HomeMy WebLinkAboutTHE LEARNING CASTLE PUD - PRELIMINARY & FINAL - 13-88 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 2
PLANNING AND ZONING BOARD MEETING OF Wrii 25, igag
STAFF REPORT
PROJECT: The Learning Castle P.U.D., Preliminary and Final #13-88
OWNERS: The Everitt Companies
P.O. Box 2125
Fort Collins, CO 80522
APPLICANTS: Jan Henderson and Susan Widhalm
707 Bonita Avenue
Fort Collins, CO 80526
PROJECT PLANNER: Ted Shepard
PROJECT DESCRIPTION: This is a request for a child care center and "after
school" enrichment program located in a 2,300 square foot home on a 15,503
square foot lot. The facility would be constructed at 3533 Riva Ridge Drive
on the northwest corner of Horsetooth Road and Riva Ridge Road. The
property is presently zoned RP, Planned Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY: The proposed facility is in conformance with the
land use designation of the Warren Farms, First Filing P.U.D. The use is
compatible with the surrounding area. The street frontages and the house are
well landscaped. The parking and circulation are sufficient for the number of
employees and promote safe drop-off and pick-up of students.
OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750
SERVICES, PLANNING DEPARTMENT
The Learning Castle P.U.D. Preliminary and Final #13-88
P & Z Meeting - April 14, 1988
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: RP; Vacant (Warren Farms P.U.D.)
S: RP; Vacant (Park South P.U.D.)
E: RP; Vacant (Warren Farms P.U.D.)
W: RP; Vacant (Warren Farms P.U.D.)
The current Warren Farms Master Plan was approved in June of 1986. Warren
Farms First Filing P.U.D. and Subdivision were approved in July 1986.
2. Land Use:
The proposed facility would be a typical child care center with a maximum of
45 students in the home at any one time. There would also be an enrichment
program which is designed to provide testing and tutoring of young students on
an individual or small class basis.
The proposed facility would appear as a typical house except that the garage
would be converted into a classroom. The home would be constructed on Tract
A of the Warren Farms, First Filing P.U.D. which was platted as a large tract
(15,503 square feet) and designated for day care use on the P.U.D. document.
The proposed facility, therefore, is in conformance with the P.U.D. and the
lot size is appropriate for meeting both the indoor and outdoor space require-
ments for 45 students.
A childcare facility is defined as a residential use under the Residential Uses
Point Chart. Since there are no dwelling units, however, the Residential
Density Point Chart is not applicable. The large tract will work well as a
childcare facility with streets on three sides and only two neighboring
properties on the west property line.
3. Neighborhood Compatibility:
A neighborhood meeting was held on March 3, 1988 at the Southside Baptist
Church just west of the subject property. No neighborhood resident attended
the meeting. Therefore, there are no meeting minutes. The project is deter-
mined to be compatible with the surrounding area.
4. Design:
The home would appear as a typical residential structure designed to be in
character with the neighborhood. The only exception would be that the garage
would be converted into a classroom.
The facility would be heavily landscaped along all three street frontages.
The Learning Castle P.U.D. Preliminary and Final #13-88
P & Z Meeting - April 14, 1988
Page 3
There would be three street trees along Riva Ridge Drive, three street trees
along Riva Ridge Road as well as shrub plantings along the streets and adja-
cent to the home. The rear yard fence has been moved in from the property
line in accordance with the Warren Farms P.U.D. streetscape improvement plan.
As approved previously, this plan calls for a staggered fence line with shrub
beds placed in the recessed areas. These shrub plantings are designed to
complement the plantings installed by the Special Improvement District at the
time Horsetooth Road was widened.
The Horsetooth Road landscape improvements must be installed by the the
developer of the Warren Farms P.U.D. This commitment is expressly stated in
the Warren Farms P.U.D. development agreement. The agreement also states
that after an establishment period, the City will assume maintenance of the
landscaping along Horsetooth Road. At the present time, the Everitt Compa-
nies, as developers of the Warren Farms P.U.D. have escrowed the funds for
the Horsetooth Road streetscape.
5. Transportation:
The Warren Farms, First Filing, P.U.D. identified Tract A as a day care site
for 50 students. The Traffic Study, prepared in April of 1986, evaluated
Tract A as a day care site and found the existing street system to be adequate
for the proposed use.
There would be six parking spaces on the site. There are anticipated to be a
maximum of six employees. Because of the two distinct programs, it is antici-
pated that the six employees will not all be present at any one time, thus
allowing some of the on -site parking to be used by visitors. The six parking
spaces meet the code requirement that there be two parking spaces for every
three employees. The driveway would feature a one-way 20 foot wide, travel
lane. This would allow the safe passage of one vehicle while another vehicle
is stopped for passenger pick up or drop off. This circulation system has been
reviewed and approved by the Transportation Director.
RECOMMENDATION
Staff finds that the land use is in conformance with the underlying P.U.D. and
that the design and circulation elements promote neighborhood compatibility
and safety. Staff also finds that a childcare/enrichment program meets the
definition of a residential use as defined by the L.D.G.S. Staff, therefore,
recommends approval of the Learning Castle P.U.D. Preliminary and Final.
A 2 lip -Al a
N
`The Learning Castle
R PREsaa�o -AK R c L0
FiVRiCN,A"r P006PAA4
l01 3
Zlx lcotn;fx# CnsHe 15' o Proposed -
t
1PSdes��gned�°oiCf�erate�f deve.l�opme
and enYl c6menf Cernc,.lwrvl In a 9nall
ert. Rile rmnm.m eaVynt, iy
home-I.k<envvom
OE Y Sc6on1 mill �c Rib ch.ldren.'Ths lloirs
�!.'T, �, p�A N
f
o 5t 3o P
Of ope.atlt W't be- Too AH TM
1he0jK *`1,e 6Jdnn Wi It bC Qp3egr-sio
J
1044.ri old.
1e -20'
TREtCT A, �hi �11 ING 1�A R�EN �A2Mai
PLAY AuA. - -. 5120 Pr]
OfGN SntcC 45GS pr
PARWNdI -DRIVCwAY Z910 r
WILOINY(-f.'• ) Z400 Prt
- 'rlAl. VMX.. 512E W, fob Ff"
FFr ��lx Sv5
yt. P[sS-m{- 10 R'
- MTIo or %ILWK AQLA io Lor 612E-
zwo[ 15,503 xi 4[21
- -_- AV6 PA0.3tIN4 6PA66
---- wAlAcwAY
W --- PRIVACY F9N6C
Q - �� [-1.tsTlel6 CtlJTtxall
PLANNING AND ZONING
CERTIFICATION
- OWNER CERTIFICATION -
W f 4_r_i •A�.w_ -
Tee Propa.M •I9e tar Ib Lear.le9
W tl. Preueeel elll b 3 fe.t er
3 1•e[ .i[e tb b[[e. egg. e} [b
algv eaagln9 ] tees ot} t 9re.ad.
Tb .19e •I33 b 91—t se.
}es[".p.0 dl.geval park i.9 lot.
ITEM THE LEARNING CASTLE
3533 RIVA RIDGE DRIVE"
P. u.D.
���-�
(.IMJIPGPY(a
I
Nf .11.
lzjl/A I`It�4,�
E j=LP�IJ
Gvfoirs.- u-.-Ic
nFla-xruus rc+Y+Sn-.rule, rtifhtwl-' 4�vv'sr+i5 ,^bri
3i 66
�
1
t)6l.el�lfol�. 'r�-Ly - i Ip 9VCct'F� tCp FtiLYl�+3�
2' .ffi
Rill, r- GgypgaoQ iS�IJLUS PL11o1.) PII.IG
r% bb
3
PPI,tJus .t ctsfti.� GSiCJ-M• PLU1
6 61 1.
4
'1 ca+urrP
C. d-L.
5
'{I tJ.1�11R1ar .re.Fl.•.
:1V+P
R-A4,j,r Llyr (L I�G �
c
SIGF
BfY.
' rbr�etLELhh
ppjpp>r.
�facr� rf�w�frVwJ
�Y pla�uPJu X�rf
e�lo' f16
B� W f16
'
1
�I.-. CI.Yi1Laa`• 'Pa.-w-i�
� Pwi.,uutr rPlb-1bYL rJc�.'wa;sV1L'
P-CY�•tax7 uu?t.1
H.r'4FMLl9 1 +
!" b`.d
L� 6+G
L
L
f��(=�iTLa.. •frv+C.`�+�r1/,a���lu� ib
IHPc►W-h1�1Cf1aU'�f
L'D!D
1
6 R1�r�cFi-Irsbl Cb11.t1'�
WI"+,hl-+ LG.A'GLIo' (TPrt FOPr�
Pulou PLk
4Wy Ma-v Y vi&-WJ iH
6' 0;6
5 6' DAD
I
I
.1}•(rMl..au�'fk+d'ktitl inl¢•!bf'
+ir fra »c[,Csf IP[A^�nAt
=A++-
d�Wl11PEPUfl�dW U+.6J`yY UFrC(
!/�L.C�I'Y lI+Y6��.ksJK/�
66t�L.
11
I I, aJullR'tID 'CLJt .JC ►'
Cult 4fN> cii -
S Y•L.
6
.r�✓Yi'+f
rd�Y. �jIJG^'
"1J•I�oV�41rrrTJ-
W
s!Y•-L.
I'3
�Lur�w
1316even'+o 4-AW4.0.11
I��NM1`•PJ� 1-4PRaJYI�'hl.la.tl••Imtfb
cyw+ `lt'E re—eY C'YCLa�"i
�sbuH�l.uc xiF`i!�
' b NFL.
6 [M.L.
3
5
�uD i! 'I�'
I6"u11 t2Fiam�
5by..
.D
I�jVIY.EY/� XY�O.Y(CIi•7 H•Inrtb 1.1WIJo
rl4rA-4.- VbIICY'�iJ�l' -E
S
ItJ 6-q.hHA rppilMlJ•'D•YJS•aa WCfY'
a-4*- •la 6VtfY t++exht'+lo
66r.L
L
I�M.iw.. re+-ciub CRLa18G
CPOLwrl Aal.
lb obi
Y.
IO
1'�VLLU. MI\bP-
pyri14—
1) c4�bd+wwul2t� '�1i;/'L To CG u� Ab Lra6+u4 hw(L• Vial. Fct Ct� IrPl1
A6 vW o0 ucto �Ge>a Q 4L,Y b For•1JCto./A1fP,oL W P LD MtM,P1GCPlL�Hl9''V
Prar��,Pp�fa. to bE USCn M MULUi i� Pt..b iwfJ.b
4"x.I•o' LAJ '1IHdgs-' lb CL Lr-6 Y *-6t 'zl�t) I.1"+t`•
PrJ+6nr+it I-, OG U5eo For b--
N�c ro-�v ILI MY r
K'u+flxx'•Y CW fd�yyY��[•fo��CE��1EW
o �of KIP r i O��F..✓tuL µPr+ar '�OG:` ¢ �fG�
-- 6°�`rlos �'IIa�n•f f r+u.Iww.Mr rea+nerwufwxrt cr �.> afac8 of raicz >µ ,
'0"V r"ki ('4)
Ib�1GYlLY.U'Ji'(I)
-rrow.rr GPI- (1)
'U"Ptr•(1)
a q ff,, plrgcl rnsi- )A -t-- or
52cWea wft-h4n IrrEbbCg6Je ICftW
aFcreJ,f pperformo«e bond, or escra�
a c --y'' for M5 % of it r va/ue pr,-
10 issua4rE of a. t-tific•'fe o
oc cu pan
tP,►JtnCp.I�E I�l�l �o�- � '('H� L.�.�tJll.l� !i'P��
�I� �+,G�-�-1 35��s ►z-IvA 1�-tr� pr�iv�
fey—t
PLu14 (.4)
• i✓fii'�IL • I•-�/'�P�J� ��i'1 � f�Jt� I.P�JeS's�-� R�-1
Stonybrook GHomes
Jan Haynes
NDDEL REALTY, INC
CUSTOM FEATURES INCLUDE:
* Three Bedroom Ranch Style Home with Basement
* 1 and 3/4 Baths Finished
* Spacious Master Bedroom Suite with Private
3/4 Bath, a Dressing Area which Includes
Mirrored Closet Doors, Recessed Lighting and
Double Shelving in Closets
* Formal Dining Area
* Oversized Covered Patio
* Oversized Double -Car Garage with Enclosed
Storage Area
OTHER FEATURES THAT ADD A "TOUCH OF CLASS":
CONVENIENT KITCHEN INCLUDES:
* Quality Oak Cabinets with Pantry and Two
Lazy Susans
* Breakfast Eating Bar Area
* Recessed Custom Lighting in Kitchen and
in 3/4 Bath
* Dishwasher and Self -Cleaning Range
* Convenient Food Waste Disposer
* Porcelain Double Sink with Spray Arm
* Formica Countertops
Additional Features INCLUDED in Price:
* Cozy Fireplace with Tile Front
* Ceiling Fan in Spacious Living Room
* Quality Upgraded Carpeting and Ceramic
Tile Entryway
* No -Wax Vinyl in Kitchen and Baths
* Ceramic Tile Tub Enclosure
* Quality Oak Interior Doors and Trim
* Quality Brick Front Exterior
ENERGY EFFICIENT CONSTRUCTION:
* Energy Saving Dual -Pane Wood Windows and
Patio Door
* Gas Forced Air Heat
* R-33 Rated Insulation in Ceiling
* R-15 Rated Insulation in Walls
is n 10 D,+,A T.� -II +inn in rr;,wicnArp
$85,500.00
1420 Sq. Feet Finished
750 Sq. Ft. Unfinished Basement
"THE CRYSTAL"
713 MARIGOLD LANE, FORT COLLINS, COLORADO
Covered Patio
OFireplace
Bedroom 1 Bath 0
9'6"x 10'8" 2
r
c
a
Bedroom 2
9'6"x 11'
Linen
Storage
Garage
22'x 24'
Master Suite
1216"x 13'4"
Great Room
15'1o°x 21'8°
Master 1
U Bath
o�
DKitchen
Dining Room
•
s
To Whom It May Concern:
Janet Henderson
Susan Widhalm
The Learning Castle
900 Bitterbrush Lane
Fort Collins, CO 80526
In reference to the impact on the proposed preschool (The
Learning Castle) on the traffic at Warren Farms, please
refer to the April 1986 Warren Farm Site Access Study
prepared by Matthew J. Delich, P.E.. Mr. Delich's report
makes reference to a 50 student Day Care center on Tract A
of Warren Farms. Tract A is the same site that has been
proposed for the 45 student Learning Castle Preschool. Mr.
Delich's report states that the traffic generated by a 50
student Day Care center would fall within acceptable limits
set forth by the city. Thus, the proposed 45 student
Learning Castle Preschool would also fall within the city
guidelines.
Sincerely,
Janet Henderson
Susan Widhalm
•
Steven L. Kraushaar, P.E.
954 Wagonwheel Drive
Fort Collins, CO 80526
(303) 223-5403
Mr. Glen Schlueter
Storm Drainage Utility
City of Fort Collins
Re: Proposed Preschool
Tract A, First Filing, Warren Farms Subdivision
Dear Glen,
The purpose of this letter is to document that the
proposed development of Tract A is in accordance with the
approved drainage plan. According to Stan Meyers of RBD
Inc., project manager for the subdivision, the assumed
imperviousness coefficient utilized to size the subdivision
retention ponds was 0.50. The impervious coefficient for
Tract A is 0.48, less than the assumed value, calculated as
follows:
landscaped area - 10,293 SF
roofs, walks, drives - 5,210 SF
total lot area - 15,503 SF
c = 10,293 (.25) + 5,210 (9.5) = 0.48
15,503
Runoff from the lot will be directed to Riva Ridge Road
and Riva Ridge Drive as per the approved plan. Therefore
the subject lot will be constructed according to the
approved plans and will not place an undo burden on
retention ponds.
Sincerely,
Steven L. Kraushaar, P.E.
Colorado License #22364