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Home My WebLink AboutRIGDEN FARM TENTH - Filed GC-GENERAL CORRESPONDENCE - 2005-12-23September 27, 2004 Mr. Steve Olt City of Ft. Collins Current Planning 281 N. College Avenue Ft. Collins, Colorado 80521 Re: Request for a MODIFICATION FOR PARKING Spectrum Retirement at Rigden Farm Dear Steve: Spectrum Retirement Communities proposes to develop a congregate care facility on a 4.27-acre site, identified as Tract R, located within the Rigden Farm planned development. Tract R is bounded by Drake Road to the north, Limon Drive to the south, Iowa Drive to the west and Kansas Drive to the east. The property is divided into two zone classifications, NC and MMN and this use is allowed within these districts. There is currently no zone district in the City of Fort Collins that identifies congregate care or other senior living facilities as a defined use. We understand that while city planning staff are in the process of creating a zoning regulation that recognizes and supports this use, at this time, congregate care is categorized as multi -family. The parking requirements for multi -family are based on the general population and are much higher than what is needed to support congregate care. Consequently this application is a request for a minor modification to the parking requirement as stated in 3.2.2.K of the Land Development Code. Project Description: The concept of a congregate care property is a development specifically designed for the needs of senior citizens. A wide spectrum of accessible, cost-effective services is provided to residents that live in their own private studio or apartment. The average Spectrum resident is approximately 82 years old. The facility generates revenue monthly from private pay rental charges. The development consists of two facility -types, a three-story fully sprinkled building and a series of freestanding cottage units. There are approximately 115 units contained in one 110,000+- gross square foot, three-story building. The cottages, at approximately 900 square feet each, have outdoor yards and garages. Residents of both the apartments and the cottages have access to all site amenities. Facility Operations: Typical congregate care facilities have a mix of unit types including single occupancy studios and one -bedroom units, and double occupancy two -bedroom units. The proposed facility will have a mix of 98 studio/one-bedroom units (85%) and 17 two -bedroom units (15%). Industry standards indicate that a small percentage of the total units will be double occupancy and that these double occupants are always related partners. Consequently, none of the double occupancy units will have in additional car. Common areas, in the style of a grand residence, provide commercial amenities and gathering spaces. Units range from 400 square feet to 900 square feet. These facilities generally operate at or near capacity. Services provided to residence include: D.,,5 Partnership P.C., Architects I Dem=_r Office. 2301 Blake Street Saite 100 Demer Colorado 80205-2108 303.861.8555 Fax 303.861 3027 Vail Office- 0225 Mal, Street Ulm C101 Ednards Colorado 81632 970.926.8960 Fax 970.926-8961 Spectrum Retirement Communities - Request for Minor Modification City of Fort Collins September 27, 2004 Page 2 • Social and recreational activities • Meals, including snacks and special diets, • Transportation • Housekeeping • Laundry • On -call physician/nurse • Emergency call systems • Exercise/wellness programs The property will generate approximately 30-40 direct employees with additional opportunities for home health agencies and other contract service providers. The facility operates on a 24-hour basis. Jobs are spread across three shifts, 7am-3pm, 3pm-I Ipm and I Ipm-lam. Based on this type of scheduling employee generated trips have minimal impact on local traffic and site parking. Approximately half of the 30-40 employees are in the facility during the day shift from 7am 3pm. The remainder is split between the other two shifts. The full staff seldom has reason to be on site at once. Justification: The justification for a lower parking ratio is that the transportation needs of a senior resident are significantly lower that those required for a typical multi -family resident. Specifically: • The majority of residents do not own private cars • The type of resident has alternate transportation available for use • Employees work across three shifts • The facility has limited deliveries A study conducted by the American Seniors Housing Association shows that congregate care facilities typically provide an average of 0.56 parking spaces per unit and this is consistent with the facilities that are managed by Spectrum (matrix attached). This includes on -site, disabled, reserved and ancillary parking spaces. This comparatively low parking requirement for congregate care residences is generally attributable to the following factors: • Residents typically do not drive • Employees are usually full-time staff and are typically scheduled to arrive and depart during non -peak driving hours • Visitors typically arrive and depart at all hours during the day • Service vendors are usually contracted and scheduled to arrive and depart during non - peak driving hours • Congregate care residences are frequently locate in close proximity to major arterial roadways serviced by public transportation • The facility typically operates a van or mini -bus, which is used to provide resident transportation on a scheduled basis • The operator provides a van or mini -bus for the transportation use of the residents on a scheduled basis. Traffic generated by these types of development is extremely low. Only a small percentage of the residents own or drive cars and a shuttle service is provided by the facility. This amenity allows residents access to shopping and health care while limiting the number of vehicle trips generated by the development. Shuttle service, operated by the facility, reduces the need for residents to own and maintain private cars. Trips to groceries, pharmacies, health care providers and worship services follow a standardized schedule. Additionally the shuttle is available on an on -demand basis for trips to other locations. Because the facility operates around the clock deliveries can be scheduled throughout the day. This reduces the need for a large service parking and loading dock Spectrum Retirement Communities - Request for Minor Modification City of Fort Collins September 27, 2004 Page 3 area. As this project moves towards site development review and approval, a Traffic Impact Study will be prepared. Similar senior living facilities within the Colorado Front Range and elsewhere in the west have similar parking ratios to that requested for this modification. For the purposed of reference, attached is a matrix of similar facilities that shows the number of living units and parking spaces provided. These percentages demonstrate that lower parking ratios are standard for this type of senior oriented housing. Considering the reasons listed above, we request that the City of Fort Collins allow a modification from the typical parking requirements for multiple family residences as stated in the Land Development Code, Article 3, General Development Standards, 3.2.2.K. We propose to provide 0.56 spaces per unit in the main facility and one garage space per cottage unit. In addition, there are 28 on -street parking spaces that .surround the site that will supplement the on - site parking provided. This will allow sufficient parking for residents, employees and facility visitors. 5-10 bicycle parking spaces will also be provided near the main building to encourage staff and visitors to utilize alternate transportation means. This plan as submitted will not diverge from the standards of the Land Use Code except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. We appreciate your considered review and approval of this parking modification. If you have any questions or need additional information, please contact me. Sincerely, DAVIS PARTNERSHIP ARCHITECTS v LynOA. Moore, FASLA Principal C: Spectrum Parking Spaces as a Percentage of Living Units Spectrum Communities Living Units Parking Spaces % Ratio l Comments Parkrose Retirement IL 98 - 60 61% 7251 Janus Drive _ Liverpool, NY 13088 Maple Heights Retirement IL 136 70 51 % 4600 Allen Park Road Allen Park, MI 48101 Butler Hill Retirement IL 115 70 61% 4474 Butler Hill Road St. Louis, MO 63128 Quincy Place IL 117 74 639% -- -. 7200 East Quincy Ave Denver, CO 80237 Facilities Owned by Others The Wexford IL 96 60 63% 1515 West 28th Street Loveland, CO 80538 March 30, 2005 Mr. Steve Olt Current Planning 281 N. College Ave. Fort Collins, Colorado Re: Rigden Farm, Tenth Filing -Spectrum Senior Housing - PDP Setback Variance Request Dear Steve: This letter is to request a setback variance for a portion of the main building facing Iowa Drive. The western portion of Rigden Farm Tract R is zoned Neighborhood Commercial (NC) which is transitional in the sense that it is intended to function with surrounding MMN zoning which in turn serves as a transition and a link to larger surrounding low density neighborhoods. This category allows both commercial and residential development with the intent of stepping down development intensity as a neighborhood moves from primarily commercial development to primarily residential development. The tracts on either side of the Limon and Iowa intersection are zoned NC. Only the eastern portion of Tract R is zoned Medium Density Mixed -Use Neighborhood District (MMN). Setback requirements in for commercial developments, such as those in NC districts, are less restrictive those in the MMN district. While the majority of the project site complies with the setback requirements for residential development, as directed by your office, the applicant wishes to request a more urban setback at the corner of Limon Drive and Iowa Drive. The main building presents its narrowest street fagade along Iowa Drive. On the corner of Limon and Iowa the west facade steps back twice to open the vista and allow room for a corner landscape island that is as much a public gesture as a buffer for ground floor residents. Approximately 70 feet north of the flow line on Limon the building steps forward three feet from the residential setback which is 15' from the right-of-way line. This portion of the fagade is 12' from the right-of-way. All portions of the building remain outside the 9' utility easement. As the parcels on the remaining three sides of the intersection are also zoned NC the applicant feels that this building projection contributes to a cohesive, continuous, visually related and functionally linked pattern within existing or approved development plans within the contiguous Neighborhood Commercial District area in terms of street and sidewalk layout, building siting and character and site design. Section 3.53 Mixed -Use, Institutional and Commercial Buildings of the Fort Collins Land Use Code, which applies to NC districts states that: • huild-to lines based on a consistent relationship of buildings to the street sidewalk shall be established ... in order to form visually continuous, pedestrian -oriented streetfronts. • buildings shall be located and designed to align or approximately align with any previously established building/sidewalk relationships that are consistent with this standard. Davis Padnershlp P C, Architects Denver Office- 2301 Bloke Street S69e 100 Denver Colorado 80205-2108 303.861.8555 Fox 303.861.3027 Vail Office- 0225 Mal, Street Unit CID] =dwards Colorado 81632 970.926.8960 Fax 970.926-8961 • buildings shall be located no more than fifteen (15) feet from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on -street parking. To that end the applicant feels that this better meets the intent of the code and urban design for the immediate neighborhood and more closely relates to the adjacent parcels than compliance with residential setbacks would. We feel that the City would agree that in this instance the plan better responds to the intent for the component zone districts to form an integral, town -like pattern of development. We would appreciate your careful consideration for this variance and rule in the applicant's favor. Sincerely Davis Partnership Architects Lynn A. Moore, FASLA Partner Phil Luebbers From: Brian Mortimore [bmortimore@calconci.com] Sent: Thursday, October 27, 2005 11:28 AM To: Phil Luebbers Subject: FW: Rigden Farm Spectrum Housing Importance: High .is, r hed email. ` left you a message regarding the outstanding hat we need to get paid. These total $4,749.28. PLease advise how JHI&h Ly wo can get payment to the City of Port Collins. Thanks! Brian -----Original Message ----- [t,n : Briar. Mortimore F'ild,y, October 07, 2005 2:00 PM . 1,;hii b.. (E-mai�); Jeff Kraus E-mail) v, t 11o: Rigden Parrs Spectrum Housing .: ri,iisew letter of creditt and inspections fees are indicated below. See pro is bc:�'. ow. urin-_sal letter of credit amount - $66,597.05 A jaitlona_ sidewalk costs = $2,000.00 To'._uL revised ietter of credit amount - $68,597.05 ,,r L I..n..i i ,..uectcon fee costs = $4,332.28 l P. ii.. s Lnwn -cost s- $4 -7.00- �. on fun amount = S1, 799.28 -----err iq Ilan: Nes sage----- . rien: JaIC Virata [mailt O:mvirata@fcgov.coml Aunt: Friday, October 01, 2005 1:37 PM I tfr _.;n HorI imoro Gublr-�a: RE: Rigden Farm Spectrum Housing -'d Vu k zc the contractor to provide the revised estimate ., d okay. For what it's worth, Lance did do an estimate r.A �:arv.,��,p with an iccrease of $413 in inspection fees and an increase L<< intrasir.cture cosy. If you're okay with this, you can d i i :: those revised dollar amounts. "krLiri Mortimore" "bmorr imore@calconci.. com> 10/7/2005 6:57:49 AM .: ,i,I r :.oats so we can finalize the letter of credit .-. -..PW briar -----Original Message ----- ._ Ai::- .;:vita mailto:mvirata@fcgov.com] ;.n,:-'h..rscay, October 06, 2005 1:55 PM To: Brian Mortimore .: Lance Newlin ,i PF: Rigdec Parm Spectrum Housing 1 [dcwlin had indicated that sidewalk assumed to be installed by lrl :n .,long Kansas r_s not shown to be installed per Rigden's plans Ord It.1 sheet. Thcs, he'd need a revised quantities sheet for the 'c ;t "na i '.:section. LS . ._._ F.r.y i:., �•r I1 Furt Col Lin^3 - Engineering Department k'7.rne: (97U) 221.-6605 Eax: (970) 221-63-18 ❑�viraLa@lcgov.com 3