HomeMy WebLinkAboutLIBERTY FARMS - PDP - 31-06A - REPORTS - PLANNING OBJECTIVESAll buildings on site are z story buildings.
Section 4.4(E)(2)(d) Roof Form. Buildings shall have either: i) sloped roofs; 2)
combined flat and sloped roofs; or 3) flat roofs with building massing stepped
back to form usable roof surface area(s).
Understood.
- Section 4.4(E)(2)(e) Building Massing. No building permitted in this section
shall have a single undifferentiated mass with a footprint over io,000 square feet.
No building footprint shall exceed a total of 20,000 square feet
Understood.
Please review all of these standards (in full) in the LUC to ensure ability to comply with the
standards.
Done.
10. The first step in the City's process is the submittal of an Annexation Petition and Map. The City
will not accept a development proposal until the annexation request has at least gone before City
Council for the Initiating Resolution of the annexation. Once annexed into the City of Fort Collins
this development proposal would be subject to the requirements as set forth in the City's LUC,
specifically Articles 2. Administration (Development Review Procedures), Article 3. General
Development Standards and Division 4.4 - Low Density Mixed -Use Neighborhood Zoning
District. Copies of these Articles and Divisions are available in the Current Planning
Department or on the City of Fort Collins website @ www.fcgov.com. Go to Departments, then
the Current Planning Department, to find the City's LUC.
The annexation is complete.
11. Because this long-term care facility project will be subject to a Planning and Zoning Board (Type
2) review a neighborhood meeting must be held prior to a formal PDP submittal. Per Section
2.2.6(D) of the LUC, the notification area would be a minimum radius of 800' or i,000' (in all
directions from the property boundaries), depending on whether the total floor area in the
buildings is less or greater than 50,000 square feet. Please contact Steve Olt of the Current
Planning Department, at 221-6341, to assist you in setting a date, time, and location for the
meeting.
The neighborhood meeting was held July ii. No issues were raised, general support was received from
the adjacent landowner.
Liberty Farms 13
C. The standard electric development charges will apply to this development request. Please
check with Light & Power for information on how the charges are assessed on any new
development.
Understood.
d. AC-1 Commercial Form must be filled out that will help determine the electric needs for
this proposed development.
Understood.
Please contact Janet, at 224-6154, if you have questions about these comments.
6. Carie Dann of the Poudre Fire Authority offered the following comments:
a. Fire lanes will be required and they must be in a dedicated emergency access easement.
Understood. Easements are specified on the plat.
b. Turning radii on -site must be 25 ; inside and 50' outside.
Understood.
C. The buildings must be fire sprinklered and smoke detectors are required in the buildings.
Provisions have been made in the utility plan for fire sprinklers.
d. A knox box is required on the buildings.
Understood.
e. Fire flows of 1,500 gallons per minute, with a residual pressure of 20 pounds per square
inch, will be required for the long-term care facility.
Understood.
f. If there is to be an Alzheimer s component in this facility then the access points will be
critical.
Understood.
g. What is the proposed numbering system for the rooms? This is an important element of
the development plan for emergency response purposes.
The room numbering system will be developed as part of the final plan set.
Please contact Carie Dann, at 416-2869, if you have questions about these comments.
7. This development request will be subject to the Development Review Fee Schedule that is
available in the Current Planning,Department office. The fees are due at the time of
submittal of the required, documents for the appropriate development review process by City staff
and affected outside reviewing agencies.
Understood.
8. The City's Neighborhood.& Building Services Department will accept the development
requests. The required submittal packages will be submitted to this department and distributed
accordingly to other City departments and outside reviewing agencies involved in development
review.
Understood.
9. The City's Current Planning Department will coordinate,the development review process.
There are several standards in. Division-4-4 _ LMN District of the WC that are critical to this
development proposal and design:
Section 4.4(E)(1) Streets and Blocks. Does this development proposal satisfy the'Street
System Block Size?
Yes, this has been confirmed.
Section 4.4(E)(2) Nonresidential and Mixed -Use Buildings.
Section 4.4(E)(2)(b) Nf uin Size. No building_ footprint shall exceed a total of
20,000 square feet, with the exception of schools and places of worship &
assembly. .
Maximum building footprint is 20,000 sf.
Section 4.4(E)(2)(c) Height. In order to encourage -roof forms, dormers,
windows, balconies and similar features associated with occupied space;
buildings or parts of buildings sh'all'be at least `i.5 stories in height. The
maximum height shall be 2.5 stories.
Liberty Farms 12
In. The Transportation Development Review Fees, paid to the Engineering
Department, will apply to this development proposal.
Understood.
Please contact Randy, at 221-6750 or 221-6605, if you have questions about these comments.
3. Roger Buffington of the Water/Wastewater Department indicated that this proposed long-
term care facility is located in the service areas for the East Larimer County (ELCO) Water
District and the Boxelder Sanitation District. Please contact them directly for their
requirements for water and sanitary sewer services to this site.
Understood. Contact has been made.
4. Glen Schlueter of the Stormwater Utility offered the following comments:
a. The site is actually in the Dry Creek drainage basin but there is a portion of the
Boxelder/Cooper Slough drainage basin that crosses this portion of the Dry Creek basin.
The design of this site must conform to the drainage basin selected plan of the Upper
Boxelder/Cooper Slough Master Drainage Plan as well as the City's Design Criteria and
Construction standards.
This requirement has been factored into the engineering plans.
b. The City-wide development fee is $3,070/acre ($0.0705/square feet) for new impervious
area over 850 square feet. No fee is charged for existing impervious area. This fee is to be
paid at the time the building permit is issued.
Understood.
C. The standard drainage and erosion control report and construction plans are required
and they must be prepared by a professional engineer registered in the State of Colorado.
Understood.
d. In the Dry Creek basin the 2-year historic rate is 0.2 cfs/acre. Extended detention.is
required to treat the runoff.
Understood.
e. There is a 247 cfs spill off of the Larimer and Weld Canal irrigation ditch that flows along
the east side of this site. This spill is a historic flow that crosses the property so it is the
responsibility of the developer of this property to pass existing flows safely through the
site, but the off -site flows do not need to be detained on this site. If the City's master plans
cause an increase'in the flow; the City would be responsible for the additional capacity
needed. All new road crossings are also the responsibility of the developer of this
property.
Understood. The proposed detention pond is located at the "spill site".
f. The Larimer and Weld,Canal will need to approve the drainage plan for this site. The
Superintendent is Bill Johnson, (970)482-7671.,There is also an irrigation lateral running
along the south side of the site. The owners/users of the,lateral will also need to approve
the construction plans or, if it is abandoned, documentation of abandonment is required.
Understood.
g. A possible drainage outfall for the site is a ditch along the west side of North Timberline
Road, which has not been built all the way to the north in the Waterfield development.
Understood. The strategy is to use this"drainage route.
Please contact Glen, at 22476065, if you have questions about these comments.
5. ----Janet-McTague of the Light& -Power -Department -offered -the -following comments- - - -
a. There is existing 3-phase power all the way_ up the west side of North Timberline Road.
Understood.
b. Coordinate the electric transformer and meter locations with Light & Power.
Understood.
Liberty Farms 11
C. A Transportation Impact Study MS), addressing all modes of transportation,.will.be
required with your development submittal. Please contact'Eric Bracke of the Traffic
Operations Department, at 224-6o62, and David Averill of the Transportation
Planning Department, at 416-2643, to determine what information will be needed in
the TIS pertaining to Level of Service (LOS) for vehicle, pedestrian, bicycle, and transit
modes of transportation.
A TIS, per direction of Eric Bracke, is included with this application.
d. The Larimer County Road Impact Fees will apply to all development on this
property.
Understood.
e. This development will be subject to the requirements set forth in the Larimer County
Urban Area Street Standards (LUCASS) as they pertain to public improvements.
Understood. .
f. IMPORTANT: This new development proposal may have Adequate Public Facilities
(APF) issues associated with it. Section 3.9.3 of the LUC sets forth the APF management
system. The TIS for this new development will help determine APF requirements and
responsibilities. Eric Bracke, the Cit}'s'Traffic Engineer, will determine if there is any
capacity left on / at the affected streets and intersections.
This comment is addressed in the TIS.
g. The entry drive will need to align with streets/drives across North Timberline Road, to
the west, if any exist or are planned.
Cherryhurst Road, the entry drive, is aligned with the ROW for Garganey Drive. Garganey Drive has
not been constructed. Only the ROW has been dedicated to the city.
h. This development will be responsible for undergrounding any existing overhead utilities
that go along or run across the property.
Understood.
Development on this property will be responsible for dedicating all necessary street right-
of-way (ROW) and easements associated with the development.
• Need to dedicate ROW for North Timberline Road, a 4-lane arterial street as shown
on the City's Master Street Plan. The preliminary design for a Timberline Road grade
separation at East Vine Drive has been done. This development.will need to extend
the design and dedicate ROW per this plan plus any ROW needed for a turn lane.
Access and any turning restrictions will be based on the TIS.
The dedication is specified on the plat.
• Need to dedicate 84' for a proposed 24ane arterial street that is shown on
the Master Street Plan. This street would cross the property in the
northwest corner.
The dedication is specified on the plat.
• The future connector 'streets to the south, as shown on the Master Street Plan, do not
appear to fall on this property.
Local street connections are provided'fo the east and.sbuth.
j. A Design Scoping Meeting should be held, preferably before formal. submittal of any
plans, for this new development proposal.
Multiple meetings• have been held with engineering and transporation.
k. A Development Agreement and a Development Construction Permit will be
required for development on this property.
Understood.
1. The property has been platted as the Dix Amended Plat (Tracts t & 2 and Outlet A) in
Larimer County. The subdivision -plat should be of record and available in the County.
This proposed development may have need or want to replat,the property to dedicate all
necessary street ROW and easements.
The property is being replatted.
Liberty Farms 10
Response to Conceptual Review Comments
The Conceptual Review was held October 30, 2006. This review provided comment on the annexation
and preliminary development plan.
1. Jenny Nuckols of the Zoning Department offered the following comment:
a. The property currently is in Larimer County. If / when annexed into the City of Fort
Collins the property would probably be zoned LMN - Low Density Mixed -Use
Neighborhood. Long-term care facilities are permitted in this District, subject to a
Planning & Zoning Board (Type 2) review and public hearing.'
The property was zoned LMN as part of the annexation completed earlier this year.
b. Landscaping requirements for all development are set forth in Section 3.2.1 of the Land
Use Code (LUC).
Understood.
C. There must be at least 6% interior landscaping in parking lots containing less than ioo
spaces and at least io% interior landscaping in parking lots containing ioo spaces or
more, per Section 3.2.1(E)(5) of the LUC.
Understood.
d. The maximum parking allowances associated with this proposed development are set
forth in Section 3.2.2(K)(2) of the LUC. For a long-term care facility the parking
allowance is 0.33 space/bed plus i space for every 2 employees on a major shift.
Long term care allows for up to 25% of the floor space used as an independent living facility, which is
treated as either single-family, two-family and/or multifamily dwellings. For purposes of the
application, it is assumed that 25% of the floor space will be used as independent'living facility —
containing 55 two bedroom multifamily dwelling units. As a result, there must be a minimum of 97
parking spaces for the MF portion. For the balance of the long-term care facility, it is assumed there
will be two beds per unit, with 245 units. Further, the employment will be approximately 4o employees
on the day shift (largest shift). This permits a her,
of 181 spaces serving the balance of the site
(33"2 beds'245 units plus 4o employees/2). Any spaces in excess of this 181 maximum will be allowed
to the MF usage.
• The required number of handicapped parking spaces is set forth in Section
3.2.2(K)(5)(d) of the LUC.
Understood.
• Bicycle parking requirements are set forth in Section 3.2.2(C)(4) of the LUC.
Understood.
e. The conceptual plan for the long-term care facility does not satisfy the 'build -to" line
requirements set forth in Section 3.5.3(B)(2) of the LUC. The applicant must submit a
modification of standard request at time of Project Development Plan (PDP) submittal,
based on criteria set forth in Section 2.8.2(H) of the LUC.
Section 3.53(B)2(d) permits usage of outdoor spaces such as plazas, courtyards, patio or garden
between the building and sidewalk as a wayto meet the build -to line standard. Courtyards/patios have
been included in the site design to meet the requirements of this standard. Full specification of the
courtyard amenities will be provided as part of the final plans.
Please contact Jenny, at 416' 2313; if you have questions about these comments.
2. Randy Maizland of the Engineering Department offered the following comments:
a. The standard utility plan submittal requirements will apply to the development request.
Understood.
-- —b- -Street oversizingfees-will apply to -this development request. The fees -are -based on the -
vehicle trip generation for the, proposed land use(s) on the development plan. Please
contact Matt Baker of Engineering, at 224-6io8, for detailed information on the fees.
The fees will be collected at the time of issuance of building permits.
Understood.
Liberty Farms
Proposed Street Names
There are two new streets proposed by this development, one traversing the site in an east/west
orientation, the other in a north/south orientation. Both streets have a 2 lane arterial segment and as a
result must use a name reserved the City Council for arterial and collector streets. The following names
are proposed: Cherryhurst Road and Collamer Road.
Cherryhurst is a historic place name in reference to the farm and orchard owned by Agnes Wright Spring,
author and state historian in both Colorado and Wyoming and member of the National Cowgirl Hall of
Fame. This name seems appropriate for the site as this was previously a farm with horse pasture. There
are also a number of mature trees being retained as part of the development proposal.
Collamer Road is named for Arthur Collamer, who was born into a large pioneer family in 1893 and
worked a variety of jobs including stagecoach driver. He and his family continuously operated the wood
lot just around the bend of the "Y" at Highway 287 and Highway One for 115 years. Given the sites'
pervious usage as a farm with horse pasture and location on the north side of Fort Collins, this naming
seems consistent with the intent of recognizing the Mr. Collamer.
Parking Requirements
The site is designed as a long term care facility, with provision of 50 independent living units in addition
to the approximate 258,00o square foot intermediate health care and nursing care floor space. There are
a total of 259 parking spaces on the site. 17 handicap parking spaces are provided, with 4 being van
accessible. This exceeds the requirements for 7 handicap spaces with at least one van accessible.
The independent living units are all two bedroom units averaging 1710 square feet floor space per unit.
Each unit requires a minimum of 1.75 parking spaces. For the 5o independent living units, a minimum of
88 parking spaces are required and proposed. The units, required parking, and available parking are
distributed as follows:
• Buildings 1 and 3 each contain 15 independent living units for a total of 30 units. This requires
53 parking spaces. There are 71 parking spaces available to meet this requirement.
• Building 4 contains io independent living units. Thia requires 18 parking spaces. There are 20
parking spaces available to meet this requirement.
• Building 5 contains io independent living units. This requires 18 parking spaces. There are at
least 22 parking spaces available to meet this requirement.
Long term care facilities are permitted a maximum of 0.33 parking spaces per bed and 1 parking space per
employee on a major shift. The maximum number of parking spaces for this use is 185:
• 40 employees on day shift at 1 parking space per employee allows up to 20 parking spaces
• 50o beds with 0.33 parking spaces per bed allows up to 165 parking spaces
The 165 parking spaces proposed for the long term care facilities fall within the 185 parking spaces
permitted.
Neighborhood Meeting Response
The neighborhood meeting was held July u, 2007. The adjacent property owner on the south and east
property boundaries was the only attendee. A general overview of the preliminary development plans was
presented. There were no issues raised during the meeting. The attendee did state general support for
the application.
Anticipated Development Schedule
Project Plan Approval
Final Compliance Plan Approval
Start Land Development
November/December 2007
February 2008
Apri12009
Liberty Farms
Landscape and Circulation Elements
Liberty Farms is bounded by North Timberline Road on the west, vacant land on the south and east, and
the Larimer and Weld Canal on the north. Provisions have been made for future street connections to the
north, east and south once those vacant properties are developed.
A buffer is provided on the north property boundary to the Larimer and Weld Canal. This buffer, per
discussions with the City's, environmental planner, averages 50' in width. The landscape design serves to
appropriately buffer the on -site parking and to create a pleasing streetscape to the adjacent public streets.
The on -site detention pond is integrated with the landscape design.
Ownership and Maintenance
Liberty Farms is intended to be developed and maintained as a campus. As such, an Owners Association
will be formed. The Owner's Association will own and maintain the following:
• Common open space elements such as landscape plants and material, lighting, and walk ways
• Private drives and off-street parking
• Signage
Employment Projection
Total employment is anticipated to be approximately 6o employees. This employment includes medical,
service (e.g., dining, reception), and facilities maintenance employees. The majority of these employees
(approximately 40) will work on day shift. This employment projection is highly dependent on the final
distribution of the residential units (independent living, intermediate health care and nursing care).
Planning Rationale and Assumptions
Liberty Farms is designed as a senior living campus, allowing for residents to remain within the
development as they age. The site is partitioned into four quadrants with the assumption the southwest
quadrant will serve as the campus center. To create a sense of community, convenient pedestrian access
is provided within each quadrant as well as from each quadrant to the campus center quadrant.
Land Use Conflicts
The Larimer and Weld Canal borders the north edge of this property. The property contains a number of
small feeder ditches that were used to flood irrigate the livestock pasture areas. Based on an initial site
visit with the City's environmental planner, a site evaluation was completed by Cedar Creek Associates to
verify the site did not contain any wetland areas. The conclusion of this evaluation reports that there is no
evidence of wetland vegetation, hydric soils, or hydrology indicative of wetlands presence. Per the City s
environmental planners request, a buffer is provided between the buildings and/or parking back of curb
and the top of the Larimer and Weld Canal, averaging 56 feet in width with a minimum of 25 feet in
width. Further, a four foot split rail fence with wire mesh has been specified on the south side of the
Larimer and Weld Canal access road to discourage residents and visitors from entering the ditch property
per the request of the ditch company.
The southern portion of the site is a wooded area surrounding existing buildings. Many of the existing
trees were identified by-the-City's-Forester as -undesirable, -either due -to age; condition -and/or -type: -In -
general, the trees that are located along the south property border (primarily large cottonwood trees) and
those in the southwest comer of the southwest quadrant were identified as those which should be retained
if at all possible. These trees have been included in the one acre park and the landscape buffer on the
south property border.
Liberty Farms
a. Be accessible by motorized vehicles, transit, bicycles and pedestrians.
b. Be integrated into a setting that includes generous landscaping and/or public outdoor
spaces.
Policy CAD-2.2 Public Space Design. Mixed -use commercial and cMc design proposals
should incorporate one or several design components related to public outdoor space
including pedestrian circulation, transit facilities, plazas, pocket parks, sitting areas,
children's play areas and public art.
Policy CAD-2.3 Entryways. Community entryways will be enhanced and accentuated at key
entry points to the City including interstate interchange areas, and other major arterial
streets leading into the City.
Common courtyards are integrated with the majority of buildings — with the anticipation these areas will
be used for a variety of social activities. The southwest quadrant of the campus is planned around an
existing stand of mature trees — with pedestrian walk ways routed though the approximate one acre
"pocket park".
PRINCIPLE HSG-i: A variety of housing types and densities will be available throughout
the urban area for all income levels.
Policy HSG-1.5 Special Needs Housing. The housing needs of all special populations within
the community should be met. Residential -care facilities, shelters, group homes, elderly
housing, and low-income housing should be dispersed throughout the Fort Collins urban
area and the region.
Liberty Fars strategy is to meet the housing requirements for a broad range of senior needs — from those
seniors only desiring independent living quarters to those requiring higher levels of care — from
intermediate health care to nursing care. This will permit residents to remain in the community as they
go through the aging process and require higher levels of care.
PRINCIPLE OL-3: A variety of recreational opportunities will be provided to the
community through a diverse and interconnected framework of open lands including
parks, trails, community separators and natural areas.
Policy OL -3.2 Urban Public Space. Small pocket parks, public plazas, and sidewalk
gathering places should include "street furniture" such as benches, and be incorporated
into urban designs for the Downtown District, Community Commercial Districts,
Commercial Districts, and Residential Districts throughout the City.
The Liberty Farms site design includes a one acre pocket park, designed around an existing stand of
mature trees in the southwest quadrant of the campus. The buildings and connecting walkways in this
quadrant are designed to provide the residents easy access to this natural amenity.
PRINCIPLE AN-5: All new residential buildings should be designed to emphasize the
visually interesting features of the building, as seen from the public street and sidewalk.
The visual impact of garage doors, driveways, and other: off-street parking will be
minimized and mitigated.
The site plan is designed to provide an interesting streetscape. There is a combination of building fagades
and outdoor patios/living spaces fronting the public streets. The off street parking is partially shielded by
the buildings from the public streets in three.of the four quadrants..
PRINCIPLE LMN-2: The size, layout and design of a Low Density Mixed -Use Neighborhood
should make it conducive to walking, with all the dwellings sharing the street and sidewalk
system and a Neighborhood Center. .
Liberty Fars is based on a campus design that includes four quadrants. The southwest quadrant is
intended to house the core services and community facilities, including the one acre pocket park. A
pedestrian pathway courses through this park and is easily accessible from the buildings within this
quadrant. Each quadrant is interconnected by the detached sidewalks adjacent to the public streets.
Liberty Fars
quadrants, with a pedestrian network interconnecting the buildings within each cluster. Street walks
provide pedestrian access between the four clusters.
PRINCIPLE CAD-1: Each addition to the street system will be designed with consideration
to the visual character and the experience of the citizens who will use the street system and
the adjacent property. Together, the layout of the street network and the streets
themselves will contribute to the character, form and scale of the City.
Policy CAD-1.i Street Design Standards. All new public streets must conform to City street
standards. Alternative street designs may be approved by the City where they are needed
to accommodate unique situations, such as important landscape features or distinctive
characteristics of a neighborhood or district, provided that they meet necessary safety,
accessibility and maintenance requirements.
Policy CAD-1.2 Street Layout. New streets will make development an integrated extension of
the community. The street pattern will be simple, interconnected and direct, avoiding
circuitous routes. Multiple routes should be provided between key destination's. Streets
should be located to consider physical features, and to create views and prominent
locations for civic landmarks such as parks, plazas and schools.
Policy CAD-1-3 Streetscape Design. All new streets will be functional, safe and visually
appealing. Shade trees, landscaped medians and parkways, public art, and \ other
amenities will be included in the streetscape.
Policy CAD-1.4 Street Tree Design. Street trees should be used in a formal architectural
fashion to reinforce, define and connect the spaces and corridors created by buildings and
other features along a street. Canopy shade trees will constitute the majority of tree
plantings, and a mixture of tree types will be included, arranged to establish partial urban
tree canopy cover. Existing trees will be preserved to the maximum extent feasible.
Policy CAD-1-5 Street Lighting. Lighting fixture design and illumination should be tailored to
match the context of the street. Lighting levels should be designed to emphasize the
desired effect and not the light source, avoiding sharp contrast between bright spots and
shadows, spillover glare, and preserving "dark sky" views at night timer
a. The City should continue to explore new design options for the types of fixtures
available for use within any street condition, which enhance the street
environment by establishing a consistent style with height, design, color and
finishes.
b. Residential street light fixtures will be, designed for human, pedestrian scale, while
providing an adequate level of illumination for safety.
c. Where higher pedestrian activity occurs, such as associated with neighborhood or
community centers, districts, or transit stops, a combination of lighting options
should be considered -- such as exists in the Downtown -- with high mount
fixtures for broad distribution of light within the street, and with smaller
pedestrian -oriented fixtures along the sidewalk corridors.
The street network conforms to the City street standards, with provisions made for future connectivity to
the north, east and south properties which are currently undeveloped with agricultural usage. The
primary east -west oriented street parallels the path of the Larimer and Weld Canal across the property. A
roundabout has been included in the design to optimize traffic flow through the site. A formal landscape
plan and lighting plan have been included with this application.
PRINCIPLE CAD-2: Public spaces, such as plazas, civic buildings, outdoor spaces, parks,
and gateway landscapes should be designed to be functional, accessible, attractive, safe
and comfortable. " .
Policy CAD-2.1 Civic Buildings and Grounds. Civic facilities -- such as community
-buildings,-government offices, -recreation centers; post -offices; plazas; libraries and ----
schools -- should be placed in central locations as highly visible focal points. The urban
design and architectural quality should express permanence, importance, and respect
for broad citizen preferences and community identity. Major public buildings should have a civic
presence enhanced by their height, mass and materials. In addition, public buildings
should: _
Liberty Farms
PRINCIPLE T-i: The physical organization of the city will be supported by a framework of
transportation alternatives that balances access, mobility, safety, and emergency response
throughout the city, while working toward reducing vehicle miles traveled and dependence
upon the private automobile.
Policy T-t.t Land Use Patterns. The City will implement land use patterns, parking policies,
and demand management plans that support effective transit, an efficient roadway
system, and alternative transportation modes. Appropriate residential densities and non-
residential land uses should be within walking distance of transit stops, permitting public
transit to become a viable alternative to the automobile.
Policy T-i.2 Multi -Modal Streets. Street corridors will provide for safe, convenient, and
efficient use of all modes of travel, including motor vehicles, transit, bicycles, and
pedestrians.
Policy T-1.3 Street Design Criteria. The City will continue developing street design criteria to
support vehicular movement, transit, ride -sharing and non -motorized modes of
transportation, which minimize conflicts between transportation modes, are compatible
with surrounding land uses, and meet the needs of the users.
Policy T-1.4 Adequate Facilities. The City will ensure the provision of adequate facilities for
the movement of goods and people while maintaining the integrity of existing streets and
minimizing travel -related impacts within residential neighborhoods. As growth occurs,
appropriate transportation investments should be made to support increased demands
for travel.
Liberty Farms is located adjacent to North Timberline Road, planned as a four lane arterial. The site
design includes provision for a two lane arterial connection to North Timberline Road that continues on
to the property on the north, as well as future connections to the north, east and south properties in
support of future development projects.
PRINCIPLE T-2: Mass transit will be an integral part of the City's overall transportation
system.
Policy T-2.i Transit System. The City's public transit system will be expanded in phases to
provide integrated, high -frequency, productivity -based transit service along major
transportation corridors, with feeder transit lines connecting all major district
destinations, consistent with adopted transit plans.
While this area is not currently served by the City's public transit system, future seivice is antfcfpated as
the Mountain Vista Subarea Plan is realized.
Principle T-7: The City will encourage the development of attractive and easy to navigate
pedestrian facilities to create an interesting pedestrian network.
Policy;T-7.1 Pedestrian Facilities. The Citywill encourage the provision of pedestrian scale
improvements that fit the context of the area. The color, materials, and form of
pedestrian facilities and. features should be appropriate to their surroundings, as well as
the functional unity of the pedestrian network, through means such as:
a._ Developing attractive improvements which enhance the character and pedestrian scale
of the urban environment including streetscape design, vertical treatments,
Widened sidewalks, and furnishings. t.
nd.
b. Incorporating special design features, public art, a�site details that can enhance the
pedestrian scale of streets and become an urban amenity.
c. Encouraging outdoorcafes and activity areas that contribute to the character and
;human scale of the sidewalk environment. Building design and details should
support the.human,scale of the street incorporating such elements as windows
and other openings, porches and recesses, awnings, and patios.
The Liberty Farms site is designed to encourage the senior residents to enjoy the out of doors experience.
Common courtyards are integrated with the majority of buildings — with the anticipation these areas will
be used for a variety of social activities. The majority of the existing healthy trees have been retained, with
a pedestrian walk way winding through this wooded area. The ten buildings are clustered into four
Liberty Farms
Planning Objectives
Liberty Farms is a ±19.16 acre development project in an L-M-N — Low Density Mixed Use Neighborhood
District. The existing usage is residential and equestrian pasture. The purpose of this application is to
gain development approval for a long term care facility campus containing independent living facilities,
intermediate health care facilities, and nursing care facilities.
The campus will include ten two story buildings containing a total of approximately 343,000 square feet
floor space. 25% of the floor space will be allocated to 50 independent living dwelling units, with the
balance of the buildings used for intermediate health care and nursing care facilities. There will be staff
on site to support the long term care facility. Day shift is'anticipated to be the largest shift, with an
estimated 4o employees.
The goal of the project is to create a senior living environment that will meet the needs of an aging
resident. The project was planned with the following design objectives:
• Create a senior living environment in a campus setting
• Provide opportunity for campus wide services (e.g., dining, recreation, administration) in a
centralized location
Create opportunities to encourage the residents to enjoy an outdoor experience
Integrate existing mature trees into site plan
Create several groupings of buildings with pedestrian connections
The proposed site plan achieves these objectives. The plan is divided into four quadrants. The primary
grouping of buildings is in the southwest quadrant, adjacent to the main access to the campus. This group
of buildings will likely contain a welcome center and a variety of campus wide services such as
administration, dining, and recreation. The one acre park is integrated with this centralized group of
buildings, in a way that encourages residents to enjoy the existing mature stand of trees. It is likely the
more intensive nursing care facilities will be located in the southwest quadrant, with the less intensive
independent living and intermediate health care -facilities in the other quadrants.
Principles and Policies
Specific principles and policies of the Fort Collins City Plan that are addressed by Liberty Farms are as
follows:
PRINCIPLE LU-1: Growth within the City will promote a compact development pattern
within a well-defined boundary.
Policy LU-1.i Compact Urban Form. The desired urban form will be achieved by directing
future development tol mixed -use neighborhoods and districts while reducing the
potential for dispersed growth not conducive to pedestrian and transit use and cohesive
community development.
PRINCIPLE LU-3: The City Structure Plan will be used to provide a geographic
depiction of how these City Plan Principles and Policies are applied
throughout the City.
Policy LU-3.1 General Area Designations. The City Structure Plan will identify where the
various designations apply within the Fort Collins growth management area as an
indication of the City s intent to maintain certain conditions within these areas or to
promote -certain types of-developrnent.—�
Liberty Farms is located within the Mountain Vista subarea and is zoned LMN. The proposed long term
care facility usage is a permitted usage subject to review by the Planning and Zoning board.
Liberty Farms
Property Description
Liberty Farms includes three parcels, Tract 1, Tract 2, and Outlot A of the DIX Amended Plat, totaling
approximately 19.162 acres. Tract i address is t000 North Timberline Road, Tract 2 address is at 11o8
North Timberline Road. The property is located north of Vine Drive, with the Larimer and Weld Canal
forming the north border and Timberline Road the west border. The current usage is residential and
equestrian pasture. The site is zoned LMN.
Legal Description:
Tract One, Tract Two and Outlot A of the Dix Amended Plat, recorded March 19, 2002 as Reception No.
2002030339 of the Records of Larimer County, located in the Southeast Quarter of Section Five (5),
Township Seven North (T.7N.), Range Sixty-eight West (R.68W.) of the 6th P.M., City of Fort Collins,
County of Larimer, State of Colorado:
Said described parcel of land contains a total of 834,710 sq. ft or i9.162 acres, more or less and is subject
to any existing easements and rights of way of record or as now existing on said described parcel of land.
Liberty Farms
Project Directory
Developer and Owner
OTN, LLC
2121 Midpoint Drive, Suite 302
Fort Collins, CO 8052
Partners and/or officers:
Kevin Frazier
Contact: Don Tiller
(970)498-o833
(970) 498-0843
Site Planning and Landscape
Architect
Vignette Studios, LLC
144 N Mason, Suite 2
Fort Collins, CO 80524
Contact: Terence Hoaglund
(970)472-9125
(970) 494-0728 (fax)
Civil Engineer
DMW Civil Engineers, Inc.
1435 West 29th Street
Loveland, CO 80538
Contact: Jade Miller
(970) 461-2661
(970) 461-2665 (fax)
Survey/Plat
King Surveyors, Inc.
1200 West Ash Street Suite C
Windsor, CO 80550
Contact: Steve Lund
(970) 686-5o11
(970) 686-5821(fax)
Traffic Consultant
Delich Associates
2272 Glenhaven Drive
Loveland, CO 80538
Contact: Matt Delich
(970)669-2o6i
(976) 669-5034 (fax)
Lighting Consultant
Illumination Planning
24o8 Tamarac Drive
Fort Collins, CO 80521
Contact: Tom Rorabaugh
(970)482-2277
(970) 482-4884 (fax)
Liberty Farms
Table of Contents
Tableof Contents................................................................................................................................................. i
ProjectDirectory ..................................................................................................................................................1
PropertyDescription........................................................................................................................................... 3
PlanningObjectives............................................................................................................................................ 4
Principlesand Policies.................................................................................................................................... 4
Landscape and Circulation Elements............................................................................................................. 8
Ownership and Maintenance.......................................................................................................................... 8
EmploymentProjection.............................................................................:.................................................... 8
Planning Rationale and Assumptions .............................................. :............................................................. 8
landUse Conflicts.......................................................................................................................................... 8
ProposedStreet Names....................................................................................................................................... 9
ParldngRequirements........................................................................................................................................ 9
Neighborhood Meeting Response...................................................................................................................... 9
AnticipatedDevelopment Schedule................................................................................................................... 9
Response to Conceptual Review Comments ................... :................................. :.............................................. io
Liberty Farms
Liberty Farms
Project Development Plan Supporting Documentation
October 24, 2007