HomeMy WebLinkAboutSUPERTOTS AT OAKRIDGE WEST, 2ND FILING - PRELIMINARY & FINAL - 23-87D - - RECOMMENDATION/REPORT W/ATTACHMENTSSTAFF REPORT
PROJECT: Supertots Daycare at Oakridge West, Preliminary and Final P.U.D.
#23-87&4p
APPLICANT: Everitt Companies
c/o Vaught - Frye Architects
2900 South College Avenue
Fort Collins, CO. 80525
OWNER: Everitt Companies
3000 South College Avenue
Fort Collins, CO. 80525
PROJECT DESCRIPTION:
Request for Preliminary and Final P.U.D. and subdivision for a Supertots
Daycare facility located within the Oak Ridge West Master Plan. The project
consists of one, 10,500 square foot building with 10,000 square feet of fenced
play area on 1.15 acres. The site is located on the west side of Lemay Avenue
between Oak Ridge and Rule Drives. The zoning is B-P, Planned Business.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
Supertots at Oak Ridge West P.U.D. was evaluated against the general criteria
and policies of the Residential Uses point chart of the L.D.G.S. The land use
is found to be appropriate and compatible with the surrounding neighborhood
and the location promotes mixed use diversity. The design demonstrates a level
of quality that is generally found in the neighborhood. A shared curb cut
with the adjacent church and reserved future access to the south will mitigate
the traffic impacts associated with the facility. A shared parking arrangement
with the church will promote maximum efficiency of the parking lot areas.
The traffic impacts have been reviewed by the Transportation Director and
found acceptable.
DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins. 00 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
Supertots Daycare 4p, Oakridge West - Prelimin0y & Final, #23-87C
May 7, 1990 P & Z Meeting
Page 2
COMMENTS:
1. Backparound:
The surrounding zoning and land uses are as follows:
N: R-P; Existing church (Evangelical Covenant Church)
S: B-P; Vacant and psychiatric hospital (Healthcare International)
E: B-P; Existing residence (Rule property)
W: B-P; Vacant (Oak Ridge West Master Plan)
The Oak Ridge West Master Plan was approved in 1987. Healthcare
International (Collinwood Psychiatric Hospital) was also approved in 1987. The
church was constructed prior to adoption of the Master Plan. The Supertots
P.U.D. represents the second filing of the Master Plan.
2. Land Use:
A Master Plan Amendment to allow business service uses is being considered
concurrently with this P.U.D. request.
As a child care center, Supertots P.U.D. is defined by the L.D.G.S. as a
Residential Use. Since there are no dwelling units, however, the strict
interpretation of Residential Uses point chart is not applicable. Rather, the
general location, design, neighborhood compatibility, and impact on adjacent
uses has been evaluated.
3. General Location:
Supertots P.U.D. is located in an area of the City that is developing in a
mixed use fashion. Oak Ridge Master Plan contains existing single family
residential, office, and industrial uses. Oak Cottonwood Master Plan contains
an existing membership warehouse as the first phase of a community regional
shopping center. Both Master Plans indicate future mixed use development. In
addition, Southridge Greens and Brittany Knolls residential areas are located
within one mile of the proposed facility. The inclusion of a child care
facility into this land use mix contributes to neighborhood diversity and
promotes the policy of providing neighborhood service opportunities within each
square mile section. It is Staff's finding, therefore, that the child care
facility is an appropriate land use at this location.
4. Neighborhood Compatibility:
The proposed child care facility is adjacent to an existing church. Since each
use has different peak times of activity, these uses are complimentary. The
outdoor play area does not immediately abut any residential areas. The
proposal does not create a negative impact on any surrounding property. Since
the use is considered compatible with the area, no information meeting was
held with area residents.
Supertots Daycare V Oakridge West - Preliminty & Final, #23-87C
May 7, 1990 P & Z Meeting
Page 3
5. Desian:
The proposed building is 10,500 square feet. There is 10,000 square feet of
outdoor, fenced play area on both the front and rear of the building. The
parking in front of the building is landscaped. The front play area is setback
from the arterial by 110 feet. There is a row of two inch caliper deciduous
street trees along Lemay Avenue on 40 foot intervals.
The building is one story with sloped
siding, asphalt shingles, and masonry.
and painted or stained to match the
will be enclosed in a brick frame set
entry.
6. Transportation:
roofs. Exterior materials include wood
Fences will be six foot in height, wood,
building siding. The free-standing sign
in a landscaped shrub bed at the project
Access off Lemay Avenue will be gained via a shared driveway with the
Evangelical Church. The Lemay cut will be 33 feet wide to accommodate a
separate left turn exit lane. In addition, a shared parking agreement between
the church and the child care facility will allow each use to borrow parking.
Since each use will have peak parking demands at different times, the shared
parking arrangement will lessen the need to provide excess parking.
The internal drive loop is designed to provide safe and efficient traffic flow
for customers. The drive aisles are 24 feet wide which will accommodate two
way traffic, although in actual practice, the aisles will probably be used on a
one-way basis.
A future connection to the vacant property to the south will provide internal
circulation with future uses without having to impact the arterial. This
connection will also allow direct access to Rule Drive, a collector street.
Both the Oak Ridge/Lemay and Rule/Lemay intersections are potential
locations for traffic signals. The impact of the child care facility does not
trigger either of these signals at this time.
RECOMMENDATION:
Staff finds the request for Preliminary and Final P.U.D. and subdivision for
Supertots at Oak Ridge West to be in compliance with the amended Master
Plan. The request has been evaluated against the general criteria of the
L.D.G.S. and is in conformance with the policies of the Residential Uses point
chart. Staff, therefore, recommends approval.
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LEGAL DESCRIPTION
PLANNING OBJECTIVES
PLANNING AND ZONNG
BOARD APPROVAL
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OWNER'S SIGNATURE
LAND USE BREAKDOWN
OAKRIDGE VFRYET
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SUPERTOTS
LEARNING
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PROPOSED BUILDING
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PLAIT LIST
Tsupertots
- — -- •- a. I at OakRidge Hest
2ND FILING
•^- FINAL LANDSCAPE
_ PLAN
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WEST ELEVATION
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NORTH ELEVATION
MITERIALI:
R09E - ASPHALT SH116LES 6:12, 4:1E SLOPES
PALLS . ........... ..... EO 1 ..A....
SPICES - YD00 SIDI R6, PAINTED
YINODUS A OOYAS - ANODIZED ALUMINUM
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DUILOIN6 MEIOXT IS t0 EEET, SIYSLf STOW
SUPERTOTS
AT
OAKRIDGE WEST
BUILDING ELEVATIONS
ALL DEVELOPMENT; NUMBERED CRITERIA CHART
ALL CRITERIA APPLICABLE CRITERIA ONLY
Wdl the C rdenor
IS the crderoorn r,[)rlic&,l,-•� I>F�;a'i
CRITERION
NEIGHBORHOOD COMPATABILITY
1
Social Compatibi:ity
2
Neighborhood Character
3.
Land Use Conflir_ts
4
Adverse Traffic Impact
PLANS AND POLICIES
5
Comprehensive Plan
PUBLIC FACILITIES & SAFETY
6.
Street Capacity
7.
Utility Capacity
8
Design Standards
9
Emergency Access
10
Security Lighting
11
Water Hazards
RESOURCE PROTECTION
12.
Soils & Slope Hazard
13
Significant Vegetation
14.
Wildlife Hobitct
15
Historical Landmark
16.
Mineral Deposit
17.
Eco-Sensitive Areas
18
Agricultural Lands
ENVIRONMENTAL STANDARDS
19.
Air Quality
20,
Water Quality
21.
Noise
22.
Glare & Heat
23.
Vibrations
24
Exterior Lighting
25.
Sewage & Wastes
SITE DESIGN
26,
Community Organization
27.
Site Organization
28.
Natural Features
29
Energy Conservation
30.
Privacy
31.
Open Space Arrangement
32.
Building Height
33
Vehicular Movement
34
Vehicular Design
35
Parking
36.
Active Recreational Areas
37
Private Outdoor Areas
38.
Pedestrian Convenience
39
Pedestrian Conflicts
40.
Landscaping!Open Areas
41.
Lcndsccping/Buildings
42,
Landscaping/Screening
43.
Public Access
44.
Signs
p!e�� F.r�`>\ F;,v"Yes No If no, please explain
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WkSeePr--i-t k_SES-r'
ACTIVITY: (residential Uses
CEP' ITiON
u
All residential uses. Uses would include single family attached
dwellings, townhomes, duplexes, mobile homes, and multiple family
dwellings; group homes; boarding and rooming houses; fraternity and
sorority houses; nursing homes; public and private schools; public and
non-profit quasi -public recreational uses as a principal use; uses
providing meeting places and places for public assembly with inciden-
tal office space; and child-care centers.
1`fI,,,I' rr�l Each of the following applicable criteria must be
i A answered yes and implemented within the develo,,mert
plan.
Yes fD
1. On a gross acreage basis, is the average resi-
dential density in the project at least three (3)
dwelling units per acre (calculated for residential j��
portion of the site only)? ElLJ N.N.
2. DOES THE PROJECT EARN THE MINIMUM PERCENTAGE POINTS
AS CALCULATED OF: THE FOLLOWING "DENSITY CHART" FOR ❑ ❑
THE PROPOSED DENSITY OF THE RESIDENTIAL PROJECT? N.A.
THE REQUIRED EARNED CREDIT FOR A RESIDENTIAL
PROJECT SHALL BE BASED ON THE FOLLOWING:
30-40
PERCENTAGE
POINTS =
3-4
DWELLING
UNITS/ACRE;
40-50
PERCENTAGE
POINTS =
4-5
DWELLING
UNITS/ACRE;
50-60
PERCENTAGE
POINTS =
5-6
DWELLING
UNITS/ACRE;
60-70
PERCENTAGE
POINTS =
6-7
DWELLING
UNITS/ACRE;
70-80
PERCENTAGE
POINTS =
7-8
DWELLING
UNITS/ACRE;
80-90
PERCENTAGE
POINTS =
8-9
DWELLING
UNITS/ACRE;
90-10O
V ERCENTAGE
POINTS
= 9-10 DWELLING
UNITS/ACRE;
100 OR
MORE PERCENTAGE
POINTS
= 10 OR MORE
DWELLING
UNITS/ACRE.
-29-
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If r
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DENSITY CHART
Maximum
Earned
Criterion
Credit
If All Dwelling Units Are Within:
Credit
a
20%
2000 feet of an existing or approved neighborhood shopping center.
b
10%
650 feet of an existing transit stop,
C
10%
4000 feet of an existing or approved regional shopping center
' O
d
20%
3500 feet of an existing or reserved neighborhood park, community park or community facility.
(i o
We
10%
1000 teet of a schod, meeting all the requirements of the compulsory education Nows of the State of Cdorodo
Qf
20%
3000 feet of a molar employment center
/ O
co9
5%
1000 feet of a child care center.
h
20%
'North'Fort Collins
...�
I
20%
The Central Business District.
—
A project whose boundary is contiguous to existing urban development, Credit may be earned as follows.
0% — For projects whose properly boundary has 0 to 10% contiguity;
10 to 15% — For projects whose property boundary has 10 to 20%contiguity:
f
30%
15 to 20% -- For projects whose property boundary has 20 to 30% contiguity,
30
20 to 25% -- For protects whose property boundary has 30 to 40% contiguity,
25 to 30% - - For projects whos property boundary. hos 40 to 50%contiguity.
k
If it can be demonstrated that the project will reduce nonrenewable energy useoge either through the application of o tefnative energy
City Code. 5%
systems of through committed energy conservation measures beyond that normally required by a bonus may be earned
tor every 5% reduction in energy use
---
I
Calculate a 1% bonus for every 50 acres included in the project.
m
Calculate the percentage of the total acres in the project that ore devoted to recreational use. enter 1/2 of that percentage as a bonus.
If the oporcont commits to preserving permanent oflslte open space that meets the CItVs minimum requirements, calculate the percentage
n
of this open space acreage to the total development acreage, enter this percentage as a bonus.
It part of the total development budget is to be spent on neighborhood public transit facilities which ore not otherwise required by City Code,
a
enter 2% bonus for every $100 per dwelling unit Invested.
It port Of the total development budget is to be spent on neighborhood facilities and services which are not otherwise required by City Code,
---
P
enter a 1 % bonus for every $100 per dwelling unit invested.
coIf
a commitment is being made to develop a specified percentage of the total number of dwelling units for law income families, enter that
_
ZDq
percentage as a bonus, up to a maximum of 30%.
If a commitment is being made to develop a specified percentage Of the total number of dwelling units for Type Wand Type B' hondkopped
Z
housing as defined by the CM of Fort Collins. calculate the bonus as follows.
Or
TYpe'A"- - 5 nines T�alaT Auks h
-"
M
cc
Type -B' —1.0 times T�'B' units
oT rluunri
In no case shall the combined bonus be greater than 30%,
lt the site or adjacent property contains on historic building or place. a bonus may be earned for the following.
3% — For preventing or mitigating outside influences (e.g. environmental. land use, oestthet)c, economic and social factors) adverse to ifs
$
preservation;
3% — For assuring that new structures will be In keeping with the character of the building or place, while avoiding total units
3 . _ -- For proposing adaptive use of the building or place thot will lead to its continuance, preservation and improvement in an
appropriate manner.
lt a portion or all of the required parking in the multiple family project is provided underground. within the building, o in an elevated parking
structure as an accessory use to the primary structure, a bonus may be earned as follows;
t
9% --- For providing 75%or more of the parking in a structure,
6% — For providing 50-74%of the parking in a structure.
3% — For providing 25-49% of the parking no structure.
u
It a commitment is being mode to provide approved automatic fire extinguishing systems far the dwelling units, enter a bonus of 10%
--
TOTAL 85Jo
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To: Stuart I1acHiIlan, Everitt Enterprises, Inc.
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Frank l!a.uaht, Vauaht*Frye, Architects
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Fort Collins Staff
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From: 11att Del ich
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Date : 11arch 5, 15,?0
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Subject: Supertots Learning Center at Oak P,idg_e West
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traffic analysis_.
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It is proposed that a Supertots Learning Center
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Day Care) be located at the north end of Oak Ridge l,jest
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in Fort Collins., Colorado. The location is shown in
Figure 1 (Site Flan from Oak Ridge PUD Site Access
m
Study). Figure 2 shows the site plan of the proposed
Super -tots Learning Center.
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Table 1
Trip Generation
Daily A.H. Peak P.VI Peak
Land Use Trips Trips. Tr- ip=_. Trips Trips
in out in out
Day Care - 10.5 KSF
(P..ate/KSF) (6.70) (6.02) (5.34) (5.90) (6.40)
Trips. 700 63 56 62 67
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Th i =_ area bvas previously proposed as part of Oak
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Ridge klest Office Park. A traffic analysis �!,ias prepared
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in October. 15145 for the Oak Ridge 1!Jest Office Park.
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Table 1 shows the trip generation rates from Trip
Peneration, 4th Edition, ITE, 1987, for a day care
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center.
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to this site is proposed from Lemay Avenue,
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ccAccess
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t.,,ith additional future Access to the parcel to the south
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uthen it develops.. Figure 3 s.ho�-,ls. the 1 ='88:'8? peak hour
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traffic at the intersections. adjacent to Oak P,idge l!Jest.
The LemayiOakridoe intersection will be impacted the
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most by the Supertots Learning Center. The Harmony/
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Lemay intersection will also be impacted, but due to the
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small increase in traffic and existing level of service
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A operation during the peak hours., the change in
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operation due to the Supertots Learning Center will be
rni n imal Since this use was not included in the short
0
range analysis in the Oak Ridge PUD Site Access Study, a
revised short range analysis is provided. Figure 4
shows the short range (1990) peak hour assignment using
the assignment from the Site Access Study and the
Supertots_. Learning Center. Consideration was also given
to the proposed Office Park located on the east side of
Lemay Avenue. Table 2 shores the short range operation
at the key intersections related to the Supertots
Learning Center. Peak hour operation at these intersec-
tions. is. acceptable (level of service D or better).
Calculation forms are provided in Appendix A.
The long range (2010) peak hour assignment is shown
in Figure 5 (from Figure S of the Oak Ridge PUD Site
Acces.s. Study and the assignment of the Supertots Learn-
ing Center trips). Table 3 shot -is the long range peak
hour operation at key intersections. Calculation forms.
are provided in Appendix B. Peak hour operation at the
Lemay '/Oakridge intersection tii11 be acceptable (from the
Oak Ridge PUD Site Access Study). The proposed access.
to Lemay will not operate acceptably (left -turn exits
from the site will be at level of service E). However.
delays will be confined to only left -turning vehicles if
a. left -turn lane is provided at this. access_.. This left -
turn lane should be at least 45 feet long (enough to
store two vehicles). This use vii 1 1 have alternative
access-. to the Lemay/'Rule intersection in the future.
This intersection is likely to be siovalized. The
geometric requirements. along Lemay Avenue are shovin in
Figure 6. These requirements are based upon the
a.nt i c i pa.ted long range traffic volumes. and can be
accommodated in the available space along Lemay Avenue.
It is proposed that the access to the existing
church to the north will be closed and shared with the
Super -tots. Learning Center. This. will cause the
Supertots access to line up with the one to the Office
Park on the east side of Lemay Avenue. Peak hours of
the Supertots. Learning Center and the church are quite
different. Therefore, there should be no conflict of
traffic between these two uses.
Conclusion
It is concluded that the proposed Supertots
Learning Center can be accommodated on the public
streets in this. area. In the short range future, the
Supertots Learning Center access_. to Lemay Avenue will
operate acceptably during the peak hours with full -turn
access. In the long range future (2010), left -turns
from this access will operate unacceptably, but delays
should be confined to the on -site driveway. Separate
exit lanes. are recommended at this access. These loft
0 •
turns will have alternative access via the Lemay/Rule
intersection.