HomeMy WebLinkAboutYOUNG PEOPLES LEARNING CENTER - PDP W/ADDITION OF PERMITTED USE - PDP140012 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSYoung Peoples Learning Center PDP with Addition of a Permitted Use, PDP#140012
Planning & Zoning Hearing Date, 04/9/2015
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RECOMMENDATION:
Staff recommends approval of Young Peoples Learning Center PDP with Addition of a
Permitted Use, PDP #140012, subject to three Conditions:
The professional offices shall primarily serve families and children
currently enrolled at Young Peoples Learning Center, with no more than
40 percent of weekly appointments occurring for external clients/patients.
2. The number of staff and professional office tenants combined shall not
exceed 12 persons at any point in a day.
3. The professional office use shall be limited to hours of operation between
8:00 a.m. and 5:00 p.m.
ATTACHMENTS:
1. Statement of Planning Objectives
2. Combined Site and Landscape Plan
3. Building Elevations
4. Building Floor Plans
5. Request for Modification of Standard
6. Building Color Sample
7. Neighborhood Meeting Notes & Additional Public Comments
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Two neighborhood meetings were held for the proposed project: the first on July 15,
2014 and the second on August 25, 2014. The first meeting had six attendees; five
people attended the second neighborhood meeting. Attendees spoke both in support of
and in opposition to the project. Concerns were expressed related to: the addition of a
new commercial use into the neighborhood, existing parking issues, the potential
increase in parking demand, visibility related to Young Peoples Learning Center's vans
parked in the street, the number of clients that would be served by the new medical
offices, and the overall intensity of the new use. Support was expressed for maintaining
the child care center within the neighborhood, as it directly serves neighborhood
residents, and support for an increased range of support services provided by the
professional office use. Additional public comments were received throughout the
review process. Detailed summaries of both neighborhood meetings and all additional
public comments are included in Attachment 7.
7. Findings of Fact/Conclusion
In evaluating the request for the Young Peoples Learning Center PDP with APU, Staff
makes the following findings of fact:
• The PDP complies with the process located in Division 2.2 - Common
Development Review Procedures for Development Applications of Article 2 -
Administration.
• The PDP complies with the applicable requirements in Section 1.3.4 -
Addition of Permitted Uses.
• The Modification of Standard to Section 3.2.2(K)(1)(h) that is proposed with
this PDP meets the applicable requirements of Section 2.8.2(H), in that the
granting of the Modification would not be detrimental to the public good and
the plan will not diverge from the standards except in a nominal and
inconsequential way.
• The PDP complies with relevant standards located in Division 4.8,
Neighborhood Conservation Medium Density District (NCM) of Article 4 -
Districts.
• The PDP complies with relevant standards located in Division 4.9,
Neighborhood Conservation Buffer District (NCB) of Article 4 - Districts.
• The PDP complies with relevant standards located in Article 3 - General
Development Standards, provided that the Modification of Standard to
Section 3.2.2(K)(1)(h) is approved.
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• In compliance with Section 3.4.7(D)(1), the proposal seeks to upgrade
the existing building while including historic details. The Applicant met
with a local architect through the Historic Preservation departments'
Design Assistance Program. Based on the recommendations from the
architect, a number of changes were made to the proposed building
design. The building will be painted in a more neutral shade of blue to
better reflect the colors found in the surrounding neighborhood (see
Attachment 6). Additional door and window trim, as well as new porch
and entry elements, will better reflect the surrounding historic
character. Existing wall and roofing materials will be upgraded to
provide energy efficiency improvements.
D. Division 3.5 — Building Standards
1) 3.5.1 Building and Project Compatibility
• The proposed building addition utilizes similar rooflines, trim, and entry
features to those in the surrounding area. The proposed building
design has been improved based on suggestions from a local architect
(through the Design Assistance Program).
• The buildings on both side of the site are two stories in height, as is
proposed for this site. The existing building has approximately twice as
much street frontage as many of the nearby single-family residences,
which is mitigated by the use of multiple entry features and facade
articulation in the building.
• Windows and doors are limited on the east and west sides of the
building to protect the privacy of the adjacent houses.
• The proposed building materials (stucco and composite room shingles)
can found on other buildings in the immediate area. Additional window
and door trim will provide a break in color and materials and add visual
interest. The proposed building color is more similar to colors found in
the surrounding neighborhood than the existing building color (See
Attachment 6).
E. Section 3.8.4 — Child Care Center Regulations
• The development proposal exceeds the standards for outdoor play
areas specified in Section 3.8.4.
6. Neighborhood Meetings
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• A total of 20 covered bicycle parking spaces will be provided on -site,
all of which will be located near the building entrance. This exceeds the
requirements for child care centers (minimum of 4 spaces).
• Six vehicle parking spaces would be required to serve the child care
use. However, the applicant requests a modification to the standard in
Section 3.2.2(K) for off-street vehicle parking spaces, as previously
described in this staff report.
• There is no minimum parking requirement for the professional office
use. Note that this project was submitted for review prior to the recent
adoption of new non-residential parking standards.
3) 3.2.5 Trash and Recycling Enclosures:
• A new trash and recycling enclosure is proposed on the southern (rear)
end of the site, which meets the size, design, and accessibility
standards specified in Section 3.2.5.
B. Division 3.3 — Engineering Standards
1) 3.3.2(D)(6) Streets, Alleys and Paths:
• The existing alley at the rear of the site is currently unpaved. The
Applicant will provide a commitment to pay their share of the paving of
the alley at such a time that full paving is planned by the City or
another development.
C. Division 3.4 — Environmental, Natural Area. Recreational and Cultural Resource
Protection Standards
1) 3.4.7 Historic and Cultural Resources:
While the Young Peoples Learning Center building was determined to be
ineligible for historic designation, the site is located within the Laurel School
National Register Historic District.
• Section 3.4.7(B) specifies that the development plan shall be
compatible with the historic character of adjacent properties and district
as a whole. By preserving the existing building, the development
proposal seeks to retain features that could contribute to the
surrounding historic district, such as the gambrel (barn -style) roof of
the original building.
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NCB district, subject to Planning and Zoning Board review. However,
professional offices are not a permitted use in the NCM district, so the Addition of
Permitted Use is required per Section 1.3.4.
C. Section 4.8(D) and 4.9(D)— Land Use Standards
The proposed building addition complies with Section 4.8(D)(2), 4.8(D)(3), and
4.9(D)(5), which specify that the allowable floor area for uses other than single-
family dwellings shall not exceed 40 percent of the lot area and 33 percent of the
rear half of the lot.
D. Section 4.8(E) and 4.9(D)(6) — Dimensional Standards
The proposed PDP complies with all minimum lot width, setback, and building
height standards specified in Sections 4.8(E) and 4.9(D)(6).
E. Section 4.8(F) and 4.9(E) — Development Standards
The proposed building addition complies with the requirements in Sections
4.8(F)(1) and 4.9(E)(1) — Building Design, including the provision of Front and
Side Fagade Character features. The front of the building features a covered
porch, and the sides of the building do not exceed 40 feet in width. In addition,
the proposal satisfies the requirements of Sections 4.8(F) and 4.9(E) — Bulk and
Massing and Section 4.9(E)(4) — Landscape/Hardscape Material.
5. Compliance with Article 3 of the Land Use Code — General
Development Standards:
The project complies with all applicable General Development Standards; with the
following relevant comments provided:
A. Division 3.2 — Site Planning and Design Standards
1) 3.2.1 Landscaping and Tree Protection:
• The site currently meets the standards for tree planting, tree protection,
and landscaping. A number of mature trees exist on the site, including
street trees along the building's frontage, and no additional trees are
proposed. No trees will be removed during the construction of the
building addition.
2) 3.2.2 Access, Circulation and Parking:
0 Sidewalk connections already exist on -site.
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Staff finds that the modification to the parking standard is nominal and
inconsequential when considered from the perspective of the entire
development plan because there have been no documented problems related
to parking availability since the property began operating as a child care
center. Based on the Applicant's informal parking study and staff's site
assessments, it appears that on -street parking is consistently available near
the center. The existing loading zone in front of the center will continue to
mitigate the impacts of child pick-up and drop-off activities. Any additional
traffic generated by the development proposal could be potentially attributed
to the new professional office use, which does not trigger additional parking
requirements, so the impact of not providing the required child care center
parking would be nominal and inconsequential. To ensure that parking
demands from the office use are adequately managed over the long-term, the
staff is recommending three conditions of approval related to the office use.
The plan continues to advance the purposes of the Land Use Code as
contained in Section 1.2.2 including:
• 1.2.2 (J) improving the design, quality and character of new
development.
• 1.2.2 (M) ensuring that development proposals are sensitive to the
character of existing neighborhoods.
4. Compliance with Article 4 of the Land Use Code — Neighborhood
Conservation Medium Density MCM) and Neighborhood Conservation
Buffer (NCB):
The project complies with all applicable Article 4 standards as follows:
A. Section 4.8(A) and 4.9(A) — Purpose
The continuation of child care and proposed office use (in support of the child
care business) is consistent with the purpose of the Neighborhood Conservation
Medium Density (NCM) District, as it remains similar in character to the
predominantly single-family and low- to medium -density multi -family housing in
the area. The existing and proposed uses provide a transition between the
residential area to the east and the higher intensity commercial area along
College Avenue to the west.
B. Section 4.8(B)(3)(c) and 4.9(B)(3)(c)— Permitted Uses
The existing and proposed land uses are consistent with the permitted uses in
the NCB District. The proposed professional office use is a Type Two use in the
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Applicant's Justification for Criterion 2:
• The City of Fort Collins has a specific community need for high -quality
child care space. Providing a large playground area supports the
provision of high -quality care. Providing the required amount of off-street
parking on the site would require the elimination of at least 30 percent of
the existing playground area.
• City policies and reports specify that the provision of high -quality child
care is a priority for the community, particularly within neighborhoods and
near employment centers.
Applicant's Justification for Criterion 4:
• The property has been continuously used as a child care center without
off-street parking since 1962.
• There have been no documented complaints to the City's Parking
Services department regarding parking availability near the site.
• Young Peoples Learning Center has rarely experienced a need for parking
beyond the block in which it is located. The Applicant has conducted an
informal parking study that demonstrates that parking is generally
available near the child care center at all times of the day.
• Approximately six parking spaces in front of the child care center are
currently marked as a Loading Zone, which is used for child pick-up, drop-
off, and the center's operations.
• Due to the unique circumstances of the site, the impact to the
neighborhood of not providing off-street parking will be minimal.
Staff Finding:
Staff finds that the request for a Modification of Standard to Section
3.2.2(K)(1)(h) is justified by the applicable standards in 2.8.2(H)(4).
A. The granting of the Modification would not be detrimental to the public good
and;
B. The project design satisfies Criterion 4 (2.8.2(H)(4): The plan as submitted
will not diverge from the standards of the Land Use Code that are authorized
by this Division to be modified except in a nominal, inconsequential way when
considered from the perspective of the entire development plan, and will
continue to advance the purposes of the Land Use Code as contained in
Section 1.2.2.
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Land Use Code Modification Criteria:
'The decision maker may grant a modification of standards only if it finds that the
granting of the modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for
which the modification is requested equally well or better than would a plan which
complies with the standard for which a modification is requested, or
(2) the granting of a modification from the strict application of any standard
would, without impairing the intent and purpose of this Land Use Code,
substantially alleviate an existing, defined and described problem of city-wide
concern or would result in a substantial benefit to the city by reason of the fact
that the proposed project would substantially address an important community
need specifically and expressly defined and described in the city's
Comprehensive Plan or in an adopted policy, ordinance or resolution of the City
Council, and the strict application of such a standard would render the project
practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited to,
physical conditions such as exceptional narrowness, shallowness or topography,
or physical conditions which hinder the owner's ability to install a solar energy
system, the strict application of the standard sought to be modified would result
in unusual and exceptional practical difficulties, or exceptional or undue hardship
upon the owner of such property, provided that such difficulties or hardship are
not caused by the act or omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the Land Use
Code that are authorized by this Division to be modified except in a nominal,
inconsequential way when considered from the perspective of the entire
development plan, and will continue to advance the purposes of the Land Use
Code as contained in Section 1.2.2.
Any finding made under subparagraph (1), (2), (3) or (4) above shall be
supported by specific findings showing how the plan, as submitted, meets the
requirements and criteria of said subparagraph (1), (2), (3) or (4).
Summary of Applicant's Justification:
The Applicant requests that the modification be approved and provides the
following justification based upon Criterion 2 (addresses important community
need) and Criterion 4 (diverges in a nominal or inconsequential Way):
Young Peoples Learning Center PDP with Addition of a Permitted Use, PDP#140012
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3. The professional office use shall be limited to hours of operation between
8:00 a.m. and 5:00 p.m.
3. Compliance with Section 2.8.2(H) of the Land Use Code — Modification of
Standards:
Modification Description:
The Applicant requests a Modification to Section 3.2.2(K)(1)(h) — Schools, Places
of Worship or Assembly and Child Care Centers (off-street parking requirements)
to eliminate the need to provide the off-street parking spaces required for a child
care center.
Land Use Code Standard Proposed to be Modified (areas underlined for
emphasis):
LUC 3.2.2(K)(1):
(h) Schools, Places of Worship or Assembly and Child Care Centers:
For each school, place of worship or assembly and child care center, there shall
be one (1) parking space per four (4) seats in the auditorium or place of worship
or assembly, or two (2) parking spaces per three (3) employees, or one 0
parking space per one thousand (1,000) square feet of floor area, whichever
requires the greatest number of parking spaces. In the event that a school, place
of worship or assembly, or child care center is located adjacent to uses such as
retail, office, employment or industrial uses, and the mix of uses creates
staggered peak periods of parking demand, and the adjacent landowners have
entered into a shared parking agreement, then the maximum number of parking
spaces allowed for a place of worship or assembly shall be one (1) parking space
per four (4) seats in the auditorium or place of worship or assembly, and the
maximum number of parking spaces allowed for a school or child care center
shall be three (3) spaces per one thousand (1,000) square feet of floor area.
When staggered peak periods of parking demand do not exist with adjacent uses
such as retail, office, employment or industrial uses, then the maximum number
of parking spaces allowed for a place of worship or assembly shall be one (1)
parking space per three (3) seats in the auditorium or place of worship or
assembly, and the maximum number of parking spaces allowed for a school or
child care center shall be four (4) spaces per one thousand (1,000) square feet of
floor area.
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A. Section 1.3.4(A) —Purpose
The proposed inclusion of professional offices within the existing child care
center does not comply with the permitted uses of the Neighborhood
Conservation Medium Density (NCM) district, so the Addition of a Permitted Use
would be required. The proposed professional office use represents an emerging
trend in child care provision, where therapy services are provided to children on -
site, that is unforeseen in the Land Use Code.
B. Section 1.3.4(B) —Applicability
The proposed Addition of a Permitted Use is applicable under Section
1.3.4(B)(2), based on the unique attributes of this particular site and development
plan.
C. Section 1.3.4(C) — Required Findings
The proposed Addition of a Permitted Use (professional office) conforms to the
conditions of Section 1.3.4(C). Because the property straddles two zone districts
(NCM and NCB), it serves as a transition between the two districts. Professional
offices are permitted in the NCB district. The proposed use would support the
existing child care business, rather than standing alone as a separate use.
Because it would be similar in nature and intensity to the existing child care
center, it would generally be compatible with the other permitted uses in the zone
district. The proposed use is not expected to generate substantially greater
adverse impacts on the neighborhood than are already created by the child care
center.
Two neighborhood meetings have been held regarding the PDP and Addition of
a Permitted Use, as described in section 5 below.
D. Section 1.3.4(F) — Conditions
In order to ensure consistency with the purpose of the NCM zone district and
compatibility of the proposed professional office use with the surrounding
neighborhood, staff recommends the following conditions:
The professional offices shall primarily serve families and children
currently enrolled at Young Peoples Learning Center, with no more than
40 percent of weekly appointments occurring for external clients/patients.
2. The number of staff and professional office tenants combined shall not
exceed 12 persons at any point in a day.
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COMMENTS:
1. Background:
The subject property is part of the original Fort Collins town site, as shown on the 1873
Map of the Town of Fort Collins. The existing building on the site was constructed as a
residence in 1898, with various remodels and additions over time. The property was
converted to a child care center in the 1960s, and has been continuously used as a
child care center. The building is located on two parcels, each approximately 7000
square feet in size. The eastern lot is located in the Neighborhood Conservation
Medium Density (NCM) district, while the western lot is located in the Neighborhood
Conservation Buffer (NCB) district.
The property is located within the Laurel School National Register Historic District
(established in 1980), though the existing building has been determined ineligible for
historic designation. The property is also located within the plan area for the Eastside
Neighborhood Plan, adopted in 1986.
The surrounding zoning and land uses are as follows:
Direction
Zone District
Existing Land Uses/Owners
Neighborhood Conservation
Fraternity (Phi Delta Theta)
North
Medium Density (NCM)
Neighborhood Conservation
Single-family residence (Donna and Victor
Buffer (NCB)
Van Wyhe)
Neighborhood Conservation
Single-family residence (Darrell and James
Medium Density (NCM)
Call)
South
Neighborhood Conservation
Single-family residence (Gene and Kathy
Buffer (NCB)
Watkinson)
East
Neighborhood Conservation
Single-family residence (Janet Scott)
Medium Density (NCM)
West
Neighborhood Conservation
Single-family residence (John Miller)
Buffer (NCB)
2. Compliance with Section 1.3.4 of the Land Use Code — Addition of
Permitted Uses:
The project complies with the requirements of Section 1.3.4 — Addition of Permitted
Uses as follows:
Young Peoples Learning Center PDP with Addition of a Permitted Use, PDP#140012
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209 E. Plum - 1 inch = 176 feet ;
Young Peoples Learning Center Expansion 1`
Young Peoples Learning Center PDP with Addition of a Permitted Use, PDP#140012
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EXECUTIVE SUMMARY:
The Young Peoples Learning Center PDP with APU complies with the applicable
requirements of the City of Fort Collins Land Use Code (LUC), more specifically:
• The PDP complies with the process located in Division 2.2 — Common
Development Review Procedures for Development Applications of Article 2 —
Administration.
• The PDP complies with the applicable requirements in Section 1.3.4 —
Addition of Permitted Uses.
• The Modification of Standard to Section 3.2.2(K)(1)(h) that is proposed with
this PDP meets the applicable requirements of Section 2.8.2(H), in that the
granting of the Modification would not be detrimental to the public good and
the plan will not diverge from the standards except in a nominal and
inconsequential way.
• The PDP complies with relevant standards located in Division 4.8,
Neighborhood Conservation Medium Density District (NCM) of Article 4 —
Districts.
• The PDP complies with relevant standards located in Division 4.9,
Neighborhood Conservation Buffer District (NCB) of Article 4 — Districts.
• The PDP complies with relevant standards located in Article 3 — General
Development Standards, provided that the Modification of Standard to
Section 3.2.2(K)(1)(h) is approved.
City of
F�r't Collins
ITEM NO 2
MEETING DATE April 9, 2015
STAFF Everette
PLANNING & ZONING BOARD
PROJECT: Young Peoples Learning Center PDP with Addition of Permitted
Use, PDP #140012
APPLICANT: Heather Griffith
Young Peoples Learning Center
209 East Plum Street
Fort Collins, CO 80524
OWNER: Dennis & Janice Griffith
4217 Braidwood Drive
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request for approval of a Project Development Plan (PDP) with Addition of a
Permitted Use (APU) for the expansion of the Young Peoples Learning Center. The
project is located at 209 E. Plum St., Fort Collins, CO 80524. The property is split over
two zone districts — the Neighborhood Conservation Medium Density (NCM) district on
the eastern lot and the Neighborhood Conservation Buffer (NCB) district on the western
lot.
The project proposes to add approximately 1721 square feet to the second story of the
existing building. Some of the new space would continue to be used for child care
purposes, with the rest of the space dedicated to office use. Child care is permitted in
both the NCM and NCB districts, subject to basic development review. The new use,
professional office, is permitted in the NCB district, subject to Planning and Zoning
Board review. Professional offices are not permitted in the NCM district, and so would
require an Addition of Permitted Use (APU).
Additional site and building improvements are proposed to comply with current
standards, including the addition of a trash/recycling enclosure, covered bicycle parking,
upgrades to the building's exterior, and the relocation of a fence that currently extends
beyond the property line. No additional vehicle parking spaces are proposed, and a
Modification of Standard to the off-street parking requirements is requested. Twenty
(20) bicycle parking spaces are proposed.
RECOMMENDATION: Staff recommends approval of Young Peoples Learning Center
PDP with Addition of Permitted Use, PDP #140012 with Conditions.
Planning Services 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750