The owners of 3178 HIlton, known as LifeLab Kids, are interested in expanding their offerings by including a variety of outdoor amenities and building upgrades. The original LifeLab Kids site plan and upgrades have occurred over the last three years. These new upgrades include a multi-sensory adaptive outdoor learning space with new playgrounds, sports areas, and other outdoor engagement spaces. Due to the dimensions and existing conditions on the site, the team is considering a Planned Unit Development (PUD).
The 2017 Master Plan Future Land Use Map indicate this site as Mixed Use, which is congruent with the current zoning and adjacent properties along Hilton Rd.
What is Planned Unit Development (PUD)?
This is a form of planning that allows for flexibility and creativity in normal zoning requirements. There are several requirements in the City's zoning ordinance (HERE), which applicants must fulfill in order to qualify for this type of project. Those requirements include the following:
Preservation of significant natural features; a complementary mixture of uses; sustainable building and site design; open space greenways to link to adjacent to greenway corridors; transition areas from adjacent land uses; provision of affordable housing units; diversification of housing types provided in the City; preservation of historical buildings or site features; improvements to public streets or other public infrastructure; pedestrian and transit oriented development; coordinated development of multiple assembled small parcels; and removal or renovation of blighted buildings, or sites or clean up of site contamination.
PUD projects are reviewed by staff and the Planning Commission via a Public Hearing, with final approval from City Council via Public Hearing.
What is the site's current zoning district?
The site is currently zoned MXD-2 (Mixed Use). Due to the unique configuration of the site, the desire for adaptive reuse, and the primary use of a school/treatment facility for children, the current zoning poses dimensional challenges which is why the applicant is pursuing Planning Unit Development. The City's Future Land Use Map designates the site as "Mixed Use" which is congruent with the current zoning and is described as "a blend of a variety of residential and small-scale businesses with residential density levels similar to Urban Residential. This category generally aligns with MXD-1 and MXD-2 zoning districts and are typically located along secondary corridors where there already exists a mix of residential, businesses, and enhanced streetscapes, often with their own distinct character. Appropriate new development in Mixed Use areas includes vertical mixed-use – such as ground-floor retail with residential units on the upper floors – multi-family housing types, live-work units, and small-scale retail, services, and offices that are compatible with adjacent residential uses."
Justin Lyons, Planning Manager