Loading...
HomeMy WebLinkAboutWINGSHADOW, 1225 REDWOOD STREET - PDP/FDP - 30-02A - REPORTS - RECOMMENDATION/REPORTWingshadow Large Group Care Facility, Private School, Child Care Facility and Office, Project Development Plan, #30-02A March 6, 2003 P & Z Meeting Page 10 RECOMMENDATION: The Land Use Code requires the Planning and Zoning Board to make a specific finding establishing the type of group home to be permitted by the P.D.P. The purpose is that a group approved for one particular service cannot be converted to a different service without going back through the development review process. Staff recommends that the Planning and Zoning Board establish that the Wingshadow Large Group Care Facility is for the purpose of providing residential and social services for troubled youth, homeless youth, or any youth in need of shelter, food, and general care. Staff recommends approval of Wingshadow Large Group Care Facility, Private School, Child Care Center and Office, P.D.P., #30-02A with the following condition: There shall be no Certificate of Occupancy issued for Wingshadow at 1225 Redwood Drive until there has been satisfaction of Floodway Variance Condition of Approval as granted by the City of Fort Collins Water Board. This includes the installation of an early warning flood detection system in the Dry Creek drainage basin sufficient to provide approximately two hours advance notice for a safe and orderly evacuation of the building and grounds, and an evacuation plan addressing transportation and temporary shelter. Wingshadow Large Group Care Facility, Private School, Child Care Facility and Office, Project Development Plan, #30-02A March 6, 2003 P & Z Meeting Page 9 Second, the day -time occupation by children in the child care program represents a greater risk than for adults. The Water Board approved the variance for Wingshadow subject to installation of an early warning flood detection system to be located upstream in the Dry Creek basin to allow approximately two hours lead time for safe and complete evacuation of the buildings and grounds. The technology is expected to be similar to that used by the City of Fort Collins Utilities. Wingshadow has agreed to the condition. Staff proposes to add the Water Board's condition to the Project Development Plan. The Water Board also added a condition that an evacuation plan be in place including transportation and temporary shelter. 6. Findings of Fact: A. The four proposed land uses are permitted in the C-C-N, Community Commercial, North College zone district. B. The specific standards governing the location and number of residents for the Large Group Care Facility have been satisfied. C. The specific standards governing the Child Care Facility have been satisfied. D. The P.D.P. as a whole complies with the applicable General Development Standards. E. The Land Use Code is silent on most of the operational characteristics of a Private School and Large Group Care Facility. The applicant's pledge to meet on a regular basis with representatives from the neighborhood is found to be the most effective and systematic method by which to collaborate on solving neighborhood compatibility issues as they arise. F. The site is within the 100-year floodway of Dry Creek. The finish floor of the building is above the 100-year base flood elevation. G. On January 30, 2003, Wingshadow obtained a variance from the City of Fort Collins Water Board for occupancy of the building, subject to installation of an early warning flood detection system and an evacuation plan. Wingshadow Large Group Care Facility, Private School, Child Care Facility and Office, Project Development Plan, #30-02A March 6, 2003 P & Z Meeting Page 8 home for a variety of reasons that warrants temporary removal. The goal is to reunite the resident with the family or work with State Department of Social Services for foster placement. C. Staff Evaluation of Neighborhood Compatibility Staff finds that while the neighborhood concerns are understandable, the Land Use Code does not contain any standards relating to operational characteristics of Private Schools or Large Group Care Facilities. The standards of the Land Use Code, as they apply to this P.D.P., have been analyzed and addressed. As recorded in the minutes to the neighborhood meeting, the applicant has offered to meet on a regular basis with representatives from the neighborhood. Such a forum would offer a designated time and place for the neighborhood to express operational concerns as they arise. Past experience indicates that some of the operational concerns may not manifest themselves while others not anticipated may arise. Staff finds that this pledge to work in collaboration with the neighborhood to solve problems as they arise in a constructive manner is, in the final analysis, the most effective method to achieve neighborhood compatibility. 5. Floodplain Management: The site lies within the 100-year floodway of Dry Creek. It is important to note that this particular section of the Dry Creek floodway is not the main channel. Rather, it is an area where the Larimer Weld Canal experiences a low point and floodwater breaks out and spills in a southerly direction. As "break-out' water, this water is shallow and moving at a very low velocity. It is also very important to note that the finish floor elevation of the structure is above the maximum height of the 100-year flood elevation. The grounds, however, are within the 100-year flood. Evacuation, therefore, rather than life safety is the primary concern. On January 30, 2003, the City of Fort Collins Water Board considered the variance request to allow Wingshadow to occupy the building. The Water Board had two concerns. First, the overnight accommodation of the 18 residents and two staff is considered more at -risk than simply a day -time business occupation. Wingshadow Large Group Care Facility, Private School, Child Care Facility and Office, Project Development Plan, #30-02A March 6, 2003 P & Z Meeting Page 7 High School and second, the nature and potential impact of the Large Group Care Facility. A. Those attending the meeting expressed their concern about the introduction of ultimately 110 high school students into their neighborhood. They are concerned about off -campus activities such as smoking, littering, noise, rowdyism and loitering in Greenbriar Park. They are also concerned about traffic impacts. In response, the applicant explained that the campus is closed except for the lunch hour. Students are encouraged to remain on campus, however, with a full -service cafeteria. Presently, Frontier High School operates in a neighborhood setting and some students do indeed travel off -campus for lunch and smoking. There do not appear to be any negative impacts on the neighborhood. Greenbriar park is over one-third mile away and not visible from the subject site. A more natural attraction for off -campus travel would be North College Avenue or Sandy's Convenience Store. There are open athletic fields near Frontier High School now and the kids do not hang out there. The site is on Transit Route Number Eight. Some students will drive but most are dropped off and picked up. Presently, only 12 out of 65 students drive to Frontier. Poudre School District will provide transportation for the Village School students. The City Transportation Staff waived a transportation impact study for this project. B. Regarding the Large Group Care Facility, those in attendance expressed concern about the intake procedures, the security arrangements, the average length of stay and the general nature of the resident in terms of drug and alcohol usage, violence and overall behavior. In response, the applicant explained that professionally trained staff does the intake procedure. Residents are rejected if there is a history of violence or starting fires. No resident is accepted if high or drunk. Counseling is provided for those who have a history of substance abuse. The length of stay ranges from three to 60 days. The general nature is that these kids are having serious trouble at Wingshadow Large Group Care Facility, Private School, Child Care Facility and Office, Project Development Plan, #30-02A March 6, 2003 P & Z Meeting Page 6 C. General Development Standards of Article Three In addition to the specific standards for group homes and child care facilities, the P.D.P. is subject to the applicable General Development Standards of Article Three. The building, parking lot, landscaping and other private improvements are existing. The lot is heavily landscaped. There are two walkways connecting the building to both public streets. All public improvements are existing along both Conifer and Redwood. The following standards merit discussion. (1) Section 3.2.2(C)(3-6) Access, Circulation and Parking, Site Amenities, Bicycle Facilities, Walkways and Direct On -site Access to Pedestrian and Bicycle Destinations Since the site will accommodate a school and office, there is likelihood that a number of students and staff may choose to use alternative modes of travel. To support this effort, the site is located on Transit Route Eight, bicycle racks are provided, and there are two connecting walkways out to both public streets. In addition, the parking lot features a segregated drop-off and pick -lane for the child care center. (2) Section 3.2.2(K) (1) (e) (g) (2) Parking Lots — Required Number of Off - Street Spaces for Group Homes, Schools, Child Care Centers and Offices For Group Homes, Schools and Child Care Centers, there shall be a minimum of two spaces for every three employees. For these three uses, there will be 30 employees. This yields a minimum requirement of 21 spaces. The existing parking lot contains 74 parking spaces. This number exceeds the minimum required number. For the office component, the requirement is that there be no more than three spaces per 1,000 square feet. The office area contains 5,164 square feet which yields a maximum of 16 spaces. The anticipated number of office employees is ten. Therefore, the number of office employees does not exceed the maximum number of allowable spaces. 4. Neighborhood Information Meeting: A neighborhood information meeting was held on October 8, 2002. Minutes to this meeting are attached. There are two primary issues that were raised by those attending the meeting. First, the potential impacts associated with Frontier Wingshadow Large Group Care Facility, Private School, Child Care Facility and Office, Project Development Plan, #30-02A March 6, 2003 P & Z Meeting Page 5 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. For the purposes of this subsection, the capacity of the center is calculated based upon indoor floor space reserved for school purposes of forty (40) square feet per child. The P.D.P. calls for a child care facility for a maximum of 40 children. This requires a minimum outdoor play area of 2,188 square feet [2,500 + (25 x 75 = 1,875 sq. ft.) = 4,375 sq. ft. / 2 = 2,188 sq.ft.]. The P.D.P. indicates an outdoor play area, which exceeds the minimum requirement. (2) Any such play area within or abutting any residential district shall be enclosed by a decorative solid wood fence, masonry wall or chain link fence with vegetation screening, densely planted. The site abuts the L-M-N zone on the north. The P.D.P. indicates that the outdoor play area will be a 6-foot type of fence thus complying with the standard. (3) The height of such fence shall be a minimum of six (6) feet and shall comply with Section 3.8.11. The P.D.P. indicates the fence height of six feet which complies with the standard. (4) Where access to preschool nurseries is provided by other than local streets, an off-street vehicular bay or driveway shall be provided for the purpose of loading and unloading children. The Master Street Plan indicates that both Conifer and Redwood are collector streets. The existing improvements to the site include a private parking lot drive aisle, with a separate protected drop-off and pick lane, at the entrance to the child care facility. Therefore, this requirement is satisfied. Wingshadow Large Group Care Facility, Private School, Child Care Facility and Office, Project Development Plan, #30-02A March 6, 2003 P & Z Meeting Page 4 In summary, three of the four proposed uses are Administrative. Since one of the proposed uses is permitted as a Type Two review (large group care facility), the entire P.D.P. is submitted for consideration by the Planning and Zoning Board. 3. Compliance with Article Three — General Development Standards: A. Large Group Care Facility There are two specific standards in Section 3.8.6 for group homes. These standards, and how they relate to the application, are summarized below: (1) In the C-C-N, the maximum number of residents, excluding supervisors, for the minimum lot size, is six. Additional lot area for each additional resident is 500 square feet. Wingshadow proposes to house 18 residents. Since there is no minimum lot size requirement in the C-C-N, 18 residents would require a minimum of 9,000 of lot area (18 x 500). The site consists of 5.5 acres or 239,580 square feet. The lot size, therefore, substantially exceeds the minimum area required for 18 residents. (2) Minimum separation requirements between any other group home is 700 feet. The issue of proper separation was raised during the rezoning of property from I, Industrial to C-C-N. The City's Zoning Department has commissioned a map that illustrates the location of all group homes in the City. The nearest group home is located approximately three-quarters of a mile (3,960 feet) away to the south. The minimum separation of 700 feet, therefore, is achieved. B. Child Care Center Regulations There are specific standards in Section 3.8.4 for child care centers. These standards, and how they relate to the application, are summarized below. (1) A minimum of two thousand five hundred (2,500) square feet of outdoor play area shall be provided for fifteen (15) children or Wingshadow Large Group Care Facility, Private School, Child Care Facility and Office, Project Development Plan, #30-02A March 6, 2003 P & Z Meeting Page 3 2. Land Use —Article Four: There are four proposed uses included in the P.D.P. A. Large Group Care Facility A Large Group Care Facility is permitted as a Type Two (Planning and Zoning Board) review in the C-C-N zone. This aspect of the P.D.P. would serve 18 clients divided between 12 boys and six girls. There would be approximately 6,961 square feet of space allocated to this function. Six staff members would be assigned which includes supervision on a 24-hour, seven -days -per -week basis. B. Private School Both Public and Private Schools are permitted as a Type One (Administrative) review in the C-C-N zone. This operation of the P.D.P. is the accommodation of moving Frontier High School from its present location at First Christian Church (Drake and Lemay) to the subject facility. There would also be students referred by the Poudre School District from the Village School special program. (Note: neither Frontier High School nor Village School is a Charter School. Frontier is private and Village is a Poudre School District special program.) Total student enrollment is anticipated to be approximately 110 students. There would be approximately 4,987 square feet allocated to this function. Nine teachers, two counselors, two paraprofessionals and one administrator would serve the private school. C. Child Care Facility A Child Care Center is permitted subject to a Type One (Administrative) review in the C-C-N zone. As planned, 40 children would be served and approximately 3,383 square feet would be allocated. In addition, an enclosed outdoor play area would be provided in compliance with state requirements. Approximately ten staff members would operate this component of Wingshadow. D. Administrative Offices Offices, Financial Services and Clinics are permitted as a Type One (Administrative) review in the C-C-N zone. There would be ten staff devoted to this function in approximately 5,164 square feet of space. Wingshadow Large Group Care Facility, Private School, Child Care Facility and Office, Project Development Plan, #30-02A March 6, 2003 P & Z Meeting Page 2 E. A condition of approval reflects the Floodway Variance as granted by the City of Fort Collins Water Board on January 30, 2003. COMMENTS Background: The surrounding zoning and land uses are as follows: N: R-L; Existing Residential (Nokomis P.U.D.) S: C-C-N; Vacant E: L-M-N; Electrical Substation W: I; Vacant The parcel is known as New Beginnings Phase One of Redwood Village Commons Master Plan. This Master Plan was approved in September of 1985 and consisted of 10.5 acres. Proposed land uses included multi -family, office, warehouse, retail, and showroom on the north half, and the New Beginnings Alcohol and Drug Abuse Recovery Center on the southern half. The New Beginnings Phase One Final P.U.D. and Plat was also approved in September of 1985. The northern half was approved in May of 1994 as the Nokomis P.U.D. and consisted of 21 single family dwelling units on 4.6 acres. In 1993, the P.U.D. was amended to facilitate the operation of the Jacob Center, a substance abuse treatment program. In 1995, the P.U.D. was amended to facilitate the transition to the Diamond Crest Elderly Board and Care Assisted Living Facility. In 1997, the subject parcel was rezoned from R-M-P, Medium Density Planned Residential, to I, Industrial as part of the city-wide rezoning for City Plan. In October of 2002, the City Council approved a Structure Plan Amendment and Rezoning the property from I, Industrial to C-C-N, Community Commercial, North College. ITEM NO. 2 MEETING DATE 3 6 03 STAFF Ted Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Wingshadow Large Group Care Facility, Private School, Child Care Facility and Office, P.D.P., #30-02A APPLICANT: Wingshadow, Inc. C/o V-F Ripley and Associates 401 West Mountain Avenue Fort Collins, CO 80521 OWNER: Wingshadow, Inc. 1225 Redwood Street Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request.for a large group care facility for up to 18 clients. In addition, the request includes a private school, child care facility and administrative offices. The existing one-story building contains approximately 20,500 square feet. The only exterior changes to the building would be the addition of an enclosed outdoor play area and a new sidewalk to an entrance. The parcel is 5.5 acres in size and located at the northwest corner of Conifer Street and Redwood Street. The property is zoned C-C-N, Community Commercial North College. RECOMMENDATION: Approval With One Condition EXECUTIVE SUMMARY: A. The four proposed land uses are permitted in the C-C-N, Community Commercial North College zone district. B. The specific standards governing the location and number of residents for the Large Group Care Facility have been satisfied. C. The specific standards governing the Child Care Facility have been satisfied. D. The P.D.P. as a whole complies with the applicable General Development Standards. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT