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Home My WebLink AboutSEVEN OAKS ACADEMY'S LITTLE ACORNS - PDP - 48-01 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSNo Text carter-_-- ownm 'fill i i I I I �- iy ♦/ ,•- I IRi no.bRoom Ga1NOMc rLa. i ,i(1.Yr I i � d,+ �'` ,f-. rim M�t I / f/ \ 1 1' I umrvaorm I reo ^ OWNERSHIP CERTIFICATION rinsra mtm mn. ,_vM_twn MY.M umnao nGm .s nR .eu o-m w dam n rie v+t IVRR R.1a®M M YOY[ YR M1.W Y CPa1G0 11 LL6 if•iY 6 Ya Ca1bIM1 TO M RY6a'IER q Yp AgSI[f(N MqM KLam•G b YO M.R t1_f R/L Ilt4pf t[w uo .umT a• K.f /aR Gaits. K ow¢) wYium Ym IIv. rti a.w pain lw-woo M raxoao wruvr -u .mwtm® vau �[ Tsmy. M GQMYiI IyRY RKN M IMIO NR TL11L fGY. rT — 7 1\ j _ � ,III IIIIIIIII III _-r rrII 1I I I I I I I I I I _ -•!'- T, � �• ' 1 ' yj 1� , '1 al0a 1rJ16 j I.. unr uJ - _ � w.) _ ______________________ YIGNITY MAP 0 r - aooa wm.c rr..o, t LEGCND R r —•— T O PLANNING AND ZONNG GERTIFICATE Nr[CYp R TK MImR YO la.lr pYm R 1[ aR V IaR coos eaaum a +�.. — wr a• ,wa LAND USE STATISTICS nur •w.• m_ w ._ LEGAL DESCRIPTION v`r PROJECT NOTES 1. �Tn.tl�-M.wbw.b. w,/WYYb�M �• w` _W M � lb Mtb4 W SEVEN OAKS P,U,D, LOT *A Or TMC MARIRr AT MORSCTOOTM GOMIONS FINAL SITE PLAN ®RIPIEY A"OOAT119 mo-VP I -II �r w.nr.G rre ow.v Rfwr�1•• tavv a s_.r — • �+. i. eu_ m w 1 � Z J wY� Y - .0 110an a•o -f• u EXHIBIT B - 1995 EXHIBIT A - 1995 w PLAT.0, "k I'LANNED'tJNIT'.P.VrELOPMEiVT..'� DYING A REPL47' 0 F L or S AND -LOT, 4 OR THE MARKET AT 116RSETOO)"ll COMMONS ,P. SOUTHEAST QUARTER OF SECTION EY rowNsuip I NORTH. RANGE 69 WRS26 OF TRY SIXTH PRINCIPAL MERIDIAN, Zz. ary or roar couiNs, cdfimrr or wumcn. STATS or colOR"a aLYJQlN1IY..M_A2 SU.WWMT tK ORR AP. WWR CER,Ir mm w SURVEVO,[ 1 7 (W ".W.) I f ------------------ ___ -------- Z W Anomrcv x im fA LOT 30 LOT 3A 11Q Im �s vuNmw MM Zarxw ♦ae r ----------- ------------ --------- wro 6:4 SWE a cmowmq, r 7 H C� V �MtR) ---------------- ------------------------ Ig W7 NOR uw(N R'om) R 6. 1 T., 1. q_mh 1905 and staff to interact between the two buildings without having to cross a parking lot. In addition, placing the new building along Richmond Drive will create a small, inefficient play yard. (See Exhibit C) Colorado's childcare regulations prohibit intermingling of infant and toddler age groups. Each age group must have their own access to the playground. This limits the ability to place the playground to other than the rear of the building. A justification for this proposal relating to the Modification Criteria (Section 2.8.2(H)(2) is the limited flexibility in locating the building entrance on the site and is expressed by the following: • The relationship of building entrance to parking lot is a necessary function of the facility. The building entrance needs to be adjacent to the parking lot for convenient access. Side or rear -loaded parking is not desirable. • If the building is placed close to Richmond Drive, as shown in the attached Exhibit, the entrance still could relate to the parking lot, but the rear of the building would face Richmond Drive. This would look visually disruptive to the overall character of the neighborhood. • It is not practical to have another entrance to the building from Richmond Drive because security measures require parents to drop off and sign their children in at one location. In order to visually bring the new building closer to the public street and to maintain a strong pedestrian connection to the public street sidewalkthe project proposes to provide a covered entry at the building's main entrance oriented to Richmond Drive. A raised, enhanced crosswalk across the drive aisle connects the main entrance with the public sidewalk along Richmond Drive. As mentioned, a six-foot wide sidewalk will continue from the existing building to connect the two facilities. Another justification for this request per the Modification Criteria (Section 2.8.2(H) (1) is the proposed design benefits of this proposal including: • Consistent and logical internal vehicular circulation for visitors, employees and emergency service providers; • Reducing congestion by allowing traffic to exit parking areas at multiple locations. • Most visitors to child care centers arrive by vehicle, and anticipated foot traffic from the sidewalk adjacent to Richmond Drive is anticipated to be minimal. Furthermore, the motorist is made aware that the pedestrian is being prioritized because the crosswalk is raised, and special paving texture is used. Modification Request Seven Oaks Academy's Little Acorns Project Development Plan February 13, 2002 This request is for a modification to the "build -to" line requirements as outlined in the Fort Collins Land Use Code. The modification being requested is from section 3.5.3 (13)(2)(b), Relationship of Buildings to Streets, Walkways and Parking. This regulation reads that: "Build -to" lines based on a consistent relationship of buildings to the street sidewalk shall be established by development projects for new buildings ... in order to form visually continuous, pedestrian -oriented streetfronts with no vehicle use area between building faces and the street." and is further defined as: "Buildings shall be located no more than fifteen (15) feet from the right-of- way of adjoining street if the street is smaller than a full arterial or has on - street parking." The project proposes a new building on Lot 3B of the Seven Oaks Planned Unit Development Subdivision. Lots 3A and 3B were created in 1995 with the intention of building a day care center on Lot 3A and a future facility on Lot 3B. At the time of the approval for the Seven Oaks PUD In 1995, a future building and parking lot was shown dashed on Lot 3B. (See Exhibits A & B) The new building will house an infant and toddler child care center and is affiliated with Poudre School District's Early Head Start program. The playgrounds for both facilities will be combined with a 6' high perimeter fence enclosing the entire area and a 4' high fence separating the infants and toddlers from the other children. The 4' high fence allows adult supervision of both playgrounds. The existing parking lot will be expanded and the existing access drive will be shared. The existing 6' wide sidewalk will connect between the two buildings, creating a convenient opportunity for parents and staff. utilizing both facilities. Locating the new building in the same relationship from the street as the existing building is consistent and maintains a visual continuity along the Richmond Drive frontage. Keeping the building in this location also makes it possible for children .4 The proposed building will have similar architectural features and materials as the surrounding development. The pitched roof and residential scale building materials will be compatible with the residential development to the north of the site. ENV-3.3 concerning water conservation. The landscape and irrigation system designed for the P.D.P. utilize xeriscape principles including: Low to moderate water plants Effective use of soil amendments and mulch materials Limited turf area An efficient irrigation system Appropriate maintenance The Seven Oaks Academy's Little Acorns PDP complements the surrounding development already established in the Horsetooth Commons area. The project contributes to a unified development. Both the site plan and the architectural design of the building will complement the character of the surrounding area. Thank you for your consideration and willingness to review this project in an expediated process. Please call if you have questions and we look forward to seeing your comments. Sincerely, VF RIPLEY ASSOCIATES C�m Cathy Mathis Project Manager 3 R On the south side of the existing Seven Oaks building there is a play yard, which is enclosed by a 6-foot wood fence. A portion of the 6' fence will be removed and the play yard will be expanded to tie into Lot 3B. A new 6' high wrought iron fence will enclose the entire expanded play yard area. The new play area will include an outdoor classroom, seat walls, tricycle paths, 6' sidewalks, garden area, play equipment, a wood pedestrian bridge and large boulders. The 7 existing parking spaces and trash enclosure will be removed and 6 new parking spaces and a new trash enclosure will be built along the north side of the private drive. The trash enclosure will serve both buildings. The design objectives of the landscape plan are to screen parking areas, provide an attractive streetscape, and to provide deciduous and evergreen trees and shrub plantings to soften the architecture of the building. The play yard is landscaped with a combination of oak trees, evergreen trees and Honeylocust trees to provide shade and winter interest. A new detention pond will be constructed in the southeast portion of the site. The ownership of Lot 3B is Seven Oaks Academy's Little Acorns of West Fort Collins, Inc. A private landscape maintenance company will provide maintenance of all common open space areas. Following are -items, which address the Principles and Policies of the City Plan, as applicable to the Seven Oaks Academy's Little Acorns PDP Project. LU-1., LU-1.1 concerning a compact development pattern. The site is part of the Seven Oaks Planned Unit Development. The applicant's decision to build at this location demonstrates their commitment to compact development and thereby utilizing City infrastructure efficiently. T-15 T-1.19 T-5.13 T-5.2, T-5.3 concerning transportation issues. The surrounding existing land use pattern for this area supports effective transit by grouping many services in one central location. The Seven Oaks Academy's Little Acorns PDP supports alternative modes of transportation by establishing connections between public and private sidewalks, and by providing appropriate ramps and bicycle parking. The facility is also located near an existing transit stop located on Horsetooth Road. CAD-3.2 concerning compatibility with surrounding development. 2 December 21, 2001 Ted Shepard Current Planning Department City of Fort Collins 281 North College Avenue Fort Collins, CO 80521 RE: Planning Objectives for Seven Oaks Academy's Little Acorns PDP Dear Ted, VF RIPLEY ASSOCIATES INC. Landscape .Architecture l'rhan Design illannino '01 WC 11> lountain Alenue Suite -'01 Pon Cnllin'. CO S01-7b01 PHONE t9701 2'_1-5S'_S FAX 1),01 _34-1NO The applicant, Larry Neal, is proposing to build a new facility located at 3507 Richmond Drive. The building will be one-story, contains 5,929 sq. ft. and will house an infant and toddler day care center. This facility will also be affiliated with the Poudre School District's Early Head Start Program. The site area contains approximately 1.117 acres. The project is bordered by Richmond Drive on the north and private drives on the south and east. The existing Seven Oaks Academy building is to the west. The project is surrounded by existing development, including Schrader's Country Store, Associates in Family Medicine, Choice Travel and Cruise Agency and Horsetooth Commons residential. This project was originally platted in 1995 as Seven Oaks PUD, after which the existing Seven Oaks building was built on Lot 3A. This new building will be located on Lot 3B. Construction is anticipated to begin in the spring of 2002 and completed by fall 2002. The existing parking lot will be expanded to Lot 3B and both will share the existing curb cut off of Richmond Drive. A new curb cut on the private drive to the east of the building will provide a second point of access. Parking for 30 cars is provided in the new parking lot. There is an existing detached sidewalk located along Richmond Drive. A raised, scored concrete crosswalk is planned where the pedestrian has to cross the drive aisle to get to the public street. Parking for 6 bicycles is provided in the island northeast of the main entrance. The proposed building will contain facilities for infants and toddlers, ranging in age from newborns up to 18 months. An enclosed outdoor play yard is located on the south side of the building. The architecture is contemporary, with a combination of lap siding, brick veneer, wood trim and pre -cast concrete. Gable roof elements are located on each side of the building to break up the roof lines. ID 3 u T r � T r= T T T O IT T � to le a Is s M s I w r • Is D s N � FRONT E`EJAT,ON REAR ELEVATION A { a D ID yy 10 y t !! ,e s s e e 9 LEfT ELEVATION R161,T ELEVATION 4 . CIO M.M �\ '. DI Du an rn,n �wxn..)x.. W MIIQCM MYVM� wrueuaw y vWP .-� �W �3 N9I Y)l DO.M k• F _' z e rnrls� z .i N. N W !th Ell SY � �,Y �}.Q_.�i-•_ems,_ i +�' r .F r-.aT ; _f' _._- �--s � , T Il11'mF4V10)IIO W<.IC)IM WVpYW }f� .)MLLV.i.W�.®10 _ _ � I )r)w b,d� ®� a�xra ).ws rnml xr�w.c. awer,na /D a Tt'TiU ENTRY — _ - _.— — rr+� )Y.reL. e)Dt0 PARAPET DETAIL b vf•ro Nq I.hYTNN.9FORMFR - EVIBnNG VNWNG.V" I E srmc J ' A ix H EWL 6TRNiNNCL0.5U i / TO BE REAq!® ._ Cv1ROEN PLOTB- � E WT BFF- PRIVACvFEM£ . MUV� (OMBM nMBEAB TO PEMNN) - BFOOTM vRIVN: E . TORE--- ' a>daTlRo ewvRTEowNE 'r .�^` Nave. oRBrucEaumnv EM9ENY PLANT LEGEND rFAIRI nVlt3 wr,�wr w rw .�wwurw�.n r�.rl.�wra vMw.a�/w W. earn. e wwrm.+•rr� «~ir.�r�ry'rir.rawe.urw 'in V>P.e+.sww. � wn.�err.rwwwia..a.raarw.r � sew n�W wie�u..�isr.Mrw ^�T�� wrwws �reerrnes� LEGEND .r ..._. SEVEN OAKS ACADEMY'S LITTLE ACORNS FORT COLLINS COLORADO uee u.. el.nmeF e Cee.4ueUan ee.Nmen�. ECALE; 1•.p F<(<t le CIN LOF�emce el.0 - . NORSETOOTH COMMONS P.D.D. _ _. TRACT B — _-- —_ L 1 raMe — — _ - - --- KINGBTON WOODS P _ — RICHMOND DRIVE SECOND FILING 402 DWAC -J- ---- =----y - --- _ ---r — Y R DIRECTOR OF PLANNING 41 / ® qI RiDFOBED LEGEND C _I A l ;— r � ,w.nwa IlY! fM.,LY.IEDICYrE ' ' E%,STING � � `� DeTERTKw wNo p LEGAL DESCRIPTION 4NDICETUA W � I - SEVEN OAKS ACADEMY'S LITTLE ACORNS FORT COU NS COLORADO not.0 N a.91Uneumeg1E:,•.�D Wlrr b Cl.0 n,:nNefy Plm.. No Text Seven Oaks Academy PUD at The Market at Horsetooth Commons, Lot 3A- Amended Preliminary, #96-810 September 26, 1994 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: R-P; Existing Commercial (Choice Travel, Grease Monkey) S: R-P; Vacant (Lots 4 and 5 The Market at Horsetooth Commons) E: R-P; Existing Commercial (Schrader Country Store/Conoco) W: R-P; Existing Residential (Kingston Woods P.U.D.) The Market at Horsetooth Commons was first planned as Williamsburg P.U.D., consisting of 15.54 acres, and approved in 1982. Numerous master plans and revised preliminary P.U.D.'s have occurred. The following actions represent the significant approvals: A. June 1987: Final P.U.D. for Circle K Convenience Store. This preceded the adoption of the Neighborhood Convenience Shopping Center - Point Chart J. (Converted to Conoco.) B. August 1987: Amended Master Plan. C. November 1987: Final P.U.D. for Grease Monkey. D. May 1990: Center approved as a Neighborhood Convenience Shopping Center on 5.31 acres. E. July 1990: Final P.U.D. on Lot 2 for Auto Specialty Retail and Office Building. (Converted to Choice Travel, office building not constructed yet.) F. August 1992: Amended Master Plan and Final P.U.D. on Tract C (2.46 acres) to convert multi -family into single family for Kingston Woods P.U.D., 2nd Filing. 2. Land Use: A. Overall Development Plan The Amended Horsetooth Commons Master Plan of 1987 designated the 5.31 acres bounded by Shield$ Street, Horsetooth Road, and Richmond Drive (Tract D, Lots 1 through 5) as "Commercial." This geographic area coincides with designation of Neighborhood Convenience Shopping Center (May, 1990). An early child development center and daycare is considered "commercial" and, therefore, in compliance with the approved Amended Overall Development Plan. Seven Oaks Academy's Little Acorns P.D.P., #48-01 March 21, 2002 P & Z Meeting Page 9 RECOMMENDATION: Staff recommends granting the Request for Modification of Standard to Section 3.5.3(B)(2)(b). 2. Staff recommends approval of Seven Oaks Academy's Little Acorns P.D.P., #48-01. Seven Oaks Academy's Little Acorns P.D.P., #48-01 March 21, 2002 P & Z Meeting Page 8 5. Finding of Fact/Conclusion: In evaluating the request for Seven Oak Academy's Little Acorns P.D.P., Staff makes the following findings of fact: A. The land use, childhood care facility, is permitted in the N-C zone as an Administrative Review. B. The P.D.P. complies with the Land Use and Development Standards of the N-C zone. C. The P.D.P. complies with the applicable General Development Standards. 6. Findings on the Request for Modification of Standard: In compliance with the code provision that separate findings be made with respect to the Request for Modification of Standard, the following is provided: A. The proposed building layout, being 75 feet from the right-of-way of Richmond Drive, accomplishes the purpose of the standard. The P.D.P. contributes to an urban environment that is built to human scale. The covered building entrance that faces Richmond Drive and the raised walkway across the parking lot connecting to the public sidewalk encourage an attractive street front and prioritizes the pedestrian. B. The proposed building layout reinforces the established relationship between the existing building and Richmond Drive. To comply with the standard would deviate from this relationship and appear awkward. C. The proposed building layout offers opportunities for shared resources and a level of customer convenience that is better than would a plan that complies with the standard. D. The granting of the Modification would not be detrimental to the public good. Seven Oaks Academy's Little Acorns P.D.P., #48-01 March 21, 2002 P & Z Meeting Page 7 of these positive attributes would be possible by meeting the standard. In summary, the proposed layout is both safer and more efficient than a layout that would meet the standard. • A raised, ten -foot wide, concrete walkway is provided to connect the building entrance to the public sidewalk on Richmond Drive. This walkway will act as a traffic -calming device and prioritize pedestrians gaining access to the building via the public sidewalk system. D. Staff Evaluation Staff has evaluated the Request for Modification of Standard and makes the following findings. These findings are provided in compliance with Section 2.8.2(H), which states: "Any )finding made under Section 2.8.2(H)(1) shall be supported by specific findings showing how the plan, as submitted, meets the requirements and criteria of said paragraph (H)(1)." The proposed building layout, being 75 feet from the right-of-way of Richmond Drive, accomplishes the purpose of the standard. The P.D.P. contributes to an urban environment that is built to human scale. The covered building entrance that faces Richmond Drive and the raised walkway across the parking lot connecting to the public sidewalk encourage an attractive street front and prioritizes the pedestrian. 2. The proposed building layout reinforces the established relationship between the existing building and Richmond Drive. To comply with the standard would deviate from this relationship and appear awkward. 3. The proposed building layout offers opportunities for shared resources and a level of customer convenience that is better than would a plan that complies with the standard. 4. The granting of the Modification would not be detrimental to the public good. Seven Oaks Academy's Little Acorns P.D.P., #48-01 March 21, 2002 P & Z Meeting Page 6 better than would a plan, which complies with the standard for which a Modification is requested. The purpose of the standard is found in Section 3.5.3(A): "These standards are intended to promote the design of an urban environment that is built to human scale to encourage attractive street fronts and other connecting walkways that accommodate pedestrians as the first priority while also accommodating vehicular movement." C. Applicant's Explanation The applicant has provided a written explanation, including Exhibit C, which illustrates a plan complying with the standard, and makes the following points: • The governing plat indicates two platted lots with platted building envelopes for both Buildings 3A and 36, as well as a platted sight distance easement and utility, access and drainage easements. The P.D.P., therefore, represents the completion of a phasing plan that was approved in 1994 by proposing a development plan that respects all platted building envelopes and easements. • The proposed building layout respects the established relationship between buildings and Richmond Drive called for in the standard. To locate the proposed building in compliance with the standard would, in fact, create a discontinuity in this relationship. • The proposed layout is a better plan. It provides for a larger joint outdoor play area between buildings. It allows for joint supervision of the outdoor play area among staff from both buildings. It allows for joint parking for parents using both buildings. It allows for a direct connecting walkway between buildings without having to cross a drive aisle. For a land use that relies on parents checking in at the front desk, the proposed layout is the most convenient for the customer. (In other words, rear or side -loading the parking lot is not desirable for this population.) None Seven Oaks Academy's Little Acorns P.D.P., #48-01 March 21, 2002 P & Z Meeting Page 5 K. Section 3.5.3(C)(D) — Variation in Massing and Character and Image The building is residential in character. The roof is pitched, facades are articulated, and there are windows on all four sides. With a brick wainscot, lap siding and shingled roof, there is an obvious base, middle and top. L. Section 3.8.4 — Child Care Center Regulations There is approximately 7,720 square feet of outdoor play area, which would allow a capacity of 169 children. This exceeds the anticipated capacity of 48 children. The perimeter fencing is six feet wrought iron. The parking lot acts as the required "offstreet vehicular bay or driveway" since Richmond Drive is a collector street. 4. Request for Modification of Standard 3.5.3(B)(2)(b): A. Description of the Modification The Request for Modification of Standard pertains to the following: "Buildings shall be located no more than 15 feet from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on - street parking." Richmond Drive is a collector street that allows on -street parking. Instead of being 15 feet behind the right-of-way, the proposed building is set back from Richmond by 75 feet. B. Applicant's Justification The applicant is justifying the request based on the following criteria found in Section 2.8.2(H)(1) (H) The granting of the Modification would not be detrimental to the public good; (1) The plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or Seven Oaks Academy's Little Acorns P.D.P., #48-01 March 21, 2002 P & Z Meeting Page 4 E. Section 3.2.1(L) — Visual Clearance or Sight Distance Triangle In addition to the existing gas line, there is an existing sight distance easement located along Richmond Drive between the sidewalk and the parking lot. Fences, trees and shrubs comply with the requirements of this easement accordingly. F. Section 3.2.2(B) — Access Circulation and Parking Richmond Drive is an existing collector street. The private access drive on the east and south of the parcel is also existing. The parking lot access drive ties directly into the existing parking lot for Seven Oaks Academy. Parking will be shared among users of both the existing and proposed facilities. The sidewalk in front of the proposed building also ties directly into the existing walkway. A new sidewalk will connect the building entrance to Richmond Drive. This walk crosses the parking lot so it will be ten feet wide and enhanced. G. Section 3.2.2(C)(1)(5) — Safety Considerations As mentioned, the connecting walkway between building entrance and Richmond Drive will be ten feet wide, raised, and constructed out of patterned concrete. This design will act as a traffic -calming device and clearly delineate the pedestrian area. H. Section 3.2.2(K)(1) — Parking Lots — Required Number of Spaces The minimum required number of spaces is two for every three employees. There will be 21 employees requiring a minimum of 14 spaces. Since 27 spaces are provided, the standard is exceeded. Section 3.5.1(C)(E)(F) — Building Project and Compatibility The new building will closely resemble the existing Seven Oaks Academy in terms of height, scale, roof form, building materials, and building color thus achieving a high level of compatibility. J. Section 3.5.3(B) — Relationship of Buildings to Streets, Walkways and Parking See Request for Modification. Seven Oaks Academy's Little Acorns P.D.P., #48-01 March 21, 2002 P & Z Meeting Page 3 • integrated street/sidewalk system building siting/character • site design • central feature/gathering place integration with transit stops. As mentioned, this particular Neighborhood Center began developing prior to adoption of the Land Use Code. The street pattern, both public and private, is established. The proposed building siting and character is consistent with the street relationship established by the existing Seven Oaks Academy along Richmond Drive. The central feature or gathering place is provided by the existing convenience store. There is a sidewalk connecting to Horsetooth Road serving the existing transit stop. 3. Compliance with General Development Standards: A. Section 3.2.1(C)(D) — Landscaping and Tree Protection The P.D.P. provides full tree stocking and foundation shrubs around the north and east sides of the structure. In addition, trees and shrubs are provided within the enclosed outdoor play area. Street trees are provided along Richmond. B. Section 3.2. 1 (E)(4) (a) — Parking Lot Perimeter Landscaping A continuous row of shrubs is planted between the parking lot and Richmond Drive. This will match the planing treatment in front of the existing Seven Oaks Academy. C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping The parking lot exceeds 6% interior landscaping in the form of islands which exceeds the required minimum for lots with less than 100 spaces. D. Section 3.2.1(K) — Utilities An existing gas line is located in the parkway strip between Richmond Drive and the parking lot. This is not a standard underground installation and Excel Energy requires four feet of separation between trees and their gas line. Therefore, trees are kept four feet away from this existing line. Seven Oaks Academy's Little Acorns P.D.P., #48-01 March 21, 2002 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: N-C; Existing Residential and Grease Monkey S: N-C; Existing Convenience Store with Fuel Sales E: N-C; Existing Travel Agency W: N-C; Existing Seven Oaks ChildCare Facility The Market at Horsetooth Commons was first planned as Williamsburg P.U.D., consisting of a mix of residential and commercial land uses on 15.54 acres, approved in 1982. Between 1982 and 1997, numerous master plans, revised preliminary P.U.D.'s, and final plans were approved. In 1997, under the City Plan rezoning, the parcel was rezoned to Neighborhood Center. The two most recent approvals, Seven Oaks Academy and Associates in Family Medicine, were approved under the L.D.G.S. but fulfill the vision of a well -designed Neighborhood Center in close proximity to a housing. In November of 1994, Seven Oaks P.U.D. was approved. This P.U.D. and subdivision created two lots. Lot 3A is the existing Seven Oaks Academy. Lot 313 was left vacant and is the site of the subject P.D.P. The present request is being designed in conjunction with the existing "sister operation," to the extent of sharing the parking lot and outdoor play area. 2. Compliance with Neighborhood Center Zone District: A. Land Use Childcare centers are permitted in the N-C zone as an Administrative Review. The reason the P.D.P. is being forwarded to the Planning and Zoning Board is due to the Request for Modification. B. Development Standards There are five elements of design required of development in a Neighborhood Center. These are: ITEM NO. 3 MEETING DATE 1 / 21 / n2 STAFF Ted Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Seven Oaks Academy's Little Acorns P.D.P., #48-01 APPLICANT: Seven Oaks Academy C/o V-F Ripley Associates 401 West Mountain Avenue Fort Collins, CO 80521 OWNER: Seven Oaks Academy 4835 Eagle Lake Drive Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request for an early childhood care facility consisting of a one-story, 6,000 square foot building on 1.3 acres. The site also includes an enclosed outdoor play area. The parcel is located on Richmond Drive within The Market at Horsetooth Commons Neighborhood Center generally located at the northwest corner of Horsetooth Road and Shields Street. The request includes a Modification of Standard. The site is zoned N-C, Neighborhood Center. RECOMMENDATION: Approval of the Modification of Standard Approval of the P.D.P. EXECUTIVE SUMMARY: The land use, childhood care facility, is permitted in the N-C zone as an Administrative Review. The P.D.P. complies with the Land Use and Development Standards of the N-C zone. The P.D.P. complies with the applicable General Development Standards. The Request for Modification of Standard to Section 3.5.3(8)(2)(b) has been evaluated and recommended for approval by Staff. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT