HomeMy WebLinkAboutTIMBERLINE LEARNING CENTER - PDP/FDP - 31-00 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSL
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Neighborhood Petition Opposed to the proposed
Timberline Learning Center PDP, Type II (LUC)
We as a neighborhood are opposed to converting an existing single fanuhy residence to a childcare center.
By signing below 1 am stating my opposition to the proposed project and I am over die age of 18.
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Please attend the Planning and Zoning Board meeting on Thursday, November 16, 2000 at 6:30 p.m. in
the Council Chambers, Cite Hall West, 300 LaPorte Avenue.
Neighborhood Petition Opposed to the proposed
Timberline Learning Center PDP, Type it (LUC)
We as a neighborhood are opposed to converting an existing single family residence to a childcare center.
By signing below 1 am stating my opposition to the proposed project and I am over the age of 18.
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Please attend the Plamung and Zoning Board meeting on Thursday, November 16, 2000 at 6:30 p.m. in
the Council Chambers, Citv Hall West. 300 LaPorte Avenue.
Neighborhood Petition Opposed to the proposed
Timberline Learning Center PDP, Type II (LUC)
We as a neighborhood are opposed to converting an existing single family residence to a childcare center.
By signing below I am stating my opposition to the proposed project and I am over the age of 18.
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Please attend the Planting and Zoning Board meeting on Thursday, November 16, 2000 at 6:30 p.m. in
the Council Chambers, City Hall West, 300 LaPorte Avenue.
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Steve Olt 10NTITCE5TPage 2
for naps throughout the day, and the chldren at the daycare Would
be in the backyard, right next to their rooms. It could be no
big deal, but it could be a very big deal. We know when children
get really loud and excited, its hard to calm them down,
especailly if there are going to be only 2 women to possibly 16
children (and they did state in the meeting that they might only
hire one other helper so that one of them could have a day off
here and there, so that would still only leave 2 workers). Even
if they could calm them down, once our children have woken, it's
unlikely they'll get the sleep they need (not to mention Nikki's
much needed nap).
We know that the neighbors on the other side of the site and
three to the left of us are very concerned and have seemed to be
opposed for these and other reasons as well. We believe it can
be understood that one would not likely choose to move in next to
a daycare versus a peaceful culdesac.
We wish we could support what they are doing, as they have a
business dream in mind, and they seem excited about it, but we
don't want the daycare to be next door to us.
Thank you very much for your time, and we'll look forward to
hearing about the next meeting.
Sincerely,
John and Nikki Hammel
2031 Sonora Street
Fort Collins, Colorado 80525
282-3869
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a Steve Olt - CJ I D
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From: John Hammel <Jhammel@hach.com>
To: "'solt@ci.fort-collins.co.us"' <solt@ci.fort-colli...
Date: Tue, Oct 17, 2000 2:57 PM
Dear Mr. Olt,
Thank you for facilitiating the informal meeting in August
concerning the development proposal on 2037 Sonora Street in Fort
Collins, which is underway, we assume, since there's a sign in
the yard. We just want to take a brief moment or two to express
our thoughts and opposition on this site becoming a full-time day
care of up to 16 children.
We feel the two women who want to run this business seem to be
very nice and trustworthy women, as much as we can know them.
They have done a nice job of communicating with us, the little
bit they have needed to do such. For example, when we had the
big snow in September, they knocked on our door to let us know
there was a large branch in the back yard that they were hoping
to get to that was hanging into our yard. They did mow the yard
weekly for a while, and now they have allowed a very kind woman
to live there while they are waiting on the process. She has
taken good care of the home from what we can tell and seems very
likeable.
However, we have some concerns. Our number one concern is
traffic. Though the women have high hopes and seemingly genuine
desires to control this and keep the parents from parking all
over our nice, safe culdesac, we don't believe they will
practically be able to do so. If they are going to try to run a
full-time daycare with up to 8 children to each woman (which we
believe will indirectly effect us in ways we may not be able to
think of -we can't see how that isn't too much no matter how
experienced one is), they are going to be tired and have that
yard to keep up with ( we're not sure they are going to have the
energy, since they won't be living at the home, to keep up with
this home as well as their own), and they will have parents to
communicate with (as parents of a 2 year old and an 8 month old
and Nikki a former second grade teacher, we know what that can be
like), plus many other tasks to keep up with, and we don't see
how they can control the traffic that may or may not be
intermittent within an hour to an hour and a half or so twice a
day, for possibly sixteen childrens' parents. They said they'd
encourage the parents to double park in the driveway, but we
wouldn't want to park behind someone to go into a daycare and
drop our child off, possibly hoping to chat with the caregivers
on some issue or just the day's events, only for another parent
to be leaving and say, 'Would you please let me out? I'm late
for work." As stated before, the women have high hopes of
keeping this from being a problem, but we believe it's nearly
impossible. Part of the reason we liked this culdesac, since we
have children, is that we felt safe from too much traffic, and
our neighbors on the other side have stated the same idea.
Since we do live right next door to the site, we have a bit of a
concern about noise level, as well. Both of our children sleep
Mr. Steve Olt
City Planner
281 N. College Avenue
Ft. Collins, CO
Dear Mr. Olt:
3132 Eastbrook Drive
Ft. Collins, CO 80525
Nov. 8, 2000
File # 31-00
Timberline Learning Center
As we will be out of town Thursday, November 16, 2000, we are replying in
writing to our opposition to the proposal for the modification of use of the
property located at 2037 Sonora Street. When we bought our home, we did so
because of it being in a low -density residential area. We don't want a business in
our area that will increase traffic and strangers in our neighborhood. Plus having
a residence, unoccupied during evenings, weekends or whenever the center would
be closed, we feel it can lead to vandalism.
The owners of this property knew it was a residential area when they
purchased it and we wish to keep it such.
Thank you for your attention in this matter.
Kenneth R. Luby
Tina G. Luby/�
Commv`ty Planning and Environmental "-rvices -
Current h►anning
City of Fort Collins
November 1, 2000
Dear Resident:
The Planning and Zoning Board of the City of Fort Collins, Colorado, on Thursday, November
16, 2000, at 6:30 p.m. in the Council Chambers**, City Hall West, 300 LaPorte Avenue, will hold
a public hearing on a proposed project in your neighborhood. The proposed project is
commonly known as the Timberline Learning Center PDP, Type II (LUC) — File #31-00.
This is a request to convert an existing single family residence to a child care center for up to
16 children. No one will reside at this address if the request is granted. The property is located
at 2037 Sonora Street, at the bend onto Sombrero Lane. The lot backs up to Timberline Road,
which is to the east. The property is in the RL — Low Density Residential Zoning District.
Both the Planning and Zoning Board and the City Planning Staff consider your interest and
input in this matter, as well as your neighbor's input, an extremely important part of the City's
review of this proposal. If you are unable to attend the public hearing, but would like to provide
input, written comments are welcome.
The list of affected property owners for this public meeting is derived from official records of the
Larimer County Assessor. Because of the lag time between occupancy and record keeping, or
because of rental situations, a few affected property owners may have been missed. Please
feel free to notify your neighbor of this pending meeting so all neighbors may have the
opportunity to attend.
Please Note: Due to the number of projects being reviewed by the Board, there is no
guarantee this item will be heard on the date advertised. For the benefit of those attending the
meeting, the Board typically sets their schedule at the beginning of the meeting.
Sincerely,
4Steve It
City Planner
*Please note that if the Thursday, November 16`h meeting runs past 11:00 p.m., the
remaining items may be continued to Thursday, December 7th, 2000 at 6:30 p.m. in the
Council Chambers, City Hall West.
**The City of Fort Collins will make reasonable accommodations for access to City
services, programs, and activities and will make special communication arrangements
for persons with disabilities. Please call 970.221.6750 for assistance.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
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November 6, 2000
Stephen Olt
City Planner
City of Fort Collins
281 North College Avenue
Fort Collins, CO 80522-0580
Dear Mr. Olt:
2001 Sonora
Fort Collins, CO.80525
Recently it has been brought to our attention that an applicant has requested the property at 2037 Sonora
Street be changed from a single-family residence to a full-time day care center. As a resident of this
subdivision for over 12 years and a resident just a few houses down from the property in question, we find
this request unacceptable.
First, this subdivision is a RESIDENTIAL neighborhood and not a place for businesses to be located. If we
had wanted to live in an area where businesses are conducted, we would of bought our home in a
commercial area. Second, in a town the size of Fort Collins, there are many areas of town that are already
zoned for businesses and we do not need to be bringing businesses into our neighborhood. Residential
neighborhoods are made for family dwellings. As the property in question was originally made for. Also,
neighborhoods like ours are a place where individuaWfamilies work to have a home to enjoy their lives at.
The idea of coming home from work or having days off to enjoy our homes with a 16 children day care
center just a few doors down from our home is very disheartening. The additional traffic on our
neighborhood streets and the extra noise from 16 children are not needed in a quiet residential
neighborhood. Again, if we had wanted the additional traffic problem and noisy children, we would have
bought by a school. There are the appropriate locations in town for the appropriate purposes. Mixing
businesses and residential homes are not appropriate or needed for the well being of both parties involved
here.
If the individual(s) who are applying for this day care center really want this type of business, let them open
it in their own neighborhood next door to their home. Why pick a neighborhood away from their own
residential neighborhood to conduct this business and subject other individuals/families to the problems as
noted above for their financial gain.
The City of Fort Collins has continually promoted neighborhood gatherings, get to know your neighbor,
safety in the neighborhood, peace and quiet etc. With a day care center going in, it only makes me want to
come home, close my doors and keep from the outside problems that will be created by this day care
facility. This defeats exactly what the City of Fort Collins has been promoting in neighborhoods. Many
people walk, ride their bikes and enjoy a peaceful quiet RESIDENTIAL neighborhood as it is now. Please
strongly consider revoking this request for a full-time day care center leaving it as a single-family
residence.
Sincerely,
Cathy Sue Wagner -Renner
Ronald Renner
NEIGHBORHOOD INFORMATION MEETING
Project:
Meeting Location
Date
Attendees: Please sign this sheet. The information will be used to
update the project mailing list and confirm attendance at neighborhood
ineeungs. %—ontact the rianning Lepartment (11i-b7JU) if you wish to
receive minutes of this meeting.
Did You Receive
Written NotificationAddress?
of this meeting?
Correa
Name Address Zip
Yes
No
Yes
No
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Answer: We will be doing lawn care and snow shoveling weekly, or as
needed. We will not let this property go down.
13. Question: Where is Children's World?
Answer: There are 3 centers in different parts of Fort Collins.
14. Question: We are concerned about your children and the possibility of
them being bitten by our dog (the large Rottweiler). We do
not want to be sued.
Answer: We will be responsible for our children. We will not let our
children into your yard or antagonize the dog. There is a 6
foot high solid wood fence around the back yard of our
property.
15. Question: Will the parents dropping off and picking up their children
be parking in front of our houses?
Answer: With the staggering of times that they will be at the center, 2
parking spaces on the site, and some parking in front of our
property, it is doubtful that many will park right in front of
your house.
16. Question: Will the two of you be the only employees at this child care
center?
Answer: Yes, for now that is the plan.
17. Question: Will this child care operation be year around?
Answer: Yes, it will be; however, we will not work on the holidays.
18. Question: What will this child care center do to our property values?
Will the Planning and Zoning Board take this into their
consideration of the request?
Answer: It is difficult to anticipate or answer your first question. With
respect to your second question: No, the Planning and
Zoning Board cannot take the property value issue into
consideration in making their decision on the request.
S. Question: What will be the hours of operation?
Answer: We will be there from 7:00 a.m. until 6:00 p.m.
6. Question: Would you consider your use going with you, the
owner/operator of the facility, and not the property?
Answer: We might consider that.
7. Question: I have a large Rottweiler dog in my back yard that will bark
all day when your children are outside. I do not want to get
into a nuisance and complaint situation with my neighbors.
Answer: We will do our best to work with the situation.
8. Question: Will you be changing any of the fencing or landscaping in
your yard?
Answer: No, there is no need for that.
9. Question: You mentioned that you would provide child care for some
'income restricted families. Will they create problems for us,
such as a lack of respect for our properties?
Answer: No, we will not let that happen. Our children will not be in
the front yard, outside of the fenced area.
10. Question: Is there a particular noise level that your children will
maintain? I have young children that sleep during the day.
Answer: We encourage you to come over and let us know if there are
any problems. We will work with you. The City Code has
defined allowable noise levels in zoning districts.
11. Question: Are the two of you currently working at a child care center?
Answer: No, we both left a Children's World day care at the beginning
of this summer to pursue this, our own business.
12. Question: When will you be doing the lawn care and maintenance of
the property?
Community Planning and Environmental Services
Current Planning
of Fort Collins
NEIGHBORHOOD INFORMATION MEETING MINUTES
PROJECT: Child Care Center @ 2037 Sonora Street
DATE: August 31, 2000
APPLICANT: Kim Schlott
CITY PLANNER: Steve Olt
The applicant is proposing a change in use on the property from an existing
single family residence to a child care center for up to 16 children. The property
is located at 2037 Sonora Street in the Meadows East Subdivision. It is on the
outside curve of a 90 degree bend between Sonora Street and Sombrero Lane,
and -Timberline Road is to the east along its rear property line. The property is
in the RL - Low Density Residential Zoning District.
QUESTIONS, CONCERNS, COMMENTS, RESPONSES
1. Question: What is the average time that a parent dropping off and
picking up their child will spend at this site?
Answer: Maybe 15 minutes. We will encourage them to limit their
time on the site.
2. Question: Will there be staggered times for parents to drop off and pick
up their children in the morning and at night?
Answer: Yes, times will be staggered.
3. Comment: We like the safe feeling that we currently have in our
neighborhood. More traffic and people will change that.
4. Question: Will there be a big sign in front of this day care center?
Answer: No. The signage will probably be on the back fence facing
towards Timberline Road.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
IVA 11h
Community Planning and Environmental Services
Current Planning
Citv of Fort Collins
August 17, 2000
Dear Resident:
On Thursday, August 31, 2000, from 7:00 p.m. to approximately 9:00 p.m. in the "library" of Fort
Collins High School", 3400 Lambkin Way, the City of Fort Collins Planning Department will conduct
an information meeting to discuss a development proposal in your neighborhood.
The applicant is proposing to change the use of the property at 2037 Sonora Street from an existing
single family residence to a full-time day care center for up to 16 children. The property is in the
Meadows East Subdivision, on the west side of Timberline Road, north of East Horsetooth Road,
and south of East Drake Road. A "vicinity" map identifying and locating the proposed project site
is attached. The property is in the RL — Low Density Residential Zoning District.
The purpose of this meeting on August 17th is to give all participants the opportunity to ask
questions of the applicant and express their concerns in an informal setting. No formal
development review request has been made to the City at this time and no decisions will
result from this meeting. Any development request, when made, must comply with the
requirements and standards as set forth in the City's Land Use Code. Representatives for the
applicant will be present to introduce their proposal. Also, City representatives will be present to
respond to questions about the proposed development, City policies and regulations, and to take
minutes of the meeting.
The list of affected property owners for this public information meeting is derived from official
records of the Larimer County Assessor. Because of the lag time between home occupancy and
record keeping, or because of rental situations, a few affected property owners may have been
missed. Please feel free to notify your neighbor of this pending meeting so all neighbors may have
the opportunity to attend. If you are unable to attend this meeting, written comments are welcome.
If you have any questions regarding this matter, please call our office at 221-6750
Sincerely,
to lien Olt,
P
City Planner
SO/gjd
'The City of Fort Collins will make reasonable accommodations for access to City services,
programs, and activities and will make special communication arrangements for persons
with disabilities. Please call 221-6750 for assistance.
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
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Timberline Learning Center, Project Development Plan, #31-00
November 16, 2000 P & Z Meeting
Page 5
RECOMMENDATION:
Staff recommends approval of the TIMBERLINE LEARNING CENTER, Project
Development Plan, #31-00.
Timberline Learning Center, Project Development Plan, #31-00
November 16, 2000 P & Z Meeting
Page 4
local street; therefore, the City's Traffic Engineer waived the
requirement for a Transportation Impact Study as set forth in
Section 3.6.4(C) of the LUC.
4. Neighborhood Information Meeting
Section 2.2.2 of the LUC requires that a neighborhood meeting be held for
a development proposal that is subject to Planning and Zoning Board
review, unless waived by the Director of Planning. The purpose of this
meeting is to facilitate citizen participation early in the development review
process.
A neighborhood information meeting was held for this change of use
request on the evening of August 31, 2000 at Fort Collins High School.
Present were the applicants, 6 residents of the neighborhood, and the City
planner. Questions and concerns expressed centered around potential
traffic and parking problems associated with this proposed child care use,
noise levels in the neighborhood, conflicts between children and dogs, the
children's respect for neighboring properties, and the affect this child care
center will have on property values in the neighborhood. A copy of the
neighborhood meeting minutes is attached to this staff report.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the TIMBERLINE LEARNING CENTER, Project Development
Plan, staff makes the following findings of fact and conclusions:
1. The proposed land uses are permitted in the RL — Low Density
Residential zone district.
2. The Project Development Plan complies with all applicable district
standards of Section 4.3 of the Land Use Code, RL zone district.
3. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code.
4. If granted, the proposed child care center use on this property would
run with the land. Reversion back to a residential use would require
another change of use request and development review by the City.
Timberline Learning Center, Project Development Plan, #31-00
November 16, 2000 P & Z Meeting
Page 3
3. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General
Development Standards as follows:
A. Division 3.2, Site Planning and Design Standards
1. Section 3.2.2, Access, Circulation and Parking
a. The proposal complies with Section 3.2.2(K)(1)(g) of the
LUC in that will provide for 4 parking spaces on -site, being 2
spaces for employees in the attached garage and 2 spaces
in the driveway for employees and/or parents to use. The
amount of on -site parking provided would allow for up to 6
employees in the child care center (2 spaces per 3
employees).
b. There are approximately 6 parking spaces on the streets
(Sonora Street and Sombrero Lane) adjacent to this property
that are either right next to or just across the street from the
child care center and they could be used for parent drop off
and pick up of children.
B. Division 3.5, Building Standards
1. Section 3.5.1, Building and Project Compatibility
The proposal complies with this section of the LUC in that the
proposed child care center would be in an existing single family
residential structure in a single family residential neighborhood. No
changes to the existing building are being proposed. The building
size, height, and scale are consistent with the surrounding
buildings.
C. Division 3.6, Transportation and Circulation
Section 3.6.4, Transportation Level of Service Requirements
The proposed child care center will gain its access directly from two
residential local streets, being Sombrero Lane and Sonora Street.
The land use will not generate a significant number of daily vehicle
trips to exceed the normal, acceptable daily trips on a residential
Timberline Learning Center, Project Development Plan, #31-00
November 16, 2000 P & Z Meeting
Page 2
Child care centers are permitted in the RL — Low Density Residential Zoning
District, subject to a Planning and Zoning Board (Type II) review. The purpose of
the RL District is:
Intended for predominantly single family residential areas located
throughout the City which were existing at the time of the adoption of this
Land Use Code.
This proposal complies with the purpose of the RL District in that it provides a
relatively low impact permitted use in an established single family residential
neighborhood. It complies with Section 4.3(13)(3)(c) of the LUC in that no existing
child care center is located within 1,500 feet of this proposed child care center.
Also, if granted, the proposed child care center use on this property would run
with the land. Reversion back to a residential use would require another change
of use request and development review by the City.
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: RL;
existing single family residential
S: RL;
existing single family residential
E: T, CSU;
existing facility (agriculture research,
agricultural & industrial in appearance)
W: RL;
existing single family residential
The property was annexed in June, 1977, as part of the Greenwalt Tenth
Annexation.
The property was platted in May, 1978, as Lot 59 of the Meadows East
Subdivision.
2. Division 4.3 of the Land Use Code, Low Density Residential Zone District
The proposed use of a child care center is permitted in the RL zone district
subject to review by the Planning and Zoning Board.
ITEM NO. 6
MEETING DATE 11 16 00
STAFF Steve 01
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Timberline Learning Center, Project Development Plan,
#31-00
APPLICANT: Kim Schlotz
811 Foote Court
Loveland, CO. 80537
OWNER: Same As Applicant
PROJECT DESCRIPTION:
This is a request to convert an existing single family residence to a child care
center for up to 16 children. No one will reside at this address if the request is
granted. The property is located at 2037 Sonora Street, at the bend onto
Sombrero Lane. The lot backs up to Timberline Road, which is to the east. The
property is in the RL — Low Density Residential Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This Project Development Plan (PDP) complies with the applicable requirements
of the Land Use Code (LUC), more specifically:
• the process located in Division 2.2 — Common Development Review
Procedures for Development Applications of ARTICLE 2 —
ADMINISTRATION;
• standards located in Division 3.2 — Site Planning and Design
Standards, Division 3.5 — Building Standards, and Division 3.6 —
Transportation and Circulation of ARTICLE 3 — GENERAL
DEVELOPMENT STANDARDS; and
permitted uses in Division 4.3 - Low Density Residential (RL) of
ARTICLE 4 — DISTRICTS.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT