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HomeMy WebLinkAboutWINGSHADOW, 1225 REDWOOD STREET - PDP/FDP - 30-02A - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes March 6, 2003 Page 7 orderly evacuation of the building and grounds, and an evacuation plan addressing transportation and temporary shelter. Member Carpenter seconded the motion. Member Craig commented that she understands the neighborhood concerns with compatibility. She believes this organization is coming in in good faith to work with the neighborhood and at least work with their students to improve the area. As far as the floodplain issue goes, she will vote for this but is very uncomfortable with putting these kids in jeopardy, not just putting them in the floodplain, but putting them in the floodway. Member Gavaldon stated he would be supporting the motion. He appreciated what Stormwater is trying to do because it is not just the school you have to protect, but the citizens who bought homes in the area. He appreciated the neighborhood coming forward with their concerns about objects being there longer than they should be. He hoped that the neighborhood and the school would work together. The motion was approved 7-0. Project: Recommendation to City Council for the City Plan Update and the Transportation Master Plan Update Characteristics for Futyce Size \ and Character of Fort Collins, # 3=03 Project Descr pti Request to forward a recommendation to the City Council regarding the characteristics to be used in the -updates to City Plan and the n rtation Master Plan describing the f size and character of Fort Collins. Recommendation: Approval Hearinq Testimony, Written Comments and Other Evidence: Ken Waido, Chief Planner gave the staff presentation. Planning and Zoning Board Minutes March 6, 2003 Page 6 Mr. Bolton replied that it would be difficult because right now you have kids going over there and going down the trail and doing things and their kids are not even there. He cannot control that area, but he will control the kids at their school. Member Craig asked Mr. Schlueter to briefly tell her about the Water Board's decision on the requested variance and what their concerns were. Also what staff's recommendation was on the variance. Mr. Schlueter responded that staff's recommendation was not a recommendation but a list of options for the Board to consider. They did not recommend anything because they did not want to err on the side of bureaucracy. They wanted the Board to have the free will to choose what the right thing to do was in this situation. As far as the objections were for the 2 votes out of 11 that did not vote in favor of the variance; that this is in the floodplain and that it did not meet the elevation criteria, even though the floor is 6 inches above the floodplain elevation. There would not be water in the building itself in a 100 year storm. It was more an issue of getting the children out of there before the storm got there. It could be as deep as 3 feet at the intersection of Conifer and Redwood, which would prohibit getting completely away from it. Mr. Schlueter showed the Board a map depicting the flow path. What the Board was worried about was how far it was to dry land, which would mean getting through the intersection. It came down to the realization that they could have plenty of warning when they put in this warning system. They have a separate system that is redundant to our system and is really a similar system. It was decided that they would need a certificate of occupancy and meet all the requirements before they would let any kids move in. Chairperson Torgerson asked if this project complied with the Master Drainage Plan. Mr. Schlueter replied that would apply to new buildings, this is an existing structure. Member Bernth moved for approval of Wingshadow Large Group Care Facility, Private School, Child Care Center and Office, PDP, #30-02 with the following condition: 1. There Shall be no Certificate of Occupancy issued for Wingshadow at 1225 Redwood Drive until there has been satisfaction of Floodway Variance Condition of Approval as granted by the City of Fort Collins Water Board. This includes the installation of an early warning flood detection system in the Dry Creek drainage basin sufficient to provide approximately two hours advance notice for a safe and Planning and Zoning Board Minutes March 6, 2003 Page 5 Chairperson Torgerson asked if that was a standard operating characteristic of theirs. Mr. Bolton replied no. It is very rare that they were donated two vehicles at one time. Member Gavaldon stated that the applicant should know that there are city laws against unlicensed and non -working vehicles in parking lots. Mr. Bolton replied they would take care of that right away. Member Craig asked Mr. Bolton to talk about Frontier High School and what will the campus rules be. Mr. Bolton replied that the kids would not be wandering all over the neighborhood at all different times. There will be a closed campus. Before school and after school they will be coming and going, but other than that they will be there at the school. The kids in the large group care facility will not be able to roam the neighborhood at all. It will be a staff secure facility where they will have to stay inside the building unless they go out with a staff member. It won't be something where kids will be just wandering around the neighborhood. He cannot promise that at lunchtime, kids will not leave the facility, because they are not held hostage there. It is something where they can come and go, but at the same time it is not an open campus where there are free periods. Everyday, all day long, they have classes that the kids are supposed to be in. Member Craig asked if there was any adult after school that sends the kids on their way, or do they just open the door and they are still out there at 7:00 at night. Mr. Bolton responded that they do check to see that they are not out there at 7:00 or even 4:30 p.m. The kids did have permission by the owner of the Toddy's Shopping Center to go over there, they even set up a place for them. They had no control over the kids going over to the shopping center when they had permission from the owner. Member Craig asked if the kids were going into the residential areas and ruining the green areas with cigarette butts, was there an avenue the residents have of controlling that. Planning and Zoning Board Minutes March 6, 2003 Page 4 something going on back there. They have called the police several times and they have responded and took care of the situation. They take care of the lawn that is on Redwood, it is the HOA's responsibility. They have had damage to their fence. damage to the water sprinklers and they just don't want anything going on from this school to add to the problems. They say that nothing is going on and he has sat in the church parking lot and seen plenty of things going on. Public Input Closed. Chairperson Torgerson asked Planner Shepard to address Mr. Lamar's concerns. Planner Shepard reported that after the neighborhood meeting it was clear that it was operational characteristics that were the primary concerns. In response to that, the applicant has committed to meeting on a regular basis with the neighborhood representatives, or anyone for that matter. The Department of Neighborhood Resources has offered to facilitate the first meeting to set a structure and a format, and to establish rules and expectations. Staff feels that with the commitment by the applicant, and the fact that there would be an organized standing meeting for any citizen to bring their complaints forward, establishes a rapport and a communication where if someone does have a complaint, they are not puzzled as to what to do with it. Mr. Dehn rebutted that he wanted the neighborhood and the Board to know that they are very open minded about helping people and helping kids. They are very open about the neighborhoods and always have been. They want to keep an open mind and sit down and address anything. He thought that all their goals were to take care of the kids and that is their focus. They will work with their kids because they have rules and structures that they will have to abide by. The city has worked with them through several processes and they will make sure they do what they say they are going to do. Chairperson Torgerson asked about the vehicles in the parking lot that are not running. Steve Bolton of Wingshadow responded that people bring them vehicles to donate to them. They are in the process of getting those removed and sold. Being a non-profit, there is a process and you just can't get them towed away. They have to be able to account for the donation and that is what they are in the process of doing. The cars should be gone shortly. Planning and Zoning Board Minutes March 6, 2003 Page 3 teenagers and young adults in need of counseling and transitional housing. Recommendation: Approval Hearina Testimonv. Written Comments and Other Evidence: Ted Shepard, Chief Planner gave the staff presentation recommending approval. He stated that there would be very little change to the exterior of the building. He stated that the Board had seen this project last summer as a request to rezone the property to the CCN, Community Commercial North College Zoning District. Bob Dehn, representing Wingshadow, the applicant on the project stated that the facility is located at 1225 Redwood Street and they were back to answer questions and concerns for the Project Development Plan. They are a non-profit organization and their goal is helping the youth of Northern Colorado. This will be a homeless shelter, Frontier High School and a child care facility. Today the school is located at Drake and Lemay. They also have another facility where they have pregnant teenage girls, four girls and four babies over in the Summitview area. These two facilities have been running for years in residential neighborhoods. They have had a very positive feedback from all residents. They think tonight will help the residents of the area with questions they may have. Public Input Bob Lamar, President of Redwood Association, which is across the street from the proposed school stated that he has driven around town and seen the students in the Toddy's parking lot smoking and doing whatever they do there. They are concerned because Redwood is a dead end and they were concerned about all the kids hanging out down at the end of Redwood smoking etc. Another concern is that they have had a car in their parking lot that has been sitting there for two months and it has not moved out of the one spot. Recently another car was added and has not moved out of that spot for a month. They are concerned about cars being left in the parking lot that do not run and they are concerned with what the neighborhood is going to look like because everything around the neighborhood is fields. The police have been back at the dead end because there is a bike trail back there and they always catch people doing drugs and whatever back there. His neighbors are scared to even walk that bike path because there is always Planning and Zoning Board Minutes March 6, 2003 Page 2 Project: Project,Description: Recommendation to City Council for Amendment to the Natural Areas Po Recommendation to City Council for an amendment to the Natura�eas Policy due to the voters in Novemberapp roving an existing 1/a cent sales tax for 2-6years, which has broadened the COy's land conservation abilities. An amendment to Section 5.0, which provides ayt orizing language establishing the policy bT- is for land conservation by the City is necessary. Chairperson Torgerson thoug�it that this item haci been discussed at worksession and there was no concerns but wanted to ask if there was any public discussion. Public Input None. Member Craig moved to forward the recommendation of approvahto City CounarC for the amendment to the Natural Areas Policy. Member Colton seconded the motion. JThe motion was approved 7-0. Project: Wingshadow Large Group Care Facility, Private High School, Child Care and Administrative Office— Project Development Plan, #44-02 Project Description: Request to convert the existing structure at 1225 Redwood Street for the purposes of a large group care facility, private high school, childcare and administrative offices. The private high school would be for Frontier High School. The large group care facility would be for up to 15 residents. The residents would be Council Liaison: Karen Weitkunat Chairperson: Mikal Torgerson Vice Chair: Jerry Gavaldon Staff Liaison: Cameron Gloss Phone: (W) 416-7435 Phone:(H) 484-2034 Chairperson Torgerson called the meeting to order at 6:35 p.m. Roll Call: Colton, Bernth, Meyer, Craig, Carpenter, Gavaldon and Torgerson Staff Present: Gloss, Eckman, Shepard, Schlueter, Stringer, Jackson, Baker, Waido and Deines. Director of Current Planning Cameron Gloss reviewed the Consent and Discussion Agendas: 1. Minutes of the October 17th, December 16, 2002 (continued) and the January 16, 2003 (continued) Planning and Zoning Board Hearings. Discussion Agenda: 2. Wingshadow Large Group Care Facility, Private High School, Child Care and Administrative Office — Project Development Plan. 3. #3-03 Recommendation to City Council for the City Plan Update and the Transportation Master Plan Update Characteristics for Future Size and Character of Fort Collins. 4. Recommendation to City Council for an Amendment to the Natural Areas Policy. 5. #11-03 East Mulberry Corridor Plan Rezone. Member Gavaldon moved for approval of the October 17, 2002 Planning and Zoning Board Minutes on the consent agenda. Member Carpenter seconded the motion. The motion was approved 7-0.