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Home My WebLink AboutRIGDEN FARM, 1ST FILING, SEVEN OAKS ACADEMY - PDP - 56-98W - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSLMN LMN MMN NC #56-98W Rigden Farm Seven Oaks Academy PDP Type I (LUC) MMMMN T INEW 1 RMAI N CASE UE 10/16/03 N 1 inch : 600 feet Rigden Farm, Seven OaKs Academy, P.D.P., File #56-98W November 17, 2003 Type 1 Hearing Page 6 of 6 2. Child care centers on this site at the proposed density are consistent with the Rigden Farm Overall Development Plan. 3. The Project Development Plan complies with all applicable district standards of Section 4.5 of the Land Use Code, MMN zone district. 4. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Rigden Farm, Seven Oaks Academy, P.D.P., File #56-98W. Rigden Farm, Seven OaKs Academy, P.D.P., File #56-98W November 17, 2003 Type 1 Hearing Page 5 of 6 b. Orientation to Build -to Lines for Streetfront Buildings [3.5.3(8)(2)]— This standard requires that the buildings be located no more than 15 feet from the right-of-way along Illinois Drive, Custer Drive, and Iowa Drive, unless a larger setback is provided in order to form an outdoor space such as a plaza, courtyard, patio or garden between a building and the sidewalk, with landscaping, low walls, fencing or railings, a tree canopy and/or other similar site improvements along the sidewalk designed for pedestrian interest, comfort and visual continuity. The phase 1 building is located at the northeast corner of the site, and is located 15 feet from both Custer Drive and Iowa Drive. The phase 2 building is located at the northwest corner of the site. This building is positioned 15 feet from the Illinois Drive right-of-way, and 75 feet from Custer Drive. The yard area between the phase 2 building and Custer Drive qualifies as an appropriate outdoor space with adequate landscaping and fencing articulation and therefore is permitted to have a larger setback along its Custer Drive fagade. This standard is therefore satisfied. c. Variation in Massing [3.5.3(C)] — Horizontal masses do not exceed a height to width ratio of 1:3, as required. Changes in mass are related to entrances and are part of the integral structure of the building. This standard is therefore satisfied. d. Character and Image [3.5.3(D)] — As required the facades are articulated with adequate bays, window and door patterns, variety in texture, and top and base treatments. This standard is therefore satisfied. D. Division 3.6, Transportation and Circulation 1. Master Street Plan [3.6.1 ] —Custer Drive is considered a Minor 2-lane arterial on the Master Street Plan. The proposed project has been designed consistent with this designation. 2. Streets, Streetscapes, Alleys and Easements [3.6.2] — This section of the code requires that connections of a private drive with a public street shall be made with a driveway cut using the detail titled, "New Driveway Approach" in accordance with City Engineering standards. The project complies with this standard. FINDINGS OF FACT/CONCLUSIONS After reviewing Rigden Farm, Seven Oaks Academy, P.D.P., File #56-98W, staff makes the following findings of fact and conclusions: 1. Child care centers are permitted in the MMN — Medium Density, Mixed -Use Neighborhood zone district. Rigden Farm, Seven Oaks Academy, P.D.P., File #56-98W November 17, 2003 Type 1 Hearing Page 4 of 6 that it meets the required vehicular, pedestrian, bicycle, and transit Level of Service requirements. d. Access and Parking Lot Requirements [3.2.2(D)] — Pedestrian areas are clearly differentiated from vehicular areas. All off- street parking spaces have unobstructed vehicular access to and from the public streets. Off-street guest parking is distributed proportionally to dwelling unit locations that they are intended to serve. This standard is therefore satisfied. e. Parking Lots: Required Number of Spaces for Type of Use [3.2.2(K)] —The code requires 2 parking spaces per 3 employees, or 1 parking space per 1000 square feet of floor area. The PDP proposes a total of 18,000 square feet of floor area, and would have no more than 27 employees at any one shift on the site. Therefore a minimum of 18 parking spaces are required. The proposed plan provides 57 spaces. This standard is therefore satisfied. f. Handicap Parking [3.2.2(K)(4)] — There are 2 handicap spaces required and 2 provided. The standard is thereby satisfied. 3. Solar Access, Orientation, Shading [3.2.3] — The layout of the project does not cast unreasonable shadows within the site or on adjacent properties so as not to impair the access to sunshine for potential solar energy systems or for solar -oriented rooftop surfaces. This standard is therefore satisfied. 4. Site Lighting [3.2.4] —Light fixtures are proposed to be down directional and cut-off lighting fixtures. As required, the lighting levels will not exceed 10 foot-candles on site, and the walkways will be illuminated at least 0.5 foot- candles. B. Division 3.3, Engineering Standards 1. Water Hazards [3.3.3] — The Stormwater Department has reviewed the application and has indicated that the application satisfies the requirements of this standard. C. Division, Building Standards [3.5] 1. Building and Project Compatibility [3.5.1 ] — The architectural character is consistent and compatible with the architectural character that has been established in the neighborhood Rigden Farm neighborhood. 2. Mixed -use, Institutional and Commercial Buildings [3.5.3] a. Orientation to a Connecting Walkway [3.5.3(B)(1)] - Main entrances face connecting walkways with direct connections to street sidewalks. Rigden Farm, Seven OaKs Academy, P.D.P., File #56-98W November 17, 2003 Type 1 Hearing Page 3of6 B. The PDP meets the applicable Development Standards [4.4(E)] as follows: 1. Block Structure [4.5(E)(1)(a)] — As required, the site is part of a street network of complete blocks bounded by streets. 2. Block Size [4.5(E)(1)(b)] —As required, the block is not larger than 7 acres in size. 3. Minimum Building Frontage [4.5(E)(1)(c)] — As required, at least 50 percent of all block faces consist of building frontage, plazas or other functional open space within the project. 4. Building Height [4.5(E)(1)(d)] — As required, proposed buildings do not exceed 3 stories in height. 4. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: A. Division 3.2, Site Planning and Design Standards 1. Landscaping and Tree Protection [3.2.1] a. Street Trees [3.2.1(D)(2)] — As required, the proposed PDP provides street trees within the landscaped parkway between the curb and the street sidewalk at 30 to 40 foot spacing intervals. b. Parking Lot Interior Landscaping [3.2.1(E)(5)] — As required, at least 6% of the interior area of all parking lots containing 6 or more spaces are landscaped areas. 2. Access, Circulation and Parking [3.2.2] a. Direct On -Site Access to Pedestrian and Bicycle Destinations [3.2.2(C)(6)] — Direct sidewalk connections are provided from the on -site dwellings to on -site parking and yard areas, thereby satisfying this standard. b. Off -Site Access to Pedestrian and Bicycle Destinations [3.2.2(C)(7)] — The on -site pedestrian/bicycle network connects directly to the street sidewalks and on -street bicycle paths. This standard is therefore satisfied. c. Transportation Impact Study [3.2.2(C)(8)] —The City's Traffic Engineer and the Transportation Planning Department have reviewed the applicants Traffic Impact Study and have found Rigden Farm, Seven Oaks Academy, P.D.P., File #56-98W November 17, 2003 Type 1 Hearing Page 2of6 COMMENTS: Background The surrounding zoning and land uses are as follows: N: MMN & NC — undeveloped phases of the Rigden Farm Development, proposed grocery store anchored shopping center (under review). MMN & LMN — Drake Road, Sidehill PDP (220 multifamily dwelling units and 80 single family units, under review). NE: MMN — proposed charter school (under construction), LMN — Existing Parkside East and Parkside West Developments (6-plex condo buildings approved in filings 3, and 4 of Rigden Farm), existing single family detached housing (approved in filing 1 of Rigden Farm). E: MMN — LMN — Approved 7th filing of Rigden Farm (single family attached, two family, and single family detached housing under construction), a neighborhood center including relocated Johnson Farm structures, S: LMN — Existing Timberline Church. W: MMN - Vacant undeveloped parcel in Rigden Farm, Timberline Road, RL — Meadows East neighborhood. The property was annexed in November 1997 as part of the Timberline Annexation and was originally zoned T — Transition. A request to rezone the property to MMN was approved on 2"d reading by City Council on January 5, 1999. 2. Compliance with the Overall Development Plan The Rigden Farm Overall Development Plan was approved on April 15, 1999. This 1.98 acre Project Development Plan is part of an 8.05 acre parcel identified on the ODP as "parcel E." A minor amendment was approved on November 17, 2003 which allows child care centers to be located within parcel E on the Rigden Farm ODP. This PDP is therefore consistent with the Rigden Farm ODP. 3. Division 4.5 of the Land Use Code Medium Density Mixed -Use Neighborhood Zone District The proposed land use of "child care center" is permitted in the MMN — Medium Density, Mixed -Use Neighborhood zone district. A. The PDP meets the applicable Land Use Standards [4.5(D)] as follows: Secondary Uses [4.5(D)(4)] — "Child care centers" are considered a secondary use in the MMN zone district. Any secondary use for projects containing 10 or more acres in the MMN zone district is limited to have be no more than 15 percent of the total gross area of the development plan. Because the site for this PDP is less than 10 acres, this limitation does not apply, therefore this standard is satisfied. ITEM NO. a MEETING DATE STAFF Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Rigden Farm, Seven Oaks Academy, P.D.P., File #56-98W APPLICANT: Jim Hillhouse Hillhouse Architects 8897 Gander Valley Lane Windsor, CO 80550 OWNER: Seven Oaks Academy 2420 W. 8`h Street Loveland, CO 80537 PROJECT DESCRIPTION: The request is for development approval ultimately to construct 2 child care center buildings on 1.98 acres in the Rigden Farm Neighborhood. The proposed buildings are planned to be built in two phases. The first phase would include an 11,466 square foot child care building, an outdoor play area, and a 57 space parking lot. The second phase would include an approximately 6,000 square foot child care building. The site is in the MMN — Medium Density Mixed -use Neighborhood zone district, and is bounded by Illinois Drive on the west, Custer Drive in the north, Iowa Drive on the east, and the Timberline Church on the south. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposed land use is permitted in the MMN — Medium Density, Mixed -Use Neighborhood zone district. The proposed land use is consistent with the Rigden Farm Overall Development Plan. The Project Development Plan complies with all applicable district standards of Section 4.5 of the Land Use Code, MMN zone district. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT