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Home My WebLink About1225 REDWOOD STREET - MINOR AMENDMENT - 30-02B - REPORTS - RECOMMENDATION/REPORTA Life Worth Living, 1225 Redwood Street Referral of a Minor Amendment, # 30-02B October 18, 2007 P & Z Meeting Page 6 5. Findings of Fact: A. The proposed land use, Intermediate Health Care Facility is permitted in the C-C-N, Community Commercial, North College zone district. B. The Amendment complies with the applicable General Development Standards. C. The Land Use Code is silent on most of the operational characteristics of an Intermediate Health Care Facility. The applicant's pledge to meet with the neighborhood is found to be the most effective and systematic method by which to collaborate on solving neighborhood compatibility issues as they arise. RECOMMENDATION: Staff recommends approval of A Life Worth Living — Intermediate Health Care Facility, 1225 Redwood Street, Referral of a Minor Amendment #30-02B. A Life Worth Living, 1225 Redwood Street Referral of a Minor Amendment, # 30-02B October 18, 2007 P & Z Meeting Page 5 4. Neighborhood Information Meeting: A neighborhood information meeting was held on October 4, 2007. A summary of this meeting is attached. There are two primary issues of concern raised by the neighborhood: A. Level of Supervision The neighborhood expressed a concern about the staff -to -client ratio. In response, the applicant indicated that overall the ratio will be approximately one-to-one but that Staff will be divided over three shifts. Further, the program is rigorous and there is no unstructured time. Off -campus activities are supervised. There are no off -campus unsupervised privileges. B. Traffic and Parking The neighborhood expressed a concern about additional traffic and adequacy of parking. In response, the applicant indicated that traffic volume should be about the same as the volume associated with previous uses within the building. Clients are not allowed to have cars. They are dropped off by relatives or use public transportation. With 74 parking spaces, there should be ample parking for staff and visitors. C. Operational Issues The applicant responded to several questions regarding operational aspects of the program. While these particular issues are outside the purview of the Land Use Code, the applicant responded and addressed the concerns. The applicant committed to an open-door policy to meet with the neighborhood at any time to discuss operational issues as they arise. D. 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 Intermediate Health Care Facilities. The standards of the Land Use Code, as they apply to this Amendment, have been analyzed and addressed. As recorded in the minutes to the neighborhood meeting, the applicant has offered to meet with representatives from the neighborhood. This commitment to an open dialogue offers a forum for the neighborhood to express operational concerns as they arise. A Life Worth Living, 1225 Redwood Street Referral of a Minor Amendment, # 30-02B October 18, 2007 P & Z Meeting Page 4 The site is located on Transit Route Eight, bicycle racks are provided, and there are two connecting walkways out to both public streets. (2) Section 3.2.2(K)(2) Parking Lots — Required Number of Off -Street Spaces for Long Term Care Facilities For Long Term Care Facilities, there shall be a maximum of .33 spaces per bed plus one space per two employees on the major shift. The building contains 42 bedrooms. Each bedroom holds two beds for a total potential maximum of 84 residents (28 spaces). The largest shift is estimated to be 60 employees (30 spaces). This yields an allowable maximum of 58 spaces. The existing parking lot contains 74 parking spaces. The 74 spaces were constructed in 1985 in conjunction with New Beginnings prior to the Land Use Code. For projects that were constructed prior to the L.U.C. but are being evaluated through the Amendment process, the Code provides: "Such minor amendments may be authorized by the Director as long as the development plan, as so amended, continues to comply with the standards of this Land Use Code, at least to the extent of its original compliance (so as to preclude any greater deviation from the standards of this Land Use Code by reason of such amendments)." (3) Landscaping As mentioned, the site was developed in 1985. Existing landscaping has matured. There is full tree stocking around the building. The parking lot trees provide significant shade. (4) Lighting Exterior parking lot and building -mounted lighting is existing. There is a large yard between the parking lot and the neighborhood to the north. Lighting is not excessive and does not spill over the north property line. (5) Fencing There is an existing fence along the north property line which divides the facility from a row of single family detached homes along Nokomis Court. This fence will remain. A Life Worth Living, 1225 Redwood Street Referral of a Minor Amendment, # 30-02B October 18, 2007 P & Z Meeting Page 3 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. In March of 2003, Wingshadow (Large Group Care Facility, Private School, Child Care Facility and Office) was approved. The present tenant is the Hope Center Child Care Facility. 2. Land Use — Article Four: The parcel is zoned Community Commercial — North College, C-C-N. The proposed use is defined as an Intermediate Health Care Facility which is a permitted use in the zone district. " Intermediate health care facility shall mean a health -related institution planned, organized, operated and maintained to provide facilities and services which are supportive, restorative or preventive in nature, with related social care, to individuals who because of a physical or mental condition, or both, require care in an institutional environment but who do not have an illness, injury or disability for which regular medical care and twenty -four-hour per day nursing services are required." Therefore, the proposed land use complies with C-C-N zone. 3. Compliance with Article Three — General Development Standards: A. General Development Standards of Article Three While there are no specific standards for Intermediate Health Care Facility., 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 A Life Worth Living, 1225 Redwood Street Referral of a Minor Amendment, # 30-02B October 18, 2007 P & Z Meeting Page 2 EXECUTIVE SUMMARY: A. The proposed land use, Intermediate Health Care Facility is permitted in the C-C-N, Community Commercial, North College zone district. B. The P.D.P. as a whole complies with the applicable General Development Standards. C. The Land Use Code is silent on most of the operational characteristics of an Intermediate Health 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. COMMENTS: 1. 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. According to this Master Plan, proposed land uses included multi -family, office, warehouse, retail, 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. ITEM NO. 6 /0_07"�N MEETINGDATE 10/18/07 f f An 17 &60�1 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: A Life Worth Living — 1225 Redwood Street - Referral of a Minor Amendment for Change of Use, #30-02A APPLICANT: A Life Worth Living c/o Mr. Glen Petcavage 34 Garden Center Broomfield, CO 80020 OWNER: Preuss Family Foundation c/o of Mr. Bob Dehn 16835 West C.R. 18E Loveland, CO 80537 PROJECT DESCRIPTION: This is a request convert the existing facility at 1225 Redwood Street into a supervised residential program specializing in drug and alcohol rehabilitation. The project would be located at 1225 Redwood Street. The facility would house clients, admitted on a voluntary basis, who seek to recover from drug and alcohol addiction in a residential setting. The facility will be professionally staffed on a 24-hour and seven -days -per -week basis. The staff will implement a modified 12-step program. The treatment will consist of three basic components: detoxification and withdrawal; life skills courses, and one-on-one counseling. A licensed physician will supervise the admittance procedure and the facility will not admit clients in need of a medically assisted withdrawal. Such clients will be referred to an appropriate facility. Again, all admittance is voluntary. The one-story building contains 20,500 square feet. Any building renovations would be to the interior only. There will be no exterior building modifications or site work. All existing parking will remain. The parcel is 5.5 acres in size and located at the northwest corner of Conifer Street and Redwood Street. The property is zoned Community Commercial — North College. RECOMMENDATION: Approval COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT