HomeMy WebLinkAboutSPLIT RAIL MANOR GROUP HOME PUD PRELIMINARY AND FINAL - 27 90 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 4
MEETING DATE 7 23 90
City of Fort Coffins Pff-11MIG AID Z0A11G GI• • 1
STAFF REPORT
PROJECT: Split Rail Manor PUD- Preliminary and Final, #27-90
APPLICANT: Mr. and Mrs. Paul Boone
1109 Greenbriar Drive
Fort Collins, CO 80524
OWNER: same
PROJECT DESCRIPTION:
A request for preliminary and final PUD
approval for the
Split Rail Manor
personal care group home for fifteen elderly residents in
an
existing 7,684
square foot residence/shop, on Lot 1 of
Milfred. Acres.
The
site contains
32,126 square feet (about .74 acres) and is
located on the
west
side of Taft
Hill Road south of Drake Road, at 3223 S.
Taft Hill Road.
The
site is zoned
R-L, Low Density Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The applicants are proposing to convert a large duplex residence with an
attached shop to a board and care group home for 15 elderly residents on
approximately .74 acres. There are no major exterior changes proposed for
the site with the exception of additional windows and closing off of one of
the two driveways on Taft Hill Road. The applicants intend to reside at the
site as primary care providers. The proposed project meets the All
Development Criteria of the LDGS and is compatible with surrounding land
uses.
DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins. CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
Split Rail Manor PUTT- Preliminary and Final, #27-90 •
July 23, 1990 P & Z Meeting
Page 2
COMMENTS
1. Backeround:
The surrounding zoning and land uses are as follows:
N: FA-1; county; existing single family residence and church
S: FA-l; county; vacant
E: R-L-P; existing single family residences and fire station
W: FA-1; county; existing single family residences
The proposed project is located on Lot one of Milfred Acres Subdivision, which
was developed in the county in 1964. Lot one was annexed to the City of
Fort Collins as the Spruce Homes Annexation in December of 1985 with the
intention of converting the structure to a group home. The existing structure
has been used in the past as a residence and automobile repair shop, as a
duplex and shop, and as a residence with an attached shop/warehouse for a
heating and plumbing business.
This request to convert the existing structure to a residence and group home
has been submitted and processed as a Planned Unit Development, because the
present Group Home Ordinance permits a maximum of 8 residents in the R-L
zone. Based on the lot size (32,126 square feet), a maximum of 8 residents
would be permitted under the current Group Home Ordinance (three plus 1
additional per 1500 square feet of lot area up to a maximum of eight). The
Land Development Guidance System is a valid process to use in seeking group
home approval under current City Codes.
2. Land Use:
The LDGS treats group homes as a residential use; however, since the
Residential Density Chart is applicable only to calculating residential density
(number of dwelling units per acre), the point chart was not used to evaluate
this proposal. As previously indicated, the request to convert the existing
structure to a group home requires PUD approval, since the R-L Zoning
District limits the maximum number of residents to 8. The proposal meets all
applicable criteria of the All Development Criteria Chart.
The structure proposed to be used for the group home is consistent and
compatible with the general physical character of the neighborhood and is of
similar size and scale as the surrounding area. Across Taft Hill to the east is
a fire station and single family homes, to the north is a church of similar size
and scale as the proposed group home, and to the west are single family homes.
The proposed group home is on a large lot and is residential in character with
landscaped grassy areas, walks, and residential scale entrances.
The proposed primary care providers, Mr. and Mrs. Paul Boone, will be the
owners/operators of the proposed group home. The Boones currently own and
operate the Split Rail Manor group home located at 2320 W. Prospect Road and
the Split Rail Manor group home located at 1109 Greenbriar Drive in Fort
Collins. The applicants intend to close down at least one of these existing
Split Rail Manor PUP Preliminary and Final, #27-90 •
July 23, 1990 P & Z Meeting
Page 3
homes and take up residence at the Split Rail Manor on Taft Hill Road. They
anticipate the possibility of a maximum of one additional employee depending
on the number of clients. This additional staff person would not reside at the
site. Including the owners, there would be a maximum of three employees at
the site at any one time.
Residents of the group home would be limited to residents 50 years of age or
older, as referenced by a note on the site plan, unless the condition of a
resident younger than 50 is such that they require the kind of care provided
by this type of personal care boarding home.
3. Neighborhood Compatibility:
The proposed group home is compatible with the neighborhood in both its
residential character and its intended land use. A neighborhood meeting was
held on May 30, 1990 at the Rocky Mountain High School Band Room. Five
residents from the neighborhood attended the meeting. The neighbors expressed
concerns about the lack of sidewalks on Taft Hill and whether the residents
would be safe walking about. They also had questions about whether the
residents would be in wheelchairs. The applicants responded that the residents
are accompanied by supervisors when on walks. Some residents may be in
wheelchairs, others are assisted with walkers.
The neighbors also expressed concerns that the noise they create in their own
backyards, such as from lawn mowers, would disturb the group home residents.
Common courtesy should prevail in neighborhoods for any occupants, be they
elderly residents, college students, single people or families. Other concerns
were whether the PUD was transferrable if the property were ever sold and
whether the property was on a septic system and what the impacts of
additional bathrooms would be on that system. The County Health Department
would require the applicant to hook up to the City's sanitary sewer located in
Taft Hill Road, if the existing system were to fail.
The residents attending the meeting expressed that there were no problems with
the proposed land use, but were concerned that the property be well
maintained and the board and care facility be operated professionally without
impacting the neighborhood.
4. Design:
The large warehouse/shop will be remodeled on the interior to accommodate
several additional bedrooms. There are minor exterior changes proposed with
this request. Several windows are proposed to be added to the west side of the
structure and one or two additional windows are being proposed for the east
side. The existing residence is split level with a portion of it having a second
story. This portion will be used by the Boones as a private residence.
The site is presently landscaped, with a mixture of street trees and shrubbery.
There are nine parking spaces on the site not including two spaces in the
garage. Parking is more than adequate for staff and visitors to the site, as the
residents do not drive. No additional paving is proposed for the existing
driveways or parking areas.
Split Rail Manor
July 23, 1990 P
Page 4
PUPI Preliminary
Z Meeting
and Final, #27-90 •
The applicant has not designed a specific sign for this site but has indicated
that the sign would be a free standing sign located on the site visible from
Taft Hill Road. The sign would be of natural wood, 3 to 4 feet high, with
painted graphics and letters. Any lighting would be from a small down
directed goose neck type of lamp. The planning department would have the
opportunity, during the administrative change to a PUD process, to review the
eventual design to ensure that any signage at the site is residential in character
and size and is compatible with the neighborhood.
Access for the group home
will be off of Primrose Lane. The private
residence will
take access off of Taft Hill Road. There are
currently two curb
cuts on Taft
Hill Road. The
City Transportation Director
has requested that
the northern
most curb cut
be blocked off from use by
the group home,
although the
private residence
may still use this access if
they desire. The
applicant is proposing
to block
this access with a chain link
gate.
RECOMMENDATION
Staff finds that the request for preliminary and final PUD approval for Split
Rail Manor group home for 15 residents meets the applicable criteria of the
All Development Chart of the Land Development Guidance System. Staff finds
the proposed land use and the size and scale of the structure compatible with
the surrounding area. Staff also finds that the proposed use would not create
additional impacts in the neighborhood. Therefore, staff recommends approval
of Split Rail Manor PUD, Preliminary and Final, #27-90.
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CAl/TQAJI MAnA)^LD
ALL DEVELOPMENT: NUMBERED CRITERIA CHARTGrl.,jAL-
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion opplicoble7
Will the Criterion
be satisfied?
If no, please explain
sy
W00�,.�' .��0
Yes No
NEIGHBORHOOD COMPATABILITY
1. Social Computability
2. Neighborhood Character
3. Land Use Conflicts
4. Adverse Traffic Impact
�(
PLANS AND POLICIES
5. Comprehensive Plan
PUBLIC FACILITIES & SAFETY
6. Street Capacity
X
7. Utility Capacity
8, Design Standards
X
><
9. Emergency Access
>(
K
X
10. Security Lighting
(
X
11 Water Hazards
y
RESOURCE PROTECTION
12. Soils & Slope Hazard
13. Significant Vegetation
14. Wildlife Habitat
15. Historical Landmark
X
16. Mineral Deposit
17. Eco-Sensitive Areas
18. Agricultural Lands
X
ENVIRONMENTAL STANDARDS
19. Air Quality
X
X
20. Water Quality
X
21. Noise
)
22. Glare & Heat
X
23. Vibrations
24. Exterior Lighting
}(iK
25. Sewages & Wastes
1(
SITE DESIGN
26. Community Organization
27. Site Organization
28. Natural Features
X
29. Energy Conservation
30,Shadows
X
31. Solar Access
32, Privacy
X
33. Open Space Arrangement
x
34. Building Height
35. Vehicular Movement
X
X
36. Vehicular Design
37, Parking
38. Active Recreational Areas
39. Private Outdoor Areas
40. Pedestrian Convenience
x1(
X
41, Pedestrian Conflicts
x
42. LandscapinglOpen Areas
43. Landscaping/Buildings
X
44 Landscaping/Screening
45. Public Access
46 SianS
MA
0
•
Susan Hayes
Storm Water Engineer
Storm Water Utilities
235 Mathews
Ft.Collins, Colo. 80524
Concerning PUD 27-90:
1109 Greenbriar Dr.
Fort Collins, Colo. 80524
23 July 1990
As the potential developer of PUD 27-90, otherwise to be known as
Split Rail Manor, I, Abram P. Boone, will not be changing the drainage pattern
or the impervious surface of this site at 3223 S. Taft Hill Rd. as it exists
on this day, the 23rd of July 1990.
Abram P. Boone