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HomeMy WebLinkAboutTREEHOUSE MONTESSORI SCHOOL EXPANSION - MJA/FDP - 10-10/A - REPORTS - RECOMMENDATION/REPORTE Treehouse Montessori School Expansion, Major Amendment — #10-10 June 17, 2010 — Planning and Zoning Board Meeting Page 7 FINDINGS OF FACT / CONCLUSION: After reviewing the Tree House Montessori School Expansion, Major Amendment — #10- 10, Staff makes the following findings of fact and conclusions: 1. The proposed land use, child care center, is an approved use on the site; 2. The proposed expansion complies with the applicable Common Development Review Procedures located in Division 2.2; 3. The proposed expansion complies with the applicable General Development Standards in Article 3; and 4. The proposed expansion complies with the applicable District Standards in Division 4.4 — Low Density Residential (RQ Zone District. RECOMMENDATION: Staff recommends approval of Treehouse Montessori School Expansion, Major Amendment — #10-10. ATTACHMENTS: 1. Vicinity Map (Zoning, Aerial and Vicinity) 2. Site and Landscape Plan 3. Statement of Planning Objectives 4. Letter of Intent (regarding the private parking agreement) 5. Neighborhood Meeting Summary (Sign -in Sheet and APO Letter) 6. Written Comment from Neighbor 7. Traffic Impact Study Memorandum from the original PDP (Email from Joe Olson Waiving new TIS) 8. Proposed and Existing Floor Plans 9. PDP Staff Report 10. Planning and Zoning Board Minutes from Original Approval Treehouse Montessori School Expansion, Major Amendment — #10-10 June 17, 2010 — Planning and Zoning Board Meeting Page 6 B. Concern 2 The renovation of the garage for classroom space will require the garage door to be made into a wall; the exterior should be treated with the appropriate architectural treatment to be compatible with the surrounding neighborhood. Staffs Response The applicant's have submitted a before and after elevation to show what the exterior will look like after the renovation. The applicants are proposing the garage door be replaced with siding to match the existing exterior and a new window to be located in the center of the proposed new wall. It is Staff's opinion that this conversion from a garage to classroom space is equivalent to a residential conversion from a garage to living space; therefore, the renovation will not have an impact on the structure's compatibility with the surrounding residential neighborhood. C. Concern 3 The current garage has a concrete slab for flooring, how will the floor be treated to accommodate the comfort of the children? Staffs Response The Building Department enforces the Energy Code which requires interior spaces to be insulated. This will require all walls, the ceiling and floor to be insulated per code as part of the applicant's renovation of the garage. Garages that are converted to living space typically build a wood floor above the concrete and insulate between the two, or they have the option of insulating around the foundation of the structure. This type of detail will be required when a Building Permit is applied for. D. Concern 4 How will ventilation and lighting be addressed in the renovated garage? Staffs Response The Building Code has requirements for both lighting and ventilation for habitable spaces, such as the space proposed, that will need to be addressed at the Building Permit stage. r� u Treehouse Montessori School Expansion, Major Amendment — #10-10 June 17, 2010 — Planning and Zoning Board Meeting Page 5 The last part of this section, regarding off-street loading and unloading of children, was addressed in the original proposal, this expansion is not proposing a change the existing driveway that acts as parent parking. 3. Compliance with Zoning District Standards The original proposal addressed the child care center's compliance with the Standards set forth in Division 4.4 Low Density Residential District. The standards of this section do not apply to the proposed expansion. 4. Neighborhood Meeting Summary A neighborhood meeting was held on April 27, 2010 at the Fort Collins Bible Church. One hundred fifty-five (155) letters were mailed to property owners within 800 feet of the site. Approximately four representatives from the child care center, one City staff member, and seven neighbors attended the meeting. The overall theme of the neighbor's opinions were supportive of the proposed expansion, to the extent that the Montessori School (day care center) was described by a neighbor as an asset to the neighborhood. The summary notes from the meeting are attached. 5. Written Comments from the Public One written comment was received from a neighbor regarding the expansion of the day care center, please find it is attached. This neighbor had four concerns that he would like to be considered, they are summarized below with Staffs response to how they have been addressed in the proposed expansion's submittal: A. Concern 1 The parking agreement relies upon the Church site's current use. What will happen if the property changes ownership in the future? Staffs Response The letter of intent for the private parking agreement between the child care center and church addresses this concern by stating: "If the Church property is sold or redeveloped in the future, Treehouse Montessori will be responsible for finding another way to meet their on -site parking requirements. [The Church] will provide a 6 month warning to allow new arrangements to be developed." Staff believes that this addresses the neighbor's concern regarding the future of the church site. Treehouse Montessori School Expansion, Major Amendment — #10-10 June 17, 2010 — Planning and Zoning Board Meeting Page 4 6) Residential Parking Requirements [Section 3.2.2(K)(1)]: The proposed expansion provides parking spaces as required per this section. This section requires two spaces per three employees. The child care center needs to have three teachers based on the 25 proposed enrollment cap, requiring two spaces. A total of three standard parking spaces will be provided for employees in the existing Fort Collins Bible Church parking lot and a handicap parking space is existing next to the driveway. 7) Handicap Parking [Section 3.2.2(K)]: The original proposal provided one van accessible handicap parking space located on a slab on the east side of the existing driveway, the expansion will maintain the existing space. 8) Parking Stall Dimensions [Section 3.2.2(L)]: All parking spaces meet the minimum parking stall dimensions. B. Building Standards [Section 3.5] 1) Building and Project Compatibility [Section 3.5.1 ]: The proposed change to the exterior of the building is compatible with the existing residential neighborhood. The renovation of the garage is common in residential structures and will not hinder the structure from being used as a residence in the future. C. Supplementary Regulations [Division 3.8] 1) Child Care Center Regulations [Section 3.8.4(A)]: The original proposal was limited to 15 children, the proposed expansion will add 10 students, for a cap of 25 children. This section requires a minimum of 2,500 square feet of outdoor play area be provided for 15 children or fewer with 75 additional square feet for each additional child which would be 3,250 square feet, but the total area only needs to accommodate 50% of the capacity of the center, bringing the minimum outdoor play area back to the minimum of 2,500 square feet. The site meets and exceeds the minimum with a back yard play area of 5,362 square feet. The capacity of the center is calculated based upon the indoor square footage. The existing building, including the garage to be renovated, is 1,238 square feet. The maximum number of students allowed on this site is one child per 40 square feet, which would allow 30 children at this site. The proposed 25 students is in compliance with the standards of this section. • Treehouse Montessori School Expansion, Major Amendment — #10-10 June 17, 2010 — Planning and Zoning Board Meeting Page 3 fence at the property line between this site and the residential properties on the west and east, and the church property to the south. Neighbors in the area have indicated that the current child care center has been compatible with the existing residential neighborhood and the addition of 10 new students are not expected to warrant the need for further buffering between this property and the adjacent uses. 2) Parking Lot Landscaping [Sections 3.2.1(E)(4)&(5)]: It was determined by the Zoning Department that these sections do not apply to the Fort Collins Bible Church parking lot because the use is accessory to both the church and child care center and the current parking lot is not proposed to change due to the private parking agreement between the Treehouse Montessori School and the Fort Collins Bible Church. 3) Access, Circulation and Parking [Section 3.2.2]: This proposal safely and conveniently accommodates the movement of vehicles, bicycles and pedestrians. Parking for employees will be provided in the Fort Collins Bible Church parking lot located south of the site, through a private agreement between the church and the school. Employees access the site from the parking lot either by the sidewalk along Taft Hill Rd. and Valley Forge Ave. or through the grass area between the parking area and the site. The existing driveway will be used for parent parking, while still accommodating one handicap parking space. Bicycle parking is provided on the west side of the house. 4) Transportation Impact Study [Section 3.2.2(C)(8)]: A Transportation Impact Study (TIS) Memorandum was submitted for the original PDP and is attached. The City's Traffic Engineer determined that an increase of 10 students did not warrant an updated TIS. The previously submitted memorandum concluded that the while the proposed child care center will generate more traffic than a single-family house, the type of traffic and vehicles will be similar to that of a house, and that the traffic operations in the neighborhood will remain acceptable. Attendants of the Neighborhood Meeting, on April 27, 2010, indicated that they have not observed traffic issues due to the existing child care center because there are not noticeable "peak" pick-up and drop-off times. 5) Shared Parking [Section 3.2.2(G)]: The applicant intends to enter into a private shared parking agreement with the Fort Collins Bible Church, located directly south of the subject property. A letter of intent is attached. The church parking lot will be available for the Treehouse Montessori School for staff and/or overflow parking as needed. There is an existing gate in the south fence to allow access between the church parking lot and the Treehouse Montessori back yard play area. 0 Treehouse Montessori School Expansion, Major Amendment — #10-10 June 17, 2010 — Planning and Zoning Board Meeting Page 2 The proposed expansion complies with the applicable requirements of the Land Use Code (LUC), more specifically: 1. The Common Development Review Procedures located in Division 2.2; 2. The General Development Standards in Article 3; and 3. The District Standards in Division 4.4 — Low Density Residential (RL) Zone District. A neighborhood information meeting was held on April 27, 2010 and a meeting summary is attached. COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: RL: Existing single-family residential uses E: RL: Existing single-family residential uses S: RL: Existing Fort Collins Bible Church and parking area W: RL, NC: Existing single-family residential uses, Drake Crossing Shopping Center This property was originally platted as Lot 77 of the Lexington Green Third Filing in 1969. 2. Compliance with General Development Standards The original Project Development Plan for the Treehouse Montessori School was reviewed against the applicable General Development Standards in 2007. For more information on the overall project's compliance with those standards please see the attached staff report from that review. This report only evaluates the proposal based on the standards pertinent to the proposed expansion. The proposed expansion complies with the applicable general development standards contained in Division 3 of the Land Use Code as follows: A. Site Planning and Design Standards [Division 3.2] 1) Buffering between Incompatible Uses and Activities [Section 3.2.1 (E)(1)]: The original PDP provided for the preservation of a six foot high privacy City of 0 F6rtCollins f� ITEM NO 0 MEETING DATE 6 10 STAFF HEARING OFFICER PROJECT: Tree House Montessori School Expansion, Major Amendment — #10-10 APPLICANT: Stewart Breck 1930 Kingsborough Dr. Fort Collins, CO 80526 OWNER: Same as Applicant PROJECT DESCRIPTION: This is a request to increase the enrollment limit of the current Treehouse Montessori School from 15 to 25 students. The Treehouse Montessori School, located at 2013 Valley Forge Avenue, was originally approved by the Planning and Zoning Board on July 11, 2007; in that approval, the Board limited the enrollment to 15 students and required that if an increase be made in the future, that it be brought to the Board as a Major Amendment to the original Development Plan. An increase to 25 students requires an indoor floor space of 1,000 square feet and a 2,500 square foot outdoor play area. The site accommodates the outdoor play area requirement and the existing garage is planned to be renovated to meet the additional indoor space needed. The applicants have submitted a letter of intent from the Fort Collins Bible Church indicating their plans to enter into a private parking agreement to meet the school's parking needs. The site is located in the RL, Low Density Residential Zone District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: Child care centers are permitted in the RL zone district, so long as they are at least one thousand five hundred (1,500) feet from any existing child care centers. The original proposal included a Modification of Standard to the distance requirement; the Board approved the Modification of Standard request stating that it was not detrimental to the public good and was equal to a compliant plan meeting the requirement because this child care project is in a residential setting and it serves the same constituency as it did in its previous location. The original development plan was approved by the Board, with the condition that enrollment would be limited to 15 students, on July 11, 2007. The proposed expansion does not impact the original PDP's compliance with any of the standards that it was reviewed against in 2007. Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580 fcgov.com/currentplanning 970.221.6750