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HomeMy WebLinkAboutLIBERTY FARMS - PDP - 31-06A - REPORTS - RECOMMENDATION/REPORTLiberty Farms PDP—#31-06A December 6, 2007 Planning and Zoning Board Meeting Page 15 5. Staff Recommendation: Staff recommends approval of the request for modification of the standard in Section 3.6.2(C). Staff recommends approval of the alternative compliance request to Section 3.6.3(F). Staff recommends approval of the Liberty Farms PDP, #31-06A with the following condition: "The applicant shall provide an easement agreement with the Burlington Northern Santa Fe Railroad Corporation to connect to the sanitary sewer by means of crossing the railroad right-of-way, no later than Final Plan approval." Attachments: Vicinity Map Site, Landscape, Lighting and Building Elevation Plans Subdivision Plat Project Description Modification of Standards Request Alternative Compliance Letter Traffic Impact Study Liberty Farms PDP—#31-06A December 6, 2007 Planning and Zoning Board Meeting Page 14 • the standard located in Section 3.3.1(C)(1) — Public Sites, Reservations and Dedications. Staff recommends that a condition of approval apply to the Liberty Farms Project Development Plan requiring an easement agreement with the Burlington Northern Santa Fe Railroad Corportation prior to final development plan approval; • the standard located in Section 3.6.2(C) — Streets, Streetscapes, Alleys and Easements. The applicant has submitted a request for modification to the standard requiring temporary turnaround easements by providing public and emergency access through Tract D; • the standard located in Section 3.6.3(F) — Street Pattern and Connectivity Standrds, Utilization and Provision of Sub -Arterial Street Connections to and from Adjacent Development and Developable Parcels. The applicant has submitted an alternative plan in accordance with the alternative compliance procedures located in Section 3.6.3(H). E. Staff finds that the project as submitted, based on the proposed land use and its contextual compatibility with the surrounding land uses, is not detrimental to the public good. F. Staff finds that the proposed modification of the standard located in Section 3.6.2(C) accomplishes the purpose of temporary turnaround easement equally well or better than a compliant plan by providing opportunity for turnaround in Tract D by means of an access and emergency access easement. G. Staff finds that the proposed alternative compliance plan related to Section 3.6.3(F) accomplishes the purposes of the section equally well or better than a compliant plan by providing a street layout design consistent with the Mountain Vista Subarea Plan that minimizes impacts on natural areas, meets level of service standards and provides connections to future development. Liberty Farms PDP— #31-06A December 6, 2007 Planning and Zoning Board Meeting Page 13 • The proposed plan provides for future connection across the Larimer and Weld Canal via the Collamer Road extension. Additional connections across the Larimer and Weld Canal are considered as detrimental to the urban wildlife corridor adjacent to the canal. This consideration, combined with the safety hazards presented by the canal, contributed to the city staff recommendation to not provide any additional connections to the north other than the provision for extension of Collamer Road. 3. The alternative design provides for distribution of the development's traffic without exceeding level of service standards as supported by the traffic impact study. We request approval of the Liberty Farms Alternative Compliance Request. Thank you for your consideration. Staffs evaluation of the alternative compliance request is that it promotes the intent of the street connections standard by providing for future public street connections to the adjacent developable parcels by providing connections that are in appropriate locations considering the constraints on the site. The Mountain Vista Subarea Transportation Plan identifies streets in the proposed locations and future development in the area will be able to connect to the proposed street locations. The alternative compliance design minimizes impact on natural features, fosters pedestrian access throughout the site and distributes traffic within the appropriate level of service standards. 4. Findings Of Fact / Conclusion: After reviewing the Liberty Farms PDP, Staff makes the following findings of fact and conclusions: A. The proposed land use (long-term care facility) is permitted in the LMN — Low Density Mixed -Use Neighborhood District, subject to Planning and Zoning Board review. B. The PDP complies with all applicable standards located in Division 4.5 — LMN — Low Density Mixed -Use Neighborhood District of the Land Use Code. C. The PDP complies with all applicable framework designation, principles and policies adopted within the Mountain Vista Subarea Plan. D. The PDP Complies with all applicable General Development Standards located in Division 3 of the Land Use Code, with the following exceptions: Liberty Farms PDP—#31-06A December 6, 2007 Planning and Zoning Board Meeting Page 12 Land Use Code 3.6.3(H) allows alternative compliance to the requirements in 3.6.3. Relative to the alternative compliance considerations identified in the Fort Collins code: 1. The site has three constraints contributing to the need for this alternative compliance request. • The Larimer and Weld Canal is located adjacent to and defines the northern property boundary. This constraint necessitates Collamer Road exit the site perpendicular to the canal to minimize with width of crossing. This.constraint is recognized and accommodated in the Mountain Vista Subarea Transportation Plan which conceptually supports this street location and orientation. • The City environmental planner has requested a buffer be created adjacent to the canal averaging 50 feet wide, with a 25 foot minimum width. This buffer is defined by a 4 foot split rail fence with wire mesh on the south edge of the ditch company access road. The purpose of this buffer is to prevent residents and guests from access to the ditch, which is considered a safety hazard; and to provide an urban wildlife corridor adjacent to the ditch. • There is an existing stand of large cottonwood trees on the south property boundary. Collamer Road is shifted approximately 40 feet east to avoid conflict with an existing mature tree. This tree has been evaluated by city staff and determined to be of sufficient value to retain. 2. The proposed plan satisfies the purposes of this section in the Land Use Code. The proposed plan provides enhanced pedestrian connectivity on the south property boundary, provides adequate pedestrian and bicycle connectivity on the north property boundary, and limits the development's impact on the wildlife corridor buffer on the north property boundary. • The proposed plan provides for enhanced pedestrian and bicycle access and circulation on the south property boundary with provision of a meandering pedestrian pathway. This pathway is intended to provide convenient access to the neighborhood park. Two pedestrian access points, one between North Timberline Road and Collamer Road, the other east of Collamer Road, are provided from this pathway to the south property boundary to allow connections when that property is developed. This connection accomplishes the purposes of the Section's requirements for maintaining facilities for bicycle, pedestrian and transit, to the maximum extent feasible, when there is a reduction in vehicle access and/or circulation. Liberty Farms PDP—#31-06A December 6, 2007 Planning and Zoning Board Meeting Page 11 Based on these factors, the applicant believes the proposed plan satisfies the intent of the Land Use Code and as a result requests approval of the proposed modification to 3.6.2(C) Streets, Streetscapes, Alleys and Easements." Staff supports this request for modification and the proposed plan to utilize Tract D as a public access easement in place of the temporary turnaround easements at Cherryhurst and Collamer Roads. The proposed plan provides emergency and public access through Tract D equally well as the alternative plan that provides temporary turnaround easements. The proposed plan provides the opportunity for the street sidewalks at the southern end of the development to be constructed with the initial street construction, whereas the alternative plan with temporary turnaround easements prevents installation of the sidewalks and pedestrian walkway due to the turnaround size and location. Staff finds that the proposed modification to this standard is not detrimental to the public good because the opportunity to turn around will not be negatively impacted by this development plan, and the pedestrian amenities with the proposed plan are superior to what would be provided with the alternative plan that satisfies this section of the Land Use Code. 3) Street Pattern and Connectivity Standards [Section 3.6.3]: The local street system proposed with this project development plan is designed with regard to safety, efficiency and convenience for automobile, bicycle and pedestrian modes of travel. An alternative compliance request has been submitted in accordance with the provisions in Section 3.6.3(H) — Alternative Compliance, in order to address Section 3.6.3(F) - Sub - Arterial Street Connections to and from Adjacent Developments and Developable Parcels. The proposed project development plan exceeds the requirement for providing a local street connection spaced at intervals not to exceed 660 feet along each property boundary that abuts potentially developable or redevelopable land. Factors contributing to the alternative plan include the location of the Larimer and Weld Canal irrigation ditch, the required buffer zone for wildlife movement along the irrigation ditch and the locations existing mature cottonwood trees that are to be preserved. The alternative compliance request is as follows: "Specifically, the following streets exceed the requirement for providing a local street connection spaced at intervals not to exceed 660 feet along each development plan boundary that abuts potentially developable or redevelopable land: North Timberline Road to Collamer Road at the Liberty Farms north property boundary is approximately 845 feet and North Timberline Road to Collamer Road at the Liberty Farms south property boundary is approximately 700 feet (see attached Liberty Farms site plan). Liberty Farms PDP— #31-06A December 6, 2007 Planning and Zoning Board Meeting Page 10 2) Streets, Streetscapes, Alleys and Easements [Section 3.6.2]: Streets on the project development plan are aligned with planned streets identified on the Master Street Plan. Streets will be constructed in accordance with the Larimer County Urban Area Street Standards. A modification to the standard requiring temporary turnaround easements has been requested with this Project Development Plan, and the full text of the modification request is attached. In summary, the applicant is requesting to allow vehicular traffic south bound from the roundabout on Collamer Road and east bound from the roundabout on Cherryhurst to utilize the Tract D drive aisle as a temporary turn -around, instead of providing temporary tumaround easements at Collamer and Cherryhurst, until future development occurs to the south and east. The applicant's justification for this modification is as follows: "Per discussions with city engineering, the preference is to not pave the resulting dead end south of the Tract B and Tract D drive aisles. A temporary turn around is required by LUC 3.6.2(C) to be constructed with an all weather surface at least 100 feet in diameter. There are a number of factors contributing to the justification for this modification request. • The temporary all weather surface prevents installation of landscape materials, including street trees. • The temporary all weather surface prevents installation of the street walk extension to the south property boundary. Per discussions with city staff, there is a preference for this street walk to be extended at time of initial street construction • The temporary all weather surface conflicts with LUC 3.5.3(B)(2) requirement for buildings 5 and 7 orientation to build -to lines on a non -arterial street. • The temporary all weather surface conflicts with the pedestrian walkway connecting the south east quadrant of the site with the balance of the site. • There has been no development application filed for the property to the south or east — there is no assurance when the need for this temporary all weather surface will expire. • The Tract D drive aisle is a minimum of 28 feet in width and meets Poudre Fire Authority emergency access requirements. In support of this modification, a public access easement will be dedicated by the Final Plat. Liberty Farms PDP— #31-06A December 6, 2007 Planning and Zoning Board Meeting Page 9 the neighborhood park. Existing significant trees will be protected according to tree protection specifications in the Land Use Code. D. Building Standards [Section 3.5] 1) Building and Project Compatibility [Section 3.5.1 ]: The architecture of this project will set the stage for future development in this area as the surrounding properties are primarily undeveloped. The buildings, while institutional in use, relate well to the residential development to the west by providing pitched roofs, and variations in building massing. 2) Building Materials and Color[Section 3.5.1(E) & (F)]: The building materials proposed include green lap siding, dark tan board and batten siding, light tan stucco, stained wood shake siding, cultured stone, tan casement windows and grey asphalt shingles. The building materials and colors proposed will be compatible with a variety of styles of architecture that may be proposed with future developments in the area. 3) Orientation of Buildings to Streets, Walkways and Parking [Section 3.5.3(B)(1)]: The main entrance of each building opens to a connecting walkway with pedestrian frontage as required. 4) Orientation to Build -to Lines for Streetfront Buildings [Section 3.5.3(B)(2)]: Buildings have been designed to extend to the build -to lines. Since the roads are classified as minor arterials, buildings are located between 10 and 25 feet from the street right-of-way. Where buildings are angled, outdoor plazas are provided to enhance the pedestrian space between the street sidewalks and building entrances. 5) Variation in Massing [Section 3.5.3(C)]: The buildings feature multiple changes in height, and projecting and recessed sections to break up the horizontal massing. 6) Character and Image [Section 3.5.3(D)]: The building bays are visually established with projections and recession and accented with changes in materials, use of windows, columns and balconies. The cultured stone base treatment differs in height to add interest and variety among buildings. The building tops are recognizable with sloped roofs with overhangs and brackets and stepped parapets. E. Transportation and Circulation [Section 3.6] 1) Master Street Plan [Section 3.6.1 ]: The PDP has been designed in conformance with the Master Street Plan. Liberty Farms PDP—#31-06A December 6, 2007 Planning and Zoning Board Meeting Page 8 B. Engineering Standards [Section 3.3] 1) Lots [Section 3.3.1(B)]: The plat prepared for this project meets the applicable standards pertaining to the layout of lots, roads, driveways, utilities, drainage facilities and other services. All lots have been designed with vehicular access to a public street. 2) Plat Standards [Section 3.3.1(C)]: The plat prepared for this project development plan will dedicate right-of-way for public streets, drainage and utility easements as necessary. Letters of intent for all offsite easements have been provided, with one exception. An easement is required from the Burlington Northern Santa Fe Railroad Corporation in order to connect to the sanitary sewer that will be constructed with the East Ridge development. A letter of intent was not submitted from the railroad regarding this easement; therefore staff recommends that the following condition of approval apply to the Liberty Farms Project Development Plan: "The applicant shall provide an easement agreement with the Burlington Northern Santa Fe Railroad Corporation to connect to the sanitary sewer by means of crossing the railroad right-of-way, no later than Final Plan approval." 3) Development Improvements [Section 3.3.2]: The required development improvements will be designed according to the applicable design criteria and construction standards. No plat will be recorded and no improvements will be occurred until all required plans, profiles and specifications for such improvements have been approved by the City Engineer. A Development Agreement will be prepared during the final stages of the project. C, Natural Habitats and Features [Section 3.4.1] 1) Establishment of Buffer Zones [Section 3.4.1(E)]: A site evaluation performed by Cedar Creek Associates concluded that there are not wetlands on the property, specifically near the irrigation ditch at the north border of the property. Per staff recommendation, a buffer zone for wildlife movement has been established along the Larimer and Weld Canal irrigation ditch, and averages 50 feet in width, with a minimum of 25 feet in width. Development activity in this buffer zone will be limited and mitigated as necessary. The project also preserves significant trees in the southwestern portion of the property and will incorporate them into Liberty Farms PDP—#31-06A December 6, 2007 Planning and Zoning Board Meeting Page 7 17) Parking Requirements [Section 3.2.2(K)]: This PDP provides a total of 259 parking spaces. Independent living facilities must provide a minimum number of parking spaces, consistent with the requirements for multi- family dwellings. There are 50 2-bedroom independent living units proposed, which requires a minimum of 88 parking spaces. A total of 94 parking spaces are allocated to meet the minimum number of parking stalls required for the independent living units. These parking spaces are distributed proportionately around the buildings that contain the assisted living units. Long-term care facilities are limited to a maximum number of parking stalls, dependent upon the number of beds and employees. Parking regulations allow a maximum of 0.33 parking spaces per bed and one parking space per two employees on the major shift. There are 500 beds proposed and 40 employees on the major shift (day shift). A maximum of parking spaces allowed for the use proposed is 185. This development proposes 165 parking spaces for the long term care facilities. In summary, the 94 independent living allocated parking spaces combined with the 165 long-term care allocated parking spaces total 259 parking spaces. 18) Handicap Parking [Section 3.2.2(K)(5)]: This PDP proposes 17 handicap parking spaces, four of which are van accessible. The handicap parking is distributed among each parking lot. A minimum of 7 handicap accessible parking spaces are required; however because of the nature of long-term care facility users, the provision for more accessible spaces is warranted. 19) Parking Stall Dimensions [Section 3.2.2(L)]: All parking spaces meet the minimum parking stall dimensions for standard vehicles. 20) Access to Sunshine [Section 3.2.3(C)]: All buildings and open areas have been designed to protect access to sunshine. Shadows cast from the buildings onto adjacent properties have been avoided to the extent feasible. 21) Site Lighting [Section 3.2.4]: The PDP proposes adequate lighting levels for pedestrian and auto safety without spilling over into neighboring properties. Light sources will be concealed and full -cutoff features will be utilized. The lighting plan has been designed within the minimum and maximum lighting parameters. Liberty Farms PDP— #31-06A December 6, 2007 Planning and Zoning Board Meeting Page 6 8) Safety Considerations [Section 3.2.2(C)(1)]: Pedestrians and vehicles are separated to the maximum extent feasible. Enhanced pedestrian crossings are provided in areas where potential conflicts could occur. 9) Curbcuts and Ramps [Section 3.2.2(C)2]: Curbcuts are specified in safe locations at every point in this PDP where sidewalks intersect with drive aisles. 10) Site Amenities [Section 3.2.2(C)(3)]: This PDP includes amenities such as parking facilities for bicyclists, benches and outdoor patios to promote bicycling and walking throughout the development 11) Bicycle Facilities [Section 3.2.2(C)(4)]: Bicycle parking is proposed in locations convenient to the building entrances. 12) Walkways [Section 3.2.2(C)(5)]: This PDP features walkways connecting the street sidewalks and parking areas to the building entrances. Where pedestrian walkways must cross drive aisles, enhanced crosswalks with colored, stamped pavement are specified. The circulation system is designed to provide direct connections between buildings, to the neighborhood park and to future developments surrounding the property. 13) Transportation Impact Study [Section 3.2.2(C)(8)]: A Transportation Impact Study evaluating all modes of transportation has been prepared with this PDP and is included with this staff report. The study concluded that Level of Service (LOS) standards have been met with respect to vehicular, bicycle and pedestrian movements. 14) Access and Parking Lot Requirements [Section 3.2.2(D)]: The vehicular access and parking lot design conforms to the requirements of this section. 15) Parking Lot Layout [Section 3.2.2(E)]: The parking lot provides well- defined circulation routes for pedestrians, bicycles and vehicles. The majority of parking stalls are perpendicular to the buildings they serve. Landscape islands with raised curbs are used throughout the project to define the parking lot entrance, the ends of the parking aisles, internal access drives and to delineate walkways from drive areas. 16) Setbacks [Section 3.2.2(J)]: This proposal complies with the parking lot setback requirements of this section by providing adequate landscape setback areas along streets and property lines. Liberty Farms PDP—#31-06A December 6, 2007 Planning and Zoning Board Meeting Page 5 4. Compliance with General Development Standards The proposed project complies with the applicable general development standards contained in Division 3 of the Land Use Code as follows: A. Site Planning and Design Standards [Section 3.2] 1) Landscaping and Tree Protection [Section 3.2.1]—The PDP provides full tree stocking on the street frontages and landscaping throughout the project. The majority of the existing trees located on the southwest portion of the property will be preserved and incorporated into the small neighborhood park. 2) Landscape Area Treatment [Section 3.2.1(E)(2)]: All non -paved areas on the site are designed with appropriate landscape areas as described in this section. Foundation plantings are proposed along high visibility areas of the buildings. 3) Parking Lot Perimeter Landscaping [Sections 3.2.1(E)(4)]: The project satisfies the parking lot perimeter landscaping standards described in this section. Parking lots will be adequately set back and screened from the adjacent streets. 4) Parking Lot Interior Landscaping [Sections 3.2.1(E)(5)]: All parking lots will feature interior landscaping at or exceeding the minimum levels required by this section. Parking, bays will not exceed 15 spaces without intervening landscape islands. 5) Tree Protection [Section 3.2.1(F)&(G)]: All existing significant trees have been identified and will be preserved per the specifications set forth in this section. 6) Sight Distance Triangles [Section 3.2.1 (L)]: All areas of potential conflict between vehicular traffic and pedestrians and between cars and other cars will be addressed with low plantings and set back trees in the site distance triangle. 7) Access, Circulation and Parking [Section 3.2.2]: This PDP safely and conveniently accommodates the movement of vehicles, bicycles, pedestrians and transit. Liberty Farms PDP—#31-06A December 6, 2007 Planning and Zoning Board Meeting Page 4 3. Compliance with Mountain Vista Subarea Plan The proposed PDP complies with the applicable principles, policies and framework designation of the Mountain Vista Subarea Plan as follows: A. Framework Plan: This subarea plan identifies this property as falling within the Low Density Mixed -Use Neighborhood District framework. This framework designation is consistent with the property's zoning and the proposed use. The Mountain Vista Subarea Framework Plan also identifies a future minor arterial street on this property, which has been included in the project development plan design. B. Land Use: The Mountain Vista Subarea Principle MV-LU-1 calls for a balance of residential, commercial, civic and social facilities. Policy MV-LU- 1.1 specifies that the majority of residential use will be in low density mixed - use neighborhoods. This project development plan proposes an institutional use that will provide independent living, intermediate and long term care in a neighborhood campus setting consistent with standards for the Low Density Mixed -Use Neighborhood Zone District. C. Transportation: The transportation system proposed with the project development plan provides opportunities for interconnection between developments, efficient arterial corridors and pedestrian connections as described by Principle MV-T-1. As specified by Policy MV-T-I.1, a 50 foot landscaped setback area is provided along Timberline Road to mitigate the impacts of traffic and to enhance the transportation corridor. D. Community Appearance and Design: Buildings and key streets in the project development plan are oriented to protect view corridors for vistas of the mountains as described by Principle MV-CAD-I. E. Natural Areas and Open Lands: The project development plan provides a balanced system of parks, trails and natural areas consistent with Principle MV-NOL-1. Significant natural features such as the existing trees and the wildlife movement corridor will be preserved and a trail system will provide linkages from the natural amenities within this development to future developments in the area. An amendment to the Mountain Vista Subarea Plan is underway, but currently on hold in order for staff to meet with property owners and discuss issues. This project development plan will be included in the amended Mountain Vista Subarea Plan as applicable. Liberty Farms PDP— #31-06A December 6, 2007 Planning and Zoning Board Meeting Page 3 and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this District shall be arranged to form part of an individual neighborhood." This PDP complies with the purpose of the LMN District in that it is a proposal for a long-term care facility campus, formed like a neighborhood with a variety of housing choices. Walking paths and a small neighborhood park provide opportunities for residents to actively enjoy the neighborhood, and the street and pedestrian systems will be extended to future developments. B. Permitted Uses: Long-term care facilities are permitted institutional uses in the LMN — Low Density Mixed -Use Neighborhood District, subject to Planning and Zoning Board approval. C. Applicable Standards of the LMN — Low Density Mixed -Use Neighborhood District: 1) Small Neighborhood Parks [Section 4.5(D)(6)1: A small neighborhood park, one acre in size, is proposed in the southwestern portion of the property. The park location was selected in order to preserve many of the existing trees, and is highly visible from the major roads within and surrounding the development as required per this section. The proposed pedestrian trail system integrates the park facilities with the street sidewalk system and will provide access from multiple points on this property and to future development. 2) Streets and Blocks [Section 4.5(E)(1)]: The blocks in this development proposal do not exceed the sizing and connection requirements. 3) Nonresidential and Mixed -Use buildings [Section 4.5(E)(2)]: No building footprint in this development proposal exceeds 20,000 square feet. The proposed building height is two stories (40 feet). The buildings will feature sloped roofs with varied pitches, no less than 6:12. The buildings will have multiple roof planes related to building entrances and articulations. The massing of the buildings will be broken into multiple sections with recesses and projections as required per this section. Building setbacks are greater than the minimum 15 feet in order to provide a residential character. The buildings are oriented to face the major streets with parking areas set behind the buildings. Liberty Farms PDP—#31-06A December 6, 2007 Planning and Zoning Board Meeting Page 2 • The proposed land use, long-term care facility, is a permitted land use in the LMN — Low Density Mixed -Use Neighborhood District subject to Planning and Zoning Board approval; • The Project Development Plan complies with the applicable standards of Division 4.5 — LMN — Low Density Mixed -Use Neighborhood District; • The Project Development Plan complies with the applicable standards of the General Development Standards of Article 3. A modification to Section 3.6.2 requiring temporary turnaround easements is requested with this Project Development Plan. An alternative compliance plan regarding street pattern and connectivity standards in Section 3.6.3(F) is also requested with this Project Development Plan. A neighborhood information meeting was held on July 11, 2007. One adjacent property owner attended the meeting and expressed general support for the proposal. COMMENTS 1. Background The surrounding zoning and land uses are as follows: N: LMN, MMN: Existing single-family residential and agricultural -uses E: LMN, FA-1 (Larimer County): Existing single-family residential and agricultural uses S: FA-1 (Larimer County): Existing agricultural uses W: LMN: Existing single-family residential uses (Waterfield PUD) This property was annexed as the Liberty Farms Annexation in December, 2006. This Project Development Plan proposal includes a subdivision plat. 2. Compliance with Zoning District Standards The proposed PDP complies with the applicable standards in Division 4.5 — LMN — Low Density Mixed -Use Neighborhood District as follows: A. Purpose: The main purpose of the LMN — Low Density Mixed -Use Neighborhood District is: "...to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by the pattern of streets, blocks, ITEM NO. 3 MEETINGDATE 12/6/07 STAFF Shelby Sommer Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Liberty Farms PDP, Type II- #31-06A APPLICANT: OTN, LLC c/o Don Tiller 2121 Midpoint Drive, Suite 302 Fort Collins, CO 80525 OWNER: OTN, LLC Kevin W. Frazier 2121 Midpoint Drive, Suite 302 Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a proposal for a long-term care facility on approximately 19.16 acres. The proposal includes independent living, intermediate and nursing care facilities within 10 two-story buildings. The property is located north of East Vine Drive, with the Larimer and Weld Canal forming the north border and Timberline Road forming the west border. The property is located in the LMN — Low Density Mixed -Use Neighborhood District, in which long-term care facilities are permitted institutional uses, subject to Planning and Zoning Board review. RECOMMENDATION: Conditional Approval EXECUTIVE SUMMARY: This is a proposal for a long-term care facility located on approximately 19.16 acres north of East Vine Drive, on the east side of Timberline Road and immediately south of the Larimer and Weld Canal. The property is located in the LMN — Low Density Mixed -Use Neighborhood Zone District. Long term care facilities are permitted institutional uses in the LMN — Low Density Mixed -Use Neighborhood District, subject to Planning and Zoning Board approval. The Project Development Plan proposal complies with the applicable requirements of the -Land Use-Code-(LUC),- more -specifically: - • The Common Development Review Procedures for Project Development Plans located in Division 2.2; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT