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HomeMy WebLinkAboutSMALL WORLD PRESCHOOL PUD PRELIMINARY AND FINAL - 19 91 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSSTAFF REPORT PROJECT: SMALL WORLD PRESCHOOL PUD - Preliminary and Final, #19-91 APPLICANT: Cheryl Thompson 1917 Sheely 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 daycare home, licensed for 6 children, to a home preschool that will be licensed for 12 children. The home is located at 1917 Sheely Drive, south of West Prospect Street, east of South Shields Street, and is zoned RL-Low Density Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The applicant proposes a preschool for 12 children in a home in an established residential neighborhood. Minor changes have been made to the home to accommodate the proposed enlarged 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. Bo: 580 Fort Collins, 00 80522-0580 (303) 221-6750 PLANNING DEPARTMENT 9. Do you expect to operate in the summer? No, my operation is only during the school year. A., ee4 a-1 lqo�v I, the Undersigned,understand that Cheryl Thompson at 1917 Sheely Dr. has applied for a variance so that she may increase her child care license to up to 12 children the variance approved. I have no difficulty with having Add-ress ;Pho•ne 61 ,tire l� 033 19v4VAIL tv � �- a. � /7 oo s u 77 7702 yl3 • %93a-- I, the undersigned, understand that Cheryl Thompson at 1917 Sheely Dr. has applied for a variance so that she my increse he child care license to up to 12 children. I have no difficulty with having the vaRIANCE APPROVED. Name CA en HU,vi-sk'K-L, a"q Address /W/ /`1-ao �2 Phone 7�> c�Z./� ,2;, V ()V Y/ (,w.v (WuWA% Uv Irz� �! G�.v�{ a-uh nz,�Cb�vh� �" acd-z ol, l l� vz�rrZe acti-a-a-1' 6wh AlI {w-D 44--L4 M,w,,c. tAY kVL.42c�P 4ut 71�k� oCPltirdi'e-, 93�-- .� ��-9i Small World Preschool PUD - Preliminary and Final, Case #19-91 May 20, 1991 P & Z Meeting Page 2 COMMENTS: 1. Background• The surrounding zoning and land use is as follows: N: RL, established single family residential (Spring Valley Subdivision) S: RL, established single family residential (Hill Pond on Spring Creek Second Filing) E: RL, established single family residential (Spring Creek Subdivision, Spring Creek Second Subdivision) W: RL, established single family residential (Spring Valley Subdivision) This property was annexed into the City as part of the Birkey First Annexation in 1960 and subdivided with the Spring Valley Subdivision in 1960. 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, 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 LDGS; 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. Small World Preschool PUD - Preliminary and Final, Case #19-91 May 20, 1991 P & Z Meeting Page 3 3. Design: The existing home is a two level brick structure located at mid - block on the south side of Sheely Drive. The proposed preschool uses the family room, solar room , and playroom on the lower level. These indoor spaces total 680 square feet, exceeding the minimum of 480 square feet requirement for 12 children. Minor changes have been made to the home to assure compliance with building and fire code for this use. The front of the house is at street grade with approximately a 12, drop down to the rear yard, occurring at the midpoint of the lot, front to back. The entire backyard is enclosed with a 4 - 1/2 foot high chain link fence. The enclosed area is 3,024 square feet, exceeding the minimum of 2,500 square feet requirement for this 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 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 and one parking space in the driveway would be used by the preschool assistant. The remainder of the driveway space will be available for parents to use in dropping off and picking up their children. This preschool will operate on a one-half day basis, with the hours being 8:30 a.m. to 1:00 p.m. Any intent to extend these hours in the future, by this applicant or a subsequent operator, will require an amended PUD review before the Planning & Zoning Board. 4. Neighborhood Compatibility: A neighborhood meeting was held at Plymouth Congregational Church on March 25, 1991. Twelve people, other than the applicant and the project planner, attended this meeting. The concerns expressed were the hours & months of operation and anticipated traffic generation. This information is included on the Site Plan. 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. Attached to this staff report are several documents from the neighbors indicating support for this request. Small World Preschool PUD - Preliminary and Final, Case #19-91 May 20, 1991 P & Z Meeting Page 4 5. Transportation: Parents of the children attending this preschool will drop off and pick up their children from the driveway on this lot or from Sheely Street in front of the home. The amount of street parking and driveway space for short term use twice daily is adequate to support the proposed preschool operation without adversely impacting the neighborhood. RECOMMENDATION Staff finds that the SMALL WORLD 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 SMALL WORLD PRESCHOOL PUD, Preliminary and Final - #19-91. 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SMALL WORLD PRESCHOOL PU D W m .YIYm i. �W] •�tll r]qn ull .. n au Mrn...e. 4m N.wt .uM..u. - .. 4. lr YY rim r pnpM YN91 nrvm w I .moo' ., SMALL WORLD PRESCHOOL Statement of Planning Objectives 1. To expand the Small World Preschool from 6 to 12 children ages 2-5. The license issued by the Department of Social Services labels this a "Large Day Care Home". 2. To provide a quality developmental preschool for the Spring Creek subdivision and surrounding area where children can grow with a feeling of safety, comfort and trust in themselves and the adults and environment they are in. 3. To maintain the residential character of the neighborhood by maintaining the pleasing appearance of the property by not allowing toys or preschool choldren outside the fenced play yard except for entry and exit. 4. To minimize the auditory impact of the preschool on neightbors. 5. To continue to keep a check that the partents of children come into the neighborhood driving in a very cautious manner such that the greatest care is taken for the safety and impact of cars in the neighborhood. 6. To continue my education with emphasis on early childhood development and have my assistant do so also. LL DEVELOPMENT; NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY ITERION FNEIGHBORHOOD Is the criterion opplicooei Will the Criterion be sattstieai If no, please explain Yes No OD COMPATABILITY ompatability orhood Character e Conflicts Traffic Impact OLICIES 5. Comprehensive Plan PUBLIC FACILITIES & SAFETY 6. Street Capacity 7. Utility Capacity 8. Design Standards 9. Emergency Access 10. Security Lighting 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slope Hazard Q. Significant Vegetation 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit 17. Eco-Sensitive Areas 18, Agricultural Lt-nus 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 30. Shadows 31. Solar Access 32. Privacy 33. Open Space Arrangement 34. Building Height 35. Vehicular Movement 36. Vehicular Design 37. Parking 38. Active Recreational Areas 39. Private Outdoor Areas 40. Pedestrian Convenience 41. Pedestrian Conflicts 42. Lanascaping/Open Areas 43. LandscapingiBuildings 44. LonascapingiScreening 45, Public Access I 46. Sions Arv/t4lgi I elVa -12- A: NEIGHBORHOOD MEETING was held to discuss the Small World Preschool request. The following Questions, Concerns, and Responses were expressed at this meeting. Date: March 25, 1991 Place: Plymouth Congregational Church Time: 7:00 - 9:00 p.m. Planner: Stephen Olt, City'of Fort Collins Applicant: Cheryl Thompson Owner/Operator 1. What will be the hours of operation for your preschool? I presently operate from 9:00 - 11:30 a.m. The intent is to keep it as a half -day operation. 2. Is there fencing between the outdoor play area and the street? Yes, all around. 3. Is the license issued for this use to you or the property? The approval from the City for this type of use goes with the property, the licensing by the State for the home preschool/child care center is attached to the operator. A new operator would have to go through the State's licensing process. 4. Could a stipulation be put on this request to necessitate another review if the present operator or another operator wants to go to full day operation? I will investigate the City's policy and determine the possibility to condition the approval on this point.- 5. Are any structural changes necessary or proposed? No. 6. As a neighbor, I would like to express my support for this request. 7. What will be the age range of the children? Two to five years of age. 8. What will be the additional traffic generated? It is expected to be minimal, this information will be indicated on the Site Plan submittal.