HomeMy WebLinkAboutLITTLE BEAR'S CHILD CARE - PDP - PDP120017 - REPORTS - RECOMMENDATION/REPORTLocation 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.
Location 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.
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Little Bear's Child Care, P.D.P. Staff Report July 11, 2012
Lighting Plan Alternative Compliance
Page 6 of 8
Little Bear's Child Care, P.D.P. Staff Report July 11, 2012
Additionally, the LUC continues on to state, "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
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."
As proposed, an existing off-street vehicular driveway leads to a parking lot
that serves the building. The applicant states that parents will park their cars
and physically bring their children into the building to check them in, because
they are too young to be simply dropped off. Pick up will also require the
parents to park, and go into the building to check out their child. Due to the
operational characteristics of the facility, the project meets the intent of the
Land Use Code section.
4. Findings of Fact:
In evaluating the request for the Little Bear's Child Care Project Development Plan Project
Development Plan, Staff makes the following findings of fact:
A. The proposed land use, a child care center, is a permitted use in the Employment
zone.
B. The P.D.P. complies with the applicable standards located in the Employment
(E) Zone District standards of Article Four of the Land Use Code.
C. The PDP Complies with all applicable General Development Standards located
in Division 3 of the Land Use Code provided that the ornamental trees on East
Elizabeth Street are upgraded to canopy trees.
RECOMMENDATION:
Staff recommends approval of the Little Bear's Child Care Project Development Plan, #
PDP120017.
ATTACHMENTS:
Vicinity map
Aerial map
Zoning map
Site plan
Landscape plan
Elevations
Page 7 of 8
Little Bear's Child Care, P.D.P. Staff Report July 11. 2012
• No additional auxiliary lanes are required at the Riverside Avenue/Site
access intersection.
• Acceptable level of service is achieved for pedestrian, bicycle and transit
modes based upon the measures in the multi -modal transportation
guidelines.
L. Section 3.8.4 — Supplementary Regulations — Child Care Center
1) Section 3.4.8(A)- Play Area
This Section stipulates 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.
As proposed, the classrooms within the building constitute 4015 sq. ft. of
indoor floor space. For the purpose of applying this section, at 40 sq. ft. per
child, the maximum 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 proposed is 10,964 sq. ft, which is
almost double the minimum required size required.
2) Section 3.4.8(A)- Play Area Fencing and Screening
Section 3.8.4(A) also notes 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 site, including the play area is not within, nor does it abut any residential
district. Screening of the playground is therefore not required. The applicant
is proposing to enclose the play area with a 6 foot tall chain link fence, with is
not intended for screening purposes, but rather containment purposes.
3) Section 3.8.4(A) - Loading & Unloading
Page 6 of 8
Little Bear's Child Care, P.D.P. Staff Report July 11, 2012
The applicant is proposing alternative compliance to the lighting standards in Section
3.2.4. The applicant's alternative compliance submittal is attached.
Applicant's Justification
"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."
Staff concurs that the existing lighting plan has adequately served the existing office
building well over past years and has not produced an overabundance of light on to
adjacent properties.
J. Section 3.5.1 — Building Project and Compatibility
This project is compatible with the existing character and context of the area both
operationally and visually. Because of the sustainable reuse of the existing building, some
of the office/commercial character will be retained as a child care facility, with minor
alterations to the building exterior and only daytime hours of operation. Overall, the project
will achieve functional integration with the surrounding land uses and character.
K. Section 3.6.4 — Transportation Level of Service Requirements
A Transportation Impact Study, was submitted and evaluated by the City's Traffic
Engineering Department. The Study makes the following conclusions:
• The project is feasible from a traffic engineering standpoint.
• At full development, the project will generate approximately 465 daily trip
ends, 83 morning peak hour trip ends, and 85 afternoon peak hour trip ends.
• In the short range (2017) future, given development of Little Bear's Day Care
and an increase in background traffic, the key intersections will operate
acceptably during peak hours.
Page 5 of 8
Little Bear's Child Care, P.D.P. Staff Report July 11, 2012
Primary access to the site is gained by the driveway along Riverside Avenue. There is a
directly connecting walkway that links the building to the new 6 foot wide public sidewalk
being constructed parallel Riverside Avenue. This PDP adequately accommodates the
movement of vehicles, bicycles, pedestrians and transit. Parking for employees will be
provided in the existing parking lot and the existing driveway and parking will be used for
child pick-up and drop-off.
G. Section 3.2.2(C)(4) — Bicycle Facilities
This section requires bicycle parking spaces equal to 5 percent of the total number of
automobile parking spaces provided by the development. As proposed, the project
includes 21 vehicular parking spaces and per code is required to provide 1 bicycle parking
space. The project provides approximately 5 exterior bicycle parking spaces via one rack
located near the northwest corner of the building.
H. Section 3.2.2(K)(2) - Parking
The development proposal satisfies the parking allowances for non-residential uses as set
forth in Section 3.2.2(K)(2) of the LUC for child care center use. There will be 21 parking
spaces on the site, including 3 handicapped spaces, for the 7,559 square foot building.
Section 3.2.2(K)(1)(h) of the LUC requires child care centers to provide 2 parking spaces
per 3 employees, or 1 parking space per one 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 proposed child care center expects to have
no more than 21 employees in the building at any one time. The applicant states that a
typical shift will include 12 employees. Using 21 employees for the calculation, the project
would require a minimum of 14 parking spaces.
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 4 spaces per one 1,000
square feet of floor area. Although there are adjacent office and employment uses in the
vicinity of the PDP, they share similar peak periods of parking demand as the proposed
child care center. Using the 6290 sq. ft. ground floor area to calculate the maximum (the
existing building has a 1,269 square foot basement for storage), a maximum of 25 spaces
are allowed.
By providing 21 parking spaces for the proposed child care center, the project satisfies the
Article 3 parking requirement.
Section 3.2.4 — Site Lighting
Page 4 of 8
Little Bear's Child Care, P.D.P. Staff Report July 11, 2012
As previously stated above, child care centers are a permitted use in the
Employment zone, subject to an Administrative (Type 1) review and public hearing.
B. Section 4.27(D)(2) — Secondary Uses
Per LUC 4.27(D)(2), Child Care Centers are considered to be a secondary use in
the E zone district. This Section states that, "all secondary uses shall be integrated
both in function and appearance into a larger employment district development plan
that emphasizes primary uses... [Secondary uses] together shall occupy no more
than twenty-five (25) percent of the total gross area of the development plan."
As proposed, the existing building will be undergo a minor exterior remodel;
however it will continue to be visually functional, integrated and compatible with the
larger Employment Zone District. The gross area of the project development plan is
37,624 square feet. The Child Care building is 7,559 square feet (including
basement storage) or about 20% of the total project development plan area,
meeting the code requirement.
3. Compliance with Applicable General Development Standards:
A. Section 3.2.1) — Landscaping and Tree Protection
The PDP provides full tree stocking, landscaped and hardscaped areas where
feasible and applicable. At time of final, the two ornamental trees on East Elizabeth
Street will be replaced with two canopy trees meeting the LUC requirements.
B. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping
The parking lot area will be effectively screened by a combination of plant material,
including coniferous shrubs in order to provide year-round screening.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The parking lot features an interior landscaped peninsula containing approximately
1000 square feet of landscaped area, meeting the Code requirements.
D. Section 3.2.1(F) — Tree Protection and Mitigation
The project has many existing trees which all be retained. Note number one of the
landscape plan highlights and ensures that all existing trees will remain.
E. Section 3.2.2— Access Circulation and Parking
Little Bear's Child Care, P.D.P. Staff Report July 11 2012
design and construction of buildings, outdoor spaces, transportation facilities and
streetscapes; to direct the development of workplaces consistent with the availability of
public facilities and services; and to continue the vitality and quality of life in adjacent
residential neighborhoods."
The change of use to a child care facility supports the intent and purpose of the
Employment Zone District. The Little Bear's Day Care Project Development Plan
sustainably reuses and upgrades the existing structure and repurposes it, responding to
the areas' needs. Through this project, the existing sidewalks will be widened to 6 feet
along Riverside avenue and provide a connecting walkway to the building, further
promoting sustainable multi -modal transportation. Additional street trees along East
Elizabeth Street will be provided enhancing the project and community.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
North: I -Industrial; Coloradoan Newspaper Commercial Building;
South: E-Employment; Medical Clinics and Offices;
East: I -Industrial; Commercial Office Buildings;
West: E-Employment; Medical Clinics;
The properties were part of the First Betz Annexation in 1963 and were part of the Viking 1
Subdivsion, platted in 1979. The existing building at 1247 Riverside Avenue and the
existing parking lot are on Lot 2 of the Viking 1 Subdivision. The vacant lot at 1230 East
Elizabeth Street is on Lot 3 of the Viking 1 Subdivison.
A. Neighborhood Meeting and Notification
Child care facilities are a permitted use in the Employment zone, subject to an
Administrative (Type 1) review and public hearing. According to Land Use Code Section
2.2.2(B), neighborhood meetings are mandatory only for proposals subject to Planning and
Zoning Board review. Therefore, a neighborhood meeting was not required, nor held, for
this project. Additionally, no written comments from the public have been received by the
planner regarding this project. The project has had a development review sign posted and
this hearing was noticed properly.
2. Compliance with Applicable Article Four, Employment (E) Zone District
Standards:
A. Section 4.27(B)(2)(c) - Permitted Uses
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PROJECT: Little Bears Child Care Project Development Plan, #PDP120017
APPLICANT: MTA Planning & Architecture
c/o Troy Jones
108 Rutgers Avenue
Fort Collins, CO 80525
OWNER: Ted and Kelly Melott
110 Star View Drive
Fort Collins, CO 80521
PROJECT DESCRIPTION:
The project is proposing to remodel the existing 7,559 square foot building (formerly the
Children's Speech Therapy Center and Green Path Financial Counseling Services) at
1247 Riverside Avenue for use as a child care center. The existing building will remain,
with minor exterior remodeling, primarily on the west elevation. In addition, the adjacent
vacant lot to the south at 1230 East Elizabeth Street will be developed as the child care
center's outdoor playground. The playground would have a 6 foot chain link fence around
the perimeter and consist of natural play features. The site is zoned Employment (E), and
child care centers are permitted in the Employment Zone District, subject to an
administrative review and public hearing.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The project proposes to remodel the existing office building at 1247 Riverside Avenue and change
the use to a child care center. The Project Development Plan (PDP) satisfies (or will satisfy at time
of final) the applicable criteria of the General Development Standards of Article Three and the
Employment (E) district standards of Article Four. The proposed land use is permitted in the E Zone
District. The City of Fort Collins Land Use Code (LUC) states the purpose of the E Zone District is
"to provide locations for a variety of workplaces including light industrial uses, research and
development activities, offices and institutions. This District also is intended to accommodate
secondary uses that complement or support the primary workplace uses, such as hotels, restaurants,
convenience shopping, child care and housing. Additionally, the Employment District is intended to
encourage the development of planned office and business parks; to promote excellence in the