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Home My WebLink About5 SENSES ENLARGED HOME DAYCARE PUD - PRELIMINARY / FINAL ..... 5/23/94 P & Z BOARD HEARING (CONTINUED TO 6/06/94 P & Z BOARD HEARING) - 23-94 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSMay 26th,1994 Pat & Debra Garrett 2609 Quince Ct. Ft.Collins,Co 80526 303-224-5799 City of Ft. Collins Mr. Steve Olt, Project Planner P.O. Box 580 Ft. Collins, Co 80522-0580 Dear Sir: I am writing you concerning the expansion of the Five Senses Day Care Center, operated by Ralph and Marlene Henderson. I feel the proposed expansion of this Day Care Center is vital to our community. The quality of Day Care my daughter Carly receives is hard to find in a growing community such as southwest Fort Collins. Our family prefers this type of in home service to that of a commercialized Day Care Center. I also feel that these types of in home businesses have their advantages in that they may actually eliminate traffic congestion due to their convenient locations within the local neighborhoods they serve. The Hendersons home based business one of the best examples of quiet self-sufficiency in our area! Sin r Pat and Debra Garrett I urge you to grant Marlene Henderson's request to hold a daycare license for twelve children. I believe, Marlene's daycare is an asset to her neighborhood, not a hindrance. Sincerely, Steph nie Clemons, Assoc. Prof. Coordinator, Interior Design c: Marlene Henderson May 25, 1994 Steve Olt, Project Planner City of Ft. Collins P.O. Box 580 Ft. Collins, CO 80522-0580 Dear Steve: Colo co University Department of Design. Merchandising and Consumer Sciences 314 Gifford Building Fort Collins, Colorado 80523 (303)491-1629 FAX: (303) 491-7252 This letter is concerning the request by Marlene Henderson to increase her daycare license from eight children to twelve. Her address is 2603 Pasquinel in Ft. Collins. Marlene has been caring for our four year daughter, Victoria, during the past school year. Traffic Considerations: Because of my diverse schedule at CSU, I drop off my daughter at many various times. I have never observed a traffic hazard for pedestrians, daycare visitors, or neighbors during this past year. At the most, three parents (and vehicles) may be dropping off or picking up their children at the same time. Pasquinel is certainly not a main thoroughfare for the Quail Hollow subdivision. In addition, I have been impressed that Marlene has effectively enforced the rule that her daycare children may not leave her home unless under parental supervision. I have never witnessed one of her daycare children in front of her house unsupervised. Daycare Quality: Although it may not be an issue to you, the quality of daycare given to the children at Marlene Henderson's home is of great concern to me. Requesting to increase her license to twelve children impacts, I believe, the care of each child in the home. I have carefully observed, questioned other parents, and evaluated the quality of care not only my child is receiving, but the other children as well. All parents rave about the patience, excellent teaching and supervision, and nurturing our children receive while "Miss Marlene" cares for our children. Numerous CSU faculty/staff use Marlene as their "daycare Mom/Teacher". While waiting for faculty meetings to begin, we talk about how fortunate we are to have Marlene Henderson in the community to alleviate our worries about quality daycare. May 25, 1994 Steve Olt Project Planner City of Ft. Collins Ft. Collins, CO 80522-0580 Steve: My two children are attending Five Senses Child Care under the supervision of Marlene Henderson at 2603 Pasquinel Drive. My oldest son (6) has been in Marlene's care for over three years and my youngest son (3) has been attending for one year. Ralph and Marlene are attempting to expand their license to supervise 12 children and I am writing to express my overwhelming support of their endeavor. From a safety standpoint, I will explain to you by example my comfort level. I had private, in -home child care for both of my children until age two. As my children became more mobile, I chose to .enroll them full-time at Five Senses to ensure a greater level of safety. I felt Five Senses would be a better environment due to the fenced yard and controlled environment I knew existed at Five Senses. Never have I had a concern about the traffic on Drake. The play yard is fenced and I always walk both of my children to and from the car. The children know and observe the rules at Five Senses and I feel safe from a traffic standpoint. Parking has never been a problem. I cannot remember a time when more than one other parent was picking up or dropping off their child. The care provided to my children at Five Senses is exemplary and I am truly thankful for Ralph and Marlene. I encourage, whole heartedly your support in the expansion efforts of their business. Their business is primary in the development of my children and I recommend approval of their plan. Sincerely, <XaentL. Dunbar f�_-_e�� O7r� �-D .CL=! Oaf/ G��O 6�� l�1UL %_�� O-lio' U c�— _ C�2t��" �`L<-c_ —_ � III � 'E3z < U �� s�t�//�=/�Lc:v � � ;. c�%5�6 zend� �✓ t No Text May 23, 1994 Mr. Steve Olt, Planner City of Fort Collins Dear Steve: I would like to take this opportunity to express in writing my thoughts (which I shared previously with you on the telephone) regarding the traffic and parking concerns related to the in -home daycare operated by Ralph and Marlene Henderson. My children have attended Five Senses for two and one-half years. As a resident of Quail Hollow, I have found the location of the center to be very convenient. I have not experienced any traffic congestion when either dropping off or picking up. Parking has always been adequate. Because the center is located on the outside boundary of Quail Hollow, daycare traffic does not interfere with the traffic flow within the subdivision. Keeping the children's safety in mind, the Henderson's do not allow them to play in the front yard, and they must be under parental supervision when departing the center to board the passenger vehicles. I have been very satisfied with the daycare arrangement and feel comfortable that my child is in a safe environment when there. I hope that you will give favorable consideration to the Henderson's request. Sincerely, LC ?-� Becky L. Reeve 10 LEE BLOMGREN 2632 Pasquinel Drive Ft. Collins, Co 80526 Home: 303-225-1387 Business: 612-388-8211 ext. 803 WC-1 I h� G!�% /7T a6� �i9S9 v /.C/cC_�l2 1 ✓C - T iS �s /(ES/DENTirgL /�2ER 1 19e,7 /J�F7 i 7- /577 /7 L. 0 a ✓z �lCGH�O/c' %�QoD lJo cJ G I-f T %% ! q U ✓Sl I /�% / H— r S �G �,9sE �a !ry � T- I'f �c� ccl �X �/� ,✓Sio�J C4,1Z /� (4 rrF T —� i %/l/7372 SE C T-10 ic/ I am very pleased with the service that Marlene has provided. I feel very comfortable with the expansion of the preschool. If you have any further questions, please feel free to call me at 498-0188. Sincerely Ann Davis May 18, 1994 Steve Olt, Project Planner City of Fort Collins 281 N. College Ave P.O. Box 580 Fort Collins, CO 80522-0580 Dear Mr. Olt, I am a resident of the Brown's Farm subdivision. I have recently received several letters concerning the expansion of the preschool on Pasquinel Dr. Unfortunately, I will be unable to attend the council meeting on May 23rd due to family obligations. However, I wanted to take a moment and write to you concerning my feelings on the expansion. Both of my preschool age daughters attend Marlene Henderson's preschool. They always look forward to attending school and they are always very well taken care of. I feel safe and comfortable having my children go to Marlene's full time. And to date, I have absolutely no compaints concerning the care they receive. I bring the girls to the front door each morning. I escort them from my car and bring them directly inside the house. The children do not ever play out in front of the house so I do not have any concerns for their safety on Drake or Pasquinel Dr. By the same token, when I pick them up, they do not leave the house until I escort them to my car. When the children play outside they play in the backyard. The only children out in front are those being supervised and escorted by their parents. My children attend Marlene's preschool on a full time basis. I drop them off in the mornings anytime between 7:30 and 8:00 a.m. I pick them up in the afternoon between 4:15 and 5:00 p.m. When I drop them off or pick them up, I am usually the only parent there at the time. The parents arrive and leave on a staggered basis. If there is another car there when I arrive or leave there has never been more than one other car there at that time. Parking and traffic have never been a problem at the preschool. May 16, 1994 Dear Mr. Olt, We are writing in regard to the proposed project of the 5 Senses Daycare Pud-Preliminary and Final, #23-94. As residents of Pasquinel Dr. we are concerned about the increase of traffic particularly during the drop-off and pick-up hours. We have noticed that the clients of this Daycare will park rather haphazardly on that street corner making the turn into Pasquinel during those hours rather dangerous. We were wondering how this will be addressed. We assume the Daycare has passed all city regulations and standards to make this increase and run this business in a residential area. Our only concern is the pick-up and drop-off traffic. Thank you for your attention to this matter. ncerely, Y A Larry and Nancy Mayfield\ 2702 Pasquinel Dr. NEIGHBORHOOD INFORMATION MEETING for 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 meetings. Contact the Planning Department (221-6750) if you wish to receive minutes of this meeting. Did You Receive Written notificationAddress? of this meetinla? Correct Name Address Zip Yes No Yes No 303 z 1-UC4' K062. (ft. 5. 6. 7. 8. M Comment: There are unsafe situations at certain times of day. Comment: The children never leave the front door and go out in the front yard by themselves. Comment: We have not had one parent say that they feel that their child is in an unsafe situation. Comment: We bought our house from Geneva Homes, and they had the knowledge of our specific intent to provide child-care in our home. Comment: There are many on -going businesses, of various types, in Quail Hollow. City of Fort Collins Date: Applicant: Commu,._.y Planning and Environmental . _Mces Planning Department Neighborhood Information Meeting Minutes for the HENDERSON ENLARGED HOME DAYCARE March 23, 1994 Ralph and Marlene Hendereson 2603 Pasquinel Drive Fort Collins, CO. 80526 City Planner: Steve Olt' The potential applicants, Ralph and Marlene Henderson, have expressed an interest changing an existing small daycare home into a large daycare home for 7-12 children. The home is located at the southwest corner of West Drake Road and Pasquinel Drive. The purpose of this meeting was to introduce the Hendersons to the affected property owners and other potentially affected interests in attendance and enable them to ask questions about, express their concerns about, or express their support for the development proposal. The following questions, concerns, and responses were expressed at the meeting: 1. Comment: How will this affect the total area? The present use is in violation of the existing covenants. They are specific about home work and home occupation in this development. 2. Comment: My main concern is the traffic in the area and the impacts on this intersection. In the evenings the sun can create a very dangerous situation with the parents visiting and children being unattended on and around the street and in the front yard. The street parking is a problem. It gets very congested. 3. Question: Will there be two daycare providers with this operation? Answer: Yes, we both will be at this location and we do share the responsibilities of the daycare. 4. Question: Do any of the parents park across the street to do their drop-off and pick-up? Answer: The other side of the street is used only on rare occasions. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 1 I —RA'cfE �op� 9rtE PLAN _ ■ w` loi �* ma a a:rwYm ua mllw. m.+r x mYe. Y mlx.b emexWm 1 qr an wls `` .wn nm 1° li ^wneren v.. Y w RG4D b'n'°t °f1 ixi r I�t m d.�m Yn uYna QUAIL _F lm.mm. mq. alw n'�t1srtwl's' n.,N,"W'i`o �t�ar a1��e om`mY'. U 1N0 �O 1J'�1 Ow �/�4M• { .�i .a 111 )�P I31 .t `� : Q • `�QUA1 F �qUM u u la»a m ».. ret •r tv t»u,xY, g-��, °a wYli. haM1W34 to e}.t�t YgV°a�N6 Yu a Msq ]-f Yns MFwA I/W W vwnnu olu�i wuow nwr R ZZZU o R w U i $ Qw � a 2 Q FIVE g y g SENSES CARED CENTER PUD O cywz A Yq Vln . awl.q �I,m rir n mW, Z �. 1. b 4pnlx. Y.e YII » dYl. LU 1•"I z m a w ux rt Yu��o:wm:w .tuna Wis.`°I.nb w b s n �� xu b �wl.y � �... In. Irsta� Yu '• 'j' j . n..um a.r•t.xWt Yn ®a Wr m •Ix m m•+w 4g1m1w1 °Yl lttt n ei+tu Yu'Mi m m114. - -��y � � U o — H_ ,n W gnT.tAml ttb a lvtt» hs Yt .YID q I ♦�,In W1 +lNt1 )H'WIC m. >v xW xlsta �-' � �/ cc a 1° .,.. s,bl> 1. .. ole a w mw..wl .... •{ 1 s o � .<oaecr eme -• -v_yr nl..y � Ybb btYr ,m,q� ..a ,ti m Y. u+' • r � �I tl�l,. n wxauw� ,.�:bnqr a w w.°Yar atnrm n au xm vin r » eYtq � �r _ Y.wm .o logc w amnwm� Ixm Yam• vl.t. w=++wvl..w ne .xw b.al q u. realm nY ,nw s. Y Y. uq Y lsa � - A.1 1 11119RY W1P 0l i Enw •�. r T-ram 91 There is extensive mature landscaping around the perimeter of the property and that, in conjunction with the existing 6' high privacy fence, provides the required physical constraints for the children as well as good visual and noise buffers to the neighbors. 4. Neighborhood Compatibility: A neighborhood information meeting was held on March 23, 1994 in the CIC Room of City Hall West. There were two affected property owners or other potentially affected interests present. Concerns expressed centered around a business use in a single family residence in Quail Hollow and the impacts caused by additional traffic on Pasquinel Drive due to the enlarged home daycare. Staff does feel that this is a compatible use in this neighborhood. A copy of the minutes of the neighborhood meeting is attached to this memo. 5. Transportation: Drop-off and pick-up of the children by their parents will take place between the hours of 6:30 and 8:20 in the morning, and 3:30 and 5:30 in the evening. There will be one parking space in the driveway available for parent short-term parking and two parking spaces on the street in front of the house for parent short-term parking. The operators of this daycare will work with the parents to discourage vehicular u-turns in Pasquinel Drive. RECOMMENDATION: Staff recommends approval of the 5 Senses Child Care Center P.U.D., Enlarged Home Daycare, Preliminary & Final - #23-94, based on the following findings of fact: * It meets the applicable All Development Criteria of the Land Development Guidance System. * It is compatible with the surrounding area and neighborhoods. * The interior daycare area is 480 square feet in size and the fenced outdoor play area are 2,935 square feet in size. Both meet or exceed the minimum area required for 12 daycare children. COMMENTS: 1, BackQround: The surrounding zoning and land uses are as follows: N: RL; existing single family residential (Brown Farm) S: rp; existing single family residential (Quail Hollow) E: rp; existing single family residential (Quail Hollow) W: rp; existing single family residential (Quail Hollow) This property was annexed into the City with the Dixon Creek Annexation in August, 1980. The Planning and Zoning Board approved the Dixon Creek P.U.D. in January, 1984 for single family residential. The Planning and Zoning Board approved the Quail Hollow P.U.D., Second Filing in March, 1987 for single family residential. 2. Land Use: This is a request to change an existing small daycare home, for up to 6 children, into a large daycare home for 7-12 children. The property is located at 2603 Pasquinel Drive (at the southwest corner of West Drake Road and Pasquinel Drive). The applicants, Mr. and Mrs. Henderson, also live at this address and currently operate a preschool for 6 children. A child care or day-care center, as defined in the City's Zoning Code, is a facility "maintained for the whole or part of a day for the care of 7 or more children under the age of 16 years and not related to the owner, operator, or manager". The City's definition of the day-care home limits the maximum number of day-care children (including the caretaker's own children) to 6. Two additional school -age children may be cared for on a before -and -after school basis. Thus, a PUD is necessary to expand the existing day care home to more than 6 children. The State of Colorado Department of Social Services has two classifications of day-care; the day-care home (for up to 6 children) and the small child care center (for up to and including 12 children). Licensing requirements for centers of more than 12 children are very extensive and require a different occupancy rating. As a result, the typical child care centers not located in homes have much larger capacities than 12 children. Child or day-care centers are defined as a residential use under the Residential Uses land use category of the Land Development Guidance System; however, since the residential Density Chart is applicable only to calculating residential density (DU/acre), the point chart was not used to evaluate this proposal. The proposal for a small child care center (preschool) in an existing residence at this location does meet the land use policy for accessibility of day-care to all residential areas of the City. 3. Design: The existing home is a two-story brick and frame structure located at the corner of West Drake Road and Pasquinel Drive. The daycare and preschool uses are in an area of the home that is at grade level, thereby allowing handicapped access. The interior daycare area is 480 square feet in size and the fenced outdoor play area are 2,935 square feet in size. Both meet or exceed the minimum area required for 12 daycare children. ITEM NO. 31 MEETING DATE 5/23/94 STAFF Steve Olt of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: 5 Senses Child Care Center P.U.D., Enlarged Home Daycare - 023-94 APPLICANT: Ralph and Marlene Henderson 2603 Pasquinel Drive Fort Collins, CO. 80526 OWNER: Same as Applicant PROJECT DESCRIPTION: This is a request to change an existing small daycare home, for up to 6 children, into a large daycare home for 7-12 children. The property is located at 2603 Pasquinel Drive (at the southwest corner of West Drake Road and Pasquinel Drive) and is zoned rp, Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a request to change an existing small daycare home, for up to 6 children, into a large daycare home for 7-12 children. The property is located at 2603 Pasquinel Drive (at the southwest corner of West Drake Road and Pasquinel Drive). The applicants, Mr. and Mrs. Henderson, also live at this address and currently operate a preschool for 6 children. The interior daycare area is 480 square feet in size and the fenced outdoor play area are 2,935 square feet in size. Both meet or exceed the minimum area required for 12 daycare children. There is extensive mature landscaping around the perimeter of the property and that, in conjunction with the existing 6' high privacy fence, provides the required physical constraints for the children as well as good visual and noise buffers to the neighbors. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT