Loading...
HomeMy WebLinkAboutTHE LEARNING EXPERIENCE AT MIRAMONT OFFICE PARK - PDP - PDP130023 - REPORTS - RECOMMENDATION/REPORTITEM NO PDP130023 MEETING DATE March 18th, 2014 STAFF Noah Beals ADMINISTRATIVE HEARING OFFICER Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750 STAFF REPORT PROJECT: The Learning Experience at Miramont Office Park Project Development Plan, PDP130023, APPLICANT: Adam Rubenstein, Fort Collins Development CO. LLC 5150 East Yale Circle, Suite 400 Denver, CO 80222 OWNER: Miramont Office Park LLC 4901 Hogan Drive Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for approval of a Project Development Plan (PDP) for The Learning Experience at Miramont Office Park. The project is located at 4775 Boardwalk Drive and encompasses two parcels. Together the two parcels are 70,289 square feet or 1.61 acres. The project proposes to erect a 10,000 square feet building and landscape 4,524 square feet of outdoor play area to be used as a Child Care Center. The property is zoned Harmony Corridor District (H-C). The Child Care Center will be able to accommodate 170 kids and 30-35 employees. A previously installed parking lot contains 73 spaces and the project will provide an additional 4 bike parking spaces. Direct connections to the established sidewalks both in the public right-of-way and on the adjacent lot will be installed. The proposed use is permitted in this zone district. In addition the proposal includes a modification request to allow a reduction of outdoor play area. RECOMMENDATION: Staff recommends approval of The Learning Experience at Miramont Office Park Project Development Plan, PDP130023, and Modification of Standard to Section 3.8.4(A). EXECUTIVE SUMMARY: The approval of The Learning Experience at Miramont Office Park Project Development Plan complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: The Learning Experience at Miramont Office Park PDP130023 Type 1 Hearing March 18th, 2014 Page 2  The Learning Experience at Miramont Office Park PDP complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration.  The Learning Experience at Miramont Office Park PDP is in conformance with Oak/Cottonwood Amended Overall Development Plan approved by the Planning and Zoning Board in March 1997.  The Learning Experience at Miramont Office Park PDP complies with relevant standards located in Article 3 – General Development Standards, provided that the Modification of Standard to section 3.8.4(A) that is proposed with this project is approved.  The Learning Experience at Miramont Office Park PDP complies with relevant standards located in Division 4.26, Harmony Corridor District (H-C) of Article 4 – Districts. COMMENTS: 1. Background: Historically the following approvals have been granted to the property:  Keenland Annexation , City Council August 1980  Oak/Cottonwood ODP, Planning and Zoning Board – October 1988  Amendment to Oak/Cottonwood ODP – June 1992  Amendment to Oak/Cottonwood ODP – March 1997  Miramont Office Park, Planning and Zoning Board – September 1997  Miramont Office Park, Final Plan recorded – February 1998 Today the property is partially developed. The parking lot has already been installed and public right of way improvements were constructed. The building area is vacant land vegetated with natural grass. Zoning History (most recent to past):  The property is currently located in the Harmony Corridor District (H-C). The current H-C District was adopted in 1997 at the time the Land Use Code was adopted and the entire City was rezoned. It should be noted that the Harmony Corridor Plan and the Harmony Corridor Design Standards and Guidelines were adopted in March of 1991. The Learning Experience at Miramont Office Park PDP130023 Type 1 Hearing March 18th, 2014 Page 3  Prior to the adoption of the Land Use Code and the rezoning to the H-C District, the property was zoned Residential Planned (rp) conditional zoning. The rp zone district was adopted at the time of the Keenland Annexation in 1980. This zone district was in accordance with the adopted Zoning Code at the time. The current surrounding zoning and land uses are as follows: Direction Zone District Existing Land Use North Harmony Corridor (H-C) Commercial: Business Offices South Harmony Corridor (H-C) Vacant parcel: Part of the Miramont Self Storage PUD approved for offices East Harmony Corridor (H-C) Commercial and Public Right-of-Way: Boardwalk Drive and Sam’s Club West Harmony Corridor (H-C) Place of Worship: Front Range Baptist Church and the church’s open space 2. Compliance with Article 4 of the Land Use Code – Harmony Corridor (H-C): The project complies with all applicable Article 4 standards as follows: A. Section 4.26(A) and (B) – Permitted Uses  The project’s proposed Child Care Center use is aligned with the purpose of the Harmony Corridor District to create a complete mixed- use area with a strong employment base. The Child Care Center is a permitted use in Harmony Corridor district. B. Section 4.26(D) – Land Use Standards  Section 4.26(D)(3)(a) establishes a maximum height of six (6) stories the proposed building complies with this standard at height of one (1) story. C. Section 4.26(E) – Development Standards  Section 4.26(E)(1)(b) requires that compliance with the adopted Harmony Corridor District Plan and the Harmony Corridor Design Standards. The proposed development is in compliance with both documents. The Learning Experience at Miramont Office Park PDP130023 Type 1 Hearing March 18th, 2014 Page 4  Section 4.26(E)(2)(a) promotes, in cases of multiple parcel ownership, that development plans establish integrated building styles and land uses. The design proposal of the new building is in sync with the other buildings in the office park that are 1 to 2 story, hipped and gable roofs, and consist of stucco with a stone wainscot. 3. Compliance with Article 3 of the Land Use Code – General Development Standards The project complies with all applicable General Development Standards; with the following relevant comments. A. Division 3.2 – Site Planning and Design Standards 1) 3.2.1 Landscaping and Tree Protection:  A detailed tree mitigation plan is provided with this PDP. This plan was designed with the coordination and has received approval by the City Forester. In effort to not lose any of the existing tree canopy the existing street trees will be preserved and 3 trees within the site will be relocated.  “Full Tree Stocking” is provided along all four sides of the building. 2) 3.2.2 Access, Circulation and Parking: By design the Land Use Code encourages patrons of the site to explore other modes of transportation than the vehicle. This is accomplished by requiring sidewalk connections, bicycle accommodations, and limiting the number of off-street vehicle parking spaces for a non-residential use. The proposed project is in compliance of these standards through the following:  Sidewalk connections are proposed to extend to Boardwalk Drive, to the adjacent office building, and to a pedestrian path that connects to the neighborhood to the West. As required, the sidewalk system provided contributes to the attractiveness of the development.  Bicycle parking is provided on site near the building’s main entrance and is separated from the vehicle parking. These bike spaces can be accessed through the sidewalk connections or the driveways that lead into the site. The Learning Experience at Miramont Office Park PDP130023 Type 1 Hearing March 18th, 2014 Page 5  The parking and circulation was already established. Only improvements proposed are two crosswalk striping’s in the drive aisle to help alleviate any impacts from vehicle and pedestrian conflicts. Parking requirements in regards to the maximum numbers of spaces and dimensions of stalls are being met. 3) 3.2.4 Site Lighting:  A photometric plan was submitted for the project. As proposed, the project complies with the average minimum foot-candles for parking areas and building surrounds.  Only one type of Light fixture is being added to the site on the outside of the building. This fixture meets the code standards with a light source that is down directional and fully shielded. B. Division 3.4 – Environmental, Natural Area, Recreational and Cultural Resource Protection Standards 1) 3.4.1 Natural Habitats and Features:  The Learning Experience at Miramont site does not include any natural areas, habitats, and features within and 500 feet outside of its boundaries. C. Division 3.5 – Building Standards 1) 3.5.3 Institutional and Commercial Buildings  Although the proposed building does not meet the required build-to-line to be within 15 feet of the right-of-way it complies with the exception to the standard allowed by this section. By providing a play-yard, an increase of trees, and variety in landscaping in-between the building and the right-of-way it provides interest and comfort for pedestrians.  The proposed building elevations provide a recognizable base and top treatment in accordance with Section 3.5.3(D)(6).  The overall design satisfies the institutional building requirements of Section 3.5.3. “Variation in massing”. This is satisfied through the use of building projections over the primary entrances and with sloping roofs that provide a variation in height. D. Division 3.6 – Transportation and Circulation The Learning Experience at Miramont Office Park PDP130023 Type 1 Hearing March 18th, 2014 Page 6 1) 3.6.3 Street Pattern and Connectivity Standards:  The project continues to comply with the general framework established with the Overall Development Plan. The project maintains the two vehicle access points to Boardwalk Drive and the drive aisle internal to the site. 2) 3.6.4 Transportation Level of Service Requirements:  Traffic Operations have reviewed the Transportation Impact Study that was submitted to the City and have determined that the vehicular, pedestrian and bicycle facilities proposed with this PDP are consistent with the standards contained in Part II of the City of Fort Collins Multi- modal Transportation Level of Service Manual. 4. Modification of Standards – Division 2.8 There is one request of modification with this project. A. Modifcation Request The applicant requests a modification of standard to Sections 3.8.4(A) to allow a decrease in the amount of square footage required for a Child Care Center. The request is to provide 4,524 square feet. This is 3,226 square feet less than the standard. 1) The Standard  3.8.4(A) A minimum of two thousand five hundred (2,500) square feet of outdoor play area shall be provided for fifteen (15) children or fewer, with seventy-five (75) additional square feet being required for each additional child, except that the size of the total play area need only accommodate at least fifty (50) percent of the capacity of the center, and that such outdoor play area shall not be required for drop-in child care centers...  The following table illustrates the required square footage for the outdoor play area for The Learning Center at Miramont Office Park. The Learning Experience at Miramont Office Park PDP130023 Type 1 Hearing March 18th, 2014 Page 7 2) Section 2.8 Code Criteria The request of approval for this modification is based on the Review Criteria for Modification of Standards found in Section 2.8.2(H) and 2.8.2(H)(1) as follows:  The granting of the modification would not be detrimental to the public good.  The plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than a plan which complies with the standard for which a modification is requested. 3) Applicant’s Justification The applicant has provided the following justification for the modification request:  The reduced playground size, 4,524 sf complies with both Federal and Colorado State licensing codes. o According to Colorado State regulations, 12 CCR 2509-8 Program Area 7-Child Care Center/less than 24 Hour Care, section 7.702-7.702.104 goes over space requirements. Specifically, for outdoor play area requirements, the State requires us to have a minimum of 75 square feet of space per child for a group of children using the total play area at any one time. The total square footage must accommodate Calculation of Required Square Footage Per Land Use Code The minimum square footage for outdoor Play Area for 15 children or fewer. 2,500 Sq. Ft. The Learning Center at Miramont Office Park Capacity 170 Children 50% of the Capacity of Center 170/2=85 Children An additional 75 sq. ft. For every additional child above the initial 15 of half the Capacity 85-15=70 Children 70x75=5,250 Sq. ft. Total square footage required 2,500+5,250=7,750 Sq. Ft. The Learning Experience at Miramont Office Park PDP130023 Type 1 Hearing March 18th, 2014 Page 8 at least 33% of the licensed capacity of the center or a minimum of 1,500 sf, whichever is greater. o We are anticipating a capacity of 170 children. Based on the above requirements, we will have a maximum of 56 children outside at one time. Based on the State requirements, we will need to have 4,200 sf of space for our children. As we want to build as much outdoor space as possible, we are building an additional 324 sf of playground space; thus a 4,524 sf playground. o Further, the way The Learning Experience operates their outside areas (and per Colorado State Code and Regulations) is play time is determined by age groups. We do not have 1-2 year old children outside with 4-5 year old children. The reduced playground size helps our staff and educators supervise the children outside to ensure everyone’s safety. We do not feel a 7,750 sf playground is necessary with the limited amount of children that will be outside at any given time as we limit the play time per the age groups. With a larger playground and less children, there is more room for errors and mistakes to be made as there are not enough sets of eyes supervising the children; a larger space increases the likely hood of injury and/or mischief.  Another factor in asking for a modification request is the land limitations. We are taking the fifth and last parcel of a planned development. Per the site plan, we only have so much land we can build on without effecting the entire development. To the north and west of the site, parking fields have already been created. We cannot take away parking spaces for the four other buildings, and our use, and still meet code. o To the south and east of the site, there is a detention pond. We are able to encroach to the east of the detention pond, by drudging out the pond to the south to make up for lost capacity. However, we still need enough capacity for not only our building and the four other buildings in the office park, but also the church that is to the northeast of our property. We physically cannot get a 7,750 sf playground on this location; however, based on a 4,524 sf playground, we still meet Colorado State regulations for playground size without being detrimental to our neighboring buildings. The Learning Experience at Miramont Office Park PDP130023 Type 1 Hearing March 18th, 2014 Page 9 4) Staff Finding for the Modification Staff finds that the request for Modification of Standard to Section 3.8.4(A) is justified by the applicable standards in 2.8.2(H). The granting of the Modifications would not be detrimental to the public good and:  The request satisfies Criteria 2.8.2(H)(1) because the plan as submitted will promote the general purpose of the standard equally well or better than a plan which complies with the standard based on the justification statement provided by the applicant and in addition: o The standard is intended to provide enough outdoor play area for the children who are using this area at one time. Although the center has a capacity of 170 children, the applicant has stated that at most only 56 children would be using the outdoor play area at one time, which is equal to the 33% of the total capacity of the center. The applicant’s proposal to provide 75 square feet of outdoor play area for 33% of the total child capacity is sufficient outdoor play space tailored to their specific operations. 5. Findings of Fact/Conclusion In evaluating the request for The Learning Experience at Miramont Office Park Project Development Plan, Staff makes the following findings of fact: A. The Modification of Standard to Section 3.8.4(A) regarding the decrease in required outdoor play area that is proposed with this PDP would not be detrimental to the public good and the modification meets the applicable requirements of Section 2.8.2(H)(1). The proposed plan will promote the general purpose of the standard equally well or better than a plan which complies with the standard due to the proposed outdoor play area provides enough square footage for those children using the area at one time. B. The Learning Experience at Miramont Office Park PDP complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. C. The Learning Experience at Miramont Office Park PDP is in conformance with Oak/Cottonwood Amended Overall Development Plan approved by the Planning and Zoning Board in March 1997. The Learning Experience at Miramont Office Park PDP130023 Type 1 Hearing March 18th, 2014 Page 10 D. The Learning Experience at Miramont Office Park PDP complies with relevant standards located in Article 3 – General Development Standards, provided that the Modification of Standard to Section 3.5. is approved. E. The Learning Experience at Miramont Office Park PDP complies with relevant standards located in Division 4.28, Harmony Corridor District (H- C) of Article 4. RECOMMENDATION: Staff recommends approval of The Learning Experience at Miramont Office Park Project Development Plan, PDP1300023. ATTACHMENTS: 1. Statement of Planning Objectives 2. Oak/Cottonwood Farm Amended Overall Development Plan 3. Site Plan 4. Landscape Plans 5. Building Elevations 6. Lighting Plan 7. Traffic Impact Statement