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Home My WebLink AboutFLUTTERBY PRESCHOOL PUD PRELIMINARY AND FINAL - 27 91 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 4 MEETING DATE 6/24/91 PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Flutterby Preschool PUD - Preliminary and Final, #27-91 APPLICANT: Susan Hoyt 1401 Glen Haven Drive Fort Collins, CO 80526 OWNER: Same as Applicant PROJECT DESCRIPTION: This is a request for a preliminary and final PUD to change an existing small home preschool, licensed for 6 children, to a home preschool that will be licensed for up to 12 children. The home is located at 1401 Glen Haven Drive, south of West Drake Road and east of Dunbar Avenue, and is zoned RLP- Low Density Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The applicant proposes a preschool for 12 children in a home in an established residential neighborhood. The applicant currently conducts a preschool for up to 6 children at this location. In the past this home has been used for a dance studio with several classes a day, with up to 50 students a day. The exterior of the home will not be changed. There is a small existing butterfly sign on the house to identify the preschool. In addition to the applicant, one employee will assist in the home whenever there are more than 6 children present. The proposed use is compatible with the surrounding area. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT 0-P L'13 �� I?.fig, ,5,�� O Oy o F � 8� June 4, 1991 Glen Schlueter Storm Water Utility Department City of Ft. Collins Dear Mr. Schlueter: As requested by Kirsten A. Whetstone, Project Planner, I am writing to notify you that There will be no exterior changes and no additional impervious surfaces (paving or buildings) added to the site at 1401 Glen Haven Drive in Ft. Collins which I am applying for a PUD in order to operate Flutterby Preschool for a group of no more than 12 children. 1401 Glen Haven Dr.(near Drake & Shields) 229-0415 Director: Sue Hoyt Sincerely, Susan Hoyt Owner/Director "The greatest gift we can give II our children is roots and wings" anon cti: kA Cjc r `-� c-Q- r sA., - 4K� w; 1, LJv -�- 40 *-.o vv-C 0-4 Z .r V�scA . 6\ 1. Or ,I✓ s WN �, make- G�jorue �� i9 / G l99/ l/ 3, / ,/99 q/ �3 6f - / 3--9 - ---�( 3_/_ ---------- N-13_-_Q /3,8 M eZjU\,#a�ic�u /(lo-7 G% UPt I y 3 ! Gl W#AoF-A- 0X TM►U�U� sir /JAcy /33o G� 132-5- Czvfv� r fsb 6 . %� J / SRO 9i No Text Flutterby Preschool PUD - Preliminary and Final, #27-91 June 24, 1991 P & Z Meeting Page 2 COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: R-L-P; single family homes (Kensington South 1st) S: R-L-P; single family homes (Kensington South 1st) E: R-L-P; single family homes (Kensington South ist) W: R-L-P; single family homes (Kensington South 1st) This property was annexed into the City as part of the Village Square Annexation in October of 1972 and subdivided with the Kensington South 1st Subdivision in 1977. 2. Land Use: The proposed use consists of a home preschool for 12 children. The applicant also lives at this address and currently operates a preschool for 6 children. A child care or day-care center (including preschool), 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 (including small home preschool) 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 small home preschool/day care home to accommodate 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 building 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 LDGS; however, since the Residential Density Chart is applicable only to calculating residential density (DU/ac), the point chart was not used to evaluate this proposal. The proposal for a small child care center (or home 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. Flutterby Preschool PUD - Preliminary and Final, #27-91 June 24, 1991 P & Z Meeting Page 3 3. Design: The existing home is a two level brick structure located at midblock on the south side of Glen Haven Drive between Dunbar Avenue and Canterbury Drive. The proposed preschool uses the garden level of the house, including the playroom, academic area, and lower solarium. The total inside area devoted to the preschool use is approximately 1135 square feet. This area exceeds the minimum of 480 square feet required for 12 children. Minor changes have been made to the home to assure compliance with building and fire code for this use. The entire lot is well landscaped and the entire backyard is enclosed with a 6' high stockade wooden fence. The enclosed play area is 2,631 square feet, exceeding the minimum requirement of 2,500 square feet, for this proposed use. There is extensive mature landscaping around the perimeter, both on this lot and on adjacent lots, that creates additional physical restraints in conjunction with the fence and provides good visual and noise buffers to the surrounding neighbors. one employee will assist the applicant in the preschool whenever there are more than 6 children in attendance, as required by the State's licensing requirements. Parking for the applicant is in the existing garage. One parking space in the driveway would be used by the preschool assistant, with the remainder of the driveway space available for parents to use in dropping off and picking up their children. This preschool will operate two one-half day sessions. The morning session is from 9:00 a.m. to 11:30 a.m. and the afternoon session is from 1:00 p.m. to 3:30 p.m. Any intent to extend these hours in the future, by this applicant or subsequent owners, will require an amended PUD review before the Planning and Zoning Board. 4. Neighborhood Compatibility: A neighborhood meeting was held at the media center of Rocky Mountain High School on April 18, 1991. Other than the owners and the project planner, there were no neighbors in attendance. After waiting approximately 45 minutes the meeting was canceled and the applicant agreed to canvas the neighborhood with a petition to see if there was any opposition to this proposal. The resulting petition is attached to this staff report. The applicant spoke personally with 23 neighbors and did not receive any negative comments. Many commented that the traffic would be less than when there was a dance studio operating out of the home. Approximately 60% of the affected neighbors signed the petition in favor of this Flutterby Preschool PUD - Preliminary and Final, #27-91 June 24, 1991 P & Z Meeting Page 4 proposed home preschool expansion. The neighbor in the back also signed the petition in favor of this proposal. The nature of this request is compatible with the surrounding area. There is an on -going preschool in this home and the increased number of children will not adversely impact the neighborhood. The applicant intends to increase from 6 to 10 children, but is requesting up to 12 to remain consistent with the State certification which allows up to 12. From the applicant's experience, having a preschool located in a residential area, allows many of the children to walk from their homes accompanied by an older child or adult. From a planning perspective, small child care centers and preschools located in residential areas meet the land use policy for accessibility of day-care to all residential areas of the City. 5. Transportation: The existing home is a two level brick structure located at midblock on the south side of Glen Haven Drive between Dunbar Avenue and Canterbury Drive. Glen Haven and Canterbury Drives are local streets and Dunbar Avenue serves as a collector street and intersects with Drake Road, which is an arterial street. Canterbury Drive also intersects with Drake Road about one block from the preschool site. Access and automobile circulation is good with minimal impact on the neighborhood. Parents of the children attending this preschool will drop off and pick up their children from the driveway on this lot or from Glen Haven Drive in front of the home. The amount of street parking and driveway space for short term use is adequate to support the proposed preschool operation without adversely impacting the neighborhood. Pick-up from the morning session and drop-off for the afternoon session fall at off-peak times for traffic in the neighborhood, which is heaviest in the early morning and late afternoon. The applicant also reported that very often two or more children attend from the same family or are carpooled with children from other families, which considerably lessens the amount of traffic. The applicant also encourages parents to take turns carpooling their children and provides a list of addresses to the parents to assist them in coordinating their carpooling efforts. Several years ago there was a dance studio operating out of this home which held several sessions per day with additional sessions in the evenings. The neighbors commented that the preschool use has considerably reduced traffic in the neighborhood. They have not expressed concerns that the four to six additional children per session will negatively impact the traffic situation in their neighborhood with this preschool use. Flutterby Preschool PUD - Preliminary and Final, #27-91 June 24, 1991 P & Z Meeting Page 5 RECOMMENDATION Staff finds that the Flutterby Preschool PUD, Preliminary and Final, meets the criteria of the All Development Chart of the Land Development Guidance System and is compatible with the surrounding area. Therefore, staff is recommending approval of Flutterby Preschool PUD, Preliminary and Final- #26-91. No Text GEe� SCALE 1'. 10 O U. 'ami.IGt Q.-O AC - \ L - �0191=_OYIS�p111�e nd 6 °aAt nfrv-rc:ae Na�ph>�^:8 tw room' —co. —cam•— —cam —co.m_ _ _ r ` ' ALL SINW PAMItY UNITS - SCALS'f-50x FLUTTERBY PRESCHOOL PUD SITE PLAN _ xdA4 eE/�IIP%41 bt 59. Ym1m4. ew N. %wt %11 m. Clb of 91. Callly. Ceunb Pt I,c1sc. eNu e! Cola[etle. uo1 cl.� wr.� veN. szTs rvr. a.vl_m vmN Aex .r lat 7.560 8P ,0 µ meG Ply r,m -".9 35. % walm Pw.mm r eln z .a•• m e.b.�.T ern.f=Vm- eNs ,.-s,AsP x enclue., 'R.tfN 6untlm 1 • N Nu 10 enllen0 Pe elu. 41u tl,31x ry l.elr W z Itmu\ .Pc r. u.m. .a ml � e.z p. ,� v W mllee.n .ttWim tntfl,cIl.. mi5e� d— of>ePntaeT.m.-mxUou 15 eSel-tl_n11u,tI"oe , It mrq e.Pn „uclN c e pnrlem lob9 n wt ,.r.nl•enllewn fn. wf a s fW l• w et4m etrlNuer^x. Alw. e,r ppllm N aewnem vnlen I [IN • nl M1Ylle, ee .men ,l,aeWnl,n.. W,ew,l ,vmt of a,c utivlb PP a nllenn vlll m4e w PcooMal tws clm v n Delr.. :nele. xm sv %y An. ses P nm 1 se.xs eunrrw Aev mexvc cmn/xw%m A%9wm ez Txe Puxnec um wvm .wen m ere TY OP IwT COL WML. C01AIAm. m 1. 19§ CCAT c E.2CrA9Y 0/ PIAPI1114 Am cp I1C awHO 0:}P'9 CdTI %CATI OI Re OfOWILem m6/iO Pdmi CPt[tY T T I/VH APH iNH WNOL gmHB OT e0L NOPfATY 0H3CeIHEO w 1N18 9ITe PWe AFO m xFAF81 CWTIrt'M.T I/. AMVT M COWIeT� Ae0 PdWICT[@9 9@ FUI'AI CII 8AI0 91T6 PWI. (.le4d) • fIRi jwv~SNSRS O MAE ARRAS --pf— SCALE 0 -_ 'I 0 yve A:AAfA1K ' -- INSIOE_A_I{F!C ca�A4 vvlss e.ou�a .r nmle.., cmr z}erw.).m r ,z. puV.c of emlere xr.mt ea.r. ,4. FLUTT=Y PRESCHOOL Statement of Planning Objectives 1, To acquire a Large Daycare Home License from the Colorado Department of Social Services in order to expand Flutterby Preschool enrollment from 6 children to 12 children, ages 2j - 6 years of age. 2. To provide a quality developmental preschool program for young children in the Ft. Collins area that encourages love for learning, understanding and friendship with others, provides a safe and secure environment for each child to express and share their uniqueness and to continue to grow healthy and happy. 3. To maintain the residential character of the neighborhood by storing the playground toys inside when not in use and keeping the outside area clean and well -kept at all times. 4. To decrease any adverse traffic impact by allowing a 15 minute drop-off and pick-up time span and to encourage carpooling by sending names and addresses of all preschool children enrolled home to parents. 5. To continue to alert parert: of children coming into the neighborhood to drive in a very cautious manner such that the greatest care is taken for the safety and impact of cars and children in the neighborhood. 6. To maintain the good condition of the fenced yard and to allow each preschool session z hour outside time; weather permitting, thereby allowing children to play outside in intervals and remaining sensitive to auditory impact on neigbors. 7. To insure the safety of parents and children arriving and departing by keeping all walking surfaces clean and clear. A covered walk entrance encourages a safe and weather-proof entrance to the preschool. 8. To continue to. learn through continuing education courses, articles and books about children and child issues and to encourage my assistant and substitutes to do as well. ft /7v#eeb1-4 /. / -S -,F/ ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL D V Cr ALL CRITERIA L L ALL APPLICABLE CRITERIA ONLY ON CRITERION [4. Is the criterion applicoble? Will the criterion be satisfied? If no, please explain Yes No NEIGHBORHOOD COMPATABILITY rl 1. Social Compotability x I..2si 2. Neighborhood Character ✓ 3 La d U C tj t Land Use Conflicts a Adverse Traffic Impact ✓ PLANS AND POLICIES 5. Comprehensive Plan 1::, d t,.- PUBLIC FACILITIES & SAFETY 6. Street Capacity 11)(✓ q 7. Utility Capacity 8. Design Standards 9. Emergency Access -X 10. Security Lighting ✓ 11. Water Hazards ✓ RESOURCE PROTECTION 12. Soils & Slope Hazard 13. Significant Vegetation 14. Wildlife Habitat 15, Historical Landmark 16. Mineral Deposit 17. Eco-Sensitive Areas 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality 20. Water Quality 21. Noise ✓ 22. Glare -&Heat ✓ 23. Vibrations ✓ 24. Exterior Lighting ✓ 25. Sewages, & Wastes ✓ SITE DESIGN 26. Community Organization 27. Site Organization 28. Natural Features ✓ 29. Energy Conservation I 3& Shadows 31. Solar Access 32. Privacy 33. Open Space Arrangement 34. Building Height ✓ 35. Vehicular Movement I 36. Vehicular Design 37. Parking ✓ 38. Active Recreational Areas 39. Private Outdoor Areas Y 40. Pedestrian Convenience x I Y 41. Pedestrian Conflicts I X 42. Landscaping/Open Areas 43. Landscaping/Buildings 44. Landscaping/Screening 45. Public Access X XAe V-1 46. Signs -12-