HomeMy WebLinkAboutMEADOWVIEW CAMPUS OF FORT COLLINS - PDP - 2-08 - CORRESPONDENCE - MODIFICATION REQUESTSteve Olt- RigdenFarm,SpectrumRetire, nt-ParkingMod.PBZ.doc Page 10
Modification — Rigden Farm, Spectrum Retirement — Filing #13-82CS
October 21, 2004 P & Z Meeting
Page 10
unit building, the potential for a conversion from independent living units for seniors
to conventional multi -family residential is physically and economically impractical.
The requested reduced parking for this facility, based on the nature of the residents
and comparable operations in existing facilities, is determined to be sufficient and
would not create a parking spillover into the surrounding neighborhoods. The
applicant's proposed parking scheme would result in a development plan at least
equal to a development plan that complies with the parking standard.
D. This request is only for a modification of a specific standard in Subsection
3.2.2(K)(1)(a) the LUC. The applicant has not yet submitted a Project Development
Plan (PDP) proposal for review by the City. A PDP must be submitted, reviewed, and
approved prior to the applicant being able to receive building permits and construct the
project.
6. RECOMMENDATION:
Staff recommends approval of the Modification of the Standard in Subsection
3.2.2(K)(1)(a) of the Land Use Code for the Rigden Farm, Spectrum Retirement Facility -
#56-98Y.
Steve Olt,- RigdenFarm,SpectrumRetirerr -it-ParkingMod.P&Z.doc Page 9
Modification — Rig den Farm, Spectrum Retirement — Filing #13-82CS
October 21, 2004 P & Z Meeting
Page 9
congregate care facility. The applicant has submitted information indicating
that the transportation (personal automobile) needs of a senior resident in
this type of retirement community are significantly lower than those of a
typical two-family or multi -family resident. The majority of the residents do
not own private cars and they all have alternate transportation available for
use. There will be 30 - 40 direct employees for the facility, which operates on
a 24-hour, 3-shift basis (7:00 a.m. to 3:00 p.m., 3:00 p.m. to 11:00 p.m., and
11:00 p.m. to 7:00 a.m.). Typically no more than 15 - 20 employees will be in
the facility at any one time, with the largest number being on the day shift
from 7:00 a.m. to 3:00 p.m. There will be a full kitchen, community dining
room, and other common areas (totaling about 30,000 square feet of floor
area) in the 3-story, 115 dwelling unit building, which would make potential
conversion from independent living units to conventional multi -family
residential physically and economically impractical. The applicant's proposed
Site Plan would provide less paving associated with parking, which would
decrease storm water runoff, and provide additional setbacks and
landscaping on -site. This would result in an equal to or better than site
design than a plan that complies with the parking standard.
The requested reduced parking for this facility, based on the nature of the
residents and comparable operations in existing facilities, is determined to
be sufficient.
5. FINDINGS OF FACT/CONCLUSION:
A. The requested Modification of the Standard in Subsection 3.2.2(K)(1)(a) of the Land
Use Code for the Rigden Farm, Spectrum Retirement Facility is subject to review by
the Planning and Zoning Board.
B. Granting the requested modification would not be detrimental to the public good.
C. The plan as submitted will promote the general purpose of the standard for which the
modification is requested equally well or better than a plan which complies with the
standard for which the modification is requested, as set forth in Section 2.8.2(H)(1) of
the LUC.
This development proposal is for a senior independent living, congregate care
facility. The applicant has submitted information indicating that the transportation
(personal automobile) needs of a senior resident in this type of retirement
community are significantly lower than those of a typical two-family or multi -family
resident. The majority of the residents will not own private cars and they will all
have alternate transportation available for use. Based on the nature of the common
areas (totaling about 30,000 square feet of floor area) in the 3-story, 115 dwelling
Steve Olt,- RigdenFarm, SpectrumRetirer- -,it-ParkingMod.P&Z.doc Page 8
Modification — Rigden Farm, Spectrum Retirement — Filing #13-82CS
October 21, 2004 P & Z Meeting
Page 8
modification of standard to the minimum parking requirements is granted:
■ 115 Retirement Residences: 70 on -site spaces = 0.61 space per
dwelling unit.
■ 115 Retirement Residences: 85 on -site / on -street spaces = 0.74
space per dwelling unit.
■ 14 Cottage Units: 14 on -site (garage) spaces = 1.0 space per dwelling
unit.
■ 14 Cottage Units: 27 on -site / on -street spaces = 1.93 spaces per
dwelling unit. This exceeds the minimum 1.75 spaces required for 2-
bedroom units, which all the cottages will be.
■ 129 Total Units: 84 on -site spaces = 0.65 space per dwelling unit.
■ 129 Total Units: 112 on -site / on -street spaces = 0.87 space per
dwelling unit.
These ratios are equal to or higher (in most cases) than ratios for other
existing, operating "independent living" facilities as represented in the list
provided by the applicant, below.
Spectrum Communities
Parkrose Retirement IL
7251 Janus Drive
Liverpool, NY 13088
Maple Heights Retirement IL
4600 Allen Park Road
Allen Park, MI 48101
Butler Hill Retirement IL
4474 Butler Hill Road
St. Louis. MO 63128
Quincy Place IL
7200 East Quincy Ave
Denver, CO 80237
Facilities Owned by Others
Living Units Parking Spaces % Ratio
98 60 61%
136 70 51%
115 70 61%
117 74 63%
The Wexford IL 96 60 63%
1515 West 281" Street
Loveland, CO 80538
This proposed development plan is for a senior independent living,
Steve Olt-,RigdenFarm,SpectrumRetirem -ParkingMod.P&Z.doc Page 7
Modification — Rigden Farm, Spectrum Retirement — Filing #13-82CS
October 21, 2004 P & Z Meeting
Page 7
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.
4. STAFFS ANALYSIS OF MODIFICATION REQUEST
Subsection 3.2.2(K)(1)(a) of the LUC sets forth the requirement for the minimum number
of parking spaces to be provided for two-family and multi -family residential dwelling units,
which is based on the number of bedrooms per each dwelling unit. Per Subsection
3.2.2(K)(1)(b), on -street parking on the three internal public streets adjacent to the
development site (Limon, Iowa, and Kansas Drives) may be counted toward the parking
requirement.
In reviewing the proposed alternative plan for purposes of determining whether it
accomplishes the purposes of this section as required, Staff has determined that:
Granting the requested modification would not be detrimental to the public
good and would not impair the intent and purposes of the LUC.
' The plan as submitted will promote the general purpose of the standard for which
the modification is requested equally well or better than a plan which complies with
the standard for which the modification is requested, as set forth in Section
2.8.2(H)(1) of the LUC.
The Applicant's Conceptual Site Plan proposes a total of 112 on -site and on -
street parking spaces (70 surface spaces with the 3-story building, 14 garage
spaces in the cottage units, and 28 on -street spaces on Limon, Iowa, and
Kansas Drives) for 129 dwelling units. This represents, overall, 0.87 parking
spaces per dwelling unit. Based on the dwelling unit / bedroom count
information provided with the request for modification, the Spectrum
Retirement Facility would need to provide 202 parking spaces for the total
number of 129 dwelling units and bedrooms associated with these units. The
proposal is for 98 studio & 1-bedroom units (needing 147 parking spaces)
and 17 2-bedroom units (needing 30 parking spaces) in the 3-story building
and 14 2-bedroom units (needing 25 parking spaces) in the cottages. The
proposed plan would provide for 55% of the minimum number of parking
spaces required by the LUC.
The following parking ratios (spaces / dwelling unit) would be provided if the
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Modification — Rigden Farm, Spectrum Retirement — Filing #13-82CS
October 21, 2004 P & Z Meeting
Page 6
• 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 located 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
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 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 justifications listed above, we respectfully 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 is estimated to be 28 on -street parking spaces that surround the site to supplement the on -site
Steve Olt.- Rig denFarm, Spectrum Retirer 't-Parkin, Mod.P&Z.doc Page 5
Modification — Rigden Farm, Spectrum Retirement — Filing #13-82CS
October 21, 2004 P & Z Meeting
Page 5
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 studios, one -bedroom, and 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 10% of the total units will be double
occupancy with those double occupants being related parties. Consequently, none of the double
occupancy units will have an 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 residences include:
• 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 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-llpm and llpm-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.
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
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Modification — Rigden Farm, Spectrum Retirement — Filing #13-82CS
October 21, 2004 P & Z Meeting
Page 4
of the City Council, and the strict application of such a standard would render
the project practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited to,
physical conditions such as exceptional narrowness, shallowness or
topography, or physical conditions which hinder the owner's ability to install a
solar energy system, the strict application of the standard sought to be
modified would result in unusual and exceptional practical difficulties, or
exceptional or undue hardship upon the owner of such property, provided
that such difficulties or hardship are not caused by the act or omission of the
applicant; or
(4) the plan as submitted will not diverge from the standards of the Land Use
Code that are authorized by this Division to be modified 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."
The applicant has proposed that the modification of the standard would not be detrimental
to the public good and that it meets the requirements of Section 2.8.2(H)(4) of the LUC.
3. APPLICANT'S REQUEST (in Times New Roman text)
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 N134N, 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
Steve Olt ; Ri]den Farm, Spectrum Retirerr--t-ParkingMod.P&Z.doc Page 3
Modification — Rigden Farm, Spectrum Retirement — Filing #13-82CS
October 21, 2004 P & Z Meeting
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Four and above 1 2.5
* Spaces that are located in detached residential garages (but not including
parking structures) may be credited toward the minimum requirements contained
herein only if such spaces are made available to dwelling unit occupants at no
additional rental or purchase cost beyond the dwelling unit rental rate or
purchase price)."
Furthermore, Subsection 3.2.2(K)(1)(b) states:
"Multi -family, Attached or Two -Family Projects Developed with Internal Streets:
Parking on an internal street fronting on a lot or tract containing multi -family,
attached or two-family dwellings (except for mixed -use dwellings and single-family
detached dwellings) may be counted to meet the parking requirements for the
development."
Based on the information provided with the request for modification, the Spectrum
Retirement Facility would need to provide 202 parking spaces for the total number of 129
dwelling units and bedrooms associated with these units. The proposal is for 98 studio & 1-
bedroom units (147 parking spaces) and 17 2-bedroom units (30 parking spaces) in the 3-
story building and 14 2-bedroom units (25 parking spaces) in the cottages. The
Conceptual Site Plan shows a total of 112 parking spaces (70 surface spaces with the 3-
story building, 14 garage spaces in the cottage units, and 28 on -street spaces on Limon,
Iowa, and Kansas Drives) for the proposed development. The plan would provide for 55%
of the minimum number of parking spaces required by the LUC.
As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the
Planning and Zoning Board may grant a modification of standards only if it finds that the
granting of the modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for
which the modification is requested equally well or better than would a plan
which complies with the standard for which a modification is requested; or
(2) the granting of a modification from the strict application of any standard
would, without impairing the intent and purpose of this Land Use Code,
substantially alleviate an existing, defined and described problem of city-wide
concern or would result in a substantial benefit to the city by reason of the
fact that the proposed project would substantially address an important
community need specifically and expressly defined and described in the
City's Comprehensive Plan or in an adopted policy, ordinance or resolution
Steve Olt r Rigden Farm, SpectrumRetirer- t-ParkingMod.P&Z.doc Page 2
Modification — Rigden Farm, Spectrum Retirement — Filing #13-82CS
October 21, 2004 P & Z Meeting
Page 2
COMMENTS
1. BACKGROUND
The surrounding zoning and land uses are as follows:
N: T, MMN;
existing commercial and approved mixed -use development
(Cargill, Inc. and Sidehill)
E: MMN;
vacant, undeveloped ground (Rigden Farm)
S: NC, MMN;
vacant, undeveloped ground (Rigden Farm)
W: NC;
vacant, undeveloped ground (Rigden Farm)
The property was annexed into the City in November, 1997 as part of the Timberline
Annexation.
The property is included on the original Rigden Farm Overall Development Plan (ODP)
that was approved by the Planning and Zoning Board in April, 1999. It is located in Parcel
A that is designated as Neighborhood Commercial (uses permitted in the NC zoning
district) and Parcel C that is designated as Medium Density Mixed -Use (multi -family
dwelling units) and.
There was a major amendment to the Rigden Farm ODP approved in October, 2002 that
changed the permitted uses in Parcel A and the minimum / maximum number of dwelling
units and density in Parcel C.
2. MODIFICATION REQUEST — PERTINENT CODE SECTIONS
This request is for modification to a standard in Section 3.2.2(K)(1)(a) of the LUC, being a
subsection of Section 3.2.2(K)(1) - Residential and Institutional Parking Requirements.
Section 3.2.2(K)(1) states:
"Residential and institutional uses shall provide a minimum number of parking
spaces as defined by the standards below."
Furthermore, Subsection 3.2.2(K)(1)(a) states:
"Attached Dwellings: For each two-family and multi -family dwelling there shall be
parking spaces provided as indicated by the following table:
Number o Bedrooms/Dwellin Unit
PaLtng S aces Per Dwelling Unit*
One or less
1.5
Two
1.75
Three
2.0
Steve Olt ; Rigden Farm, SpectrumRetirerr -t-ParkingMod.P&Z.doc Page 1
PROJECT: Modification of Standard in Subsection 3.2.2(K)(1)(a) of the Land Use
Code for Rigden Farm, Spectrum Retirement Facility - #56-98Y
APPLICANT: Davis Partnership Architects
c/o Lynn Moore
2301 Blake Street, Suite #100
Denver, CO. 80205
OWNER: Spectrum Retirement Communities, LLC
200 Spruce Street, Suite 200
Denver, CO. 80230
PROJECT DESCRIPTION:
This is a request for a modification of a standard set forth in Section 3.2.2(K)(1) -
Residential and Institutional Parking Requirements of the Land Use Code (LUC), more
specifically Subsection 3.2.2(K)(1)(a) - Attached Dwellings, for a proposed senior
independent living, congregate care facility. The property is located in the Rigden Farm
mixed -use development and is on the south side of East Drake Road between Iowa Drive
(to the west), Limon Drive (to the south), and Kansas Drive (to the east). It is in the NC —
Neighborhood Commercial and MMN - Medium Density Mixed -Use Neighborhood Zoning
Districts.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The applicant has submitted an application with a request for a modification of a standard
as set forth in Section 3.2.2(K)(1) - Residential and Institutional Parking Requirements,
Subsection 3.2.2(K)(1)(a) - Attached Dwellings of the LUC for a proposed senior
independent living, congregate care facility. This subsection sets forth the minimum off-
street parking requirements for two-family and multi -family dwellings.
This application for a modification of the standard requests that the Planning and Zoning
Board determine if the modification request meets the intent of the LUC. This request is
only for a modification of the specific standard in Subsection 3.2.2(K)(1)(a) of the LUC.
The applicant has not yet submitted a Project Development Plan (PDP) proposal for a
Planning and Zoning Board (Type II) review by the City.
Steve Olt; parking modification Page 1
From:
Steve Olt
To:
fredandcarolfuller@comcast.net
Date:
4/30/2008 10:48:57 AM
Subject:
parking modification
Fred,
Attached is a City Staff Report to the Planning & Zoning Board for a parking modification for the Rigden
Farm, Spectrum Retirement Facility (now Rigden Senior Living). Please look at Section 3. Applicant's
Request, page 4 for an example of how to prepare your request.
I will need both your requests for modifications (hard copy and e-mail) as soon as possible.
Thanks,
Steve