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HomeMy WebLinkAboutJACOB FAMILY SERVICES REDWOOD CENTER - 56 93 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSN �o Inc HICKORY /� 1 10/20 -� f 59/80 -� o o �o o4!:Z, Lo Lo o 00 00 Lo o J r-- co oo Lo 00 m 4z rn rn 1/-- 00 N 41 /70 o � 119/13 82/39 -15/49 1 NIFER f 136 86 --N---150 8 68/36--)� 26/54-0� 62/147--m- 83/173-s- o� C C) 00 Lo AM / PM SHORT RANGE (1996) PEAK HOUR TRAFFIC Figure 2 I Table 2 1993 Peak Hour Operation Intersection North College/Conifer (signal) North College/Hickory (signal) Conifer/Blue Spruce (stop sign) SB LT SB RT EB LT Table 3 Level of Service AM PM A B A B A A A A A A Short Range Peak Hour Operation Level of Service Intersection AM PM North College/Conifer (signal) B B North College/Hickory (signal) A B Conifer/Blue Spruce (stop sign) SB LT A A SB RT A A EB LT A A Conifer/Redwood (stop sign) SB LT A A SB RT A A EB LT A A I I \ M d .-- al0 HICKORY 1 9 /19 56/76 -� Ln o �o Ei w Z w a w c7 w J J O U I- ¢ O Z M M 0o r \\ 0000 N �- 26/65 1 � 75/116 o °O \ ,Z, c' 0000 w w M CONIFER 4 34/88---S - AM / PM w U a w J m 76/31 --o-- 64/46 1993 PEAK HOUR TRAFFIC Figure 1 Based upon the location of the Jacob Center in Fort Collins, it was assumed that 90 percent of the trips would be from/to the south. Figure 2 shows the 1996 peak hour traffic at the key intersections. Figure also includes the traffic forecasts related to the Greenbriar residential development. The traffic generated by the Jacob Center is very small compared to the expected traffic in the area. Table 3 shows the short range peak hour operation at the key intersections. The peak hour operation will be acceptable at all key intersections. Calculation forms are provided in Appendix B. Due to the very small impact of the Jacob Center on the area intersections, a long range peak hour analyses was not deemed necessary. Operation at the Conifer/Blue Spruce and Conifer/Redwood intersections will be acceptable with stop sign control. Operation at the North College signalized intersections will be a function of background traffic and future development in the North College Avenue corridor. The Jacob Center traffic will be insignificant compared to these other traffic components. It is concluded will be very small acceptably. Land Use Jacob Center that the traffic generated by the Jacob Center and that all key intersections will operate Table 1 Trip Generation Daily A.M. Peak P.M. Peak Trips Trips Trips Trips Trips in out in out 50 11 6 6 11 W d W s 1— E-- Q I �I MEMORANDUM / C/ c To: John Carlson, Executive Director, Jacob Family C' Services 10 Fort Collins Transportation Division c Fort Collins Planning Department M From: Matt Delich -Oez) Date: September 13, 1993 Subject: Jacob Center traffic analyses (File: 9357MEM1) This memorandum documents the traffic engineering considerations related to the proposed Jacob Center to be located at 1225 Redwood Street in Fort Collins. This building is currently vacant, but was occupied by New Beginnings of Fort Collins, a substance abuse rehabilitation facility. Jacob Center is a residential child care facility for children (primarily teenagers) awaiting placement into a foster home. City staff requested information on trip generation and the operation at nearby intersections, specifically the College/ Conifer intersection. The Jacob Center trip generation is primarily related to staff travel to/from the facility at peak hours of the street. Information supplied by Jacob Family Services indicates that the daytime staff consists of 11 employees, and the evening and night staff is 4 employees. Weekend staff is 4 employees between 8:00 AM and 8:00 PM and 2 employees between 8:00 PM and 8:00 AM. There is no other routine travel to/from the z site other than staff. Using this information and assuming R each staff person will drive a private automobile, the daily LU Z and peak hour weekday trip generation was determined. Table z 1 shows the trip generation estimates. w Employees will primarily access this facility from Conifer via North College Avenue. A small portion may access z� from Lemay Avenue. For analysis purposes, it was assumed that O all employees will use North College Avenue. Figure 1 shows the August 1993 peak hour traffic counts at the North College/ o Conifer and North College/Hickory intersections. The Conifer/ n Blue Spruce count, shown in Figure 1, was taken from the a "Greenbriar Site Access Study," April 1993. The North College/Conifer and North College/Hickory intersections are C-3 signal controlled. Table 2 shows the current peak hour Ez LL operation at these key intersections. These intersections s operate acceptably. Acceptable operation is defined as level '- of service D or better. Calculation forms are provided in Appendix A. ALL.,DEVELOPMENT: NUMBERED CRITERIA CHART = :'... ALL 'CRITERIA : APPLICABLE CRITERIA ONLY r;: _ CRITERION tsthe criterion' apoiccble? Will the criterion be sofistied? - If no, lease-�ex lain P P e:�'`�\�,�a' `�+0 � ... F ''°'Yes No , NEIGHBORHOOD COMPATABILITY 1. Social Compatability 2. Neighborhood Character V 3. Land Use Corif icts 4. Adverse Traffic Impact v PLANS AND POLICIES 5. Comprehensive Plan ✓ V PUBLIC FACILITIES &.SAFETY 6 'StreefCapacity V 7. Utility Capacity 8. Design Standards 9. Emergency Access 10. Security Lighting 11. Water Hazards v" RESOURCE PROTECTION .1.2..Soils.&-Slope Hazard 13. Significant Vegetation . 14. Wildlife Habitat 15. Historical Landmark V 16. Mineral Deposit V 17. Eco-Sensitive Areas V "18.'Agricultural Lands ENVIRONMENTACSTANDARDS ' 19. Air Quality 20. Water Quality V 21. Noise ✓ V - 22. Glare & Heat 23. Vibrations 24. Exterior Lighting 25. Sewages & Wastes SITE DESIGN 26. Community Organization I/ 27. Site Organization 28. Natural Features 29. Energy Conservation '." 30. Shadows 31. Solar Access 32. Privacy 33. Open Space. Arrangement- 34. Building Heigh ✓ 35. Vehicular Movement 36. Vehicular Design `37.,ParKing 38. Active Recreational Areas >� 39. Private Outdoor Areas destrian Conveniencedestrian ConflictsnoscapingiOpen Areas P ndscaping/Buildings;Y,, ndscapingtScreening clic Access 46. Signs l %Ud ' �.Ssfs yf Had. M4t� V ✓ 71f• S)/a c orlcit . ✓ 1 I r fr RD. FARAD \ rrr RMPIt Il. It MULTI -FAMILY j j o (18-20 UNITS/ACRE) j g! IIAs ag�'PHASE II \ I III Y l o PHASE WI 1m- 1 • I 5 os IL �I I I III cc � y ,. -p 11I ij0 0 I�3 v WA • III! �! o a I 1 a ri \ I I d1;1y1' I� yy >ti 11 III I I I I 1 In.Ic r (PHADI! I LIMIT LMEI I�Im..d ow /_______----_. ( I j i j IQj NEW BEGINPINGS I ":'wL+•.. On /SRI �. VICINITY MAP Su A �rc RLP A � RMY 1 ---- - --_ --J ATTORNEYS CERTIFCATE J,,,uefc •. u.l . I.,r THIS a To CEEOrY TM, on ,a _der 01 -- I EMI1IHEo IK TITLE 1. M I -FEAT' R .'C:I.E K.[oH IJa [s1.6IfV[o _ RECORD AS THE SAID PMfRTY At C4R,.MC I. C.N.S. 19n, 31-25-111,EAIE .. E e E ar M n. bMYSf kElfm,Io. M. 0 0 N � SITE DEVELOPMENT DATA N 6 W 3 xFu+aoo v11vJ;[ mnrons - IVST64 RM p l.mJh[ MEE: 10,497 •cA,, 45124932 A.F. ID0. IsaiE IRS; 4 .cME 1742W E.,. 191 11.LT1-F.W ILY; 3.% •REs In356.231,. 32.51 \ I0,A.cE1ass3.m A1AA,..I: 2.54 .cul Is.E. 24.51 $KMROOH/IIET.IL. Muar.Ro FLOODS Mu 31000 1— RLP Ip pars ,_�J �— I �1.M+KYwiem['h AI+oT �H4IEs, ♦vuJs ©� eiaw. Jana _ P�uum arar ioHom CO . Vic-: mrss a,.I,rcr.Ic au Has RN[H.,4c 1 —� T+1 h, IIIf u N'[�IN4!'�E�.}a eNb..uia. YY i. I u 1�STER PLAN - REDWOOD VILLAGE COMMONS Y� I•.m4 �, .x I qm uHo ICL+ i mMniro +M+IJ d M. wl !a G+n•Mn. a Cwe+gNWf �d .^�^� ' © TIb YpeIR P�1 bE [l urt 4 lEzt usuJi xss .IR rnlviNM1' nJnL SMrww 4 Nua uw J.e'+. cwl.e o1.IR. PaN.e. w,T NNR l� LLe+.W Y MIm'iP iEeFA.Ia D NC R4PMiM. f�� I rsAPi! m 4E IIY11k0 WR CMtg " .u•/IUMI A . mYM OrY IM.IC�ai { RrA^C>. APr44a4 n THE RMm M, p w2TAI. 91.130 IN, 4IS rr OF r_—fJ CYLLIR. W . Ian �5 SenEIM.S--=erto oil G J No Text I a 1A LANDSCAPE PHASE LANDSCAPE PLAN OF, IN ' aws r•m+e LANDSCAPE OBJECTIVES NOTES M 9[wnl IMww Wntlrn In m ....Am. 1' .1Ixllpf All ...... trx mnm mall .nflra 11 Ixer of UMeN e fMrca int 51w��Mlarcaera N Want emle[mxf f' m a +aearanaM n19Nlyt aM wrlmf 51ta un<, 19ntN IMIa[I ana+Ml Nlall <rylep +eNlnpflnMCenilvnetN Oe Ila rae a[aM In a toryn W+Ip Ilam M5e 1 xar r M ]. IYfe II leNluvlM 5N11 Imluh ell IentlMf 5bn n lertnn elan In en- mlMte N M alu IlentlM IglWlq +Mlp e/ tM entlrt +l u. Tan/11 wll Iy.ftN Tne 11 am+. a 'WI h/IIM SMIp. ooleF lM +Ite IaMSnllq 4) mre1N1A M lage own Wne eaft el M b110. All Ilntigl In IMfe 1 eN Male ll INII m ll' W. 01 I1...1— eu1.- 1N .tmuum aN hrlrtn h.l9n atllxn IeNf[w Nna, a[mt tm IlntlW le Iarlptlw ". x nw wli Llrpnlf f.m ee.. . IM nP Mah: 5AM M tm Olentlp 1-1eMa[nlal aN ble slttan. Mx M ln/aml neMne^ n55x w roller tM mnlp ane, ? S?WL'�6f1JUaaIID>nbRae frrj(�,•�� *��ry aml Ml,n 1+ e`N to nl p11�1 M bl lalq entrl M pm[n. e I lmr a +Mlle gretM mn Mugn IM Nllelry' Mrll 1+ IN �leq U . lllgexaren In eelq Q C �x�fiC �Ny rTT6spy rxMNna+.11l m fN x M lewu+ x4N .1 dRlblmblo �! OOe1GY! K Wail d1 6 Famrml/i. nr+M 1 .a5p am5 NII m bell-1'MI w ewle [na1M LO !'Mtavlea9 µUe ewn .wn eN ntlalry enx N tN +1[e nlll M e -A w. Iwa M.la.ma mx eN n.nrtm am rf5a. NII +a..r.m .N e19nl Mnl IM nnmf ne am5. Nrp elaaAll aMal I twe+la ...nM IaM r tl. nINOa� lI ler vl[W.I,- E&M+dS n1em» u��lmem L�1ee ea .w.w Jwc>. RLP REDWOOD VILLAGE COMMONS MASTER PLAN UJI III cc II In 0 -I------------- — — — — — — — — — — — — — — -- — — — — ---- — — c, w cc LL EZ .0 AT f-1 I he AS IL AS A. x `PR0 OSEDI .BUILDING.."` AAAA`e, 4 0A, — ----- . -am, 3& 0 3: 0 IP RLP col", PRELIMINARY A FINAL SITE PLAN LEGAL DESCRIPTION I/.., ... I... I. I ..... let So, ... d... .......... ..ST., I.. I)., ... .,A .. ..... . . c ....... e,., The 61 1* .A ... 7V 1:11114 T.TA '. St.- A ..... I.. t I... A. ...... Sed"'o he A. AS A.S 1, .... .... IA. ..... I L ..... A I.., The ...S. AT. I IT .... I'm See•111.1.- 1. ri '.1.1 .1 ... dh...j;:p1.1.. 1. 24 65� to the Z@A I., of am To ...... St. "I'd A A : I . I I. A I . I . AT. I I I A I . A , , A I ... AS A of . I ....... A. t"I I . A ...... I I,I. AS I A.-, A of eem of .." S.". h, .... ... ....... he .... ... Too IT too ..I. ..I,h 11 1 *1 Ilylmdi'MS She ..T. ... I� 'The '—, **, III, I , A',,, 11*11 A.. ..I. ...'A If .. ... If. I... I.Thet .1 The A.,, I . 1­1 ma 1­1 1.... At— ., ll..Il. •Add — I A., AT .. blIel 1. If ....... — he ..d l.olI .... ... ..... The I AT —.0. VICINITY MAP IT c .1 Rmp 'A. ATTORNEYS CERTIFICATE ALIDE&I'S 1 EXAPINTIO THE TITLE M The FWKRTY AS TALMUD 11T.E.A. All. ISMILIATIC "IT I 0IheFIleho Tefe-11 Toll 01 111101b he 11 I'll A' 11"I"UNTO IX E R.S. 1973,1 31-25-111, 1 AS A.- AS Tl •SAID TAII. ASTAT" Ile .... we .... M.- -SITE DEVELOPMENT DATA wo MIMIJAZ P.M. AhEA: 4.W ACATA 174,240 s.r. im: BuFLArme,: M,M I.F. 121 Phoolmod I lhtiKs: 31,M15,6. In L_A.vdLAlSl: M,M A.F. PARK IA[: AA..IL1 SIATITAA. 71 HAID.,A, 2 floto.l'. -2 TTTAL n F.,h. PAAA,.: 41 STALLS 8,cf.S: 4 liff LITTEIII... .11.1 T.FT I.lhL ...S of htE TRIP I. llSfTll D T. T1111 1IT1 'Led. To lood.1 It, ITT', IK Tho."'.., A. The fleff. he I. P, .... A. 2..,. __ Bo_ o... The The Jacob Center, through its sub -corporation, Teen Works, Inc., proposes to establish and operate a Residential Child Care Facility (RCCF) in the building which formerly housed New Beginnings of Fort Collins at 1225 Redwood. The property site wil remain unchanged in regards to building appearance and landscaping. We are proposing an RCCF targeting troubled youth referred from the Department of Social Services and The Division of Youth Services. The facility will be maintained as an open (un-locked) program with intensive staff support and involvement with up to fifty residents. It will target behaviors of runaways, delinquency, probation non-compliance, substance abuse, gang involvement, and family disruption. The program will include individual, group and family therapy, case management, behavior modification, and substance abuse intervention. In addition, the facility will provide an on -ground school and day treatment program. Residents may have the option of on -ground schooling, public schooling, GED preparation, or vocational development through supplemental resources. The Jacob Center is a proven success in the state of Colorado with several offices which have been established throughout the state since the Center was founded over five years ago. We anticipate that the proposed RCCF will work well with our proctor care program and enable residents to move from intensive treatment through moderate treatment to therapeutic foster rare to family reunification or emancipation. The Jacob Center is currently preparing for program development to come to fruition within the next three months. Redwood Treatment Center Page 2 What Kind of Program Structure Will Residents Have? - Residents will undergo assessment followed by use of an Individual Treatment Plan outlining goals and schedules. Here is a sample of a daily schedule of a resident youth: 6:30 Wake-up call 7:00 Breakfast 7:30 Personal Preparation 8:00 Report to Activity Room to begin school day 12:00 Lunch 1:00 Return to school - assigned to small learning labs with tutor 2:00 Outdoor recreation 3:00 M W F - Group Therapy Sessions (Substance Groups/Psychosocial Group) T TH - Individual Therapy 4:30 Free time 5:00 Chores - assist in cafeteria 5:30 Dinner 6:30 Living Area clean-up and inspection 7:00 Volleyball/softball 8:00 Study time 9:00 Lounge assignment - television/games 10:00 Quiet time - in room 10:30 Lights out How Will the Program Relate to the Community? - There will be an advisory board selected representing service agencies and the community. This board will assist in giving counsel to the program regarding all aspects of the facility. This board will sere as a liaison with the community to maximize program effectiveness and help problem solve. JACOB FAMILY SERVICES, INC. Redwood Treatment Center 1225 Redwood Road What is The Jacob Center? - It is a private treatment center founded in Fort Collins in 1988 specializing in youth and their families. Services include individual and family therapy, group counseling, youth advocate services, foster care, and clinical case management. We are proposing the addition of a residential treatment center to our, menu of services. Our central office is at 633 Remington Street, Fort Collins, 303-484 8427. What is Proposed at the Facility on Redwood? - New Beginnings built and operated the facility as a residential drug and alcohol rehabilitation program. One wing was designed for adults, the other for adolescents. The Jacob Center plans to continue its use as a treatment center, exclusively treating youth, with a focus on emotional and behavioral treatment and family reunification when possible. Facility and Landscape Plan - Building and site will remain unchanged. What Type of Youths Will be Placed Here? - The program will accept youth with combined behavioral and emotional problems including runaways, delinquency, probation non-compliance, substance abuse, gang involvement, and family disruption. The program is not designed for actively violent youth. Will the Facility be Locked? - The building is not designed as a jail, detention center, or locked facility. Youth needing lock -down can not be accepted. The program will maintain awake staff 24 hours a day to observe youth and to monitor security. The facility will operate as "staff secure." How Many Youth Will be Placed? - The facility can be licensed for 50 patients. Our program will be geared for an average of 40 youth. What About School? - The program will provide an on -grounds school and supervised day program. Students will be targeted for placement in 1) on -grounds school, 2) GED preparation, 3) vocational training, or 4) public school as their individual plan directs. Paulding c L aryl o i t , ; ' M � Blue Teal ° • Or _• � 3 .ppoo ton at x O O — o ' > ' N' C o E. w olox n ' ti 0 U p v o Bramblebush St. N � t� Sundan Cir �a � y Bu rch C °S� or. o Cir• Pto° m ' Grouse R n y L d C Peregrine o Quail Run Run C r t. �$ N O' Steede e Br 5tlecone Dr a� v 0 , o H I b C t Q ` o` Fo Ct ° Cir a a 3 xtoi/ �n $ Q, ;. m Sitko >" St St m D > > ickory St V m lu } >_ Ccinifer St CU i w \ lAoine-' _j `a St Yorrow Cir. Z \Hemlock SpurQec \Cu. Pinon St _ .�S �t•i rl°wn z Ipins St N 4 U,I —Main 1 Lof� C°n°/ � U � o N I E. Vine > Drive o Cacti„ �. Trujillo St Ile ) I LindenSan Cristo S Center ` / r Romero St Buckin4ham St ITEM: JACOB CENTER North NUMBER: 56-93 Jacob Center, Beginnings PUD, October 4, 1993 Page 5 4. Design Referral of Administrative Change to the New Final- #56-93 P & Z Meeting No changes are proposed to the existing building or site. The site currently conforms to the approved site and landscape plans. 5. Transportation Transportation staff has reviewed the Traffic Study for the proposed change of use and accepts the conclusion that traffic resulting from this proposed change will not significantly impact neighboring streets. All intersections are forecast to operate at level A or B in the short range peak hours. The traffic generated by the Jacob Center is small compared to expected traffic in the area. 6. Storm Drainage The City Stormwater Utility has reviewed the project and finds that their concerns have been adequately addressed. No additional impervious area will result from this project and there will be no change in the existing drainage patterns or flows. RECOMMENDATION: The proposed administrative change to the New Beginnings PUD is in conformance with the approved ODP, known as the Redwood Village Commons Master Plan, and the proposed land use is compatible with the surrounding area. Staff finds that the proposed change meets applicable criteria of the LDGS, such as: compatibility, land use, comprehensive plan, air and water quality, traffic, and parking. Therefore, staff recommends approval of the Jacob Center, administrative change of the New Beginnings PUD- Final, #56-93. Jacob Center, Beginnings PUD, October 4, 1993 Page 4 Referral of Administrative Change to the New Final- #56-93 P & Z Meeting The Jacob Center staff explained the operating procedures, program, and staff qualifications. They explained that their preference would be for local youth in need of treatment, but would accept youth from around the State if there was vacancy and a need. The Center staff agreed to put together more information for the neighborhood. The Center would be licensed by the Colorado Department of Social services as a Residential Child Care Facility (RCCF). A second meeting with a neighborhood task force, representing the neighborhoods in the area, was held on August 24, 1993 at the Planning Department (see attached letter from John Weaver). Four specific action items were identified and agreed to by the Jacob Center. They are as follows: * The Jacob Center will provide a "Policy and Procedures Manual" for the Jacob Center RCCF for neighborhood review. * At least one member on the night staff will be a professionally trained security agent, preferably with several years experience on the job. * A neighborhood advisory board will be formed consisting of membership from the Jacob Center, Social Services, local law enforcement, and 4 or 5 representatives from nearby neighborhoods. * The Jacob Center will assist the neighborhoods with a neighborhood watch program, including a neighborhood wide phone tree alert system to communicate problems or crisis. A smaller task force was assembled, representing various neighborhoods, to work with the Jacob Center in setting up the neighborhood advisory board, and to draft by-laws to clarify the board's purpose, responsibilities, and scope of action. Overall, there are still many neighbors with concerns about the youth treatment program, its operations and management. However, there has been a concerted effort by many neighbors to better understand the Jacob Center and its mission. Staff feels that the land use itself is compatible with the surrounding land uses and that the program will be compatible, with the above four provisions concerning: 1) availability of a procedures manual, 2) professional security on staff, 3) formation of a neighborhood advisory board, and 4) assisting with a neighborhood watch program. Jacob Center, Referral of Administrative Change to the New Beginnings PUD, Final- #56-93 October 4, 1993 P & Z Meeting Page 3 The use is considered to be residential, similar to a group home or convalescent home, yet is not characterized by a density of dwelling units per acre. Therefore, a point chart was not used to evaluate the proposed land use. The request was reviewed against applicable criteria of the All Development Chart of the LDGS. As the site is to remain unchanged, criteria related to utilities, site design, landscaping, and other physical features were not applicable. The proposed change meets criteria related to compatibility, land use, traffic, comprehensive plan, air and water quality, and parking. Staff used the previously approved PUD as a guide and found that this use is in substantial conformance with the approved use and approved Overall Development Plan (Redwood Village Commons Master Plan). Staff finds that the proposed use is compatible with surrounding land uses which are predominantly industrial in nature, although there are several residential subdivisions within a quarter mile. 3. Neighborhood Compatibility A neighborhood meeting was held on August 11, 1993 at the New Beginnings building (see attached summary). There were many representatives from the Jacob Center present as well as approximately 40 neighbors. The greatest concern was that many residents were not notified by the City, but had seen the sign or had been notified by other neighbors with a purple flyer in their mailbox (see attached). An extended mailing list was generated from a map outlining the area within 1,000 feet of the site for the neighborhood meeting (see attached). The other major concerns were related to: * operations and management of the facility; * the kinds of youth who would be accepted for treatment; * where the youth were coming from (ie Denver, or elsewhere); * not enough information provided about the center, program, or staff; * safety of the neighborhood and increase in gang related activities near the center; * licensing requirements; Jacob Center, Beginnings PUD, October 4, 1993 Page 2 COMMENTS: 1. Background Referral of Administrative Change to the New Final- #56-93 P & Z Meeting The surrounding zoning and land uses are as follows: N: RMP; vacant (Greenbrier Village ODP) S: IP; vacant (potential for industrial uses) E: RLP; existing power substation W: IL; Industrial/warehouse uses (Evergreen Industrial Park) The property is zoned RMP, Medium Density Planned Residential. The site was annexed to the City in 1972 as part of the Pine Tree Park Annexation. In 1985 the Planning and Zoning Board approved the Redwood Village Commons Master Plan on 10.5 acres, for office/warehouse/retail showrooms, multi -family dwelling units at 20 DU/acre, and a residential drug and alcohol treatment facility for 50 adult and youth patients. Phase One of the Master Plan, the treatment facility known as The New Beginnings PUD, was approved on September 25, 1985. New Beginnings has since vacated the building. The existing landscaping and site is in conformance with approved plans. The requested change meets the criteria for an administrative change in the LDGS for PUD's submitted on or after March 13, 1981. Staff finds that the change does not change the character of the development, there is not an increase by greater than one percent in the approved number of residential dwelling units, and the change does not cause the project to be disqualified under the applicable criteria. The administrative change is referred to the Planning and Zoning Board due to the nature of the requested land use and to provide a forum for public comment. 2. Land Use The proposed land use is in conformance with the previously approved PUD for this site. The proposed change from a residential drug and alcohol treatment center for adults and children is similar to the proposed use as a residential care facility for children and youth. There are, however, some differences. Namely, the Jacob Center will provide care for 10 fewer clients, allowing some of the client rooms to be single occupancy to reward clients for progress in the program; a certified education program will be provided on site; the program will be licensed by the Colorado Department of Social Services as a Residential Child Care Facility (RCCF); recreational programs will be provided on a daily basis on site; and professional guidance services will be provided on site. ITEM NO. 21 MEETING DATE 10/4/93 STAFF Kirsten Whetstone PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Jacob Center- Referral of Administrative Change to The New Beginnings PUD, Final- #56-93 APPLICANT: John Carlson The Jacob Center 633 Remington Fort Collins, CO 80524 OWNER: Stonewood Investments 633 Remington Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request for an administrative change to an existing Planned Unit Development, known as The New Beginnings PUD. The request is to allow a change of use from a drug and alcohol residential treatment center for 25 adults and 25 youth, to a residential treatment center for 40 children and youth, to be known as The Jacob Center. The property is located at the northwest corner of the intersection of Redwood and Conifer Streets. The property is zoned RMP, Medium Density Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a request for an administrative change for the existing New Beginnings PUD. The administrative change request has been referred to the Planning and Zoning Board, from the Planning Director, due to the nature of the requested land use and to provide a forum for public comment. The request is to allow a change of use from a drug and alcohol residential treatment center for 25 adults and 25 youth, to a residential treatment center for 40 children and youth, to be known as The Jacob Center. No external changes to the existing building or site are proposed. The proposed request is in conformance with the approved Redwood Village Commons Master Plan and the New Beginnings PUD. The land use is appropriate for the existing building. The change meets applicable criteria of the LDGS for neighborhood compatibility, land use conflicts, traffic, comprehensive plan, air and water quality, and parking. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT