HomeMy WebLinkAboutMEADOWVIEW CAMPUS OF FORT COLLINS - PDP - 2-08 - CORRESPONDENCE - MODIFICATION REQUEST (5)(personal automobile) needs of a senior resident in this type of retirement
community are significantly lower than those of a typical 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 - 45 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 - 25
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 in the 3-story. 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. Staff
finds that the development plan as submitted would result in a plan that is equal to
or better than a plan that complies with the parking standard.
B. Modification of standard request for Section 3.5.3(13)(2)(a) of the LUC.
* Granting the requested modification would not be detrimental to the public
good.
* The plan as submitted, that 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, as set forth in Section 2.8.2(H)(3) of the
LUC.
Staff finds that the project as submitted, based on the land use and its contextual
compatibility with the surrounding land uses, is not detrimental to the public good.
Due to the extreme topography of the site as the landform slopes from west to east
(approximately a 24' drop), the need to locate the existing detention pond at the
downhill (east) end of the site, the existing irrigation ditch at the uphill (west) end of
the site, and the significant curve on Triangle Drive along the south side of the site,
it is practically infeasible for the building to satisfy the "build -to" line standard as it
relates to Triangle Drive.
RECOMMENDATION:
Staff recommends approval of the request for a modification of the standard set forth in
Section 3.2.2(K)(1)(a) of the Land Use Code.
Staff recommends approval of the request for a modification of the standard set forth in
Section 3.5.3(13)(2)(a) of the Land Use Code.
STAFF'S ANALYSIS OF MODIFICATION REQUEST
In reviewing the proposed modification of standard request 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.
The plan as submitted, that 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, as set forth in
Section 2.8.2(H)(3) of the LUC.
Staff finds that the project as submitted, based on the land use and its contextual
compatibility with the surrounding land uses, is not detrimental to the public good. Due to
the extreme topography of the site as the landform slopes from west to east
(approximately a 24' drop), the need to locate the existing detention pond at the downhill
(east) end of the site, the existing irrigation ditch at the uphill (west) end of the site, and the
significant curve on Triangle Drive along the south side of the site, it is practically
infeasible for the building to satisfy the "build -to" line standard as it relates to Triangle
Drive.
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FINDINGS OF FACT/CONCLUSION:
A. Modification of standard request for Section 3.2.2(K)(1)(a) of the LUC.
Granting the requested modification would not be detrimental to the public
good.
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 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, as set forth in Section 2.8.2(H)(4) of
the LUC.
This proposed development plan is for a senior assisted living, congregate care
facility. The applicant has submitted information indicating that the transportation
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relationships that are consistent with this standard. Accordingly, at least thirty
(30) percent of the total length of the building along the street shall be
extended to the build -to line area. If a parcel, lot or tract has multiple streets,
then the building shall be built to at least two (2) of them according to
whether the street is smaller than a full arterial or is larger than a two-lane
arterial.
In this case, the southerly portion of the building is located more than 15' from the
right-of-way (ROW) of Triangle Drive (being a collector street), which is smaller than
a full arterial street; therefore, it does not satisfy the requirement set forth in Section
3.5.3(B)(2)(b) of the LUC.
APPLICANT'S REQUEST (Times New Roman font)
This letter is a request for a building set back modification for the MeadwView of Fort Collins
project. Section 3.5.3(13)(2)(a) of the Land Use Code requires that 30% of the building shall be
located no more than 15' from the right of way for Triangle Drive. Our building cannot meet this
requirement for several reasons that meet the Build -to -Line exceptions for a set back modification.
The topography of the site is steep and difficult. It presents some strict limitations for
structure and location of parking. To the west edge of the site is an irrigation ditch. The
building must be 50' away from the center of the ditch bank. In addition, the ditch bank
serves as a wild life corridor and natural habitat. This side of the project leaves no room for
a paved driveway. In order to move the building within 15' of the Triangle Drive easement,
we would need to place the parking lot on the north side of the design. We have no access to
the west.
The existing storm drainage detention area is on the east side of the site. This detention area
must remain since it is the drainage pond for the subdivision to the west of our site. The
building is sandwiched between the detention area on the east and the ditch/wild life
corridor on the west. These factors combined with the compound slope of the lot make a
southwest corner parking lot a necessity. Virtually, these factors mean that the only way to
create a parking lot on the north side of the building is via a tunnel under the building. This
would create an untenable situation for site safety in addition to prohibitive cost increases.
The parking lot forces the building away from the curving line of Triangle Drive
necessitating this request for set back modification. Section 2.8.2(H)(2) of the Land Use
Code says that a modification should be granted due to the fact that strict application of the
set back standard will render the project "practically infeasible". Due to topography and
exceptional physical conditions strict application of the set back standard will result in
exceptional difficulties for the owner, Section 2.8.2(H)(3).
2. This is a unique site and the project addresses an existing need in Fort Collins for senior
housing and creation of new jobs. It does not impair the intent of the Land Use Code to
alleviate any defined City-wide problem. The granting of the modification will not be
detrimental to public good, Section 2.8.2(H).
3. It is our intent to avoid impairing the view of as many of our neighbors to the west of the
project as possible. Our design leaves a number of view corridors unblocked.
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STAFF'S ANALYSIS OF THE MODIFICATION REQUEST
In reviewing the proposed modification of standard request 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.
' 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 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, as set forth in Section 2.8.2(H)(4) of the LUC.
This proposed development plan is for a senior assisted 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 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 - 45 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 - 25 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 in the 3-story. 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.
Staff finds that the development plan as submitted would result in a plan that is equal to or
better than a plan that complies with the parking standard.
Also, staff finds that 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.
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Section 3.5.3(B)(2) Orientation to Build -to Lines for Streetfront Buildings, regarding
"build -to" lines, which states:
Build -to lines based on a consistent relationship of buildings to the street sidewalk
shall be established by development projects for new buildings in order to form
visually continuous, pedestrian -oriented streetfronts with no vehicle use area
between building faces and the street.
a) To establish "build -to" lines, buildings shall be located and designed to align
or approximately align with any previously established building/sidewalk
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Justification:
The justification for a lower parking ratio is that the transportation needs of a senior resident are
significantly lower that those required for a typical multi -family resident. Specifically:
* The majority of residents do not own private cars
* The type of resident has alternate transportation available for use
* Employees work across three shifts
* The facility has limited deliveries
A study conducted by the American Seniors Housing Association shows that congregate care
facilities typically provide an average of 0.56 parking spaces per unit and this is consistent with
national facilities. 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. The Traffic Impact Study has been submitted.
Similar senior living facilities within the Colorado Front Range and elsewhere in the west have
similar parking ratios to that requested for this modification.
Considering the justifications listed above, we respectfully request that the City of Fort Collins
allow a modification from the typical parking requirements for multi -family residences as stated in
the Land Use Code, Article 3, General Development Standards, Section 3.2.2.K(1)(a). We propose
to provide 0.56 spaces per unit in the facility. We will provide bicycle parking for visitors and
facility employees.
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.
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APPLICANT'S REQUEST (Times New Roman font)
MeadowView of Fort Collins proposes to develop a congregate care facility on a 3.62-acre site,
identified as Section 14, T6N, R69W of the Shenandoah PUD. Section 14, T6N, R69W of the
Shenandoah PUD is bounded by Alpine Gardens on the north, South College Avenue on the east,
Triangle Drive on the south, and Shenandoah Subdivision on the West. The project is located in an
MMN zone.
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. 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 Section 3.2.2(K)(1)(a) of
the Land Use Code.
Project Description:
The concept of a congregate care property is a development specifically designed for the needs of
senior citizens. A wide spectrum of accessible, cost-effective services is provided to residents that
live in their own private studio or apartment. The average MeadowView resident is approximately
82 years old. The facility generates revenue monthly from private pay rental charges. The
development consists of one facility -type, a three-story, plus walkout, fully sprinkled building and a
single level area for memory care residents. There are approximately 93 units contained in one
90,350+/- gross square foot, three-story building with walkout.
Facility Operations:
Typical congregate care facilities have a mix of unit types including studios, one -bedroom, and
two -bedroom units. 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 approximately 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 30-45 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: lam - 3pm, 3pm - I Ipm and 1Ipm - 7am. Based on this type of
scheduling, employee generated trips have minimal impact on local traffic and site parking.
Approximately half of the 30-45 employees are in the facility during the day shift from 7am - 3pm.
The remainder is split between the other two shifts.
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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.
Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported
by specific findings showing how the plan, as submitted, meets the requirements
and criteria of said subparagraph (1), (2), (3) or (4).
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Section 3.2.2(K)(1) Residential and Institutional Parking Requirements, regarding
minimum parking requirements for residential uses, which states:
Residential and institutional uses shall provide a minimum number of parking
spaces as defined by the standards below.
(a) Attached Dwellings: For each two-family and multi -family dwelling there
will be parking provided as indicated:
One or less bedrooms / dwelling unit ........ 1.5 spaces / d.u.
Two bedrooms / dwelling unit ................ 1.75 spaces / d.u.
Three bedrooms / dwelling unit ................ 2.0 spaces / d.u.
Four and above bedrooms / dwelling unit ... 2.5 spaces / d.u.
In this case, the Applicant is proposing less than the required minimum number of
parking spaces for the residential portion of the project. The project will provide a
total of 41 parking spaces on -site, which includes 57 assisted living residential units
(49 1-bedroom and 8 2-bedroom). Based on the number of 1- and 2-bedroom units,
the minimum parking requirement for the residential units is 88 spaces. The 33
memory (long-term) care rooms are an institutional -type use that is not subject to
minimum parking requirements.
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Planning, Development and Transportation Services
Current Planning
MEMORANDUM
Date: May 9, 2008
To: Planning and Zoning Board Members
Paul Eckman, Deputy City Attorney
Cameron Gloss, Current Planning Director
From: Stephen Olt, City Planner
Re: Requests for Modifications of Standards [Section 3.2.2(K)(1)(a) and Section
3.5.3(13)(2)(a)) for the MeadowView Campus of Fort Collins, Project
Development Plan - #2-08
Staff is providing a Memorandum to the Staff Report (dated May 15, 2008) regarding the
Planning and Zoning Board's authority to grant modifications of standards, as set forth in
Section 2.8.2(H) of the Land Use Code (LUC). It is to be included as part of the Staff
Report and Recommendation to the Planning and Zoning Board for their deliberation of
the aforementioned item at the May 15, 2008, public hearing.
MODIFICATIONS REQUESTS — PERTINENT CODE SECTIONS
These requests are for modifications to the following sections of the LUC:
• Section 3.2.2(K)(1)(a), regarding minimum parking requirements for residential uses
(Attached Dwellings).
• Section 3.5.3(13)(2)(a), regarding "build -to" lines.
As specified in Section 2.8.2(H), 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
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