACHMENT 8 Packet Pg. 51 1 Clay Frickey From: Sharon <srossincolo@msn.com> Sent: Tuesday, January 01, 2019 8:59 PM To: Ted Shepard Subject: Bucking Horse Childcare Center Dear Mr. Shepard, We understand that you are the chief planner for the proposed childcare center in the Bucking Horse neighborhood. We have lived in this area for almost two years and are strongly against this proposed development. This is not a proper location for a daycare center and it is not zoned as such. Please do NOT fall for the bait and switch tactics of former city council member Gino Campana. This area was sold to prospective homeowners as a working farm, not a commercial site. Now it appears as though Mr. Campana will save thousands of dollars from investing in the farm and will collect thousands of dollars a month in rent instead. There is already increased traffic flow and speeding on Miles House Road and a daycare center with 175 parents picking up and dropping off children each day will only add to the extra congestion in this residential neighborhood and will ultimately decrease property values. Please, please take a serious look at this issue and do NOT allow the zoning for this neighborhood to be changed to commercial use. Sincerely, Sharon Ross & Scott Frawley 2609 Palomino Court Fort Collins, CO 80525 ITEM 2, ATTACHMENT 8 Packet Pg. 52 1 Clay Frickey From: Collette Thepenier <anique47@msn.com> Sent: Sunday, January 13, 2019 8:19 PM To: Ted Shepard; Sylvia Tatman-Burruss Cc: Jen Saller_Gmail Subject: Child Care Facility in Bucking Horse community Collette Thepenier Jennifer Saller 2383 Palomino Drive Owners, Bucking Horse Estates Fort Collins, CO 80525 970‐213‐4452 (m‐CT); 970‐412‐7512 (m‐JS) anique47@msn.com jennyfafa11@gmail.com January 13, 2019 Sylvia Tattman‐Burrus, Development Review Liaison Ted Shepard, Chief Planner City of Fort Collins Dear Ms. Tattman‐Burrus and Mr. Shepard, As a homeowner of a primary residence in the in the Bucking Horse neighborhood in Fort Collins, I would like to voice my strong disapproval of the development / rezoning proposal submitted by the developer, Gino Campana (of Bellissimo, Inc.) for the construction of an 11,000 square foot daycare center in the Bucking Horse neighborhood. This request has been submitted by Mr. Campana, in lieu of the initially planned / promised working farm. My primary concerns are listed below. I kindly and emphatically request your earnest consideration of these concerns when evaluating the proposed change to our neighborhood. It is my hope that the construction of the daycare center, or any similar commercial enterprise in the proposed location (Bucking Horse, Tract C, Second Filing) NOT be allowed. I welcome any opportunity to discuss further this proposal’s impact on our community. The current approved design and neighborhood signage indicates that the area will be a community working farm. The plans to change the area from a community farm into a daycare center were made without input from the current homeowners. In fact, current homeowners were only recently made aware of these plans as a result of reading an article in the Coloradoan, and it wasn’t until homeowners personally reached out directly to Bellissimo, Inc. that any information was provided directly by Mr. Campana. In other words, had this article not be noticed in the newspaper, homeowners of Bucking Horse would have been taken by surprise after any re‐zoning review and potentially, only when ground was broken for the new construction. This lack of communication – intentional or otherwise – is frustrating to ITEM 2, ATTACHMENT 8 Packet Pg. 53 2 the homeowners who had very different expectations and understanding of the intended design and function of the neighborhood. Many homeowners, myself included, considered the intent of a working farm as a part of the home buying process. Signage still exists (as of January 11, 2019) that states the area will be used for a working farm. The proposed change would negatively impact all nearby property values. In addition, some lots along Palomino Drive carried a substantial lot premium from the builder for the homes that back up to the green space, walking trails and the duck pond below the hill from Cargill. The proposed change would have a larger impact to the value of those properties, ours included. There is currently a large commercial area (Jessup Farm) off of Timberline Road where the daycare could be alternately located. This location was originally designated for daycare facility as part of the original plan for Jessup Farm, (https://www.bellisimoinc.com/sites/default/files/attachments/20140414_bucking_horse_master_plan.pdf) With a forecast attendance of 175 kids, ~150 cars twice a day would significantly increase neighborhood traffic where traffic concerns already exist, and would materially and irreparably alter the feel of the neighborhood. There are already issues trying to turn left onto Drake Road from Miles House Road, especially during peak morning and evening hours. Since drop offs and pickups at the daycare center will roughly coincide with these peak hours, the daycare center will make the traffic situation even worse. The proposed design has the daycare center close to the resident mailboxes. During peak traffic hours it can currently be tricky to pick up mail and the daycare will worsen this problem. There are currently two school bus stops a short distance away, one before the proposed daycare site entrance and one after. The buses will be operating during the same times as drop off and pick up at the school, which will worsen traffic issues and create an unsafe situation for kids who ride the bus. The increase in traffic will also create safety issues for those kids who walk from the bus stop to their houses or high school children who bike to school. A commercial, for‐profit enterprise in this location will materially change the feel and overall environment in the neighborhood. There are no other commercial enterprises within a half mile of the proposed location, so its presence would be particularly impactful and disruptive to the community. There has been a significant and ongoing issue with trash and construction debris blowing into the neighborhoods and wetland areas close to the current Bucking Horse apartment complex and into the estates homes. Given that the same development company is involved, I expect this issue would persist through construction of the daycare. Given the volume of children that the center is anticipated to service, the trash issue may be ongoing as well. And with the proposed site’s close proximity to adjacent wetland areas, this trash issue is particularly worrisome. Light and noise pollution issues related to operating a commercial enterprise at the proposed location are of concern. I work from home and having excessive noise and business activity in the neighborhood throughout the day would be disruptive. I purchased this home, on a premium lot, in this neighborhood of the city for its peaceful feel. It was understood when I purchased the home that there would be ongoing construction noise as the remaining estates were built, and the apartments were built, but it was understood and expected to be temporary. The residences would be built, and people would move in and normalcy would be restored. Once built, ongoing use of this business would generate persistent, permanent ‐ not temporary ‐ noise and light pollution. Temporary inconveniences, when well communicated, can be tolerated. Being told, without discussion, that permanent noise and light pollution are now part of a new reality, a deviation from what was sold, is unreasonable. ITEM 2, ATTACHMENT 8 Packet Pg. 54 3 Proposed location is in a flood plain (City Moderate Risk ‐ 100 Year according to https://gisweb.fcgov.com/HTML5Viewer/Index.html?Viewer=FCMaps&LayerTheme=Floodplains) Parking for both the planned city park and the daycare has not been communicated. Will shared parking be constructed? Two separate parking areas? What are the plans to address excessive on‐street parking use (on Miles House) when additional parking is needed, such as during peak drop off and pick up times? The proposed construction of 40+ parking spaces to serve the daycare center will negatively impact the current feel of the space and is substantially different than seeing a community garden or some similar agricultural use. Finally, it is critical to note that while a child care facility may serve some residents in our community, it would be a very select few, and would not benefit the larger majority and instead only serve as a daily intrusion. Because of these and other concerns shared by my neighbors in Bucking Horse, it is my hope that the current child care center proposal NOT be approved for construction. Instead, I hope that some other use be considered, one that is more in line with the original intent and design, and one that preserves – not disrupts – the current feel and nature of the neighborhood. As stated at the beginning of this letter, I welcome any opportunity to discuss further this proposal’s impact on our community. Please don't hesitate to reach out, our home line is: 970‐484‐8267, and my cell phone number is: 970‐213‐ 4452. Sincerely, Collette Thepenier, & Jennifer Saller ITEM 2, ATTACHMENT 8 Packet Pg. 55 1 Clay Frickey From: Pon, David <david.pon@intel.com> Sent: Wednesday, January 02, 2019 11:09 AM To: Ted Shepard Cc: Meisha; Pon, David Subject: daycare in bucking horse??!!?? Hi Ted, I was referred to you by a neighbor. I am a home owner in the Estates at Bucking Horse and we recently learned (through the article released to the Coloradan last week) about the plans for a daycare center where the working farm was going to be. We had a town hall meeting on 12/31 with many of the home owners expressing our concerns and major objections to this with Gino. I have SIGNIFICANT issues and concerns with this proposal: Property Value, volume of people, volume of traffic, noise, changing the plans “under the hood” with regard to the working farm…just to name a few. I know there is a meeting 1/14 to discuss this but I wanted to know what else can be done to prevent this from happening IN OUR BACKYARD (litteraly!!) Thanks in advance, ‐Dave Pon 303‐915‐5357 ITEM 2, ATTACHMENT 8 Packet Pg. 56 1 Clay Frickey From: Beth Hasbrouck <beth.hasbrouck@gmail.com> Sent: Sunday, January 06, 2019 9:37 AM To: Ted Shepard; statman-burrus@fcgov.com Subject: Proposed daycare center in Bucking Horse neighborhood Mr. Shepard and Ms. Tatman-Burrus, As a homeowner of the Bucking Horse neighborhood in Fort Collins, I would like to voice my disapproval of the development proposal submitted by developer, Gino Campana as Bellissimo, Inc, to construct an 11,000 square foot day care center in our neighborhood instead of the promised working farm. I have listed below my primary concerns that I hope you will seriously consider when evaluating this proposed change to our neighborhood. (I understand that there is a meeting planned for Mon. Jan. 14; however, as a prior engagement will not allow me to attend that meeting, I wanted to send an email instead.) It is my wish that the construction of the daycare center, or any similar commercial enterprise in the proposed location (Bucking Horse, Tract C, Second Filing) not be allowed. The current approved design and neighborhood signage say the area will be a community working farm.The plans to change from a community farm to a daycare center were made without input from the current homeowners. Many homeowners considered this approved design as a part of the home buying process. Signage still exists (as of Jan 2, 2019) that states the area will be used for a working farm. The proposed change would negatively impact all nearby property values. In addition, some lots along Miles House Avenue and the southeast side of Palomino Court carried a substantial lot premium from the builder for the homes to back up to the farm and park. The proposed change would have a larger impact to those properties. There is currently a large commercial area (Jessup Farm) off of Timberline Road where the daycare could be alternately located. This location was originally designated for daycare facility as part of the original plan for Jessup Farm, (https://www.bellisimoinc.com/sites/default/files/attachments/20140414_bucking_horse_master_plan.pdf). With a forecast attendance of 175 children, ~150 cars twice a day would significantly increase neighborhood traffic and would materially and irreparably alter the feel of the neighborhood. There are already issues trying to turn left onto Drake Road from Miles House Road, especially during peak morning and evening hours. Since drop offs and pickups at the daycare center will roughly coincide with these peak hours, the daycare center will make the traffic situation even worse. The proposed design has the daycare center close to the resident mailboxes. During peak traffic hours it can currently be tricky to pick up mail and the daycare will worsen this problem. There are currently two school bus stops a short distance away, one before the proposed daycare site entrance and one after. The buses will be operating during the same times as drop off and pick up at the school, which will worsen traffic issues and create an unsafe situation for children who ride the bus. The increase in traffic will also create safety issues for those children who walk from the bus stop to their houses or high school students who bike to school. A commercial, for-profit enterprise in this location will materially change the feel and overall environment in the neighborhood. There are no other commercial enterprises within a mile of the proposed location, so its presence would be particularly impactful. ITEM 2, ATTACHMENT 8 Packet Pg. 57 2 There has been a significant and ongoing issue with trash and construction debris blowing into the neighborhoods and wetland areas close to the current Bucking Horse apartment complex. Given that the same development company is involved, I expect this issue would persist through construction of the daycare. Given the volume of children that the center is anticipated to service, the trash issue may be ongoing as well. Given the proposed site’s close proximity to adjacent wetland areas, this trash issue is particularly worrisome. Light and noise pollution issues related to operating a commercial enterprise at the proposed location are also of concern. The proposed location is in a flood plain (City Moderate Risk - 100 Year according to https://gisweb.fcgov.com/HTML5Viewer/Index.html?Viewer=FCMaps&LayerTheme=Floodplains). Parking for both the planned city park and the daycare has not been communicated. Will shared parking be constructed? Two separate parking areas? The proposed construction of 40+ parking spaces to serve the daycare center will negatively impact the current feel of the space and is substantially different than seeing a community garden or some similar agricultural use. Because of these and other concerns shared by my neighbors in Bucking Horse, it is my hope that the current proposal not be approved for construction and that some other use that is more in keeping with the original intent and in keeping with the current feel and nature of the neighborhood be considered instead. Thank you, Beth Hasbrouck, Resident (with partner Scott Kleihege, Owner) 2126 Cutting Horse Dr. Fort Collins, CO 80525 (970) 219-8674 ITEM 2, ATTACHMENT 8 Packet Pg. 58 1 Clay Frickey From: Troy McKaskle <tmckaskle@mac.com> Sent: Wednesday, January 02, 2019 8:34 PM To: Sylvia Tatman-Burruss; Ted Shepard Cc: arnierobinson@gmail.com; Rachel Smith Subject: Proposed development of Bucking Horse Tract C, Second Filing Dear Sirs, As a homeowner of the Bucking Horse neighborhood in Fort Collins, I would like to voice my disapproval of the development proposal submitted by developer, Gino Campana as Bellissimo, Inc, to construct an 11,000 square foot day care center in our neighborhood instead of the promised working farm. I have listed below my primary concerns I implore you to consider when evaluating this proposed change to our neighborhood. It is my wish that the construction of the daycare center, or any similar commercial enterprise in the proposed location (Bucking Horse, Tract C, Second Filing) not be allowed. I welcome the opportunity to discuss further. 1. 2. The 3. current approved design and neighborhood signage say the area will be a community working farm.The plans to change from a community farm to a daycare center were made without input from the current homeowners. Many homeowners considered this approved design 4. as a part of the home buying process. Signage still exists (as of Jan 2, 2019) that states the area will be used for a working farm. 5. 6. 7. The 8. proposed change would negatively impact all nearby property values. In addition, some lots along Miles House Avenue and the southeast side of Palomino Court carried a substantial lot premium from the builder for the homes to back up to the farm and park. The 9. proposed change would have a larger impact to those properties. 10. 11. 12. There 13. is currently a large commercial area (Jessup Farm) off of Timberline Road where the daycare could be alternately located. This location was originally designated for daycare facility as part of the original plan for Jessup Farm, (https://www.bellisimoinc.com/sites/default/files/attachments/20140414_bucking_horse_master_plan.pd f) 14. 15. 16. With 17. a forecast attendance of 175 kids, ~150 cars twice a day would significantly increase neighborhood traffic and would materially and irreparably alter the feel of the neighborhood. 18. 19. 20. There 21. are already issues trying to turn left onto Drake Road from Miles House Road, especially during peak morning and evening hours. Since drop offs and pickups at the daycare center will roughly coincide with these peak hours, the daycare center will make the 22. traffic situation even worse. 23. 24. ITEM 2, ATTACHMENT 8 Packet Pg. 59 2 25. The 26. proposed design has the daycare center close to the resident mailboxes. During peak traffic hours it can currently be tricky to pick up mail and the daycare will worsen this problem. 27. 28. 29. There 30. are currently two school bus stops a short distance away, one before the proposed daycare site entrance and one after. The buses will be operating during the same times as drop off and pick up at the school, which will worsen traffic issues and create an unsafe 31. situation for kids who ride the bus. The increase in traffic will also create safety issues for those kids who walk from the bus stop to their houses or high school children who bike to school. 32. 33. 34. A 35. commercial, for-profit enterprise in this location will materially change the feel and overall environment in the neighborhood. There are no other commercial enterprises within a mile of the proposed location so its presence would be particularly impactful 36. 37. 38. There 39. has been a significant and ongoing issue with trash and construction debris blowing into the neighborhoods and wetland areas close to the current Bucking Horse apartment complex. Given that the same development company is involved, I expect this issue would 40. persist through construction of the daycare. Given the volume of children that the center is anticipated to service, the trash issue may be ongoing as well. Given the proposed site’s close proximity to adjacent wetland areas, this trash issue is particularly 41. worrisome. 42. 43. 44. Light 45. and noise pollution issues related to operating a commercial enterprise at the proposed location are of concern. 46. 47. 48. 49. Proposed 50. location is in a flood plain (City Moderate 51. Risk - 100 Year according to 52. 53. https://gisweb.fcgov.com/HTML5Viewer/Index.html?Viewer=FCMaps&LayerTheme=Floodplains) 54. 55. 56. Parking 57. for both the planned city park and the daycare has not been communicated. Will shared parking be constructed? Two separate parking areas? The proposed construction of 40+ parking spaces to serve the daycare center will negatively impact the current feel of 58. the space and is substantially different than seeing a community garden or some similar agricultural use. 59. 60. Because of these and other concerns shared by my neighbors in Bucking Horse, it is my hope that the current proposal not be approved for construction and that some other use that is more in keeping with the original intent and in keeping with the current feel and nature of the neighborhood be considered instead. ITEM 2, ATTACHMENT 8 Packet Pg. 60 3 Thank you, Troy McKaskle, Owner 2608 Palomino Court Fort Collins, CO 80525 (925) 381-2810 tmckaskle@mac.com ITEM 2, ATTACHMENT 8 Packet Pg. 61 1 Clay Frickey From: Lindsay Roselle <lindsay.roselle@candescencegroup.com> Sent: Wednesday, January 23, 2019 10:53 AM To: Gino Campana Cc: Todd Sullivan; Ted Shepard Subject: Re: Bucking Horse - The Sunshine House Early Learning Academy Shared on the News page of the website and will alert everyone to it :) Thank you! ------------------------------------------------------------ Lindsay Roselle | CEO | Candescence Group Mobile: 970-420-0891 125 S Howes, 8th Floor | Fort Collins, CO 80521 lindsay.roselle@candescencegroup.com To help protect your privacy, Microsoft Office prevented automatic download o f this picture from the Internet. On January 20, 2019 at 4:15:50 PM, Gino Campana (gcampana@bellisimoinc.com) wrote: Hey Lindsay, I hope you are having a great weekend! Neighborhood meeting / traffic study: Background - the approval process for the Sunshine House includes a traffic study update requirement that is scoped by a city traffic engineer. The details of what intersections are to be studied is dictated by the city traffic engineer. The applicant is required to hire and pay for a traffic engineer to complete the study and submit it to the city traffic engineer for review. The intent is to insure that when the project is built the roads still meet a level of functionality. Neighbors raised a concern about the traffic study during the neighborhood meeting. One of the concerns was that the scope of the traffic study was limited to the Miles House and Drake intersection. Following the neighborhood meeting our traffic engineer contacted the city traffic engineer to share the concern and ask her if she wanted to increase the scope to include Nancy Gray and Miles House and Nancy Gray and Timberline. The city traffic engineer did not see merit in increasing the scope, however, I did ask my engineer to increase the scope to include Nancy Gray and Miles House. We did agree with the city engineer and did not include Nancy Gary and Timberline. This is a fully controlled intersection that they collect data for. And, any adjustments will be completed through timing of the signals. Bottom line - we heard traffic concerns at the meeting and although we were not required to, increased our study to include the Nancy Gary / Miles House intersection. Would you please push this back out to the neighborhood? Thanks, Gino Gino Campana (Please excuse typos, sent from my iPad.) To help protect y Microsoft Office p automatic downlo picture from the To help protect your privacy, Microsoft Office prevented automatic download o f this picture from the Internet. ITEM 2, ATTACHMENT 8 Packet Pg. 62 2 Ph.970.229.5900 Fax 970.223.5740 gcampana@bellisimoinc.com www.bellisimoinc.com 3702 Manhattan Ave, Ste 201 Fort Collins, CO. 80526 ++++++CONFIDENTIALITY NOTICE++++++ The information in this email may be confidential and/or privileged. This email is intended to be reviewed by only the individual or organization named above. If you are not the intended recipient or an authorized representative of the intended recipient, you are hereby notified that any review, dissemination or copying of this email and its attachments, if any, or the information contained herein is prohibited. If you have received this email in error, please immediately notify the sender by return email and delete this email from your system. ITEM 2, ATTACHMENT 8 Packet Pg. 63 1 Clay Frickey From: Adam Molzer Sent: Thursday, January 03, 2019 1:48 PM To: Ted Shepard; Susan Beck-Ferkiss Cc: Sylvia Tatman-Burruss Subject: RE: Proposed Child Care Center Hi Ted, I am planning to attend the January 14 meeting at Timberline, just to observe and listen. We will not have materials to distribute, as our department is wanting to maintain impartiality on this particular project while it is in the flood variance revue process. We are able to identify several areas where childcare expansion does align with City plans and priorities, which you and Sylvia may find useful:  City Strategic Plan 2018 – Neighborhood Livability & Social Health – Strategic Objective 1.2 ~ Collaborate with other agencies to address poverty issues and other identified high-priority human service needs…. o Childcare is recognized by the City’s Social Sustainability Department as a high-priority human service need. o City Council created a dedicated childcare services budget in 2017-2018 to reduce barriers and provide support towards the expansion of quality care for children in Fort Collins. Council added this to the budget without a staff recommendation to do so.  City Strategic Plan 2018 – Economic Health – Strategic Objective 3.3 ~ Enhance business engagement to address existing and emerging business needs. o The childcare shortage in Fort Collins is repeatedly recognized by the local business community as a structural challenge to recruiting and retaining a skilled workforce (Talent 2.0 Regional Workforce Strategy report, 2017). o The Fort Collins Chamber of Commerce has developed a Childcare Task Force as part of their Talent 2.0 regional workforce strategy efforts. City staff are represented in both the Childcare Task Force and the Talent 2.0 Leadership Committee.  City Plan 2011 – Example - Policy LIV 28.2 ~ Mix of Uses: Include other neighborhood-serving uses in addition to residential uses. o Day Care (adult & child) is listed as a supporting use. o This language is repeated in other policies of the City Plan.  Fort Collins Social Sustainability Strategic Plan – Community Prosperity Goal/Strategy C.2.1.b ~ Support childcare and early childhood education through the promotion and partnership with early childhood education initiatives and programs.  Fort Collins Social Sustainability Strategic Plan – Community Prosperity Goal/Strategy C.3.1.b ~ Support programs providing caregiving services through collaboration and encouragement of programs providing for the safety and protection of vulnerable citizen populations, such as children….. Please let me know if you have any questions or need additional insight, information or data. Thanks! . . . . . . . . . . . . . . . . ADAM MOLZER ITEM 2, ATTACHMENT 8 Packet Pg. 64 2 City Grants & Community Partnerships Coordinator Social Sustainability Department City of Fort Collins 970-221-6757 office From: Ted Shepard <TSHEPARD@fcgov.com> Sent: Wednesday, January 02, 2019 3:44 PM To: Susan Beck‐Ferkiss <sbeckferkiss@fcgov.com> Cc: Adam Molzer <amolzer@fcgov.com>; Sylvia Tatman‐Burruss <statman‐burruss@fcgov.com> Subject: RE: Proposed Child Care Center Sue, this would be along Miles House Avenue in Bucking Horse. The opposition stems from the fact that the site is currently approved for a Working Farm and Agricultural Activities. Neighbors are accusing G. Campana of the proverbial bait and switch and concerned about traffic. If you would like to hear more about the opposition, please consider yourself and Adam invited to our neighborhood meeting on Mon. Jan. 14th at the Timberline Church. I’ve attached the A.P.O. letter for your reading pleasure. Facts: 1. A child care center is a permitted use in the Urban Estate, U‐E, zone. 2. Miles House Avenue is a collector street. Maybe Adam would have some hand‐out materials for the meeting? Thanks, Ted From: Susan Beck‐Ferkiss <sbeckferkiss@fcgov.com> Sent: Wednesday, January 02, 2019 3:18 PM To: Ted Shepard <TSHEPARD@fcgov.com> Cc: Adam Molzer <amolzer@fcgov.com> Subject: RE: Proposed Child Care Center Hi Ted, Which location is this new Sunshine House – Buckingham or shields. I understand they are looking at two locations. I am including Adam Molzer from my department. He is the City’s lead on Childcare generally. We are working on some policy projects now related to Childcare, but I will let him answer as to what is current policy. What is the nature of the opposition? I would be very interested in hearing what the public is saying. Thanks for reaching out. Talk soon, Sue SUE BECK-FERKISS Social Policy and Housing Program Manager Social Sustainability Department City of Fort Collins 222 Laporte Ave. 970-221-6753 office sbeckferkiss@fcgov.com ITEM 2, ATTACHMENT 8 Packet Pg. 65 3 From: Ted Shepard <TSHEPARD@fcgov.com> Sent: Wednesday, January 2, 2019 2:50 PM To: Susan Beck‐Ferkiss <sbeckferkiss@fcgov.com> Subject: Proposed Child Care Center Sue – do we have any official City policies that support or encourage development of child care centers? We have an upcoming neighborhood meeting on Jan. 14th for a new Sunshine House and our letters went out and I see where opposition is on the verge of spreading. Thanks, Ted Ted Shepard Chief Planner City of Fort Collins 970‐221‐6343 ITEM 2, ATTACHMENT 8 Packet Pg. 66 1 Clay Frickey From: Jackie Montoya <jackie.a.montoya@gmail.com> Sent: Friday, February 01, 2019 12:58 PM To: Ted Shepard Cc: Sylvia Tatman-Burruss Subject: Re: Sunshine Daycare in Bucking Horse Hi Ted, Thank you for your responses. If we have further comments or concerns we will reach out to the people you have listed in your email. Thank you, Jackie Montoya On Jan 31, 2019, at 10:41 AM, Ted Shepard <TSHEPARD@fcgov.com> wrote: Hello Mrs. And Mr. Montoya: Thank you for your e‐mail. It will be forwarded to the Planning and Zoning Board. The Sunshine House Project Development was submitted last Wednesday, January 24th and is under review. Staff comments will be provided to the applicant and design team on Wednesday, February 13th. I have attached the Transportation Impact Study for your review. I have provided responses below. From: Jackie Montoya <jackie.a.montoya@gmail.com> Sent: Thursday, January 31, 2019 7:46 AM To: Ted Shepard <TSHEPARD@fcgov.com> Cc: Sylvia Tatman‐Burruss <statman‐burruss@fcgov.com> Subject: Fwd: Sunshine Daycare in Bucking Horse I emailed you both two weeks ago and have yet to receive a response that you’ll take our concerns into consideration or a simple acknowledgment of receiving my email for that matter. You both told me to email you but if you’re not the ones handling this matter then please put us in touch with who is. Jackie Montoya Begin forwarded message: From: Jackie Montoya <jackie.a.montoya@gmail.com> Date: January 18, 2019 at 12:27:37 PM MST To: tshepard@fcgov.com Cc: statman‐burruss@fcgov.com, Mike Montoya <mikemonty22@gmail.com> Subject: Sunshine Daycare in Bucking Horse Hello, ITEM 2, ATTACHMENT 8 Packet Pg. 67 2 My husband and I attended the meeting at Timberline Church on January 14th. Despite there being rumors that the city is going to approve the daycare center in our neighborhood, I still want to email my family's concerns. I spoke with you both at the end of the meeting and although you said the decision can't and will not be made based on our frustrations I still feel the need to add those to the list. We paid $750,000 for our home and it was a 10+ month process so we feel our frustrations are valid and should be considered despite Mr. Campana's relationship with the city and the employees.  TRAFFIC: That is one of our top three concerns. I turn left from Miles House and onto Drake/Ziegler every morning during rush hour. I have to cross two lanes of traffic and I already have to wait several minutes before it is safe. I come home on that same road during rush hour. The families dropping their kids off are going to be coming at the same time I am trying to leave and picking up their children the same time we are coming home. Trust me, it is already bad enough and then you add 175+ cars on top of that!  Our neighbors were t‐boned in September by a driver that was trying to exit onto Ziegler to beat the traffic because it was so bad. My neighbors ended up having their car totaled. As I said above, traffic is already very bad and it's difficult to merge out as it is. Side note, those neighbors were at the meeting on Monday. Response: The City is aware of the current condition at the Miles House Avenue / Drake Road intersection. The Transportation Impact Study has been submitted to the City’s Traffic Operations Department for review and comment. This review is currently underway. As noted, the City ‘s Traffic Operations Department has up until February 13th by which to provide comments back to the applicant. If you would like to speak directly to the Traffic Operations Engineer, please feel free to contact Martina Wilkinson, 221‐6887 or mwilkinson@fcgov.com.  This is going to be right in our backyard as our backyard faces the proposed daycare sight. We are worried about all of the noise in addition to the traffic. Response: With regard to noise, the City of Fort Collins Municipal Code, Chapter 20, states that for properties located in the Urban Estate zone, the maximum allowable noise level at the receiving property line is 55 dB(A) decibels between the hours of 7:00 am and 8:00 pm. Between the hours of 8:00 pm and 7:00 am, the maximum allowable noise level is 50 dB(A) decibels. This section of the Code goes on to state: “The provision of this Article shall not apply to the City for noise emanating from any public right‐of‐way.”  Has there been a wildlife study? We have seen deer on that site on more than one occasion. Response: At the pre‐submittal meeting, the City’s Environmental Planner determined that the scope and location of the project did not warrant an Ecological Characterization Study which would have covered an analysis of wildlife use of the area. Please feel free to contact Stephanie Blochowiak, 416‐4290 or sblochowiak@fcgov.com. ITEM 2, ATTACHMENT 8 Packet Pg. 68 3  What if Sunshine breaks their lease or files bankruptcy? What studies have been done on the financial stability of Sunshine? As a financial advisor, I am well aware of the different types of commercial leases in the market. I asked Gino after the meeting what type of lease it is and he confirmed it is a NNN or triple net lease. Therefore, the tenant (Sunshine), is responsible for the taxes, insurance, and maintenance on top of their lease agreement with Bellisimo. Property taxes in our area continue to rise, insurance rates continue to rise due to all the hail storms. These are expenses that could become burdensome to the daycare facility and they can break their lease at any time to relocate. Response: These issues are outside the purview of the City’s Land Use Code.  Who will make sure they keep up the grounds on the property (landscaping etc?) since they will be responsible? Response: Failure to maintain landscaping, or other aspects of the site, would constitute a Zoning Violation. If Zoning Violations are not addressed in a timely manner, then the City may begin a litigation process in Municipal Court. The maximum fine that could be levied by the Municipal Court is $1,000.00 per day.  What would take it's spot if they file bankruptcy or relocate? Response: This would be up to the land owner. From the City’s perspective, the site is governed by the regulations of the Land Use Code and, specifically, the Urban Estate zone district.  We were shown drawings created by Bellisimo of the Working Farm when we were considering whether to buy our home in Bucking Horse or Kechter Farm  This was brought up a number of times but it was a bait and switch tactic especially for the estate lot section to move those lots as fast as possible Response: We understand your concern. As noted, these issues are outside the purview of the Land Use Code.  We were told the city and the working farm would start construction summer of 2017 Response: Please note that the Working Farm was approved as a private venture. Initially, Mr. Campana inquired as to the City’s interest in participating in some manner with the Working Farm. The City Parks and Recreation Department declined. The City, therefore, is not involved in its development, construction or operation. The City Parks and Recreation Department, however, has indicated that they intend to purchase the adjoining six‐acre parcel for a Neighborhood Park which would not include the subject parcel but the parking lot could be used by park users on evenings and weekends by a shared parking agreement.  The name of the neighborhood is "Bucking Horse". Yet the only bucking horse in the nieghborhood is the fake one by the pool. The working farm isn't there nor are the stables that were supposed to be going in south of the estate lots. Response: This issue is outside the purview of the Land Use Code. ITEM 2, ATTACHMENT 8 Packet Pg. 69 4  There are a number of studies that state commercial properties may negatively impact property values IF there is a higher volume of traffic created by the commercial property. There is no doubt 175 families are going to create more traffic. I know the city doesn't care about us as homeowners losing property value but I'm sure if it was your home that you paid 3/4 of $1 million for you would be concerned. Response: As city planners, we are always concerned about the viability of our neighborhoods over the long term. There are a number of public, public charter and private schools distributed throughout our City. Please note that Miles House Avenue is designated on the City’s Master Street Plan as a collector street which is the road classification that is one level up from a local street such as Walkaloosa Way.  How can Gino have a 20 year lease already signed by the daycare when the city hasn't fully approved it? Is it pretty much a done deal since he has ties with the city? Response: The leasing arrangement between two private entities is not a factor that can be addressed by the Land Use Code. The status of the application for Sunshine House must be ruled on by the Planning and Zoning Board at a public hearing which has not been scheduled yet so from the City’s perspective, the application is by no means a done deal. At this time, Mr. Campana has no ties to the City.  Gino has stated that he has had support from the Bucking Horse community but as you witnessed at Monday's meeting the only people who raised their hand in support were his 4 generations of family members he alluded to. Response: The primary purpose of the neighborhood information meeting is to have a facilitated exchange of information and communication. It is not intended to act as a forum for voting purposes. It is up to Mr. Campana to gage the level of support or opposition to his proposal.  Gino also publicly stated that he didn't have enough volunteers or financial support for the working farm. We were never asked if we would be interested in volunteering nor were we ever approached to raise our dues etc. In fact, NONE of our neighbors were asked to volunteer for the farm nor for financial assistance. Response: Thank you for passing this information along. However, as noted, this issue is outside the purview of the Land Use Code.  I urge you to please weigh the estate lot owners opinions and survey responses more heavily since we will be impacted by the daycare center to a greater degree. That is our exit out of the neighborhood so it will be the estate lot owners who have to deal with the traffic, it’s our views that are being ruined, it will be us who have to deal with the noise and pollution and it will be us that will have the greatest potential decrease in property value. Response: As noted, the City’s Traffic Operations Department will be evaluating the Transportation Impact Study and the City’s Municipal Code has noise regulations. While the City does not have any view protection regulations, the future six‐acre Neighborhood Park should offer a view and a degree of open space that may prove to ITEM 2, ATTACHMENT 8 Packet Pg. 70 5 be desirable over the long term. Regarding pollution, the City Council has established the Air Quality Advisory Board. Here is a link: https://www.fcgov.com/cityclerk/air‐ quality‐advisory.php where you can read their duties and the issues they address. Generally, issues related to air quality are addressed on a regional scale.  Lastly, I urge you to make the decision based on the traffic and the homeowners that will have to deal with this on a daily basis and not based on your relationship with Gino nor his involvement in the community. It is purely a financial gain for him as he does not have to deal with the negative repercussions of his investment that we will all have to deal with as residents. Response: Without exception, the Planning Department consistently evaluates development proposals based on the regulations in the Land Use Code, which includes traffic considerations, and not on any perceived relationship with any particular applicant. Land development applicants come from all parts of the country (I have one applicant from the Philippines) as well as from the state, region and from within our community. All are treated equally. Again, thank you for your e‐mail and please let me know if you have any questions. Thanks, Ted Ted Shepard, Chief Planner, City of Fort Collins, 221‐6343. Sincerely, Mike and Jackie Montoya 2636 Walkaloosa Way Fort Collins, CO 80525 970‐302‐6633 <Traffic Impact Study.pdf> ITEM 2, ATTACHMENT 8 Packet Pg. 71 ITEM 2, ATTACHMENT 9 Packet Pg. 72 ITEM 2, ATTACHMENT 9 Packet Pg. 73 From: Kurt Friesen <kfriesen@fcgov.com> Sent: Tuesday, February 19, 2019 2:53 PM To: Ted Shepard <TSHEPARD@fcgov.com> Cc: Craig Kisling <ckisling@fcgov.com> Subject: RE: Bucking Horse - Future Neighborhood Park Hi Ted, The City fully intends to purchase the property and develop it as a city park. We recently had an appraisal done for the property, and will be moving forward soon with the purchase. The intent is to work through land acquisition and design of the park this budget cycle (2019-20), then request funding for construction of the park in the 2021-22 budget cycle. If construction funding is available and approved, the park could be constructed as early as 2022. Kurt Kurt Friesen, PLA Director of Park Planning & Development City of Fort Collins P 970-221-6618 kfriesen@fcgov.com From: Ted Shepard <TSHEPARD@fcgov.com> Sent: Tuesday, February 19, 2019 2:45 PM To: Kurt Friesen <kfriesen@fcgov.com> Subject: Bucking Horse - Future Neighborhood Park Kurt, you may not be aware that Gino Campana has submitted a Major Amendment for Bucking Horse Second Filing to convert the “Working Farm and Agricultural Activities” to “Child Care Center” on Tract C. This is the 2.5-acre parcel next to the future City neighborhood park. The item is scheduled for the March 21st P & Z hearing. In conjunction with the approved Working Farm/Ag Activities, Gino went ahead and constructed the parking lot. Since the parking abuts the park, and since Gino intends to allows shared parking for park users, he built the parking lot edge without the required 5-foot setback and without any of the required landscaping. As such, I must now write up two Modifications. I see where the parcel has not yet been conveyed to the City. But, the parcel is designated on the O.D.P. as a future park and this has been told to the folks who attended the neighborhood information meeting. Could we get an e-mail or a letter from you stating that the City still intends to buy the land for a park? You can put qualifiers in there about subject to Council approval and subject to funding, etc. If you don’t intend to buy the land for a park, then I have to re-think my justification for the two Modifications. The packet goes out on Thursday, March 7th so I would need something before then. Let me know if you have any questions. Thanks, Ted Ted Shepard Chief Planner City of Fort Collins 970-221-6343 ITEM 2, ATTACHMENT 10 Packet Pg. 74 ITEM 2, ATTACHMENT 11 Packet Pg. 75 DELICH Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 ASSOCIATES TABLE OF CONTENTS I. INTRODUCTION ........................................................................................................ 1 II. EXISTING CONDITIONS .......................................................................................... 2 Land Use ......................................................................................................................... 2 Streets ............................................................................................................................. 2 Existing Traffic ................................................................................................................. 5 Existing Operation ........................................................................................................... 5 Pederstrian Facilities ....................................................................................................... 5 Bicycle Facilities .............................................................................................................. 7 Transit Facilities .............................................................................................................. 7 III. PROPOSED DEVELOPMENT ................................................................................. 8 Trip Generation ............................................................................................................... 8 Trip Distribution ............................................................................................................... 8 Background Traffic Projections ..................................................................................... 11 Trip Assignment ............................................................................................................ 11 Signal Warrants ............................................................................................................. 11 Geometry ...................................................................................................................... 15 Operation Analysis ........................................................................................................ 15 Pedestrian Level of Service ........................................................................................... 19 Bicycle Level of Service ................................................................................................ 19 Transit Level of Service ................................................................................................. 19 IV. CONCLUSIONS .................................................................................................... 20 ITEM 2, ATTACHMENT 11 Packet Pg. 76 DELICH Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 ASSOCIATES LIST OF TABLES 1. Current Peak Hour Operation .................................................................................... 7 2. Trip Generation ......................................................................................................... 8 3. Short Range (2021) Background Peak Hour Operation .......................................... 17 4. Short Range (2021) Total Peak Hour Operation ..................................................... 18 LIST OF FIGURES 1. Site Location ............................................................................................................. 3 2. Existing Geometry ..................................................................................................... 4 3. Recent Peak Hour Traffic .......................................................................................... 6 4. Site Plan .................................................................................................................... 9 5. Trip Distribution ....................................................................................................... 10 6. Short Range (2023) Background Peak Hour Traffic ................................................ 12 7. Site Generated Peak Hour Traffic ........................................................................... 13 8. Short Range (2023) Total Peak Hour Traffic ........................................................... 14 9. Short Range (2023) Geometry ................................................................................ 16 APPENDICES A. Base Assumptions Form B. Peak Hour Traffic Counts C. Current Peak Hour Operation/Level of Service Descriptions/Fort Collins Motor Vehicle LOS Standards (Intersections) D. Signal Warrant E. Short Range (2023) Background Peak Hour Operation F. Short Range (2023) Total Peak Hour Operation G. Pedestrian/Bicycle Level of Service Worksheets ITEM 2, ATTACHMENT 11 Packet Pg. 77 DELICH Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 ASSOCIATES Page 1 I. INTRODUCTION This intermediate transportation impact study (TIS) addresses the capacity, geometric, and control requirements at and near the proposed Sunshine House Early Learning Academy at Bucking Horse. The proposed Sunshine House Early Learning Academy at Bucking Horse is located along the east side of Miles House Avenue, north of Drake Road in Fort Collins, Colorado. During the course of the analysis, numerous contacts were made with the project owner/developer (Bellisimo), project planning consultant (Russell + Mills Studio), and the Fort Collins Traffic Engineering staff. The Transportation Impact Study Base Assumptions form and related documents are provided in Appendix A. This study generally conforms to the format set forth in the Fort Collins TIS Guidelines in the “Larimer County Urban Area Street Standards” (LCUASS). A scoping discussion was held with the Fort Collins Traffic Engineering staff. Due to the trip generation, this is an intermediate transportation impact study. The study involved the following steps: - Collect physical, traffic, and development data; - Perform trip generation, trip distribution, and trip assignment; - Determine peak hour traffic volumes; - Conduct capacity and operational level of service analyses on key intersections; - Analyze signal warrants; - Conduct level of service evaluation of pedestrian, bicycle, and transit modes of transportation ITEM 2, ATTACHMENT 11 Packet Pg. 78 DELICH Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 ASSOCIATES Page 2 II. EXISTING CONDITIONS The location of the Sunshine House Early Learning Academy at Bucking Horse is shown in Figure 1. It is important that a thorough understanding of the existing conditions be presented. Land Use Land uses in the area are primarily residential and commercial. Land adjacent to the site is flat (<2% grade) from a traffic operations perspective. The center of Fort Collins is west of this site. Streets The primary streets near the Sunshine House Early Learning Academy at Bucking Horse are Drake Road, Miles House Avenue, and Nancy Gray Avenue. Figure 2 shows a schematic of the existing geometry at the Drake/Miles House and Nancy Gray/Miles House intersections. Drake Road is to the south of the proposed Sunshine House Early Learning Academy at Bucking Horse site. It is an east-west street classified as a two-lane arterial street according to the Fort Collins Master Street Plan. Drake Road has a two-lane cross section with a two-way left-turn lane in this area. At the Drake/Miles House intersection, Drake Road has a two-way left-turn lane and a through lane in each direction. The Drake/Miles House intersection has stop sign control on Miles House Avenue. The posted speed limit in this area of Drake Road is 45 mph. Miles House Avenue is to the west of (adjacent to) the proposed Sunshine House Early Learning Academy at Bucking Horse site. It is a northwest-southeast street classified as a two-lane collector street according to the Fort Collins Master Street Plan. Currently, Miles House Avenue has a two-lane cross section. Miles House Avenue only has a north leg at the Drake/Miles House intersection. At the Drake/Miles House intersection, Miles House Avenue has one lane in each direction. However, the southbound bike lane is dashed indicating southbound right-turning vehicles can and do use the bike lane as a right-turn lane when bicycles are not present. At the Miles House/Site Access intersection, Miles House Avenue has a southeastbound left-turn though lane and a northwestbound through/right-turn lane. At the Nancy Gray/Miles House intersection, Miles House Avenue has all movements combined into single lanes. The Nancy Gray/Miles House intersection has stop sign control on Miles House Avenue. The posted speed limit in this area of Miles House Avenue is 30 mph. ITEM 2, ATTACHMENT 11 Packet Pg. 79 BURLINGTON NORTHERN RAILROAD SCALE: 1"=500' SITE LOCATION Figure 1 DELICH ASSOCIATES Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 Page 3 Miles House Avenue Sharp Point Drive Timberline Road Drake Road Ziegler Road Walkaloosa Way Nancy Gray Avenue Prospect Road ITEM 2, ATTACHMENT 11 Packet Pg. 80 EXISTING GEOMETRY Figure 2 DELICH ASSOCIATES Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 Page 4 - Denotes Lane Striped as Functions as Nancy Gray Avenue Drake Road Site Access Miles House Avenue STOP STOP STOP STOP ITEM 2, ATTACHMENT 11 Packet Pg. 81 DELICH Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 ASSOCIATES Page 5 Nancy Gray Avenue is to the northwest of the proposed Sunshine House Early Learning Academy at Bucking Horse site. It is an east-west street classified as a two- lane collector street according to the Fort Collins Master Street Plan. Currently, Nancy Gray Avenue has a two-lane cross section. At the Nancy Gray/Miles House intersection, Nancy Gray Avenue has all movements combined into single lanes. However, the bike lane is dashed indicating right-turning vehicles can and do use the bike lane as a right-turn lane when bicycles are not present. The posted speed limit in this area of Nancy Gray Avenue is 25 mph. Existing Traffic Recent morning and afternoon peak hour traffic volumes at the Drake/Miles House, Miles House/Site Access, and Nancy Gray/Miles House intersections are shown in Figure 3. The traffic volumes at the Drake/Miles House intersection were collected in December 2018. The traffic volumes at the Nancy Gray/Miles House intersection were collected in January 2019. Raw traffic data is provided in Appendix B. The traffic at the Miles House/Site Access intersection was determined by estimating the traffic that uses Walkaloosa Way and Palomino Drive. Existing Operation Using the peak hour traffic shown in Figure 3, the Drake/Miles House and Nancy Gray/Miles House intersections were evaluated and the morning and afternoon peak hour operation is shown in Table 1. The intersections were evaluated using techniques provided in the Highway Capacity Manual, 6th Edition (2016HCM). Since, the Drake/Miles House intersection is a T-intersection; it was also analyzed with a two-step left-turn with storage for one vehicle. It was observed that some traffic did this. Calculation forms are provided in Appendix C. A description of level of service for unsignalized intersections from the Highway Capacity Manual, 6th Edition and a table showing the Fort Collins Motor Vehicle LOS Standards (Intersections) are also provided in Appendix C. At arterial/arterial and collector/collector stop sign controlled intersections, acceptable operation is considered to be at level of service E, overall and level of service F, for any approach leg. At arterial/collector, arterial/local, collector/local, and local/local stop sign controlled intersections, acceptable operation is considered to be at level of service D, overall and level of service F, for any approach leg. The Drake/Miles House and Nancy Gray/Miles House intersections meet the City of Fort Collins Motor Vehicle LOS Standard during the morning and afternoon peak hours with existing control and geometry. Pedestrian Facilities There are sidewalks along both sides of Drake Road, Nancy Gray Avenue, and Miles House Avenue, except on the north side of Drake Road between Miles House Avenue and Environmental Drive. However, there is a multi-use path just to the north that connects Miles House Avenue to Environmental Drive. ITEM 2, ATTACHMENT 11 Packet Pg. 82 RECENT PEAK HOUR TRAFFIC Figure 3 DELICH ASSOCIATES Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 Page 6 Nancy Gray Avenue Drake Road Site Access Miles House Avenue AM/PM 28/21 33/30 16/33 628/645 11/49 526/637 6/10 3/6 19/10 2/0 6/0 11/5 0/0 17/20 10/2 2/10 10/35 18/21 27/74 54/43 ITEM 2, ATTACHMENT 11 Packet Pg. 83 DELICH Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 ASSOCIATES Page 7 TABLE 1 Current Peak Hour Operation Intersection Movement Level of Service AM PM Drake/Miles House (stop sign) EB LT A A SB LT E (36.1 secs) E (49.3 secs) SB RT B B SB APPROACH D D OVERALL A A Drake/Miles House (stop sign) (two-step left-turn with a storage of 1 vehicle) EB LT A A SB LT C (19.2 secs) C (21.6 secs) SB RT B B SB APPROACH C C OVERALL A A Nancy Gray/Miles House (stop sign) SEB LT/T/RT A A NWB LT/T/RT A A NEB LT/T/RT A A SWB LT/T/RT A A OVERALL A A Bicycle Facilities There are bicycle lanes along Drake Road, Nancy Gray Avenue, and Miles House Avenue. Transit Facilities This area of Fort Collins is not serviced by Transfort. The nearest stop is at the Drake/Kansas intersection (approximately 0.5 miles away). ITEM 2, ATTACHMENT 11 Packet Pg. 84 DELICH Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 ASSOCIATES Page 8 III. PROPOSED DEVELOPMENT The Sunshine House Early Learning Academy at Bucking Horse is a 176 student day care, located on the east side of Miles House Avenue, north of Drake Road. Figure 4 shows a site plan of the Sunshine House Early Learning Academy at Bucking Horse. Currently the site has a parking lot on it. The short range analysis (Year 2023) includes development of the Sunshine House Early Learning Academy at Bucking Horse and an appropriate increase in background traffic due to normal growth and other potential developments in the area, including the future street connection across the railroad tracks. Access to the site will be via an existing full movement access to/from Miles House Avenue. Trip Generation Trip generation is important in considering the impact of a development such as this upon the existing and proposed street system. Day Care Center (Code 565) contain in Trip Generation, 10th Edition, ITE was used to estimate the trips that would be generated by the proposed/expected use at a site. A trip is defined as a one-way vehicle movement from origin to destination. Table 2 shows the expected trip generation on a daily and peak hour basis. Internal trip capture of 25% was used for the Sunshine House Early Learning Academy at Bucking Horse. The external assigned trip generation of the Sunshine House Early Learning Academy at Bucking Horse development resulted in 540 daily trip ends; 103 morning peak hour trip ends; and 105 afternoon peak hour trip ends. TABLE 2 Trip Generation Code Use Size AWDTE AM Peak Hour PM Peak Hour Rate Trips Rate In Rate Out Rate In Rate Out 565 Day Care Center 176 Students 4.09 720 0.41 72 0.37 65 0.37 65 0.42 74 Internal Trip Capture within Bucking Horse (25%) 180 18 16 16 18 External Trips 540 54 49 49 56 Trip Distribution The assigned trip distribution for the Sunshine House Early Learning Academy at Bucking Horse was based on existing/future travel patterns, land uses in the area, consideration of trip attractions/productions in the area, and engineering judgment. Figure 5 shows the external trip distribution for the short range (2023) analysis future. The trip distribution was agreed to by City of Fort Collins staff in the scoping discussions. ITEM 2, ATTACHMENT 11 Packet Pg. 85 SITE PLAN Figure 4 DELICH ASSOCIATES Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 Page 9 ITEM 2, ATTACHMENT 11 Packet Pg. 86 BURLINGTON NORTHERN RAILROAD SCALE: 1"=500' TRIP DISTRIBUTION Figure 5 DELICH ASSOCIATES Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 Page 10 Miles House Avenue Sharp Point Drive Timberline Road Drake Road Ziegler Road Walkaloosa Way Nancy Gray Avenue Prospect Road 15% 20% 10% 10% 20% 5% 20% ITEM 2, ATTACHMENT 11 Packet Pg. 87 DELICH Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 ASSOCIATES Page 11 Background Traffic Projections Figure 6 shows the short range (2023) background morning and afternoon peak hour traffic at the Drake/Miles House, Miles House/Site Access, and Nancy Gray/Miles House intersections. Background traffic volume forecasts for the short range (2023) future were obtained by reviewing traffic studies for other developments in this area and reviewing historic counts in the area. Traffic volumes on Drake Road were increased at a rate of 2.0 percent per year. The volumes on Nancy Gray Avenue and Miles House Avenue were increased based on the estimated traffic from the connection of Nancy Gray Avenue to Sharp Point Drive. This connection across the railroad tracks is expected in the next 1-2 years. The traffic from the unleased portion of the Bucking Horse Apartments was also added to the background traffic. Trip Assignment Trip assignment is how the generated and distributed trips are expected to be loaded on the street system. The external and internal assigned trips are the resultant of the trip distribution process. The site generated trip assignment for the Sunshine House Early Learning Academy at Bucking Horse development is shown in Figure 7. The site generated traffic was combined with the background traffic to determine the total forecasted traffic for the study area. Figure 8 shows the short range (2023) total (site plus background) peak hour traffic at the Drake/Miles House, Miles House/Site Access, and Nancy Gray/Miles House intersections. Signal Warrants As a matter of policy, traffic signals are not installed at any location unless warrants are met according to the Manual on Uniform Traffic Control Devices. For the roads in the vicinity of Sunshine House Early Learning Academy at Bucking Horse development, four hour and/or eight hour signal warrants are applicable. These warrants require much data and are applied when the traffic is actually on the area road system. It is acknowledged that peak hour signal warrants should not be applied, but since the peak hour forecasts are readily available in a traffic impact study, it is reasonable to use them to get an idea whether other signal warrants may be met. If peak hour signal warrants will not be met at a given intersection, it is reasonable to conclude that it is not likely that other signal warrants would be met. If peak hour signal warrants are met, it merely indicates that further evaluation should occur in the future as the development occurs. However, a judgment can be made that some intersections will likely meet other signal warrants. Using the short range (2023) total peak hour traffic (Figure 8), the peak hour signal warrant will likely be met in both peak hours at the Drake/Miles House intersection. The peak hour signal warrant analyses are provided in Appendix D. However, it is unlikely that other signal warrants will be met. The City of Fort Collins should monitor the Drake/Miles ITEM 2, ATTACHMENT 11 Packet Pg. 88 SHORT RANGE (2023) BACKGROUND PEAK HOUR TRAFFIC Figure 6 DELICH ASSOCIATES Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 Page 12 Nancy Gray Avenue Drake Road Site Access Miles House Avenue AM/PM 54/53 57/60 44/56 693/712 34/75 581/703 9/21 94/84 19/10 13/18 84/97 53/66 18/12 35/31 21/9 58/52 15/52 18/21 78/123 104/105 ITEM 2, ATTACHMENT 11 Packet Pg. 89 SITE GENERATED PEAK HOUR TRAFFIC Figure 7 DELICH ASSOCIATES Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 Page 13 AM/PM Internal Trips Nancy Gray Avenue Drake Road Site Access Miles House Avenue AM/PM 29/34 7/8 8/7 32/29 11/11 3/2 0/0 2/3 0/0 11/11 13/14 36/42 40/36 14/13 15/17 1/1 17/15 40/36 1/1 6/6 8/10 8/10 6/6 ITEM 2, ATTACHMENT 11 Packet Pg. 90 SHORT RANGE (2023) TOTAL PEAK HOUR TRAFFIC Figure 8 DELICH ASSOCIATES Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 Page 14 28/31 37/43 41/37 78/123 31/28 104/105 AM/PM Nancy Gray Avenue Drake Road Site Access Miles House Avenue AM/PM 83/87 64/68 52/63 693/712 66/104 581/703 9/21 94/84 38/31 13/18 84/97 56/68 18/12 41/37 21/9 60/55 21/58 37/42 ITEM 2, ATTACHMENT 11 Packet Pg. 91 DELICH Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 ASSOCIATES Page 15 House intersection after the Nancy Gray Avenue to Sharp Point Drive connection is made to determine if a signal is needed in the future. The peak hour signal warrant will not be met at the Nancy Gray/Miles House intersection. Geometry The required short range (2023) geometry is shown in Figure 9. This is the existing geometry at the Drake/Miles House, Miles House/Site Access, and Nancy Gray/ Miles House intersections, except for the westbound right-turn lane at the Drake/Miles House intersection. At the Drake/Miles House intersection, a westbound right-turn lane is required based on Figure 8-4 in LCUASS. This is required based on the short range (2023) background peak hour traffic. The Sunshine House Early Learning Academy at Bucking Horse comprises 13.0% of the short range (2023) total right-turning peak hour traffic. According to Figure 8-1 in LCUASS, left-turn lanes are required on all arterial streets. However, Drake Road has a two-way continuous left-turn lane, which functions the same as a left-turn lane. The City of Fort Collins should determine if the westbound right-turn lane is required/desired after the Nancy Gray Avenue to Sharp Point Drive connection is made based upon the monitored future traffic. Operation Analysis Operation analyses were performed at the Drake/Miles House, Miles House/Site Access, and Nancy Gray/Miles House intersections. The operations analyses were conducted for the short range future, reflecting the year 2023 condition. Using the traffic volumes shown in Figure 6, the Drake/Miles House and Nancy Gray/Miles House intersections operate in the short range (2023) background future as indicated in Table 3. Calculation forms for these analyses are provided in Appendix E. The Drake/Miles House and Nancy Gray/Miles House intersections will meet the City of Fort Collins Motor Vehicle LOS Standard during the morning and afternoon peak hours. However, it is acknowledged that the calculated delay to the minor street (Miles House Avenue) left turns at the Drake/Miles House intersection is significant resulting in level of service F. Often, at stop sign controlled T-intersections, minor street left-turning traffic will execute this movement in a two-step manner by utilizing the two-way continuous left-turn lane as a refuge. The level of service and calculated delay for this circumstance is also shown in Table 3. Using the traffic volumes shown in Figure 8, the Drake/Miles House, Miles House/Site Access, and Nancy Gray/Miles House intersections operate in the short range (2023) total future as indicated in Table 4. Calculation forms for these analyses are provided in Appendix F. The Drake/Miles House, Miles House/Site Access, and Nancy Gray/Miles House intersections will meet the City of Fort Collins Motor Vehicle LOS Standards during the morning and afternoon peak hours. However, it is acknowledged that the calculated delay to the minor street (Miles House Avenue) left turns at the Drake/ ITEM 2, ATTACHMENT 11 Packet Pg. 92 SHORT RANGE (2023) GEOMETRY Figure 9 DELICH ASSOCIATES Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 Page 16 - Denotes Lane Striped as Functions as Nancy Gray Avenue Drake Road Site Access Miles House Avenue STOP STOP STOP STOP ITEM 2, ATTACHMENT 11 Packet Pg. 93 DELICH Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 ASSOCIATES Page 17 TABLE 3 Short Range (2023) Background Peak Hour Operation Intersection Movement Level of Service AM PM Drake/Miles House (stop sign) EB LT A B SB LT F (79.1 secs) F (153.9 secs) SB RT C C SB APPROACH E (48.8 secs) F (89.5 secs) OVERALL A A Drake/Miles House (stop sign) (two-step left-turn with a storage of 1 vehicle) EB LT A B SB LT D (25.1 secs) D (30.4 secs) SB RT C C SB APPROACH C (21.1 secs) C (23.9 secs) OVERALL A A Nancy Gray/Miles House (stop sign) SEB LT/T/RT B B NWB LT/T/RT B B NEB LT/T/RT A A SWB LT/T/RT A A OVERALL A A ITEM 2, ATTACHMENT 11 Packet Pg. 94 DELICH Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 ASSOCIATES Page 18 TABLE 4 Short Range (2023) Total Peak Hour Operation Intersection Movement Level of Service AM PM Drake/Miles House (stop sign) EB LT B B SB LT F (127.1 secs) F (244.4 secs) SB RT C C SB APPROACH F (65.8 secs) F (117.5 secs) OVERALL A B Drake/Miles House (stop sign) (two-step left-turn with a storage of 1 vehicle) EB LT B B SB LT D (28.8 secs) E (35.4 secs) SB RT C C SB APPROACH C (23.0 secs) C (25.8 secs) OVERALL A A Miles House/Site Access (stop sign) WB LT/RT B B SB LT/RT A A OVERALL A A Nancy Gray/Miles House (stop sign) SEB LT/T/RT B B NWB LT/T/RT B B NEB LT/T/RT A A SWB LT/T/RT A A OVERALL A A ITEM 2, ATTACHMENT 11 Packet Pg. 95 DELICH Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 ASSOCIATES Page 19 Miles House intersection is significant resulting in level of service F. Often, at stop sign controlled T-intersections, minor street left-turning traffic will execute this movement in a two-step manner by utilizing the two-way continuous left-turn lane as a refuge. The level of service and calculated delay for this circumstance is also shown in Table 4. Pedestrian Level of Service Appendix F shows a map of the area that is within 1320 feet of the Sunshine House Early Learning Academy at Bucking Horse site. The Sunshine House Early Learning Academy at Bucking Horse site is located within an area termed as “transit corridor,” which sets the level of service threshold at LOS C for all measured categories, except for Directness and Security at LOS B. There are two pedestrian destinations within 1320 feet of the proposed Sunshine House Early Learning Academy at Bucking Horse development. These are: 1) the residential neighborhood to the west/northwest of the site (Bucking Horse); and 2) the residential neighborhood to the south of the site (Rigden Farm). The Pedestrian LOS Worksheet is provided in Appendix G. This development will build a sidewalk connection to the future park to the north. Bicycle Level of Service Based upon Fort Collins bicycle LOS criteria, there are no destination areas within 1320 feet of the Sunshine House Early Learning Academy at Bucking Horse. The Bicycle LOS Worksheet is provided in Appendix G. The minimum level of service for this site is C. There are bike lanes on Drake Road and Miles House Avenue. Therefore, it is concluded that acceptable bicycle level of service can be achieved. Transit Level of Service This area of Fort Collins is not service by Transfort. The nearest stop is at the Drake/Kansas intersection (approximately 0.5 miles away). If Transfort sees demand, they will extend Transfort stops east of the Drake/Kansas intersection. ITEM 2, ATTACHMENT 11 Packet Pg. 96 DELICH Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 ASSOCIATES Page 20 IV. CONCLUSIONS This study assessed the impacts of the Sunshine House Early Learning Academy at Bucking Horse development on the street system in the vicinity of the proposed development in the short range (2023) future. The Sunshine House Early Learning Academy at Bucking Horse site is a proposed as a 176 student day care, located on the east side of Miles House Avenue, north of Drake Road in Fort Collins, Colorado. As a result of this analysis, the following is concluded:  The development of the Sunshine House Early Learning Academy at Bucking Horse site is feasible from a traffic engineering standpoint. The external assigned trip generation of the Sunshine House Early Learning Academy at Bucking Horse development resulted in 540 daily trip ends; 103 morning peak hour trip ends; and 105 afternoon peak hour trip ends.  Currently, the Drake/Miles House and Nancy Gray/Miles House intersections meet the City of Fort Collins Motor Vehicle LOS Standard during the morning and afternoon peak hours.  The peak hour signal warrant at the Drake/Miles House intersection will likely be met in both peak hours. However, it is unlikely that other signal warrants will be met. The City of Fort Collins should monitor the Drake/Miles House intersection after the Nancy Gray Avenue to Sharp Point Drive connection is made to determine if a signal is needed in the future. The peak hour signal warrant at the Nancy Gray/Miles House intersection will not be met in the peak hours.  The required short range (2023) geometry is shown in Figure 9. This is the existing geometry at the Drake/Miles House, Miles House/Site Access, and Nancy Gray/Miles House intersections, except for the westbound right-turn lane at the Drake/Miles House intersection. At the Drake/Miles House intersection, a westbound right-turn lane is required based on Figure 8-4 in LCUASS. This is required based on the short range (2023) background peak hour traffic. The Sunshine House Early Learning Academy at Bucking Horse comprises 13.0% of the short range (2023) total right-turning peak hour traffic. The City of Fort Collins should determine if the westbound right-turn lane is required/desired after the Nancy Gray Avenue to Sharp Point Drive connection is made based upon the monitored future traffic.  In the short range (2023) future, given development of the Sunshine House Early Learning Academy at Bucking Horse and an increase in background traffic, the Drake/Miles House, Miles House/Site Access, and Nancy Gray/Miles House intersections will meet the City of Fort Collins Motor Vehicle LOS Standards during the morning and afternoon peak hours. However, it is acknowledged that the calculated delay to the minor street (Miles House Avenue) left turns at the Drake/Miles House intersection is significant resulting in level of service F. Often, at stop sign controlled T-intersections, minor street left-turning traffic will execute this movement in a two-step manner by utilizing the two-way continuous left-turn lane as a refuge. ITEM 2, ATTACHMENT 11 Packet Pg. 97 DELICH Sunshine House Early Learning Academy at Bucking Horse TIS, January 2019 ASSOCIATES Page 21  Acceptable level of service is achieved for pedestrian, bicycle, and transit modes based upon the measures in the multi-model transportation guidelines. ITEM 2, ATTACHMENT 11 Packet Pg. 98 SCHOOL AGE 113 731 SF PRE-K 117 45 SF RR 157 45 SF RR 159 45 SF RR 158 45 SF RR 156 730 SF PRE-K 122 608 SF PRESCHOOL 126 63 SF RR 130 51 SF RR 129 51 SF RR 606 SF 128 EXPLORER 131 606 SF EXPLORER 133 49 SF RR 135 48 SF RR 136 511 SF TODDLER 139 49 SF RR 141 49 SF RR 142 512 SF TODDLER 143 513 SF INFANT 145 513 SF INFANT 149 605 SF RECEPT/WAITING 101 46 SF RESTROOM 107 46 SF RESTROOM 108 51 SF MOM 109 250 SF KITCHEN 110 103 SF LNDRY/MECH 106 54 SF PANTRY 111 159 SF BREAK/CONF. 104 151 SF OFFICE 105 45 SF RR 115 44 SF RR 116 1080 SF CORRIDOR 112 110 SF VESTIBULE 100 MILES HOUSE AVENUE 20'-0" 24'-0" EAE 24'-0" 20'-0" EAE 20'-0" 20'-0" 161'-103 4" PA PA PA PA PA PA FUTURE NEIGHBORHOOD PARK (6 AC) (* NEW SPACE) * * * * * PA PA PA PA PA PA PA PA PA TURF LAWN RESILIENT PAVEMENT LOOP TRACK FOR TRICYCLES 6' FENCE PLAY PIECE 4 PLAY PIECE 1 PLAY PIECE 2 LOOP TRACK FOR TRICYCLES TYP. 5' GATE ARTIFICIAL TURF RESILIENT PAVEMENT (14'X14') SHELTER PLAY PIECE 5 PLAY PIECE 3 (20'X20') SHELTER 5' GATE, TYP. SAND PLAY PIT ARTIFICIAL TURF PLAY PIECE 6 BASKETBALL HOOP GATE SERVICE 4'X4' GARDEN BOX PATH CRUSHED LIMESTONE 3' HEAVILY PLANTED BERM ENCLOSURE DUMPSTER PA PA PA PA EXISTING DETENTION POND ENTRY SIGN EXISTING SIDEWALK 11 9 9 2 3 10 10'-0" typ. EXISTING TREE LAWN AND TREES EXISTING TREE LAWN AND TREES BENCH AND TRASH CAN, BY OWNER STROLLER PARKING AREA (5 SPACES FIXED) BIKE RACK, TYP. 24'-0" EAE 3' HEAVILY PLANTED BERM GATE SHALL PROVIDE KNOX PADLOCK FOR PFA GATE SHALL PROVIDE KNOX PADLOCK FOR PFA 20'-0" 9'-0" TYP. NEW SPACES 47'-111 4" PAINT PANEL TODDLER PLAY AREA 2-5 YEAR PLAY AREA 5-12 YEAR PLAY AREA 1,000 FT BUFFER FOR EXISTING WATER TREATMENT PLANT 78'-1 1 2 " 13'-0" 6'-0" 10'-0" 5'-0" 5'-0" R9'-0" R14'-0" 8'-4" R13'-0" 5'-0" 4'-0" R10'-4 1 4 " 4'-0" PLAY EQUIPMENT FALL ZONE, TYP. 4' MAN DOOR EXISTING PARKING LOT (* NEW SPACES) (20'X20') SHELTER 43'-6" 9'-0" 10'-0" 10'-0" 37'-6" 20'-21 4" 1'-0" 9'-0" UTILITY EASEMENT PA PA 500 YEAR FLOODPLAIN LIMITS WITH CURRENT AND PROPOSED TOGOGRAPHY * CURRENT FEMA MAPPED 500 YEAR FLOODPLAIN LIMITS * TRANSFORMER 17'-0" R13'-0" R12'-0" 4'-0" PA R27'-6" R22'-0" 5'-6" 39'-1 1 2 " SITE LEGEND: STANDARD GRAY CONCRETE- 4" THICKNESS RESILIENT PLAYGROUND SURFACE ARTIFICIAL TURF SAND PLAY AREA CRUSHED LIMESTONE PAVEMENT R.O.W. LOT LINE EASEMENT 6' HEIGHT FENCE LANDSCAPE EDGER CURRENT FEMA 500 YEAR FLOODPLAIN * 500 YEAR FLOODPLAIN WITH CURRENT/PROPOSED TOPO * PA PLANTING AREA 1,000' BUFFER FOR EXISTING WATER TREATMENT FACILITY PARKING LOT LIGHT EXISTING TREE TABLE (BY OWNER) SITE NOTES: 1. REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION FOR STORM DRAINAGE STRUCTURES, UTILITY MAINS AND SERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS. 2. REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS OF ALL EASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEY INFORMATION. 3. THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTS TO THE PLANS MUST BE REVIEWED AND APPROVED BY THE CITY PRIOR TO THE IMPLEMENTATION OF ANY CHANGES TO THE PLANS. 4. ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROM VIEW FROM ADJACENT PROPERTY AND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETS DO NOT ACCOMPLISH SUFFICIENT SCREENING, THEN FREE-STANDING SCREEN WALLS MATCHING THE PREDOMINANT COLOR OF THE BUILDING SHALL BE CONSTRUCTED. OTHER MINOR EQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBING VENTS SHALL BE SCREENED OR PAINTED TO MATCH SURROUNDING BUILDING SURFACES. 5. ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE UNLESS A PHASING PLAN IS SHOWN WITH THESE PLANS. 6. MODIFICATIONS & VARIANCE REQUESTED: SECTION 3.2.1.E.4(A-B): PARKING LOT PERIMETER LANDSCAPING (1 TREE/25 LF, SCREENING 30” HT FOR 70% OF LENGTH). PROPOSED: THE APPROVED PLANS DATED 12/14/2012 FOR BUCKING HORSE FILING TWO (REFER TO SHEET LS402) NOTE THAT THE PARKING LOT WILL BE SHARED WITH THE FUTURE NEIGHBORHOOD PARK (PARK USERS CAN PARK IN THIS LOT AND ACCESS THE PARK, NO ADDITIONAL ADD-ONS TO THE PARKING WOULD BE ENCROACHING ON THE 6-ACRE PARK.) THE PARKING LOT HAS BEEN CONSTRUCTED PER THOSE APPROVED PLANS. THE PARKING LOT WILL WORK WELL WITH THE TIMES OF PEAK USE IN BOTH THE PARK AND CHILD CARE CENTER. PEAK OPERATIONAL HOURS FOR THE CHILD CARE ARE TYPICALLY M-F 8-6 AND PEAK TIMES FOR THE PARK WOULD BE EVENINGS AND WEEKENDS. SECTION 3.2.2(E)J: PARKING LOT SETBACK OF 5’ ALONG SIDE LOT LINE. PROPOSED: THE PARKING LOT HAS BEEN CONSTRUCTED PER THE APPROVED BUCKING HORSE FILING TWO PLANS DATED 12/14/2012 WITH THE INTENT THAT THIS PARKING LOT SHALL BE SHARED WITH THE FUTURE CITY PARK. 7. ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE REQUIREMENTS IN SECTION 3.2.4 OF THE LAND USE CODE AND SHALL USE A CONCEALED, FULLY SHIELDED LIGHT SOURCE WITH SHARP CUT-OFF CAPABILITY SO AS TO MINIMIZE UP-LIGHT, SPILL LIGHT, GLARE AND UNNECESSARY DIFFUSION. 8. SIGNAGE AND ADDRESSING ARE NOT PERMITTED WITH THIS PLANNING DOCUMENT AND MUST BE APPROVED BY SEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN CODE UNLESS A SPECIFIC VARIANCE IS GRANTED BY THE CITY. 9. FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUST PROVIDE AN APPROVED FIRE EXTINGUISHING SYSTEM. 10. ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED. 11. ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY AND ADA STANDARDS. ACCESSIBLE RAMPS MUST BE PROVIDED AT ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSIBLE PARKING SPACES. ACCESSIBLE PARKING SPACES MUST SLOPE NO MORE THAN 1:48 IN ANY DIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPE NO MORE THAN 1:20 IN DIRECTION OF TRAVEL AND WITH NO MORE THAN 1:48 CROSS SLOPE. 12. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND TRAFFIC CIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY THE PROPERTY OWNER OF THE COMMON AREA. THE PROPERTY OWNER IS RESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACE AREAS. 13. DESIGN AND INSTALLATION OF ALL PARKWAY/TREE LAWN AND MEDIAN AREAS IN THE RIGHT-OF-WAY SHALL BE IN ACCORDANCE WITH CITY STANDARDS. UNLESS OTHERWISE AGREED TO BY THE CITY WITH THE FINAL PLANS, ALL ONGOING MAINTENANCE OF SUCH AREAS IS THE RESPONSIBILITY OF THE OWNER/DEVELOPER. 14. THE PROPERTY OWNER IS RESPONSIBLE FOR SNOW REMOVAL ON ALL STREET SIDEWALKS ADJACENT TO LOT. 15. PRIVATE CONDITIONS, COVENANTS, AND RESTRICTIONS (CC&R'S), OR ANY OTHER PRIVATE RESTRICTIVE COVENANT IMPOSED ON LANDOWNERS WITHIN THE DEVELOPMENT, MAY NOT BE CREATED OR ENFORCED HAVING THE EFFECT OF PROHIBITING OR LIMITING THE INSTALLATION OF XERISCAPE LANDSCAPING, SOLAR/PHOTO-VOLTAIC COLLECTORS (IF MOUNTED FLUSH UPON ANY ESTABLISHED ROOF LINE), CLOTHES LINES (IF LOCATED IN BACK YARDS), ODOR-CONTROLLED COMPOST BINS, OR WHICH HAVE THE EFFECT OF REQUIRING THAT A PORTION OF ANY INDIVIDUAL LOT BE PLANTED IN TURF GRASS. 16. ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY. 17. FIRE LANE MARKING: A FIRE LANE MARKING PLAN MUST BE REVIEWED AND APPROVED BY THE FIRE OFFICIAL PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. WHERE REQUIRED BY THE FIRE CODE OFFICIAL, APPROVED SIGNS OR OTHER APPROVED NOTICES THAT INCLUDE THE WORDS NO PARKING FIRE LANE SHALL BE PROVIDED FOR FIRE APPARATUS ACCESS ROADS TO IDENTIFY SUCH ROADS OR PROHIBIT THE OBSTRUCTION THEREOF. THE MEANS BY WHICH FIRE LANES ARE DESIGNATED SHALL BE MAINTAINED IN A CLEAN AND LEGIBLE CONDITION AT ALL TIMES AD BE REPLACED OR REPAIRED WHEN NECESSARY TO PROVIDE ADEQUATE VISIBILITY. 18. PREMISE IDENTIFICATION: AN ADDRESSING PLAN IS REQUIRED TO BE REVIEWED AND APPROVED BY THE CITY AND POUDRE FIRE AUTHORITY PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. UNLESS THE PRIVATE DRIVE IS NAMED, MONUMENT SIGNAGE MAY BE REQUIRED TO ALLOW WAY FINDING. ALL BUILDINGS SHALL HAVE ADDRESS NUMBERS, BUILDING NUMBERS OR APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE, VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY, AND POSTED WITH A MINIMUM OF SIX INCH NUMERALS ON A CONTRASTING BACKGROUND. WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THE BUILDING CANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLE OR OTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE. * FLOODPLAIN VARIANCE CONDITIONS: JANUARY 17TH, 2019: CITY OF FORT COLLINS WATER BOARD PASSED FLOODPLAIN VARIANCE FOR FACILITY WITHIN CURRENT FEMA 500 YEAR FLOODPLAIN. FLOODPLAIN VARIANCE CONDITIONS: 1. The lowest floor and all HVAC, electrical, and mechanical shall be elevated to 4893.0 feet (NAVD 88) or higher. A FEMA elevation certificate shall be submitted and approved prior to issuance of the Certificate of Occupancy. 2. An Emergency Response and Preparedness Plan that conforms with the minimums outlined in the applicant's variance application and such plan will be finalized and approved by staff from Office of Emergency Management and Floodplain Administration prior to obtaining a Certificate of Occupancy. Final Review submittal to OEM a minimum of 60 days prior to anticipated CO. 3. An annual update of the Emergency Response and Preparedness Plan will be required in perpetuity that the building is operated as a daycare and remains mapped in the Shaded Zone X on the FEMA Flood Insurance Map. The Plan Update must be submitted to the City of Fort Collins Stormwater Department during the first quarter of each calendar year. 4. A deed restriction is placed on the property to indicate the variance approval and conditions including the requirements related to notification and evacuation in the Emergency Response and Preparedness Plan and the requirement for annual recertification. If in the future, the property is mapped out of the Shaded Zone X area on the FEMA Flood Insurance Rate Map, the deed restriction may be removed. Completed prior to CO. 5. Written notification shall be given to parents of all children enrolled in the day care facility notifying them of the floodplain variance approval and of the notification and evacuation procedures. Completed prior to CO. 6. The property owner will include the requirements of the Emergency Response and Preparedness Plan and all other conditions of the variance into the lease agreement with Sunshine House and any future daycare providers. Completed prior to CO. 7. The maximum number of children will be 176. The capacity of the facility will not be further expanded in the future without seeking an additional variance request. 8. The building shall not be converted to a different type of critical facility in the future (Ex. Daycare converted to group home or nursing home, etc.). Conditions 2-8 are revoked , if in the future, the property is mapped out of the Shaded Zone X area on the FEMA Flood Insurance Rate Map. 20' 0 10' 20' 40' N O R T H Sheet Sheet Name Checked By: Drawn By: Date: PM SL 02.25.2019 Sunshine House Early Learning Academy LS101 SITE PLAN ITEM 2, ATTACHMENT 6 Packet Pg. 44 Filing Two Tract C Sheet Sheet Name Checked By: Drawn By: Date: REV. COMMENT DATE Ϭ ϭͬϮ Η ϭΗ ϮΗ WZ/Ed &/>ED͗ ΞĂůŵϮƐϮϬϭϵ A MAJOR AMENDMENT TO BUCKING HORSE FILING TWO TRACT C ϭͬϮϮͬϮϬϭϵϯ͗ϭϴ͗ϬϯWD ϬϬϬϬͲWƌŽũĞĐƚͲ^͘ƌǀƚ h/>/E'>sd/KE^ <: ϬϭͬϮϰͬϮϬϭϵ ϰ͘ϬϮ Z>z>ZE/E'Dz 6816+,1(+286( ϰ͘ϬϮ ^>͗ ϭͬϴΗсϭΖͲϬΗ ϭ t^d>sd/KE͘ ϰ͘ϬϮ ^>͗ ϭͬϴΗсϭΖͲϬΗ Ϯ EKZd,>sd/KE͘ ϰ͘ϬϮ ^>͗ ϯ EtyKE >>yWK^>dZ/>͕W>hD/E'ED,E/> Yh/WDEdEDdZ^dK^ZEKZKd,Zt/^ W/EddKDd,:Edh/>/E'DdZ/> ITEM 2, ATTACHMENT 5 Packet Pg. 42 Drawn By: Date: REV. COMMENT DATE Ϭ ϭͬϮ Η ϭΗ ϮΗ WZ/Ed &/>ED͗ ΞĂůŵϮƐϮϬϭϵ A MAJOR AMENDMENT TO BUCKING HORSE FILING TWO TRACT C ϭͬϮϮͬϮϬϭϵϯ͗ϭϳ͗ϰϵWD ϬϬϬϬͲWƌŽũĞĐƚͲ^͘ƌǀƚ h/>/E'>sd/KE^ <: ϬϭͬϮϰͬϮϬϭϵ ϰ͘Ϭϭ Z>z>ZE/E'Dz 6816+,1(+286( ϰ͘Ϭϭ ^>͗ ϭͬϴΗсϭΖͲϬΗ ϭ ^Khd,>sd/KE͘ ϰ͘Ϭϭ ^>͗ ϭͬϴΗсϭΖͲϬΗ Ϯ ^d>sd/KE͘ ϰ͘Ϭϭ ^>͗ ϰ ^yKE >>yWK^>dZ/>͕W>hD/E'ED,E/> Yh/WDEdEDdZ^dK^ZEKZKd,Zt/^ W/EddKDd,:Edh/>/E'DdZ/> ITEM 2, ATTACHMENT 5 Packet Pg. 41 SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS CO CO S S S S H Y D IRR WSV WSV SSV SSV SSV S SSV SSV SSV E E E E E E 29 SF RISER 150 909 SF SCHOOL AGE 113 731 SF PRE-K 117 45 SF RR 157 45 SF RR 159 45 SF RR 158 45 SF RR 156 730 SF PRE-K 122 608 SF PRESCHOOL 126 63 SF RR 130 51 SF RR 129 51 SF RR 606 SF 128 EXPLORER 131 606 SF EXPLORER 133 49 SF RR 135 48 SF RR 136 511 SF TODDLER 139 49 SF RR 141 49 SF RR 142 512 SF TODDLER 143 513 SF INFANT 145 513 SF INFANT 149 605 SF RECEPT/WAITING 101 46 SF RESTROOM 107 46 SF RESTROOM 108 51 SF MOM 109 250 SF KITCHEN 110 103 SF LNDRY/MECH 106 54 SF PANTRY 111 159 SF BREAK/CONF. 104 151 SF OFFICE 105 45 SF RR 115 44 SF RR 116 1080 SF CORRIDOR 112 110 SF VESTIBULE 100 MILES HOUSE AVENUE FUTURE NEIGHBORHOOD PARK (6 AC) EXISTING DETENTION POND EXISTING SIDEWALK EXISTING TREE LAWN AND TREES EXISTING TREE LAWN AND TREES 24'-0" EAE TODDLER PLAY AREA 2-5 YEAR PLAY AREA 5-12 YEAR PLAY AREA 1,000 FT BUFFER FROM CURRENT WATER TREATMENT PLANT EXISTING PARKING LOT 9'-0" UTILITY EASEMENT 500 YEAR FLOODPLAIN LIMITS WITH CURRENT AND PROPOSED TOGOGRAPHY * PLAIN LIMITS * 15'-0" 36'-0" 13'-11" 10' MIN. 3' HIGH BERM 3' HIGH BERM 5'-0" 7'-7" 8'-7" 20' 0 10' 20' 40' N O R T H Sheet Sheet Name Checked By: Drawn By: Date: PM SL 01.24.2019 Major Amendment Sunshine House Early Learning Academy Bucking Horse Filing Two Tract C LP101 LANDSCAPE PLAN 11.67 ITEM 2, ATTACHMENT 5 Packet Pg. 39 AND CONSTRUCTION OBSERVATION AND INSPECTION BY PARKS SHALL BE INCORPORATED INTO THE CONSTRUCTION PROCESS. 3. TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION ACTIVITY SHALL BE CONSERVED FOR LATER USE ON AREAS REQUIRING REVEGETATION AND LANDSCAPING. 4. SOIL AMENDMENTS: SOIL AMENDMENTS SHALL BE PROVIDED AND DOCUMENTED IN ACCORDANCE WITH CITY CODE SECTION 12-132. THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYS AND MEDIANS, SHALL BE THOROUGHLY LOOSENED TO A DEPTH OF NOT LESS THAN EIGHT(8) INCHES AND SOIL AMENDMENT SHALL BE THOROUGHLY INCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS TO A DEPTH OF AT LEAST SIX(6) INCHES BY TILLING, DISCING OR OTHER SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONE THOUSAND (1,000) SQUARE FEET OF LANDSCAPE AREA. PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY, A WRITTEN CERTIFICATION MUST BE SUBMITTED TO THE CITY THAT ALL PLANTED AREAS, OR AREAS TO BE PLANTED, HAVE BEEN THOROUGHLY LOOSENED AND THE SOIL AMENDED, CONSISTENT WITH THE REQUIREMENTS SET FORTH IN SECTION 12-132. 5. INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE INSTALLED ACCORDING TO SOUND HORTICULTURAL PRACTICES IN A MANNER DESIGNED TO ENCOURAGE QUICK ESTABLISHMENT AND HEALTHY GROWTH. ALL LANDSCAPING FOR EACH PHASE MUST BE EITHER INSTALLED OR THE INSTALLATION MUST BE SECURED WITH AN IRREVOCABLE LETTER OF CREDIT, PERFORMANCE BOND, OR ESCROW ACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS AND LABOR PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANY BUILDING IN SUCH PHASE. 6. MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS AND OTHER LANDSCAPE ELEMENTS WITH THESE FINAL PLANS SHALL BE CONSIDERED AS ELEMENTS OF THE PROJECT IN THE SAME MANNER AS PARKING, BUILDING MATERIALS AND OTHER SITE DETAILS. THE APPLICANT, LANDOWNER OR SUCCESSORS IN INTEREST SHALL BE JOINTLY AND SEVERALLY RESPONSIBLE FOR THE REGULAR MAINTENANCE OF ALL LANDSCAPING ELEMENTS IN GOOD CONDITION. ALL LANDSCAPING SHALL BE MAINTAINED FREE FROM DISEASE, PESTS, WEEDS AND LITTER, AND ALL LANDSCAPE STRUCTURES SUCH AS FENCES AND WALLS SHALL BE REPAIRED AND REPLACED PERIODICALLY TO MAINTAIN A STRUCTURALLY SOUND CONDITION. 7. REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE PROMPTLY REPLACED IN ACCORDANCE WITH THE REQUIREMENTS OF THESE PLANS. 8. THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND UTILITIES: 40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS 15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS 10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER MAIN LINES 6 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER SERVICE LINES. 4 FEET BETWEEN SHRUBS AND PUBLIC WATER AND SANITARY AND STORM SEWER LINES 4 FEET BETWEEN TREES AND GAS LINES 9. ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF DRIVEWAYS AND ALLEYS PER LUC 3.2.1(D)(2)(a). 10. PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE CRITERIA AS SPECIFIED BY THE CITY OF FORT COLLINS. NO STRUCTURES OR LANDSCAPE ELEMENTS GREATER THAN 24" SHALL BE ALLOWED WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENTS WITH THE EXCEPTION OF DECIDUOUS TREES PROVIDED THAT THE LOWEST BRANCH IS AT LEAST 6' FROM GRADE. ANY FENCES WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENT MUST BE NOT MORE THAN 42" IN HEIGHT AND OF AN OPEN DESIGN. 11. THE FINAL LANDSCAPE PLAN SHALL BE COORDINATED WITH ALL OTHER FINAL PLAN ELEMENTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE, AND OTHER DEVELOPMENT IMPROVEMENTS DO NOT CONFLICT WITH NOR PRECLUDE INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON THIS PLAN. 12. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION -- AS REQUIRED BY SITE CONDITIONS OR PLANT AVAILABILITY. OVERALL QUANTITY, QUALITY, AND DESIGN CONCEPT MUST BE CONSISTENT WITH THE APPROVED PLANS. IN THE EVENT OF CONFLICT WITH THE QUANTITIES INCLUDED IN THE PLANT LIST, SPECIES AND QUANTITIES ILLUSTRATED SHALL BE PROVIDED. ALL CHANGES OF PLANT SPECIES AND LOCATION MUST HAVE WRITTEN APPROVAL BY THE CITY PRIOR TO INSTALLATION. 13. ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES. 14. ALL TREES ADJACENT TO EAE SHALL MAINTAIN A LIMB HEIGHT OF 14'-0" FOR EMERGENCY TRUCK CLEARANCE. DRYLAND SEED MIX NOTES: 1. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR DRYLAND SEED MIX SPECIES THROUGH AERATION AND ADDITION OF AMENDMENTS, THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE AREA. 2. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER. 3. APPROPRIATE DRYLAND SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED). 4. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN 1/2 INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE SPECIFIED APPLICATION RATE. REFER TO DRYLAND SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES. 5. TREAT DRYLAND SEED MIX AREA PRIOR TO INSTALLATION OF SEED WITH APPROPRIATE HERBICIDE TO PROACTIVELY MITIGATE HERBACEOUS WEED SPECIES GROWTH DURING ESTABLISHMENT PERIOD THEN AFTER APPROPRIATE TIME PERIOD APPLY DRYLAND SEED AS CALLED FOR ON APPROVED PLANS. 6. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW OR OTHER APPROPRIATE METHODS AND PROVIDED TEMPORARY IRRIGATION UNTIL SEED IS ESTABLISHED. 7. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. 8. THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. IF AND WHEN MOWING OCCURS IN DRYLAND GRASS SEED MIX AREAS DO NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. 9. DRYLAND SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT TOTAL COVER IS REACHED WITH NO LARGER THAN ONE FOOT SQUARE BARE SPOTS AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES. WATER BUDGET CHART* HYDROZONE AREA(S.F.) WATER NEED (GAL./S.F.) ANNUAL WATER USE (GAL.) HIGH 0 S.F. 18 GAL./SF 0 GAL. MODERATE 17,841 S.F. 10 GAL./SF 178,410 GAL. LOW 42,597 S.F. 3 GAL./SF 127,791 GAL. TOTAL WATER USE = 306,201 GAL. TOTAL LANDSCAPE AREA = 60,438 S.F. GALLONS PER S.F. = 5.06 GAL./S.F. *BREAKDOWN OF AREAS: MODERATE = TURF + HALF OF SHRUB BEDS LOW = SEED AREA + HALF OF SHRUB BED UPLAND SEED MIX (Drill rate: 13.58 lbs/ac, Broadcast: 27.16 lbs/ac) COMMON NAME SCIENTIFIC NAME PLS/AC PLAINS COREOPSIS COREOPSIS TINCTORIA 0.17 PURPLE PRAIRIE CLOVER DALEA PURPUREA 0.81 INDIAN BLANKETFLOWER GAILLARDIA ARISTATA 1.85 ROCKY MTN. PENSTEMON PENSTEMON STRICTUS 0.35 MEXICAN HAT RATIBIDA COLUMNIFERA 0.2 INDIAN RICEGRASS ACHNATHERUM HYMENOIDES 1.13 SIDEOATS GRAMA BOUTELOUA CURTIPENDULA 1.15 BUFFALOGRASS BOUTELOUA DACTYLOIDES 3.27 BLUE GRAMA BOUTELOUA GRACILIS 0.25 BOTTLEBRUSH SQUIRRELTAIL ELYMUS ELYMOIDES 0.95 PRAIRIE JUNEGRASS KOELERIA MACRANTHA 0.08 GREEN NEEDLEGRASS NASSELLA VIRIDULA 1.01 SWITCHGRASS PANICUM VIRGATUM 0.71 WESTERN WHEAT PASCOPYRUM SMITHII 1.61 SAND DROPSEED SPOOBOLUS CRYPTANDRUS 0.04 LANDSCAPE SCHEDULE QTY SYMBOL BOTANIC NAME COMMON NAME SIZE DECIDUOUS TREES 1 COC CELTIS OCCINDENTALIS HACKBERRY 2" CAL. 6 GTR GLEDITSIA TRIACANTHOS SKYLINE HONEYLOCUST 2" CAL. INERMIS 'SKYCOLE' 9 GDI GYMNOCLADUS DIOICA KENTUCKY COFFEETREE 2" CAL. 4 PSA POPULUS SARGENTII PLAINS COTTONWOOD 2" CAL. 5 QBU QUERCUS BUCKLEYI TEXAS RED OAK 2" CAL. EVERGREEN TREES 10 PIF PICEA PUNGENS 'ISELI FASTIGIATE' ISELI FASTIGIATE SPRUCE 6' HT. 8 PFV PINUS FLEXILIS VANDERWOLF'S LIMBER PINE 6' HT. 'VADERWOLF'S PYRAMID' 6 PNI PINUS NIGRA AUSTRIAN PINE 6' HT. ORNAMENTAL TREES 7 AAL AMELANCHIER ALNIFOLIA SASKATOON SERVICEBERRY 1.5" CAL. (MULTI-STEM) 4 MGA MALUS 'GALA' GALA APPLE 1.5" CAL. 3 MHO MALUS 'HONEYCRIISP' HONEYCRISP APPLE 1.5" CAL. 2 PDS PRUNUS DOMESTICA 'STANLEY' STANLEY PLUM 1.5" CAL. 7 PMO PRUNUS 'MONTMORENCY' MONTMORENCY CHERRY 1.5" CAL. TOTAL TREES = 72 MAX NUMBER OF ONE SPECIE (15%) = 11 QTY. SYMBOL BOTANIC NAME COMMON NAME SIZE DECIDUOUS SHRUBS 25 CNA CHRYSOTHAMNUS NAUSEOSUS RUBBER RABBITBRUSH 5 GAL. 38 CSI CORNUS SERICEA 'ISANTI' ISANTI DOGWOOD 5 GAL. 46 PBP PRUNUS BESSEYI 'PAWNEE PAWNEE BUTTES SAND CHERRY 5 GAL. BUTTES' 12 RTR RHUS TRILOBATA THREE-LEAF SUMAC 5 GAL. 38 RAL RIBES ALPINUM ALPINE CURRANT 5 GAL. 88 RSA RIBES SATIVUM RED CURRENT 5 GAL. 19 SPU SAMBUCUS PUBENS RED FRUITED ELDERBERRY 5 GAL. 23 VLE VIBURNUM LENTAGO NANNYBERRY 5 GAL. ORNAMENTAL GRASSES 88 CAC CALAMAGROSTIS X ACUTIFLORA FEATHER REED GRASS 1 GAL. 'KARL FOERSTER' 19 PVI PANICUM VIRGATUM SWITCHGRASS 1 GAL. 73 SHE SPOROBOLUS HETEROLEPIS PRAIRIE DROP SEED 1 GAL. 9 SWR SPOROBOLUS WRIGHTII GIANT SACATON 1 GAL. Sheet Sheet Name Checked By: Drawn By: Date: PM SL 01.24.2019 Major Amendment Sunshine House Early Learning Academy Bucking Horse Filing Two Tract C LP100 LANDSCAPE NOTES AND SCHEDULE ITEM 2, ATTACHMENT 5 Packet Pg. 38 CO CO S S W W W W W W W W W W W W W W W W W W W W W W W SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS CO CO S S S S H Y D IRR WSV WSV SSV SSV SSV S SSV SSV SSV E E E E E E 29 SF RISER 150 909 SF SCHOOL AGE 113 731 SF PRE-K 117 45 SF RR 157 45 SF RR 159 45 SF RR 158 45 SF RR 156 730 SF PRE-K 122 608 SF PRESCHOOL 126 63 SF RR 130 51 SF RR 129 51 SF RR 606 SF 128 EXPLORER 131 606 SF EXPLORER 133 49 SF RR 135 48 SF RR 136 511 SF TODDLER 139 49 SF RR 141 49 SF RR 142 512 SF TODDLER 143 513 SF INFANT 145 513 SF INFANT 149 605 SF RECEPT/WAITING 101 46 SF RESTROOM 107 46 SF RESTROOM 108 51 SF MOM 109 250 SF KITCHEN 110 103 SF LNDRY/MECH 106 54 SF PANTRY 111 159 SF BREAK/CONF. 104 151 SF OFFICE 105 45 SF RR 115 44 SF RR 116 1080 SF CORRIDOR 112 110 SF VESTIBULE 100 MILES HOUSE AVENUE FUTURE NEIGHBORHOOD PARK (6 AC) EXISTING DETENTION POND EXISTING SIDEWALK EXISTING TREE LAWN AND TREES EXISTING TREE LAWN AND TREES 24'-0" EAE TODDLER PLAY AREA 2-5 YEAR PLAY AREA 5-12 YEAR PLAY AREA 1,000 FT BUFFER FROM CURRENT WATER TREATMENT PLANT EXISTING PARKING LOT 9'-0" UTILITY EASEMENT 500 YEAR FLOODPLAIN LIMITS WITH CURRENT AND PROPOSED TOGOGRAPHY * PLAIN LIMITS * 1 2 3 4 5 6 20' 010' 20' 40' N O R T H Sheet Sheet Name Checked By: Drawn By: Date: PM SL 01.24.2019 Major Amendment Sunshine House Early Learning Academy Bucking Horse Filing Two Tract C TR101 TREE PROTECTION PLAN ITEM 2, ATTACHMENT 5 Packet Pg. 37 SCHOOL AGE 113 731 SF PRE-K 117 45 SF RR 157 45 SF RR 159 45 SF RR 158 45 SF RR 156 730 SF PRE-K 122 608 SF PRESCHOOL 126 63 SF RR 130 51 SF RR 129 51 SF RR 606 SF 128 EXPLORER 131 606 SF EXPLORER 133 49 SF RR 135 48 SF RR 136 511 SF TODDLER 139 49 SF RR 141 49 SF RR 142 512 SF TODDLER 143 513 SF INFANT 145 513 SF INFANT 149 605 SF RECEPT/WAITING 101 46 SF RESTROOM 107 46 SF RESTROOM 108 51 SF MOM 109 250 SF KITCHEN 110 103 SF LNDRY/MECH 106 54 SF PANTRY 111 159 SF BREAK/CONF. 104 151 SF OFFICE 105 45 SF RR 115 44 SF RR 116 1080 SF CORRIDOR 112 110 SF VESTIBULE 100 MILES HOUSE AVENUE 20'-0" 24'-0" 20'-0" 24'-0" 20'-0" 20'-0" 152'-2 3 4" PA PA PA PA PA PA FUTURE NEIGHBORHOOD PARK (6 AC) (* NEW SPACE) * * * * * PA PA PA PA PA PA PA PA PA TURF LAWN RESILIENT PAVEMENT LOOP TRACK FOR TRICYCLES 6' FENCE PLAY PIECE 4 PLAY PIECE 1 PLAY PIECE 2 LOOP TRACK FOR TRICYCLES TYP. 5' GATE ARTIFICIAL TURF RESILIENT PAVEMENT (14'X14') SHELTER PLAY PIECE 5 PLAY PIECE 3 (20'X20') SHELTER 5' GATE, TYP. SAND PLAY PIT ARTIFICIAL TURF PLAY PIECE 6 BASKETBALL HOOP GATE SERVICE 4'X4' GARDEN BOX PATH CRUSHED LIMESTONE 3' HEAVILY PLANTED BERM ENCLOSURE DUMPSTER PA PA PA PA EXISTING DETENTION POND ENTRY SIGN EXISTING SIDEWALK 11 9 9 2 3 10 10'-0" typ. EXISTING TREE LAWN AND TREES EXISTING TREE LAWN AND TREES BENCH AND TRASH CAN, BY OWNER STROLLER PARKING AREA (5 SPACES FIXED) BIKE RACK, TYP. 24'-0" EAE 3' HEAVILY PLANTED BERM GATE SHALL PROVIDE KNOX PADLOCK FOR PFA GATE SHALL PROVIDE KNOX PADLOCK FOR PFA 20'-0" 9'-0" TYP. NEW SPACES 37'-111 4" PAINT PANEL TODDLER PLAY AREA 2-5 YEAR PLAY AREA 5-12 YEAR PLAY AREA 1,000 FT BUFFER FROM CURRENT WATER TREATMENT PLANT 38'-6 3 4 " 78'-1 1 2 " 4'-0" 13'-0" 6'-0" 10'-0" 5'-0" 5'-0" R9'-0" R14'-0" R29'-0" 8'-4" R13'-0" R17'-0" 5'-0" R19'-0" 4'-0" R10'-4 1 4 " 4'-0" R22'-0" PLAY EQUIPMENT FALL ZONE, TYP. 4' MAN DOOR EXISTING PARKING LOT (* NEW SPACES) (20'X20') SHELTER 53'-4 1 4 " 9'-0" 10'-0" 10'-0" 37'-6" 20'-21 4" 1'-0" 9'-0" UTILITY EASEMENT PA PA 500 YEAR FLOODPLAIN LIMITS WITH CURRENT AND PROPOSED TOGOGRAPHY * FLOODPLAIN LIMITS * TRANSFORMER SITE LEGEND: STANDARD GRAY CONCRETE- 4" THICKNESS RESILIENT PLAYGROUND SURFACE ARTIFICIAL TURF SAND PLAY AREA CRUSHED LIMESTONE PAVEMENT R.O.W. LOT LINE EASEMENT 6' HEIGHT FENCE LANDSCAPE EDGER CURRENT FEMA 500 YEAR FLOODPLAIN * 500 YEAR FLOODPLAIN WITH CURRENT/PROPOSED TOPO * PA PLANTING AREA 1,000' BUFFER FOR EXISTING WATER TREATMENT FACILITY 1,000' BUFFER FOR EXPANDED WATER TREATMENT FACILITY PARKING LOT LIGHT EXISTING TREE TABLE (BY OWNER) SITE NOTES: 1. REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION FOR STORM DRAINAGE STRUCTURES, UTILITY MAINS AND SERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS. 2. REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS OF ALL EASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEY INFORMATION. 3. THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTS TO THE PLANS MUST BE REVIEWED AND APPROVED BY THE CITY PRIOR TO THE IMPLEMENTATION OF ANY CHANGES TO THE PLANS. 4. ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROM VIEW FROM ADJACENT PROPERTY AND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETS DO NOT ACCOMPLISH SUFFICIENT SCREENING, THEN FREE-STANDING SCREEN WALLS MATCHING THE PREDOMINANT COLOR OF THE BUILDING SHALL BE CONSTRUCTED. OTHER MINOR EQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBING VENTS SHALL BE SCREENED OR PAINTED TO MATCH SURROUNDING BUILDING SURFACES. 5. ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE UNLESS A PHASING PLAN IS SHOWN WITH THESE PLANS. 6. MODIFICATIONS & VARIANCE REQUESTED: SECTION 3.2.1.E.4(A-B): PARKING LOT PERIMETER LANDSCAPING (1 TREE/25 LF, SCREENING 30” HT FOR 70% OF LENGTH). PROPOSED: THE APPROVED PLANS DATED 12/14/2012 FOR BUCKING HORSE FILING TWO (REFER TO SHEET LS402) NOTE THAT THE PARKING LOT WILL BE SHARED WITH THE FUTURE NEIGHBORHOOD PARK (PARK USERS CAN PARK IN THIS LOT AND ACCESS THE PARK, NO ADDITIONAL ADD-ONS TO THE PARKING WOULD BE ENCROACHING ON THE 6-ACRE PARK.) THE PARKING LOT HAS BEEN CONSTRUCTED PER THOSE APPROVED PLANS. THE PARKING LOT WILL WORK WELL WITH THE TIMES OF PEAK USE IN BOTH THE PARK AND CHILD CARE CENTER. PEAK OPERATIONAL HOURS FOR THE CHILD CARE ARE TYPICALLY M-F 8-6 AND PEAK TIMES FOR THE PARK WOULD BE EVENINGS AND WEEKENDS. SECTION 3.2.2(E)J: PARKING LOT SETBACK OF 5’ ALONG SIDE LOT LINE. PROPOSED: THE PARKING LOT HAS BEEN CONSTRUCTED PER THE APPROVED BUCKING HORSE FILING TWO PLANS DATED 12/14/2012 WITH THE INTENT THAT THIS PARKING LOT SHALL BE SHARED WITH THE FUTURE CITY PARK. LCUASS PARKING SETBACK (FIGURE 19-6): 60' FROM COLLECTOR WITH ADT OVER 750. PROPOSED: THE PARKING LOT HAS BEEN CONSTRUCTED PER THE APPROVED BUCKING HORSE FILING TWO PLANS DATED 12/14/2012. THE FIRST DRIVE AISLE IS 35'-8 1 2" FROM FLOWLINE OF MILES HOUSE. 7. ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE REQUIREMENTS IN SECTION 3.2.4 OF THE LAND USE CODE AND SHALL USE A CONCEALED, FULLY SHIELDED LIGHT SOURCE WITH SHARP CUT-OFF CAPABILITY SO AS TO MINIMIZE UP-LIGHT, SPILL LIGHT, GLARE AND UNNECESSARY DIFFUSION. 8. SIGNAGE AND ADDRESSING ARE NOT PERMITTED WITH THIS PLANNING DOCUMENT AND MUST BE APPROVED BY SEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN CODE UNLESS A SPECIFIC VARIANCE IS GRANTED BY THE CITY. 9. FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUST PROVIDE AN APPROVED FIRE EXTINGUISHING SYSTEM. 10. ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED. 11. ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS. ACCESSABLE RAMPS MUST BE PROVIDED AT ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSABLE PARKING SPACES. ACCESSABLE PARKING SPACES MUST SLOPE NO MORE THAN 1:48 IN ANY DIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPE NO MORE THAN 1:20 IN DIRECTION OF TRAVEL AND WITH NO MORE THAN 1:48 CROSS SLOPE. 12. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND TRAFFIC CIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY THE PROPERTY OWNER OF THE COMMON AREA. THE PROPERTY OWNER IS RESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACE AREAS. 13. DESIGN AND INSTALLATION OF ALL PARKWAY/TREE LAWN AND MEDIAN AREAS IN THE RIGHT-OF-WAY SHALL BE IN ACCORDANCE WITH CITY STANDARDS. UNLESS OTHERWISE AGREED TO BY THE CITY WITH THE FINAL PLANS, ALL ONGOING MAINTENANCE OF SUCH AREAS IS THE RESPONSIBILITY OF THE OWNER/DEVELOPER. 14. THE PROPERTY OWNER IS RESPONSIBLE FOR SNOW REMOVAL ON ALL STREET SIDEWALKS ADJACENT TO LOT. 15. PRIVATE CONDITIONS, COVENANTS, AND RESTRICTIONS (CC&R'S), OR ANY OTHER PRIVATE RESTRICTIVE COVENANT IMPOSED ON LANDOWNERS WITHIN THE DEVELOPMENT, MAY NOT BE CREATED OR ENFORCED HAVING THE EFFECT OF PROHIBITING OR LIMITING THE INSTALLATION OF XERISCAPE LANDSCAPING, SOLAR/PHOTO-VOLTAIC COLLECTORS (IF MOUNTED FLUSH UPON ANY ESTABLISHED ROOF LINE), CLOTHES LINES (IF LOCATED IN BACK YARDS), ODOR-CONTROLLED COMPOST BINS, OR WHICH HAVE THE EFFECT OF REQUIRING THAT A PORTION OF ANY INDIVIDUAL LOT BE PLANTED IN TURF GRASS. 16. ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY. 17. FIRE LANE MARKING: A FIRE LANE MARKING PLAN MUST BE REVIEWED AND APPROVED BY THE FIRE OFFICIAL PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. WHERE REQUIRED BY THE FIRE CODE OFFICIAL, APPROVED SIGNS OR OTHER APPROVED NOTICES THAT INCLUDE THE WORDS NO PARKING FIRE LANE SHALL BE PROVIDED FOR FIRE APPARATUS ACCESS ROADS TO IDENTIFY SUCH ROADS OR PROHIBIT THE OBSTRUCTION THEREOF. THE MEANS BY WHICH FIRE LANES ARE DESIGNATED SHALL BE MAINTAINED IN A CLEAN AND LEGIBLE CONDITION AT ALL TIMES AD BE REPLACED OR REPAIRED WHEN NECESSARY TO PROVIDE ADEQUATE VISIBILITY. 18. PREMISE IDENTIFICATION: AN ADDRESSING PLAN IS REQUIRED TO BE REVIEWED AND APPROVED BY THE CITY AND POUDRE FIRE AUTHORITY PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. UNLESS THE PRIVATE DRIVE IS NAMED, MONUMENT SIGNAGE MAY BE REQUIRED TO ALLOW WAY FINDING. ALL BUILDINGS SHALL HAVE ADDRESS NUMBERS, BUILDING NUMBERS OR APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE, VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY, AND POSTED WITH A MINIMUM OF SIX INCH NUMERALS ON A CONTRASTING BACKGROUND. WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THE BUILDING CANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLE OR OTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE. * JANUARY 17TH, 2019: CITY OF FORT COLLINS WATER BOARD PASSED VARIANCE FOR FACILITY WITHIN CURRENT FEMA 500 YEAR FLOODPLAIN. FEMA TO UPDATE MAPS END OF 2019 TO REFLECT CURRENT TOPOGRAPHY. PLEASE REFER TO 500 YEAR FLOODPLAIN OUTSIDE OF PROPERTY WITH CURRENT AND PROPOSED TOPOGRAPHY. 20' 0 10' 20' 40' N O R T H Sheet Sheet Name Checked By: Drawn By: Date: PM SL 01.24.2019 Major Amendment Sunshine House Early Learning Academy Bucking Horse Filing Two Tract C LS101 SITE PLAN ITEM 2, ATTACHMENT 5 Packet Pg. 32 E E E E S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SS SS SS SS SS SS SS 36" SS 18" SS 18" SS 18" SS 27" SS 27" SS 30" SS 30" SS S S S S 18" SS 18" SS 18" SS 18" SS 18" SS 18" SS S S S CO S S W W W W W W W W W W W W W W W W W W W W W SS S SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS C O CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S UD UD UD UD UD UD H Y D H Y D H Y D H Y D H Y D H Y D H Y D H Y D H Y D H Y D H Y D S W W 29 SF RISER 150 909 SF SCHOOL AGE 113 731 SF PRE-K 117 45 SF RR 157 45 SF RR 159 45 SF RR 158 45 SF RR 156 730 SF PRE-K 122 608 SF PRESCHOOL 126 63 SF RR 130 51 SF RR 129 51 SF RR 128 606 SF EXPLORER 131 606 SF EXPLORER 133 49 SF RR 135 48 SF RR 136 511 SF TODDLER 139 49 SF RR 141 49 SF RR 142 512 SF TODDLER 143 513 SF INFANT 145 513 SF INFANT 149 605 SF RECEPT/WAITING 101 46 SF RESTROOM 107 46 SF RESTROOM 108 51 SF MOM 109 250 SF KITCHEN 110 103 SF LNDRY/MECH 106 54 SF PANTRY 111 159 SF BREAK/CONF. 104 151 SF OFFICE 105 45 SF RR 115 44 SF RR 116 1080 SF CORRIDOR 112 110 SF VESTIBULE 100 TF TF TF TF TF TF TF TF TF TF TF TF TF TF TF TF TF GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM GM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM EM 200' 0 100' 200' 400' N O R T H CONTEXT MAP SHEET INDEX LS001 COVER SHEET LS101 SITE PLAN LS501 SITE DETAILS LS502 SITE DETAILS LS503 SITE DETAILS LI101 LIGHTING PLAN TR101 TREE PROTECTION PLAN LP100 LANDSCAPE NOTES & SCHEDULE LP101 LANDSCAPE PLAN LP501 LANDSCAPE DETAILS A4.01 BUILDING ELEVATIONS A4.02 BUILDING ELEVATIONS A4.03 PARTIAL BUILDING ELEVATIONS SITE PLANS: A MAJOR AMENDMENT TO BUCKING HORSE FILING TWO TRACT C SUNSHINE HOUSE EARLY LEARNING ACADEMY AT BUCKING HORSE ZONING MAP Sunshine House Early Learning Academy at Bucking Horse LEGAL DESCRIPTION BUCKING HORSE FILING TWO - TRACT C Sheet Sheet Name Checked By: Drawn By: Date: PM SL 01.24.2019 Major Amendment Sunshine House Early Learning Academy Bucking Horse Filing Two Tract C LS001 COVER SHEET Sunshine House Early Learning Academy at Bucking Horse Bucking Horse CSA Urban Estate Lots Bucking Horse Apartments Bucking Horse Johnson Farm (approved - future) Drake Road Nancy Gray Miles House Detention Area Future City Park 1,000' Buffer from Future Water Treatment Plant Expansion 1,000' Buffer from Existing Plant COFC Water Treatment Plant LAND USE CHART EXISTING ZONING URBAN ESTATE (UE) PROPOSED ZONING URBAN ESTATE (UE) GROSS AREA 109,089 SF / 2.50 AC EXISTING LAND USE EXISTING PARKING LOT / VACANT PROPOSED LAND USE CHILD CARE CENTER SITE AREA (AC) SITE AREA (SF) %TOTAL PROPERTY LIMIT IMPROVEMENTS BUILDING 0.26 11,235 10.2 PARKING AND DRIVEWAY (EXISTING-concrete w/ 7 new spaces) 0.46 20,096 18.4 PLAZAS AND WALKS (concrete) 0.25 10,873 9.9 CRUSHED LIMESTONE PAVEMENT 0.02 964 0.9 ARTIFICIAL TURF 0.03 1,286 1.2 PLAY SURFACING 0.07 3,169 2.9 LANDSCAPE AREA (turf, plant beds, dryland seed) 1.41 61,466 56.5 R.O.W. : EXISTING SIDEWALKS 0.04 1,893 EXISTING TREE LAWNS 0.06 2,691 PROPOSED BUILDING INFORMATION NEW BUILDING = 11,235 SF MAXIMUM PROPOSED BUILDING HEIGHT = 26'-3" NUMBER OF STAFF IN BUILDING = 25, NUMBER OF CHILDREN IN BUILDING = 176 REQUIRED CAR PARKING: WHICHEVER IS GREATER: CHILD CARE 1 / 4 SEATS (A SPACE FOR A CHILD CONSIDERED A SEAT) = 44 SPACES 2 / 3 EMPLOYEES = 17 SPACES 1 / 1,000 SF = 12 SPACES PROVIDED CAR PARKING TYPE OF PARKING COMPONENT PROVIDED PARKING TOTAL PARKING SPACES 44 (38 IN EXISTING LOT + 6 NEW SPACES) (existing spaces 9'x20', 10'x20', ADA 10'x20' and new spaces 9'x20') HANDI-CAP PARKING SPACES REQUIRED: 2 (1 VAN) HAND-CAP PARKING SPACES PROVIDED: 2 (2 VAN) INCLUDED IN ABOVE NUMBER REQUIRED BIKE PARKING CHILD CARE CENTER (1 / 3,000 SF, MINIMUM OF 4, 0% ENCLOSED/100% FIXED) = 4 PROVIDED BIKE PARKING 5, FIXED REQUIRED OUTDOOR PLAY AREA MORE THAN 15 CHILDREN: 75 SQUARE FEET PER CHILD FOR 33% OF THE CHILD CAPACITY OF THE CENTER 176 CHILDREN X .33 = 59 X 75 = 4,425 SF PROVIDED OUTDOOR PLAY AREA: INCLUDES ALL SURFACES AND PLANTING AREAS WITHIN FENCES TODDLER PLAY AREA = 3,033 SF 2-5 YEAR PLAY AREA = 5,967 SF 5-12 PLAY AREA = 7,136 SF TURF LAWN = 9,108 SF TOTAL = 25,244 SF COFC UTILITIES WASTE WATER TREATMENT PLANT BUFFER REQUIREMENTS: (1) That the applicant shall acknowledge that the proposed development is located next to a wastewater treatment works; (2) That the minimum mitigation required shall include large continuous shrub beds around the facility building and outside play areas and installation of large evergreen and deciduous trees to create a vegetative buffer from odor and aerosol drift from the wastewater treatment facility; (3) That the applicant shall acknowledge that operation of the wastewater treatment facility may occasionally result in odors that may be detected by inhabitants of structures within the buffer; (4) That the applicant shall acknowledge that future expansion of the wastewater treatment facility may result in a further reduction of the 1000’ buffer; and (5) That the applicant, and its successors and assigns, shall inform all future tenants of the building about these mitigation provisions. MODIFICATIONS REQUESTED: SECTION 3.2.1.E.4(A-B): parking lot perimeter landscaping (1 tree/25 lf, screening 30” ht for 70% of length). Proposed: the approved plans dated 12/14/2012 for bucking horse filing two (refer to sheet ls402) note that the parking lot will be shared with the future neighborhood park (park users can park in this lot and access the park, no additional add-ons to the parking would be encroaching on the 6-acre park.) the parking lot has been constructed per those approved plans. The parking lot will work well with the times of peak use in both the park and child care center. Peak operational hours for the child care are typically M-F 8-6 and peak times for the park would be evenings and weekends. SECTION 3.2.2(E)J: parking lot setback of 5’ along side lot line. Proposed: The parking lot has been constructed per the approved Bucking Horse Filing Two plans dated 12/14/2012 with the intent that this parking lot shall be shared with the future city park. CARGILL Current 500 -Year Floodplain* Current 100 -Year Floodplain 500 -Year Floodplain with current & proposed topo* * JANUARY 17TH, 2019: CITY OF FORT COLLINS WATER BOARD PASSED VARIANCE FOR FACILITY WITHIN CURRENT FEMA 500 YEAR FLOODPLAIN. FEMA TO UPDATE MAPS END OF 2019 TO REFLECT CURRENT TOPOGRAPHY. PLEASE REFER TO 500 YEAR FLOODPLAIN OUTSIDE OF PROPERTY WITH CURRENT AND PROPOSED TOPOGRAPHY. ITEM 2, ATTACHMENT 5 Packet Pg. 31 ğ[HG  Provided = 5 Outdoor Play Area: Required: (more than 15 children) 75 sf/child for 33% of the child capacity of the center Capacity = 176 children 33% = 59 children Required outdoor play area = 4,425 SF Provided: Toddler = 2,770 sf Preschool and Pre-K = 5,030 sf School Age = 7,335 sf Turf lawn = 8,110 sf Total = 23,245 sf Fencing: Required: 6’ height fencing. Along collector street fencing shall be soften with articulation, plantings, etc. Provided: Fencing shall be 6’ height chain link fence with vegetation screening, densely planted. Turf lawn Dense plantings Dense plantings *DUGHQ%R[HV Maintenance gate $UWLğFLDO lawn Sand play ł[ł Shelter Entry sign Bike racks Entry plaza Gate Dryland grass area Trail connection to future City park ([LVWLQJ Detention Area Property line Preschool & Pre-K Play Area School Age Play Area ([LVWLQJ Parking Lot (37 space + 7 new spaces) Large, bermed continuous shrub bed around outside of play areas with large evergreen and deciduous trees and shrubs Large shrub beds around outside of facility building with deciduous trees and shrubs Future City Park Miles House Avenue Dumpster enclosure Toddler Play Area Land Use Code Requirements: ł[ł Shelter Basketball Court ([LVWLQJWUHHODZQ and sidewalk Sunshine House Early Learning Academy at Bucking Horse Illustrative Plan 0 20 40 80’ ITEM 2, ATTACHMENT 4 Packet Pg. 30 158 45 SF RR 156 730 SF PRE-K 122 608 SF PRESCHOOL 126 63 SF RR 130 51 SF RR 129 51 SF RR 606 SF 128 EXPLORER 131 606 SF EXPLORER 133 49 SF RR 135 48 SF RR 136 511 SF TODDLER 139 49 SF RR 141 49 SF RR 142 512 SF TODDLER 143 513 SF INFANT 145 513 SF INFANT 149 605 SF RECEPT/WAITING 101 46 SF RESTROOM 107 46 SF RESTROOM 108 51 SF MOM 109 250 SF KITCHEN 110 103 SF LNDRY/MECH 106 54 SF PANTRY 111 159 SF BREAK/CONF. 104 151 SF OFFICE 105 45 SF RR 115 44 SF RR 116 1080 SF CORRIDOR 112 110 SF VESTIBULE 100 FUTURE NEIGHBORHOOD PARK (6 AC) EXISTING DETENTION POND EXISTING SIDEWALK EXISTING SIDEWALK EXISTING TREE LAWN AND TREES EXISTING TREE LAWN AND TREES 24'-0" EAE TODDLER PLAY AREA 2-5 YEAR PLAY AREA 5-12 YEAR PLAY AREA 1,000 FT BUFFER FROM CURRENT WATER TREATMENT PLANT EXISTING PARKING LOT 9'-0" UTILITY EASEMENT 15'-0" 36'-0" 13'-11" 10' MIN. 3' HIGH BERM 3' HIGH BERM 3' HIGH BERM 5'-0" 7'-7" 8'-7" 20' 0 10' 20' 40' N O R T H Proposed Landscape Plan (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. The adjacent lot for the future City park will provide ample landscape. As a city neighborhood park no building or parking lot would be built that would be adversely affected by the screening of the parking lot. The parking lot would be shared with the park users and child care center. The residential lots to the north on Palomino Court would have over 630’ of park area between them and the parking lot. Residential lots across Miles House (Block 4, lots 3-7) have 195’-600’ between the parking lot edge and back property line. The tree lawn and additional park landscaping will provide buffer for the lot. The west and east side of the parking lot has provided dense landscape beds with both shrub sand ornamental grasses as well as trees. SECTION 3.2.2(E)J Land use code: (J) Setbacks. Any vehicular use area containing six (6) or more parking spaces or one thousand eight hundred (1,800) or more square feet shall be set back from the street right-of-way and the side and rear yard lot line (except a lot line between buildings or uses with collective parking) consistent with the provisions of this Section, according to the following table: Minimum Average of Entire Landscaped Setback Area (feet) Minimum Width of Setback at Any Point (feet) Along a lot line * 5 5 Modification Requests Standards applied: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. Proposed: The approved plans dated 12/14/2012 for Bucking Horse Filing Two (refer to sheet LS402) note that the parking lot will be shared with the future neighborhood park. See insert of plan on previous page. This parking was originally located and placed adjacent to the property line so that it could be a shared facility with the park users. The parking lot has been constructed per those approved plans. The parking lot will work well as a shared facility with the proposed Sunshine House and future park. Peak operational hours for the child care are typically M-F 8-6 and peak times for the park would be evenings and weekends. The use of the parking facility is a greater benefit to the community at large than not having the lot available for use. ITEM 2, ATTACHMENT 3 Packet Pg. 28