HomeMy WebLinkAboutWINGSHADOW, 1225 REDWOOD STREET - PDP/FDP - 30-02A - CORRESPONDENCE -12. Since new services will not be needed, a Development Agreement will not be necessary.
The applicant is required to repair or replace any existing damaged sidewalk, curb. or
gutter. For further information, please contact Katy Moore, 221-6605.
13. The Street Oversizing Fee for a child care facility is 3.30 per square foot. For the school,
the fee is $169.70 per student. For verification of these fees, please contact Matt Baker,
221-6605. These fees are adjusted annually. Fees already paid may be credited towards
the new fees. Also, please be aware of the Larimer County Road Improvement Fee.
14. Also, the Capital Improvement Expansion Fee is due at the time of building permit
issuance. This fee is adjusted annually. For an estimate of this fee, please contact Rick
Lee, 221-6760.
15. If any re -development impacts the vacant parcel and the prairie dogs, then the prairie
dogs must be safely relocated or humanely eradicated by fumigation. For further
information; please contact Doug -Moore, 221-6750.
16. The child care facility must provide a secured outdoor play area meeting both state and
local requirements.. The area must be no less than 2,500 square feet for the 15 children
and 75 square feet for each additional child. This total may then be reduced by 50% if it
can be demonstrated that the full enrollment of the facility will not be using the play area
- at the same -time.
residual pressure. A fire, hydrant must be within 300 feet of the building. The internal
drive needs to function as a fire lane. Pick-up and drop-off activity associated with the
child care facility must not interfere with the fire lane. For further information, please
call Ron Gonzales, 221-6570.
5. The site is presently served by City of Fort Collins Light and Power. If there is no
modification of existing system or no increase in the panel capacity, then there are no
issues with Light and Power. For further information, please contact Rob Irish, 221-
6700.
6. The site is presently served by the City of Fort Collins Water and Wastewater Utility. If
there are no new water or sewer services needed, then there are no issues. Be sure the
kitchen is properly equipped with a grease interceptor if not already.
7. The site is located in the Greenbriar Drainage Basin where the Storm Drainage Fee is
$10,000 per newly developed acre.
8.. Since the construction of the existing stormwater detention pond, the Stormwater
Department has adopted new rainfall criteria for determining the size and capacity of the
pond. If there is an increase in impervious surface greater than 350 square feet, a
Drainage Report will be required to address the issue of detention pond capacity. In
addition, a Grading Plan will be required to make sure there is positive drainage from the
building and parking lot to the pond. Also, a new stormwater requirement is to provide
water quality (extended detention) in the detention pond. If the pond needs to be
expanded, then the water quality feature needs to be added. For further information,
please contact Glenn Schlueter, 221-6681.
9. The Traffic Impact Analysis that was prepared for the original building must be updated.
It is now called a Transportation Impact Study. Please contact Eric Bracke, 221-6630, to
determine the scope of the study. In addition, the study must now address level of service
standards for bikes, pedestrian and transit. The drop-off and pick-up activity associated
with the child care facility should be addressed. For further information on how to -
address the alternative modes, please contact Tom Reiff, 221-6608.
10. For your information, Conifer Street has been classified as an "enhanced travel corridor"
that will ultimately connect to a planned activity center in the Mountain Vista area. As
such, additional right-of-way along Conifer may be required. For further information,
please contact Tom Reiff, 221-6608.
11. With conversion to a high school, there should be a sufficient number of secured bike
racks located in a safe, illuminated area that does not interfere with walkways. Such
racks should be permanently anchored to concrete. High school traffic and child care
traffic should be separated as best as possible to avoid conflicts, especially between cars
and bikes.
CONCEPTUAL REVIEW STAFF COMMENTS
City of Fort Collins
ITEM: Wingshadow at Diamond Crest Assisted Living Center, 1225 Redwood
Drive
MEETING DATE: December 3, 2001
APPLICANT: Mr. Steve Bolton, Wingshadow Inc., 903 Buckingham Street, Suite C,
Fort Collins, CO. 80524 c/o Mr. Gene Leach, Consulting Architect, 4710
South College Avenue, Fort Collins, CO. 80525.
---LAND USE DATA: Request to convert the existing Diamond Crest Assisted" Living Center,
1225 Redwood Drive, into a private high school (Frontier High School) for about 75 to 85
students in grades 9 - 12, a child care facility for about 50 to 60 children, and a group home for a
maximum of eight young adults. The facility would also house the offices of Wingshadow, Inc.
There would be minor exterior renovations. The request would require the parcel to be rezoned
out of the Industrial zone into a zone that would allow the proposed group home. The parcel is
about six acres in size at the northwest corner of Conifer and Redwood.
COMMENTS:
1. The site is zoned I, Industrial.. The proposed land uses, except the group home, are
permitted in the I zone. The school is subject to an Administrative (Type One) review
while the child care is subject to Planning and Zoning Board (Type Two) -review. The
project will be subject to the General Development Standards of Article Three of the
Land Use Code.
2. Elements of the original P.U.D. such as the trash enclosure, bike rack and foundation
shrubs appear to also be in compliance with the Land Use Code.
3. In order to allow the group home, Staff recommends the parcel be rezoned into the LMN
zone district. This zone would be the most appropriate given the surrounding context of
existing zoning and land uses. A rezoning request must be processed to both the
Planning and Zoning Board and the City Council.
4. The Poudre Fire Authority requires that address numerals face the street on which the
building fronts, be a minimum of six inches in height and placed on a contrasting
background. The water supply to the site must exceed 1,500 gallons per minute at 20 psi
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
CURRENT PLANNING DEPARTMENT
Commu.._,y Planning and Environmental . _,cvices
Current Planning
City of Fort Collins
December 6, 2001
Mr. Steve Bolton
Wingshadow, Inc.
903 Buckingham Street, Suite C
Fort Collins, CO 80524
Dear Mr. Bolton:
For your information,attached is a copy of the Staff's comments for Wingshadow at Diamond
Crest Assisted Living Center, 1225 Redwood Drive, which was presented before the
Conceptual Review Team on December 3, 2001.
The comments are offered by staff to assist you in preparing the detailed components of the
project application. Modifications and additions to these comments may made at the time of
formal review of this project.
If you should have any questions regarding these comments or the next steps in the review
process, please feel free to call me at 970-221-6750.
Sincerely,
Ted Shepard
Chief Planner
cc: Project Planner
File
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020