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HomeMy WebLinkAboutLITTLE BEAR'S CHILD CARE - PDP - PDP120017 - SUBMITTAL DOCUMENTS - ROUND 1 - ALTERNATIVE COMPLIANCE REQUESTLocation G Location H In addition to the existing building, we propose to develop a vacant lot into a daytime outdoor play area. Although the code requires playgrounds to be illuminarted to 5 footcandles, this is not a playground. Playgrounds are for drop -in use at a variety of times, both day and night, for the use of the general public. This play area is not open to the general public, and is not intended to be used after dark, therefore we suggest that the it is more similar to just an open yard area, and therefore does not have any applicable minimum illumination requirements. For basic minimum security purposes, the adjacent street light actually spills light onto the play area. The fencing used on this outdoor play area is chain link, so it does not block the light from the street light or create any shadowy areas. See the diagram below for street light locations. Location A Location B Location C Location D Location E Location F Alternative Compliance - Site Lighting Little Bear's Child Care PDP/Final 5/30/2012 The purpose of the site lighting standards is stated in section 3.2.4(A) of the Fort Collins Land Use Code, where it states: " The intent of this Section is to focus on the actual physical effects of lighting, as well as the effect that lighting may have on the surrounding neighborhood. Exterior lighting shall be evaluated in the development review process to ensure that the functional and security needs of the project are met in a way that does not adversely affect the adjacent properties or neighborhood. The degree to which exterior night lighting affects a property owner or neighborhood will be examined considering the light source, level of illumination, hours of illumination and need for illumination in relation to the effects of the lighting on adjacent property owners and the neighborhood. " Additionally, section 3.2.4(B) goes on to further describe what the standard is generally attempting to accomplish where it states: "All development, except developments that contain only single-family residential uses, shall submit for approval a proposed lighting plan that meets the functional security needs of the proposed land use without adversely affecting adjacent properties or the community." The lighting on this PDP is unique in that we are proposing to change the use of an existing property rather than to build a new development from scratch. The code requires a minimum of one (1.0) footcandles for commercial building surrounds, and although we don't know exactly how many foot candles the existing fixtures emit, we feel the existing lighting already on the building satisfies the purpose of this section as well as would a plan that satisfies the standard . The existing exterior building lighting has been adequate for the needs of the building occupants and the neighborhood for years, and therefore the functional and security needs of the project are met in a way that does not adversely affect the adjacent properties or neighborhood. It is intended that the lighting not be changed from the existing conditions. The fixtures currently used on the building's exterior are shown in the series of images below. Location I Location J We hereby request that this existing lighting summary and analysis be accepted as an alternative lighting plan that satisfies the alternative compliance requirements for the lighting standards of this land use code. In accordance with the procedure outlined for Alterative Compliance, in this brief we have discussed the alternate plan, and the ways in which the plan will accomplish the purpose of this Section equally well as would a plan which complies with the standards of this Section. Namely, the existing condition has been functional for years, both from a security standpoint, and from a low impact to the neighbors, so there's a track record already established that the building lighting already ensures that " the functional and security needs of the project are met in a way that does not adversely affect the adjacent properties or neighborhood " . Additionally, the outdoor play area will be located next to a street light (see location J above), which will provide the basic minimum amount of security light for the newly developed area. We therefore find that the site lighting is meeting the lighting standards through alternative compliance.