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HomeMy WebLinkAboutLITTLE BEAR'S CHILD CARE - PDP - PDP120017 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESLittle Bear's Child Care PDP 5/30/2012 Legal Description LOTS 2 & 3, VIKING I SUBDIVISION, FTC Little Bears Toddler Play Area PlayDesigns Fun Center #.S (matches the Infant Play area) PlayDesigns- Explorer Predesign 238-0923 This is a more traditional playground. Can be Customized to fit needs. Funky Animal Spring Riders- "C-Spring" so less risk of pinching. Can accommodate 2 riders. These can also come with sounds. Quote is the cost fo,r just the BumbleBee. Nk 1 Standard 12x12 Fabric Shade Structure examples. Little Bean Infant Play Area \ C:LIMBER SUPPORT POST FirstPlay Toddler Design H7 A a- PRE.TCNO PANEL PLAY PANE' A SUPPORT SUPPORT POSTS P05. I Ak SAND &''JAI ER 'ANLL The School House — this is part of the PlayTown Line that also includes a Fire House, Nature Station, Playhouse, Music Store, Gas Station, Toll Booth. This is a great product line if you want to have a trike path. (pages 4-9 in catalog) The site shares a vehicular access drive with the property to the north. Both properties served by this driveway have their own parking lots, however both parking lots are interconnected, and act as one larger vehicular use area. It is therefore pertinent to look at the entire vehicular use area of both lots in order to fully apply the interior parking lot landscape standards. As shown in the diagram above, the interior parking lot landscaping area of the combined vehicular use area exceeds the minimum of 6%. Project Ownership Ted and Kelley Melott own the corporation called Little Bear's Child Care, Inc. They are the applicant. They have the project under contract to purchase, and are scheduled to close on the property while it is under review. At the time final mylars, development agreements, and easements are to be signed, it is anticipated that they will be the owners of the property. See the summary of the corporation from the Colorado Secretary of State website. fsdfsdfs Summary ID Number: 20061264613 Name: Little Beg's Child Care, Inc. Registered Agent: Kelley L. Melott Registered Agent Street Address: 1900 S. Lemay, Ft. Collins, CO 80525, United States Registered Agent Mailing Address: 110 Star View Dr., Livermore, CO 80536, United States Principal Street Address: 1900 S. Lemay, Ft. Collins, CO 80525, United States Principal Mailing Address: 110 Star View Dr., Livermore, CO 80536, United States Status: Good Standing Form: Corporation Jurisdiction: Colorado Formation Date: 06/28/2006 Term of Duration: Perpetual Periodic Report Month: June Development Schedule The purchase is scheduled for July 2012 The anticapated date of vested property right is August 2012 Construction to commence immediately thereafter in the fall of 2012 M Integration of Function and Appearance. LUC 4.27(D)(2)(c) goes on to say, "all secondary uses shall be integrated both in function and appearance into a larger employment district development plan that emphasizes primary uses." The larger employment district that this site is located within is shown in the diagram above. The proposed child care center use is integrated in both function and appearance to the larger employment district because the architecture of the existing building (being converted to this use from primary uses) is already similar to other buildings and character in the vicinity. There are many medical jobs both at the hospital and surrounding small medical clinics, and many of those employees need child care nearby to where they work. The playground itself will complement the surrounding primary uses by showcasing the availability of the child care use as a necessary component and support use to the primary employment in the vicinity. Compliance with Parking Lot Interior Landscaping Standards Total Parking Lot Aron (Both Croon and Sluo A,,_.. (41% = North Landacap� Ar@a = Z35 *.t- South Landaoopo Arr. . 1 JCA A. (x) Personal and business service shops. Limit of Secondary Uses to 25% of Zone District Area. This section of code goes on to say that secondary uses together shall occupy no more than 25% of the total gross area of the zone. According to the area measurement tool in the fcgov.com/FCMaps website, this specific boundary of E-Employment zone district area shown above is approximately 102 Acres in size. The following approximate areas are not secondary uses, and are within this specific E-Employment Zoned area (determined by using the measurement tool in the FCMaps page of the city website): • 22 acres = PVH Campus; • 3.9 acres = 2 parking garages across from PVH; • 25 acres =Medical clinics off Garfield, Doctors Lane, E. Elizabeth, etc. in the vicinity of Hospital; • 12.7 acres = Waterpick; • 19.6 acres = Street Rights -of -Way of within zone (Lemay, Riverside, Elizabeth, Garfield, Doctors, etc.); 83.2 acres [total] The above areas, which are clearly not secondary uses, add up to 83.2 acres, which equates to 81.5%of the zone district area. It is unknown how much of the remaining 18.5% of the zone district area is secondary uses, however the point is moot because in any case, it has hereby been shown that there is not more than the required maximum of 25% secondary uses in the zone. *j:lowm, 4 the building at anyone time. Using 21 employees for the calculation would require a minimum of 14 parking spaces. Using the other method of calculating, the ground floor of the existing building is 6290 sq. ft. in size. For the purpose of this calculation, it should be noted that there is also a basement, however it will be only used for storage and not for child care uses. The total building square footage including the basement is approximately 7,559 square feet, so a minimum of 8 parking spaces would be required if this method of calculation were to be used. The minimum required parking is therefore the greater of the two, which is a minimum of 14 parking spaces. Maximum Parking. Section 3.2.2(K)(1)(h) goes on to say that in the event that a child care center is located adjacent to uses such as retail, office, employment or industrial uses, and when staggered peak periods of parking demand do not exist with these adjacent uses, then the maximum number of parking spaces allowed for a child care center shall be four (4) spaces per one thousand (1,000) square feet of floor area. Even though there are adjacent office and employment uses, they have the same peak periods of parking demand as the proposed child care center. Using the 6290 sq. ft. ground floor of the building to calculate the maximum, a maximum of 25 spaces are allowed. In summary, the minimum number of spaces required is 14, and the maximum number of spaces allowed is 25. We propose to use the 21 spates that already exist to serve the building. Compliance with Secondary Uses Limits in the Employment Zone List of Secondary Uses. The property is located in the E-Employment Zoning District. Child Care Centers are considered to be a secondary use in E-Employment. Per LUC 4.27(D)(2)(c), the following uses are considered to be secondary uses in this zone district: (a) Veterinary facilities and small animal clinics. (b) Clubs and lodges. (c) Child care centers. (d) Residential uses (except mixed -use dwellings when the residential units are stacked above a primary use which occupies the ground floor). (e) Standard and fast food restaurants. (f) Lodging establishments. (g) Bed and breakfast establishments. (h) Funeral homes. (i) Health and membership clubs. 0) Convenience shopping centers. (k) Convention and conference center. (1) Food catering. (m) Public facilities. (n) Community facilities. (o) Bars and taverns. (p) Plant nurseries and greenhouses. (q) Dog day-care facilities. (r) Print shops. (s) Workshops and custom small industry uses. (t) Artisan and photography studios and galleries. (u) Limited indoor recreation establishments. (v) Enclosed mini -storage facilities. (w) Places of worship or assembly. Cl Compliance with Child Care Center Requirements Play Area. Section 3.8.4(A) of the Fort Collins Land Use Code regulates child care uses and requires that a minimum of two thousand five hundred (2,500) square feet of outdoor play area be provided for fifteen (15) children or fewer, with seventy-five (75) additional square feet being required for each additional child, except that the size of the total play area need only accommodate at least fifty (50) percent of the capacity of the center. For the purposes of this subsection, the capacity of the center is calculated based upon indoor floor space reserved for school purposes of forty (40) square feet per child. The classrooms within the building constitute 4015 sq. ft. of indoor floor space (out of a total ground floor footprint of 6290 sq. ft.). For the purpose of applying this section, at 40 sq. ft. per child, the capacity of the center is 100, therefore the play area need only accommodate 50 children total. The first 15 children (of maximum capacity) require 2500 sq. ft. of outdoor play area, and the remaining 35 children (of maximum capacity) require another 75 sq. ft. per child, or another 2627 sq. ft. of play area. This equates to a total minimum required play area of 5125 sq. ft. The outdoor playground we propose in 10,964 sq. ft, which is almost double the minimum required size required by this code. Screening. Section 3.8.4(A) goes on to say that any such play area within or abutting any residential district shall be enclosed by a decorative solid wood fence, masonry wall or chain link fence with vegetation screening, densely planted. The height of such fence shall be a minimum of six (6) feet and shall comply with Section 3.8.11. The play area is not within, nor does it abut any residential district. Screening of the playground is therefore not required. We propose to enclose the play area with a 6 foot tall chain link fence, with is not intended for screening purposes, but rather containment purposes. Loading & Unloading. Section 3.8.4(A) goes on to say that where access to preschool nurseries is provided by other than local streets, an off-street vehicular bay or driveway shall be provided for the purpose of loading and unloading children. An off-street vehicular driveway leads to a parking lot that serves the building. Parents will park their cars and physically bring their children into the building to check them in. Pick up will also require the parents to park, and go into the building to check out their child. Compliance with Parking Requirements As explained in the project description above, the project proposes to change the use of an existing building (that already has a parking lot in place) that serves the building. The existing parking lot provides 21 parking spaces, 3 of which are handicap spaces. Minimum Parking. Section 3.2.2(K)(1)(h) of the Land Use Code Requires Child Care Centers to provide two (2) parking spaces per three (3) employees, or one (1) parking space per one thousand (1,000) square feet of floor area, whichever requires the greatest number of parking spaces. Using the first method listed above to determine the minimum parking required, the 21 parking spaces provided would allow up to 31 employees during any single shift. The proposed child care center typically expects to have 12 to 15 employees per shift, but no more than 21 employees in 2 .wk o_... or dj,..... P.ev J 0'"I . l7d. .. Ft C. ,nq, C.I. 11A521 r �.uc mein♦ OC� b eylnn:n� Project Description (and Planning Objectives) Little Bear's Child Care Project Development Plan/Final May 30, 2012 Project Description The project proposal is to remodel the existing 7,559 square foot building at 1247 Riverside Avenue in order to create a Child Care Center out of the entire building. Additionally, the adjacent vacant lot at 1230 East Elizabeth Street will be developed as the Child Care Center's outdoor playground. Fencing of the playground is not intended for visual screening, but rather to define play areas and contain the children within, while keeping the public out. The playground is proposed to have 6-foot chain link fencing around its perimeter, and a 4-foot vinyl fence along the path to the playground, and dividing the playground into separate "age appropriate" areas. The playground will consist of natural play features such as small rocks and logs, grass, a track, and shade structures. The Plat The site of the PDP is lots 2 and 3 of the Viking i Subdivision. The existing building at 1247 Riverside Avenue and its existing parking lot are on Lot 2 of Viking I Subdivision. The vacant lot at 1230 East Elizabeth Street is lot 3 of Viking I Subdivision. The Viking I Subdivision was platted in 1979. Note that a 30 wide access and utility easement was platted across the shared driveway between Lot 1 and Lot 2, and also between Lot 3 and Lot 4. (See the diagram copied from the approved plat document obtained from E-dots on the fcgov.com website) F ,v a..:ea Cam.n a.uel Cu V. 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