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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. :1a: 0 w.0.on'Au m�Tl OAK20GE RIIE PROPERTY P-D BP eP LEMAY AVENUE ! A-= 17 / IEM PARKMB LO - s F � I Q c. I ! 'PRNATE ORA E TY----- m____�I ISMS S. L Y AW. I w ` OAKRIDGE WEST !4 BP LOTca j$ Tl Tve . . W LEGEPD OAKRIDGE WEST i VICWY MAP mwim wm p LEGAL DESCRIPTION PLANNING OBJECTIVES PLANNING AND ZONNG BOARD APPROVAL APIVO.m R ,1! RINK Na mfC qYO 6 11E o�ir is cart mw. °aOPdDi..o v'�ao- OWNER'S SIGNATURE LAND USE BREAKDOWN OAKRIDGE VFRYET WEST SECOND Q'•"` FILING wr SUPERTOTS LEARNING CENTER • OAKRIDGE i BP I I I RULE PROPERTY I I I I3P I --- 1 � EXISTING TREES EXISTING WALK PROJECT I.D. I I SOD THIS AREA ANJy,y1�� REVISE IRRIGATION I 3T51EN1 � 9 JB �V`jz 1 S. 1 I I 2 I i JR 1 aQ 1-MR ' SOD 2-HE o I I EXISTING rc w i POARKING a0 I 0 a EXISTING I o CHURCH 1 I I O �----•--'—'-----.•--- I 1 ---------•'—•---- IPLANT 1 NOTES '` 1 al .......... ......................... ... a.... .........r .............a ....,..... ....... a..•..• ,. LEMAY AVENUE __v. _—__—._ Usoo K I `--•— �— _ A -sec FUTURE LEGEND 2-�_ Z J CONNECTION 5 STANDARD PMKING SPACE r S 55 JB •Iqp' HE • TLH HANDICAPPED PARKING SPACE T-HE -PN 13-7E $tSD't___2-PA a WE PARMNC .5 L 5 '_�-JP T TRASH ENCLOSNiE I 10-m M MOTORCYCLE PARXNG ]-CS R HANDICAPPED ACCESS RAMP A. ID IOEHIV SIGN Q ` SOD - R 7-CS SOO ' K I ♦ TNC EPEE TD RENN OR A OR TO 9E REMOVED AND REPLACED J 8 LWTIT STANDARD PROPOSED BUILDING I NOTM TE EXAcr LOCATION ai STREET TREES RILL SooBE CDORDNATED MITH ci Y FOIIESTER wl®aa.a No 'C i I' _ 5_DT 0 D �rEon tlmiq�, :n PLAIT LIST Tsupertots - — -- •- a. I at OakRidge Hest 2ND FILING •^- FINAL LANDSCAPE _ PLAN C`li`Ji � 1 . :!!!� I:Illislr.::rlos::s•.::::u. .alieEi 13• jlYl�i�l_:. !lil 4 iss.._... iEi+Eji • ��EIA Il Ilil{i����nzi:?'•� fimiii�l iEIE pip . .•:::IEEIII!8iI3i[ 1 i IA illl :+$13E SOUTH ELEVATION • 0 EAST ELEVATION WEST ELEVATION 'k qqi ya aiii s 49t3'!t!!!l�tua ° I _ �lilllll•� : ! !•j �A ! listl2!iiiei:a 3 ° '°��EIiEIIIII iiilf � �1 FMQm F_■=■s■=■—� ■_■_ 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 Ml1T IRfA A - 0 POOi x1OH CEO.! 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 -12- 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- 1: r 1 r Ir r If r u r It r 1 r 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 I - 30- 0 • r, Hemor an dum LO 0 co 0 To: Stuart I1acHiIlan, Everitt Enterprises, Inc. o c Frank l!a.uaht, Vauaht*Frye, Architects O Fort Collins Staff J 10 0 -.O U A From: 11att Del ich 0 M z J Date : 11arch 5, 15,?0 W 0 Subject: Supertots Learning Center at Oak P,idg_e West J traffic analysis_. W D z W Q It is proposed that a Supertots Learning Center z Day Care) be located at the north end of Oak Ridge l,jest < 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. M 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 c� z W z Th i =_ area bvas previously proposed as part of Oak z Ridge klest Office Park. A traffic analysis �!,ias prepared Uj J in October. 15145 for the Oak Ridge 1!Jest Office Park. >_ Table 1 shows the trip generation rates from Trip Peneration, 4th Edition, ITE, 1987, for a day care = • z center. v o W to this site is proposed from Lemay Avenue, 0 ccAccess 0 t.,,ith additional future Access to the parcel to the south � uthen it develops.. Figure 3 s.ho�-,ls. the 1 ='88:'8? peak hour --� z < traffic at the intersections. adjacent to Oak P,idge l!Jest. The LemayiOakridoe intersection will be impacted the 3 c� most by the Supertots Learning Center. The Harmony/ �u U_ Lemay intersection will also be impacted, but due to the Cc small increase in traffic and existing level of service I- A operation during the peak hours., the change in Q 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.