HomeMy WebLinkAboutCSU - WASHINGTON SCHOOL - APU - SPA110001 - REPORTS - RECOMMENDATION/REPORTWashington School - Addition of a Permitted Use and Site Plan Advisory Review SPA110001
April 21, 2011 Planning & Zoning Board Public Hearing
Page 11
RECOMMENDATION:
Staff recommends approval of:
A. The Request for Addition of a Permitted Use to allow child care
center specifically for the early childhood education and
development of infants, toddlers and pre-school children to the
Washington School, #SPA1100011, subject to the following
condition:
The Site Plan Advisory Review shall be supplemented with a
Dedication of Public Right -of -Way for Shields Street and a
Construction Plan demonstrating compliance with
requirements for paving the public alley, paving the north
parking lot, constructing a new sidewalk along Scott Street
and accommodating the stormwater runoff with water quality
treatment and detention resulting from any changes
associated with the various public and private improvements.
Said Construction Plan shall be submitted and reviewed by
City Staff, and revised accordingly, and granted final approval
prior to any development work on the site.
Washington School - Addition of a Permitted Use and Site Plan Advisory Review SPA110001
April 21, 2011 Planning & Zoning Board Public Hearing
Page 10
9. Findings of Fact and Conclusion:
In reviewing the request to add child care center as a permitted use for the
existing Washington School, and in reviewing the request for the Site Plan
Advisory Review, Staff makes the following findings of fact:
A. The conversion of the Washington School by Colorado State
University for a child care center complies with State Statute
Section 31-23-209, C.R.S., in that the location, character, and
extent of the public building being converted to a child care center
conforms to the adopted Master Plan (City Plan and West Side
Neighborhood Plan) of the City of Fort Collins.
B. Adding the child care center, as specifically described in the
application, to the Washington School in the N-C-L zone, is found
to have no additional impacts on the surrounding neighborhood
than would the previous allowed use, public school for elementary
and intermediate education. Further, the proposed improvements
associated with the Site Plan Advisory Review, such as new
handicap ramps, elevator, paved parking lot and alley, new public
sidewalk and landscaping, will improve the quality of the existing
structure and grounds. The existing building is well -established in
the neighborhood having been constructed in 1918. Therefore
request complies with the compatibility standards of Section 3.5.1
of the Land Use Code.
C. The conversion to child care center is compatible with the historic
character of the building and, therefore, complies with Section 3.4.7
of the Land Use Code.
D. Adding child care center to the Washington School is found to be
appropriate for the N-C-L, zone district and, therefore, complies
with the criteria of Section 1.3.4 of the Land Use Code.
E. Because of the proposed building and site upgrades result in
inconsequential impacts, adding child care centerto the
Washington School would not be detrimental to the public good.
F. The Site Plan Advisory Review complies with the applicable
General Development Standards of Article Three and the zone
district standards of Article Four.
Washington School -Addition of a Permitted Use and Site Plan Advisory Review SPA110001
April 21, 2011 Planning & Zoning Board Public Hearing
Page 9
characteristics of the N-C-L zone and the other uses permitted in the
zone.
C. Such use does not create any more offensive noise, vibration, dust, heat,
smoke, odor, glare or other objectionable influences or any more traffic
hazards, traffic generation or attraction, adverse environmental impacts,
adverse impacts on public or quasi -public facilities, utilities or services,
adverse effect on public health, safety, morals or aesthetics, or other
adverse impacts of development, than the amount normally resulting from
the other permitted uses listed in the zone district to which it is added;
The request for child care center at this location is found to not have any
significant impacts on the public streets, utilities or the surrounding
properties. The site is separated from the surrounding homes by three
public streets and one public alley. Child care centerwill not create any
more impacts than the amount normally resulting from the otherwise
permitted use such as public and private schools for elementary and
intermediate education.
D. Such use is compatible with the other listed permitted uses in the zone
district to which it is added,
Child care center, on this parcel, and in an upgraded existing structure,
will have comparable operational characteristics as the other permitted
uses such as schools and places of worship. In fact, there will be a
decrease in trip generation versus the former occupant — P.S.D.'s Lab
School. The Site Plan Advisory Review demonstrates that the any
impacts associated with the child care center use have been effectively
mitigated and that compatibility with the surrounding area has been
achieved.
E. Such use is not a medical marijuana dispensary or a medical marijuana
cultivation facility.
The proposed use is not associated with the dispensing or cultivation of
medical marijuana.
F. Such use is found not to be detrimental to the public good.
A child care center promotes neighborhood stability and serves the
immediate needs of the neighborhood. By preserving the building, the
proposed use contributes the low density residential character of the
neighborhood. As demonstrated by compliance with the General
Development Standards, the proposed addition of child care center in the
N-C-L zone would not be detrimental to the public good.
Washington School - Addition of a Permitted Use and Site Plan Advisory Review SPA110001
April 21, 2011 Planning & Zoning Board Public Hearing
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8. Criteria of Section 1.3.4(A):
Additions of a Permitted Use are required to comply with the criteria of Section
1.3.4(A).
A. The Use Is Appropriate In the Zone To Which It Is Added
The purpose of the N-C-L, Neighborhood Conservation Low Density zone
district is described as follows:
"The Neighborhood Conservation, Low Density District is intended
to preserve the character of areas that have a predominance of
developed single-family dwellings and have been given this
designation in accordance with an adopted subarea plan."
The N-C-L zone was established with the adoption of the East and West
Side Neighborhood Plans. The West Side Neighborhood Plan (page 3-
17) states:
"Conservation Areas — Uses Allowed: churches, schools, and public
I quasi -public recreational uses."
A child care center contributes to the stabilization of the neighborhood and
offers an important service to neighborhood residents. Such a use is
similar to a school or public I quasi -public recreational use. Staff finds that
a child care center is appropriate for the Neighborhood Conservation Low
Density zone district.
B. Such Use Conforms to the Basic Characteristics of the Zone District and
the Other Permitted Uses in the Zone District To Which It Is Added
The West Side Neighborhood Plan (page 3-16) states:
"Conservation Areas — These areas are primarily single family
residential but some redevelopment to low density multi -family
residential has already taken place. Conservation of the low
density residential character is of primary concern here and
redevelopment (new construction) is not encouraged."
The Washington School has been a part of the neighborhood since 1918
and its conversion to a child care center does not diminish the low density
residential character of the neighborhood. The proposed improvements
associated with handicap access, paved parking lot and alley and a new
public sidewalk do not rise to the level of being considered new
construction. Staff finds that the proposed use conforms to the basic
Washington School -Addition of a Permitted Use and Site Plan Advisory Review SPA110001
April 21, 2011 Planning & Zoning Board Public Hearing
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surrounding streets, public access to the playground and the extent of drainage
improvements such that there is no runoff across the alley to the north, lighting
and landscaping.
• Concerns Related to Traffic Management
In response, parents will be allowed to park along Olive and Scott
Streets but not the north parking lot. All children are escorted into
and out of the building to be checked in and out so there really is no
"dropping -off' or "picking -up" activity. A parking supervisor will be
assigned to monitor the parking activity. Based on the existing
operation at Gifford Hall, traffic will be distributed between 7:30 and
9:30 a.m. and between 3:30 and 5:30 p.m. The Lab School, in
contrast, concentrated traffic at times that coincided with the
beginning and end of the school day. At the peak times, traffic
should not exceed 32 cars per one-half hour.
• Concerns Related to Public Access to the Playground
In response, public access, including evenings and weekends, will
be provided for the east lawn. The fenced -in playground, however,
will be limited to users of the facility and will be locked during off -
hours per the requirements of the State licensing agency.
• Concerns Related to Drainage Improvements
In response, the paving of the alley and a portion of the north
parking lot will require a Drainage and Grading Plan. In addition, a
water quality feature would be needed. Allowing stormwater runoff
to flow onto a neighboring property is not allowed as all flows must
be directed to the onsite stormwater detention pond.
• Concerns Related to Lighting
In response, existing floodlights will be removed. All new lighting
will be fully shielded in compliance with the Land Use Code.
• Concerns Related to Visual Impact of the New Ramps
In response, the landscape plan calls for vines to be added to the
chain link fence, tall ornamental grasses behind the fence and tall
shrubs at the switch back of the south side ramp.
Washington School - Addition of a Permitted Use and Site Plan Advisory Review SPA110001
April 21, 2011 Planning & Zoning Board Public Hearing
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preservation for the community and to take advantage of the financial
incentives available for the building's rehabilitation and maintenance.
Historic Preservation Staff has worked closely with Colorado State
University and the Poudre School District on the school's adaptive
rehabilitation. The egress ramps and elevator block have been carefully
designed to have the least amount of impact on the building's two
architecturally significant elevations. Staff finds the plans to be in
compliance with LUC Section 3.4.7, Historic and Cultural Resources.
H. Section 3.6.4 — Transportation Level of Service Requirements
The anticipated traffic impact would be comparable to that of the former
Lab School. Onsite circulation has been improved by removing parking in
the northeast corner to alleviate any potential impacts associated the
intersection of the public alley and Shields Street. A new public sidewalk
and bicycle racks are now being provided. Consequently, a
Transportation Impact Study has been waived.
Section 3.8.4 — Child Care Center Regulations
This section requires a minimum outdoor play area of 2,500 square feet
for the first 15 children and 75 additional square feet for each additional
child, except that the size of the total play area need only accommodate at
least 50% of the capacity of the center.
The outdoor play area is approximately 22,500 square feet. With a
maximum projected enrollment of 120 children, the formula would first call
for a minimum outdoor play area would be 10,375. Since the standard
allows for the play area to be calibrated at only 50% capacity, the outdoor
play area provided significantly exceeds the required minimum.
This section also requires the outdoor play area be secured with a six-foot
fence. The outdoor play area would be secured with a six-foot, chain link
fence.
This section further requires that parent parking not be allowed on an
arterial or collector street. Parent parking will not be allowed on Shields
Street, only Olive and Scott Streets, as was done for the Lab School.
7. Neighborhood Meeting:
A neighborhood information meeting was held on March 7, 2011. A summary of
this meeting is attached. In general, there was support for the project. The key
issues raised by those in attendance center on the extent of traffic impacts on the
Washington School -Addition of a Permitted Use and Site Plan Advisory Review SPA110001
April 21, 2011 Planning & Zoning Board Public Hearing
Page 5
6. Compliance with Applicable General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
All existing trees will be preserved. Four street trees along Scott Street
will be shifted further to the east in order to make room for the new
sidewalk.
B. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping
New trees and shrubs will be added in conjunction with the improvements
associated with the north parking lot.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
A new shrub bed will be planted at the head of the parking stalls.
D. Section 3.2.2(B) — Access, Circulation and Parking and Section
3.2.2(C)(5) - Walkways
Presently, the site is well -served by a walkway directly connecting the
entrance to Shields Street. As mentioned, a new sidewalk will be
constructed along Scott Street.
E. Section 3.2.2(K) - Parking
The site presently provides xx spaces. As proposed, this would be
reduced to 24 spaces. In addition, xx bike parking spaces would be
added.
F. Section 3.2.4 — Site Lighting
The existing parking lot lighting is down directional and will not change.
New building -mounted lighting, particularly associated with the new entry
feature, will also be fully -shielded and down -directional.
G. Section 3.4.7 — Historic and Cultural Resources
The Washington School has been determined to be individually eligible for
designation as a Fort Collins Landmark, and for listing on the National
Register of Historic Properties and State Register of Historic Places. This
building evokes fond memories for parents, alumni, teachers, neighbors
and many in our community. City of Fort Collins Historic Preservation
Staff strongly encourage Colorado State University to designate this
architecturally and historically significant building, both to ensure its
Washington School - Addition of a Permitted Use and Site Plan Advisory Review SPA110001
April 21, 2011 Planning & Zoning Board Public Hearing
Page 4
for C.S.U. students. There will be full-time staff combined with a varying number
of students gaining experience in the field. Approximately 100 children and 36
staff (and students) are expected at full enrollment.
In accordance with State licensing requirements, handicap ramps, exit doors,
and an elevator must be added as well as a fire sprinkler system. These
improvements will be on the north and south sides of the building thus leaving
intact the more historically significant east and west elevations.
The north parking lot would be reduced in size and paved as would be the public
alley. A new sidewalk would be constructed along Scott Street to address an
existing deficiency. An existing gravel area in the northeast corner would be
replaced with turf thus decreasing the amount of impervious surface. The
existing outdoor playground will be enhanced and the east lawn will be
preserved. The existing basketball court would be removed and replaced with
the necessary handicap ramps.
Unlike a public school, traffic to the facility would not arrive and depart at set
times en masse. Rather, traffic is distributed throughout the day. The applicant
has provided data from the existing facility that demonstrates the number of trips
and times of day. The functionality of Olive Street (70-feet total right-of-way) and
Scott Street (60-feet total right-of-way) allows parking on both sides of the street
which is adequate parking to serve the parents using the facility. There would be
no new driveways. Parents will not be allowed access to the north parking lot.
5. N-C-L Standards:
Section 4.7(F)(4) — Landscape/Hardscape Material
There would be no changes to the front yard along Shields Street. As
mentioned, a portion of the gravel parking lot in the northeast corner will be
removed and replaced with drought -tolerant turf.
Section 4.7(F)(5) — Access
Access to the site would remain as is. The public alley would be upgraded with
paving.
Section 4.7(F)(6) — Site Design
As mentioned, there would be a reduction in the amount of gravel presently used
for off-street parking area in the northeast corner. Removing this gravel parking
enhances the streetscape along Shields Street.
Washington School - Addition of a Permitted Use and Site Plan Advisory Review SPA110001
April 21, 2011 Planning & Zoning Board Public Hearing
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thereof' has been submitted for approval by the Planning and Zoning
Board. In the case of disapproval, the Planning and Zoning Board shall
communicate its findings to the School District. The disapproval of the
Planning and Zoning Board may be overruled by the Board of Governors
by a vote of not less than two-thirds of its membership.
Under Section 31-23-209, C.R.S., the Planning and Zoning Board should make a
finding as to the location, character, and extent of the public building relative to
the adopted Master Plan (City Plan) of the City. Such findings help ensure that
the proposed project conforms to the adopted plan of the City of Fort Collins.
4. Description of the Proposed Addition of a Permitted Use:
Article Five of the Land Use Codes defines Child Care Center as follows:
"Child care center shall mean a facility, by whatever name known, which is
maintained for the whole or part of a day for the care of seven (7) or more
children under the age of sixteen (16) years who are not related to the
owner, operator or manager, whether such facility is operated with or
without compensation for such care and with or without stated educational
purposes, except that a child care center shall not include any of the
following three (3) types of family care homes as defined by the State of
Colorado: family child care home, infant/toddler home or experienced
family child care provider home. The term includes, but is not limited to,
facilities commonly known as day care centers, day nurseries, nursery
schools, preschools, play groups, day camps, summer camps, large child
care homes as defined by the State of Colorado, centers for
developmentally disabled children and those facilities which give twenty-
four -hour -per -day care for dependent and neglected children. Child care
centers are also those facilities for children under the age of six (6) years
with stated educational purposes which are operated in conjunction with a
public, private or parochial college or a private or parochial school, except
that the term shall not apply to a kindergarten maintained in connection
with a public, private or parochial elementary school system of at least six
(6) grades."
In this particular case, the proposed use would be a child care center owned and
operated by Colorado State University Department of Human Development and
Family Studies. This existing program presently operates out of Gifford Hall on
the C.S.U. campus on Lake Street. By moving to the Washington School, this
program could expand and be able to offer services to infants and toddlers.
The request represents an adaptive re -use of a structure that is eligible to be
locally designated as a historic building. From an operational perspective, the
facility combines an early childhood education center with teaching opportunities
Washington School - Addmon of a Permitted Use and Site Plan Advisory Review SPA110001
April 21, 2011 Planning & Zoning Board Public Hearing
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N:
N-C-L;
Single Family
S:
N-C-L;
Single Family
E:
N-C-L
Single Family
W:
N-C-L;
Single Family
2.
Zoning
History:
The school was built in 1918 and has been continuously operated as a public
elementary school by the Poudre School District. Most recently, since 1995, the
school housed the P.S.D. Lab School. Approximately 100 — 120 students were
enrolled in this program. The school is now vacant.
The West Side Neighborhood Plan (page 3-2) states:
"The residential core of the neighborhood contains a variety of single
family and low to moderate density multi -family units in generally sound
structural condition. There is a wide variety of architecture which reflects
the long period of time that development has been occurring in the
neighborhood. However, the single family portions of the neighborhood
are characterized by substantial one to two story houses on large, well
kept landscape lots which face wide streets. These streets are lined with
large trees and parking stripes which separate the sidewalks from the
street. In short, the WSN is a lovely older neighborhood that is a real
asset in a rapidly growing city."
3. Right of Advisory Review:
Colorado Revised Statutes provide two specific references which allow the City
to review the planning and location of public facilities:
A. Section 22-32-124, C.R.S., as amended, addresses the right of the C.S.U.
to construct facilities within a municipality and the location or manner of
construction of such schools. The statutes specifically limit the
municipalities' participation in the process to a limited right of review and
appeal to the C.S.U. Board of Governors.
B. Section 31-23-209, C.R.S. provides that no public building shall be
constructed or authorized in a city until the "location, character and extent
City of
Fort Collins
i i EM NO
MEETING DATE yf /a
STAFF �;/rc(
PLANNING & ZONING BOARD
PROJECT: Washington School - Addition of a Permitted Use and Site
Plan Advisory Review #SPA110001
APPLICANT: Department of Human Development and Family Studies
c/o Fred Haberecht, Facilities Services Center North
Colorado State University
Fort Collins, CO 80523-6030
OWNER: Poudre School District
2407 LaPorte Avenue
Fort Collins, CO 80521
PROJECT DESCRIPTION:
This is a request to convert the Washington School from a public school for
elementary and intermediate education to a child care center. The building
contains approximately 18,350 square feet on 1.75 acres on Block 7 of the Scott
Sherwood Subdivision. The building and playground would be preserved. The
east and west elevations would remain unchanged but there would be
renovations to the north and south elevations to add an elevator and handicap
ramps to meet access requirements. The site is located between Shields Street
and Scott Street and bounded by Olive Street and the east — west alley that
bisects the block. The site is zoned N-C-L, Neighborhood Conservation Low
Density.
RECOMMENDATION: Approval of the Addition of Permitted Use and the Site
Plan Advisory Review
EXECUTIVE SUMMARY:
The Addition of a Permitted Use has been evaluated by the West Side
Neighborhood Plan and the criteria of N-C-L zone district as well as Sections
1.3.4 and 3.5.1, which address compatibility within the zone district and the
surrounding area. Since C.S.U. is an entity of the State, the project is governed
by the Site Plan Advisory Review process in accordance with the pertinent State
Statutes. A neighborhood meeting was held and a summary is attached.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750