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HomeMy WebLinkAboutCOLLINSHAUS PUD PRELIMINARY AND FINAL - 6 90 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 4 MEETING DATE 3 26/90 STAFF Sherry Albertson -Clark City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Collinshaus PUD, Preliminary and Final - #6-90 APPLICANT: Steven Shreiner 401 E. Swallow Road Fort Collins, CO 80525 OWNER: Floyd Nugent 401 E. Swallow Fort Collins, CO 80525 PROJECT DESCRIPTION: A request for preliminary and final approval to increase the number of residents at an existing group home from 10 to 12 senior residents, located at 401 E. Swallow. The site is zoned R-L-M, Low Density Multiple Family. RECOMMENDATION: Approval. EXECUTIVE SUMMARY: The applicant proposes to increase the number of residents at an existing group home from 10 to 12 senior residents. There are no exterior changes proposed for the site. The proposed project meets the All Development Criteria of the LDGS. No additional impacts will be created as a result of this proposal. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Bo: 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Collinshaus PUD, P & Z Meeting - Page 2 COMMENTS 1. Backeround: Preliminary and Final - #6-90 March 26, 1990 The surrounding zoning and land uses are as follows: N: R-L; existing single family residences (Thunderbird 5th) S: H-B, B-P; Foothills East Shopping Center E: R-L-M; existing duplexes (Thunderbird Estates 8th) W: R-L-M; existing duplexes (Thunderbird Estates 8th) The Collinshaus Group Home was approved by the Planning and Zoning Board in 1983, for 10 senior residents, the live-in owners and two staff. The 4,300 square foot structure was built for the group home and living space for the owners was incorporated into the structure. This request to increase the number of residents has been submitted and processed as a Planned Unit Development, since the present Group Home Ordinance permits a maximum of eight residents in the R-L-M Zone. Based on the lot size (13,800 square feet), a maximum of 8 residents would be permitted under the current Group Home Ordinance. 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. It is important to note, however, that the location of this group home is in proximity to shopping, parks and public transit. As previously indicated, the request to increase the number of residents at this group home requires PUD approval, since the R-L-M Zoning District limits the maximum number of residents to 8. The existing group home was approved for 10 residents under the previous Group Home Ordinance. There are several basic objectives in reviewing group home proposals under the Group Home Ordinance. While these objectives are not necessarily required of the PUD review, they logically can and should be applied to reviewing any group home request. The objectives are to ensure that: 1. The size, scale and overall appearance of a group home be consistent with the general physical character of the neighborhood in which it is located. 2. Group homes not be over -concentrated in any one neighborhood so that the limited capacity of a neighborhood's social structure to accommodate group homes is not exceeded and so that the "normalization" programs of any existing group homes in that neighborhood are not adversely affected by creation of a "social service" district. 3. The size and scale of the group home be consistent with other homes in the neighborhood. Collinshaus PUD, Preliminary and Final - #6-90 P & Z Meeting - March 26, 1990 Page 3 The existing group home meets these objectives. The structure is consistent with the general physical character of the neighborhood and is of similar size and scale as the surrounding area. The nearest group home is located on Southmoor Court, approximately 1/2 mile east of this site. The Group Home Ordinance requires group homes in the R-L-M Zoning District to be a minimum of 1,500 feet apart. The previous owner/operator of the group home resided in the structure. The space previously used for the owner's residence is now proposed to be occupied by two additional senior residents. The residents of the group home would be limited to seniors 60 years of age or older, as referenced by the note on the site plan. This age limitation is consistent with the City's zoning definition of "elderly". The number of staff persons would remain the same, at two. Staff members do not reside at the group home. The proposed increase of two residents at this existing group home would produce no additional impacts. 3. Design: There are no exterior changes proposed with this request. Existing interior space previously used by the live-in owners would be used for the additional two residents. The existing structure is a two-story residence, similar in character to other residences in the area. The site's access is via a drive way from Swallow Road. The site is presently landscaped, with a mixture of street trees and shrub beds. There are eight parking spaces on the site, including three spaces in an existing garage. The applicant has placed a restriction on the plan that prohibits residents from having cars. Parking is more than adequate for the staff and visitors to the site. There are no changes proposed to the access or parking areas. The existing sign would be retained and no additional signage is proposed. 4. Neighborhood ComDatibility: A neighborhood meeting was not required on this proposal, since it involves the use of an existing building with no exterior changes proposed and no change in the current usage of the structure. The existing group home is compatible with the neighborhood. The proposed increase in two residents would not create any additional impacts and therefore, is considered compatible. RECOMMENDATION: Staff finds that the Collinshaus PUD, Preliminary and Final meets the criteria of the All Development Chart of the Land Development Guidance System. No additional impacts are created by the proposed increase of two residents. Therefore, staff recommends approval of Collinshaus PUD, Preliminary and Final, #6-90. �Fi��L9�I `I►'� .imma w LOT 2 ONE PARKING SPACE B X 2!!\ V N PARKING — 8 SPACES OFF STREET FOR STAFF. PER AGREEMENT WITH RESIDENTS NO RESIDENT AUTOS ARE ALLOWED AT ALL. NOTE: ALL LANDSCAPING AND STRUCTURES ARE EXISTING, NO CHANGES ARE PROPOSED MAC SOD :�r ALLEY SHED 120.00 a i 3 CAR GARAGE 5 20, —'ir(',011CRETE , o DECK .// ,' t ,'� , ,j ' , j /// ✓/// '~ N / COLLNSHAUS C.,o......e� Cry" SOD nrr D •'S' SWALLOW ROAD LOT 1, BLOCK 7-THUNDERBIRD ESTATES, EIGHTH FILING SCALE IN = 10 EXISTING ZONING—RLM LAND USE — LOT SF.-13,80Z2 HOUSE SF. — 6,000 SF. PERCENTAGE OF BLD COVERAGE— 17 NUMBER OF BEDROOMS — V MAX, BLD. HEIGHT-24 PEAK SIGNAGE—EXISTING SIGN ON ELC. UTILITY EASEMENT 5 PRIVACY FENCE TYR SIDES AND BACK 5 PARKING SPACES lox 20' PLANNING AND ZONING CERTIFICATION OWNER CERTIFICATION AGE OF RESIDENTS LIMITED TO 60 YEARS OF AGE AND OLDER GROUP HOME CHANGING FROM 10 RESIDENTS AND 2 STAFF TO 12 RESIDENTS AND 2 STAFF COLLINSHAUS PUD ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPUCABLE CRITERIA ONLY CRITERION Is me anterw OW11 19? Q11 twwwion be SWitfied? If no, please explain ����,� ` Yes No NEIGHBORHOOD COMPATABILITY I. Social Compatability 2. Neighborhood Character 3. Land Use Conflicts 4. Adverse Traffic Impact - PLANS AND POUCIES 5. Comprehensive Plan - -- PUBLIC FACILITIES & SAFETY 6. Street Capacity 7. Utility Capacity V,-- - 8,-Design _Standards. 9. Emergency Access 10. Security Lighting 11. Water Hazards RESOURCE PROTECTION 12. Soils &Slope Hazard 13. Significant Ve egetation getation - _ - 1,4. Wildlife Habitat 15. Historical -Landmark 16. Mineral Deposit _ 17. Eco•Sensitive Areas 1.8. 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 - - 30.Shadows _ 31. Solar Access 32. Privacy 33. Open Space Arrangement 34. Buildin g. Hei0- - - - 35. Vehicular Movement 36. Vehicular Design 37. Parking 38. Active Recreational Areas 39. Private Outdoor Areas 40. Pedestrian Convenience 41. Pedestrian Conflicts 42. Landscaping/Open Areas 43. Landscaping/Buildings 44. Landscaping/Screening 45. Public Access. - 46. Signs V *0 ®® COLLINSHAUS 401 E. SWALLOW ROAD FORT COLLINS, CO. 80525 226-2277 WE HAVE RECENTLY SIGNED AN AGREEMENT TO BUY COLLINSHAUS AND WOULD LIKE TO TAKE THIS TIME TO TELL YOU ABOUT THIS UNIQUE FACILITY. OUR CONCEPT IS TO INCREASE AN OLDER PER= SONS.OPTIONS BY ESTABLISHING AN EXTENDED FAMILY TYPE OF LIVING ARRANGEMENT WHERE UP TO TWELVE PEOPLE LIVE TOGETHER. THIS ENVIRONMENT IS FOR OLDER PERSONS WHOM IT MAY NO LONGER BE PRUDENT OR DESIRABLE TO LIVE ALONE AND YET FOR WHOM INSTITUTIONALIZATION WOULD BE PREMATURE AND INAPPROPRIATE. TO PROVIDE SOCIAL, EMOTIONAL AND MINIMAL PHYSICAL SUPPORT SO THAT PEOPLE CAN MAINTAIN THEMSELVES WITH DIGNITY, INDEPENDENCE AND PURPOSE. COLLINSHAUS PROVIDES BOTH PRIVATE AND SEMI- PRIVATE ACCOMODATIONS. ALL MEALS ARE FURNISHED AND SERVED IN THE COMMUNITY DINING ROOM. THE STAFF IS THERE FOR HELP WHEN YOU NEED IT. THERE IS A LARGE SOCIAL ACTIVITY AREA IN THIS PLEASANT HOME SURROUNDING FOR THE RESIDENTS ENJOYMENT. EACH RESIDENT MUST BE AMBULATORY, WITHOUT MAJOR DEBILITATING HEALTH PROBLEMS,ABLE TO MEET THEIR OWN BASIC NEEDS, MOTIVATED AND ABLE TO PARTICIPATE IN A COOPERATIVE LIVING SITUATION. HOUSE REGULATIONS DO NOT PERMIT RESEIDENTS TO MAINTAIN A VEHICLE_ AT COLLINSHAUS WHILE LIVING THERE. THE UNIQUENESS OF THIS HOME LIES IN ITS ABILITY TO COMBINE INDEPENDENCE, SATISFACTION, AND DIGNITY OF LIVING WHILE RETAINING HUMAN WARMTH_ AND SUPPORT FROM ONES FRIENDS AND FAMILY. FOR THE PAST FIVE YEARS MY WIFE AND I HAVE BEEN IN SERVICE TO THE COMMUNITY IN THE AREA OF GROUP HOMES. WE HAVE BUILT AN EXCELLENT REPUTATION IN BOTH THE PRIVATE ADN PROFESSIONAL COMMUNITY, MEETING A VIABLE SOURCE OF ALTERNATIVE HOUSING FOR THE ELDERLY. .. w WE ARE REQUESTING A NEW RATE OF OCCUPANCY FROM THE CURRENT 10 RESIDENTS TO 12 RESIDENTS. DUE TO THE FACT THAT WE WILL NOT BE LIVING IN THE HOUSE AS DID THE PREVIOUS OWNERS, THIS WILL ESSINTIALLY NOT CHANGE THE NUMBER OF RESIDENTS AT COLLINSHAUS AND ALLOW US TO KEEP THE COST PER RESIDENT AFFORDABLE AND COMPETITIVE. STAFF WILL REMAIN AT THE SAME LEVEL ON A 2A HOUR BASIS. THE EXISTING BUILDING WILL NOT BE CHANGED TO ACCOMODATE THE NEW RESIDENTS BUT WE WILL UTILIZE THE EXISTING FLOOR SPACE PREVIOUSLY OCCUPIED BY THE FORMER OWNERS. PARKING FOR COLLINSHAUS IS AMPLE ON SITE FOR EMPLYEES AS SHOWN ON THE PRELIMINARY SITE PLAN:9 SPACES TOTAL. NO RESIDENTS ARE PERMITED TO MAINTAIN A VEHICLE AT COLLINSHAUS WHILE IN RESIDENCE.. THE EXISTING SIGN MEASURING 202" x 242" WILL REMAIN THE SAME WITH NO CHANGES.