The URL can be used to link to this page

Home My WebLink AboutMODIFICATION OF STANDARD - 1045 GARFIELD - 46-00 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSVI I V I HL LJUILVIIVIJ HICCH FLOOR PLAN SCALE: NONE ILDING (15,000 SQUARE FEET) PREPARED BY: PRROPOSED PROJECT: HAMM HEARTS IN HANDS DAYCARE 1045 GARFIELD STREET GUST-;FSON FORT COLLINS, GO A R G H I T E G T 5 PREPARED FOR. E \ / X L�L B I T I I E31 I 1449 RIVERSIDE AVENUE HEARTS IN HANDS DAYGARE / \ FT. COLLINS GO 80524 3533 RIVA RIDGE DR. TELE— 9-70-443-2025 FAX— ci70-443-2026 FORT COLLINS, GO 80526 ING (13,000 SQUARE FEET) FLOOR PLAN SCALE: NONE PREPARED E57i PRROPOSED PROJECT: wICKPAM HEARTS IN HANDS DAYGARE 1045 GARFIELD STREET &150N FORT GOLLN$, GO � \ /X\ / �JI-.I� � � ''All A R C 14 1 T E G T 5 PREPARED FOR: 1449 RIVERSIDE AVENUE HEARTS IN HANDS DAYCARE FT. COLLINS CO 80524 3533 RIVA RIDGE DR. TELE- qlC-493-2025 FAX- 910-463-2026 FORT COLLINS, GO 80526 GAWIEL.D St. — ranroee � RIYfMArMY` — 6gr.Lo4 r�qK 1C4M Mi1M OY,t'1{WIXMWYfI IXIIK Lv�lAWW WR'YIIiYIb � I \ e \ vm'ubm ..er ro,ew, rr°�o uler w mrr,rmr q\ w d ,a ower.worrm 91 E e 5 @8p L i Hill uvroc � roanrwYcwe•m Ry rurwnw eawe+r�p � . e.en ee:rwrx �uermera _ �e oe� �, �_ �g� WM DATA �t g A r mrs L.nx>�. enm�aeue uo err. erro rxauxw er.«., �.Inue. W u+cve_ y��dlaeby w lt➢tZrLDLLLl�6p ipr4 bR - Y3M V. �� V.LMD V. rnl MINOR miMeear urorxbacsm - mvn ,by AMENDMENT W F �r r `,o.m.Du.u-.wr rDrm DECEMBER 22, 2000 e pp sae.. m ® LEMAY SUHDMSION SECOND FR1NG E c e0 FORT COLONS COLORADO 11 p ROBERT J. GUSTAFSON WICKHAM DONALD G. SHIELDS �� COREY S. STINAR GUSTAFSON .A R C H I T E C T S 1449 RIVERSIDE AVENUE (970) 493-2025 FORT COLLINS, COLORADO 80524 FAX (970) 493-2026 December 21, 2000 Planning and Zoning Board City of Fort Collins 281 N. College Ave. Fort Collins, CO 80522 RE: Proposed Hearts in Hand Daycare 1045 Garfield St. Fort Collins, CO Dear Planning and Zoning Board; Pursuant to Section 2.8.2(H) of the Fort Collins Land Use Code, we are requesting a modification of standards to allow an 8,119 square foot child daycare facility as a secondary use within an existing 13,000 square foot building in the "E" zoning district. This modification would allow the child daycare facility to occupy 62.5% of the total gross area of the development plan in lieu of the 25% allowed by section 4.22(D)(2). The building in which this child daycare facility is proposed to be located is owned by the Poudre Valley Healthcare System. The employees of Poudre Valley Hospital voiced a need for a child daycare facility in close proximity to the hospital and with hours to accommodate both first and second shift employees. Subsequently, PVH initiated a request for proposal for an 8,119 square foot daycare facility at this location immediately west of the hospital. The Employment District (E) is intended 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 compliment or support the primary workplace uses, such as, child daycare. Additionally, the district is intended to continue the vitality and quality of life in adjacent residential neighborhoods. The standard of an allowed 25% of the total gross area of the development to be a secondary use was implemented to disperse secondary uses throughout the district, and so that the secondary uses do not occlude the primary uses they are to support. The granting of this modification from the strict application of the standard will substantially reduce the number of vehicle miles traveled by parents utilizing this daycare and working in the immediate area. By placing a daycare facility of this size directly west of the hospital, vehicle miles traveled to and from daycare will be reduced, trip consolidation is encouraged, and a reduction in energy consumption and demand is realized. This child daycare facility also fosters a rational relationship between the residential areas to the west and south, and the employers in this Employment District. In addition, I would like to bring to your attention that a certificate of occupancy was issued for a daycare center at this site in 1981, with an occupancy of 75 children. This facility will have an occupancy of 76 children. Thank you for your consideration of this modification. Sincerely, JSA�-� Donald Shields Jr. Project Manager Wickham Gustafson Architects, Inc. PV H LMN VICINITY MAP 1045 Garfield St. Request for Modification 12/28/00 Type II (LUC) 1"=600' No Text MODIFICATION OF STANDARD for 1045 GARFIELD, File #46-00 January 18, 2001 P & Z Board Meeting Page 4 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 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 intent and purpose of the standard is clearly to allow for secondary uses that complement and support the primary workplace uses of the Employment zoning district. The proposed child care center promotes the intent and purpose of the standard by providing a complementary support use to the employees who work at the hospital. 5. FINDINGS OF FACT/CONCLUSION: A. The request for a modification to Land Use Code Section 4.22(D)(2) is subject to review by the Planning and Zoning:.Board. B. Granting the'requested modification would not be detrimental to the public good because the proposed child care center serves an important need of the workers of the Employment zoning district while maintaining compatibility with the adjacent neighborhood. C. The plan as submitted will protect the public interest and purpose of the standard equally well as would a plan which complies with the standard, because proposed child care center promotes the intent and purpose of the standard by providing a complementary support use to the employees who work at the hospital. 6. RECOMMENDATION: A. Staff recommends approval of the modification request to Section 4.22(D)(2) of the LUC for 1045 Garfield Street, file # 46-00 MODIFICATION OF STANDARD for 1045 GARFIELD, File #46-00 January 18, 2001 P & Z Board Meeting Page 3 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." 3. APPLICANT'S REQUEST The applicant specifically requests the Planning and Zoning Board to allow a child care center to occupy more than 25% of the existing hospital owned building at 1045 Garfield Street. 4. EVALUATION OF MODIFICATION REQUEST The modification is not detrimental to the public good. The proposed daycare is compatible with the adjacent residential uses, and is a needed secondary use to the employees who work in this portion of the Employment zoning district. The employees of Poudre Valley Hospital voiced a need for child care in close proximity to the hospital. The modification request is not detrimental to the public good because it serves an important need of the workers of the Employment zoning district while maintaining compatibility with the adjacent neighborhood. Furthermore, if this proposed development was on the same lot as the hospital, the modification would not be necessary. Even though the hospital owns this project site, it is only because the child care center is on a separate lot from the rest of the hospital that the modification is necessary. The plan as submitted will protect the public interests and purposes of the standard equally well as would a plan which complies with the standard for which the modification is requested. The following excerpt from City Plan addresses the intent behind the standard sought to be modified. • Policy ED-1.3. Secondary and Supporting Uses. "Secondary and supporting uses will also be permitted in an Employment District, but should be secondary in magnitude to the primary use. The purpose of the standard being modified is specified in Section 4.22(A), and reads as follows: (A) Purpose. The Employment District is intended 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, MODIFICATION OF STANDARD for 1045 GARFIELD, File #46-00 January 18, 2001 P & Z Board Meeting Page 2 COMMENTS 1. BACKGROUND The surrounding zoning and land uses are as follows: N: E — Garfield Street, Medical Offices, Staff Parking for PVH, Pharmacies, E: E — Poudre Valley Hospital, S: RL — existing single family residential development, W: E — Medical Offices, RL — existing single family residential development, The property is at the southwest corner of Garfield Street and Lemay Avenue, directly south of the employee parking area for Poudre Valley Hospital. 2. MODIFICATION REQUEST . (1) Division 2.8 MODIFICATION OF STANDARDS As specified in the LUC Section 2.8.2 Modification Review Procedures (H) (Standards), the Planning and Zoning Board shall review, consider, and approve, approve with conditions or deny an application for a modification based upon: .. granting of the modification would not detrimental to the public good, and that: the plan as submitted will advance or protect the public interests and purposes 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 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, adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or 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 ITEM NO. 3 MEETING DATE 1 13 01 STAFF Troy Jones City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: MODIFICATION OF STANDARD for 1045 GARFIELD, File #46-00 [Type 2, Planning and Zoning Board Review] OWNER: Poudre Valley Healthcare System APPLICANT: Donald Shields Jr. Wickham Gustafson Architects 1449 Riverside Avenue Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request to exceed the limit of 25% secondary uses in the Employment zone district. The applicant would like to occupy 8,119 square feet of an existing 13,000 square foot building with a child care center. Child care centers are considered a secondary use in the Employment zone district. The building is located just west of the Poudre Valley Hospital, and is owned by the Poudre Valley Healthcare System. This request has been initiated by PVH to provide a child care center to serve hospital employees. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a request for a modification of Land Use Code Section 4.22 Employment District, subsection 4.22(D)(2), where it specifies, " The following permitted uses shall be considered secondary uses in this zone district and together shall occupy no more than twenty-five (25) percent of the total gross area of the development plan." This section then goes on to identify."child care centers" as a secondary use. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT