HomeMy WebLinkAboutNARCONON FENCE @ 1225 REDWOOD ST. - PDP/FDP - FDP120023 - REPORTS - RECOMMENDATION/REPORTNarconon Fence PDP/FP #120023
Planning & Zoning Hearing Date — January 9, 2014
Page 4
o This project is proposing a 6 feet tall fence to meet the privacy
requirements set forth for health care facilities. The applicants
maintain that it is beneficial for their clients to spend time
outdoors in nature, and that protecting their confidentiality while
outside is critical for their client's security, in accordance with
the Health Insurance Privacy and Portability Act. A 6 feet tall
fence helps protect their patients' identities, make them feel
safe, and helps to reduce any impacts from the facility on the
neighbors to the north.
4. Neighborhood Meeting
Due to the accessory nature of this land use, the Director waived a neighborhood
meeting for this project due to the project not having significant neighborhood impacts,
in accordance with Section 2.2.2(B) of the Land Use Code.
5. Findings of Fact/Conclusion
In evaluating the request for the Narconon Fence Project Development Plan/Final Plan,
staff makes the following findings of fact:
A. The P.D.P. complies with relevant standards located in Article 3 — General
Development Standards.
B. The P.D.P. complies with relevant standards located in Division 4.19,
Community Commercial — North College (CCN) of Article 4 — Districts.
RECOMMENDATION:
Staff recommends approval of the Narconon Fence Project Development Plan/Final
Plan, FDP #120023.
ATTACHMENTS:
Site and Landscape Plans
Narconon Fence PDP/FP #120023
Planning & Zoning Hearing Date — January 9, 2014
Page 3
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 provided:
A. Division 3.8 — Supplementary Regulations
1) 3.8.11 Fences and Walls:
• The Land Use Code requires that if fences or walls are "used along
collector or arterial streets, such features shall be made visually
interesting and shall avoid creating a "tunnel" effect. Compliance with
this standard may be accomplished by integrating architectural
elements such as brick or stone columns, incorporating articulation or
openings into the design, varying the alignment or setback of the
fence, softening the appearance of fence lines with plantings, or similar
techniques. In addition to the foregoing, and to the extent reasonably
feasible, fences and sections of fences that exceed one hundred (100)
feet in length shall vary the alignment or setback of at least one-third
(1/3) of the length of the fence or fence section (as applicable) by a
minimum of five (5) feet."
o The applicants have proposed a 6' tall, redwood fence that does
not vary in the alignment or setback due to unique security
concerns. The health care facility treats drug and alcohol
addiction in a residential setting and varying the fencing
alignments could create opportunities for their residents to
interact with their prior customers. This interaction could prove
detrimental to their rehabilitation.
o Instead, to provide for a fence that is visually interesting, the
applicants have provided groups of shrubs approximately 25
feet wide and also have provided split -faced CMU columns no
less than every 50 feet to break up the mass of the wall and to
minimize the effect of creating a tunnel. In addition, there is an
intervening parcel between the site and Conifer Street, which
should also serve to minimize the tunnel effect created by the
fence.
• The Land Use Code stipulates that fences or walls shall be, "no more
than four (4) feet high if located in the front yard, or within any required
side yard setback area in the front yard, except if required for
demonstrated unique security purposes".
Narconon Fence PDP/FP #120023
Planning & Zoning Hearing Date — January 9, 2014
Page 2
• The P.D.P. /F.P. complies with the process located in Division 2.2 — Common
Development Review Procedures for Development Applications of Article 2 —
Administration.
• The P.D.P. /F.P. complies with relevant standards located in Article 3 —
General Development Standards, with conditions.
• The P.D.P. /F.P. complies with relevant standards located in Division 4.19,
Community Commercial — North College District (CCN) of Article 4 — Districts.
COMMENTS:
1. Background:
The subject property was annexed in 1982 as the Pine Tree Park Annexation into the
Planned Residential Zone District. The site was re -zoned to Community Commercial —
North College District through the adoption of City Plan in 1997.
The surrounding zoning and land uses are as follows:
N: RL in the City of Fort Collins:
E: LMN in the City of Fort Collins:
S: CCN in the City of Fort Collins:
W: I in the City of Fort Collins:
Nokomis Subdivision
U.S. Government
Aspen Heights
Warehouses
2. Compliance with Article 4 of the Land Use Code — Community Commercial
— North College District (CCN):
No specific standards for fences are included in Section 4.19 of the Land Use Code.
However, the project complies with all applicable Article 4 standards as follows:
A. Section 4.2(B) — Permitted Uses
The existing land use was approved in 1985 as a part of the New
Beginnings Phase One Redwood Village Commons P.U.D. The only
proposed land use with this application is for a perimeter fence, which is
an accessory use allowed in accordance with Section 4.19(B)(a)(2).
City of
Fit Collins
ITEM NO
MEETING DATE
STAFF
PLANNING & ZONING BOARD
PROJECT: Narconon Fence, PDP/FDP #120023
APPLICANT: Stephanie Sigler
Ripley Design Inc.
401 W Mountain Avenue, Suite 100
Fort Collins, Colorado 80524
OWNER: 1225 Redwood Drive LLC
1225 Redwood Drive
Fort Collins, Colorado 80524
PROJECT DESCRIPTION:
This is a request for a combined Project Development Plan/Final Plan for the
construction of approximately 2,000 lineal feet of fencing along the perimeter of the
property owned by 1225 Redwood Drive LLC. The building on the property is currently
being used by a rehabilitation group care home, Narconon, and the privacy fence is
requested to comply with governmental privacy requirements for their patients. The
parcels are 5.41 acres in size and located on the northwest corner of Redwood Street
and Conifer Street, approximately 112 mile east of North College Avenue.
Narconon owns both the property where the building is located (in the New Beginnings
Phase One Redwood Village Commons P.U.D. subdivision), as well as an adjoining
vacant lot located to the west (in the Evergreen Park Replat subdivision). The new
fence will be constructed on both the vacant lot and the site where the building is
located. Since the vacant lot has never been part of a site specific development plan,
the project is subject to a Type II Planning and Zoning Board Hearing. The zoning for
both properties is CCN - Community Commercial North College.
RECOMMENDATION: Approval of Narconon Fence, FDP #120023
EXECUTIVE SUMMARY:
The approval of the Narconon Final Plan complies with the applicable requirements of
the City of Fort Collins Land Use Code (LUC), more specifically:
Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750