HomeMy WebLinkAboutYOUNG PEOPLES LEARNING CENTER - PDP W/ADDITION OF PERMITTED USE - PDP140012 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTYoung Peoples •
Learning Center
209 E. Plum Street, PDP140012
200 Block of
Sept 5
Loading Zone
Plum
800 Block of
700 Block of
(not including
Mathews St
Mathews St.
Loading Zone
6:00 am
6
36
41
30
11:00 am
5
4
23
17
3:00 pm
6
8
24
24
6:00 pm
6
30
1 28
38
200 Block of
Sept 8
Loading Zone
Plum (not
800 Block of
700 Block of
including Loading
Mathews St
Mathews St.
Zone
6:00 am
6
35
39
30
11:00 am
5
3
25
13
3:00 p
1 6
1 7
24
22
6:00 pm
1 0
0
1 26
1 28
This night was a special event (Back to School Night) for us from 5:30 — 6:30 pm
200 Block of
Sept 9
Loading Zone
Plum
800 Block of
700 Block of
(not including
Mathews St
Mathews St.
Loading Zone
6:00 am
5
37
24
31
11:00 am
3
5
13
12
3:00 pm
5
1 5
25
23
6:00 pm
5
1 26
41
33
Young People
Learning Center
Informal Parking Study - Ongoing
209 E. Plum Street, PDP140012
200 Block of
Sept 1
Loading Zone
Plum
800 Block of
700 Block of
(not including
Mathews St
Mathews St.
Loading Zone
6:00 am
6
36
52
No data
gathered
11:00 am
6
4
24
No data
athered
3:00 pm
6
8
30
No data
gathered
6:00 pm
6
31
38
No data
gathered
200 Block of
Sept 2
Loading Zone
Plum (not
800 Block of
700 Block of
including Loading
Mathews St
Mathews St.
Zone
6:00 am
6
35
37
No data
gathered
11:00 am
4
4
22
No data
gathered
3:00 pm
6
7
30
No data
gathered
6:00 pm
6
31
36
No data
gathered
200 Block of
Sept 3
Loading Zone
Plum
800 Block of
700 Block of
(not including
Mathews St
Mathews St.
Loading Zone
6:00 am
6
36
40
No data
gathered
11:00 am
6
5
23
No data
gathered
3:00 pm
6
6
30
No data
gathered
6:00 pm
1 6
1 30
37
35
200 Block of
Sept 4
Loading Zone
Plum
800 Block of
700 Block of
(not including
Mathews St
Mathews St.
Loading Zone
6:00 am
6
34
41
29
11:00 am
5
4
24
14
3:00 pm
6
7
1 26
24
6:00 pm
6
29
30
28
Young PeopIl
.earning Cente,
209 E. Plum Street, PDP140012
within two blocks of Laurel Street, a major access portal to CSU. We are within two blocks of College
Ave., an even bigger access to CSU. But just beyond these two block limits, parking does open up.
During the summer neither location has the slightest problem with parking, with at least 60%
availability always available. Of course, some of this has to do with student rental of some of these
properties. But the majority of it comes from school year off -campus students looking for close -in
parking for their classes. As most classes are from gam to 4pm this is the time when parking in this
neighborhood could be most impacted. Fortunately this is not during the primary needs of residents,
which would be from 4:30 pm to 8am. We have begun an informal parking study of our own and have
attached the results so far to this request. We will continue to gather more information along these
lines. During the times these numbers were gathered, approximately 4 spaces were being taken up
by a storage trailer we had parked on the street and several surrounding blocks are currently
inaccessible due to City Streets improvements. These include the 200 block of Locust, the 100 blocks
of Garfield, Edwards and Pitkin. All of these closures could easily send more parkers towards the 700
block of Mathews Street, so we believe the "typical' parking needs to the area to be even less that
what is expressed in the table.
We believe that because there is ample street parking, the impact to the city and neighborhood
residents if we do not provide the additional off street parking will be minimal.
Young People •
Learning Center
209 E. Plum Street, PDP140012
Request for Modification of Standard for Parking
We have been informed that the current requirement for our expansion would require us to provide up
to six additional on -site parking spaces for our employees. Young Peoples Learning Center has been
operating at our 209 E. Plum Street location since 1994. During this time there have never been any
complaints registered with the City against us for parking issues. Prior to that, the property had been
a child care center named Jack and Jill Child Development Center. No complaints have ever been
registered against them for parking since their inception in 1962. That's over 50 years with no parking
complaints.
We believe the Modification of Standard should be granted for the reasons stated in subparagraphs 2
and 4.
(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
Our property has space to provide off-street parking. However, in order to utilize this space in this
manner, we would need to reduce our playground space by at least 30%. We believe, and we know
the City to be in favor of, providing large and accessible playground space for children. We know
this is the way to provide them with the best opportunity to learn and grow both physically and
mentally. They need this space to do this. We have a children's garden area, apple trees, a large
sandbox, a traditional climbing structure, an outdoor musical area, a camp circle, balancing objects,
and a picnic area. We believe each of these areas add to children's experience, growth and
development and do not wish to lose any of them.
We will already be giving up some of our space for the required enclosed trash receptacle and other
modifications as requested by the City and do not feel a further reduction in playground space would
benefit the City of Fort Collins as a whole. We have a specific community need for high -quality care
for children and we believe this playground space to be a part of that. In previous submittals to the
City, we have provided a copy of a report which outlines why high quality Early Childhood Education
is a goal of the City.
(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.
Our experience is that we have only rarely needed parking other than could be found in the 200 block
of E. Plum Street where we are located. When that has been necessary we have always found plenty
of parking available around the corner in the 800 block of Mathews Street.
The question of available parking came up at our first Community meeting. It was raised by the
resident in the 700 block of Mathews Street. They spoke to, and we agree, that with CSU students
taking up so much parking on their street during the school year, they were concerned our expansion
would make their lives more difficult. It appears to us they are more heavily impacted as they live