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HomeMy WebLinkAboutMEADOWVIEW CAMPUS OF FORT COLLINS - PDP - 2-08 - CORRESPONDENCE - PLANNING OBJECTIVEStl • 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 resident's 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. 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. 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. Fred D. Fuller Project Liaison MeadowView of Fort Collins Realty Care, LLC 970-482-6676; 970-482-5570 Fax 970-402-1958 Cell 2 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, 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 30-45 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 • 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 970-482-6676; 970-482-5570 Fax 970-402-1958 Cell in, KAI Ms i 306 Fast Magnolia S"d Fort Cogins, CO $0634 May 8, 2008 Stephen Olt City Planner Current Planning Department 281 North College Ave. Fort Collins, CO 80522 Stephen, 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 Shenendoah PUD. Section 14, T6N, R69W of the Shenendoah PUD is bounded by Alpine Gardens on the north, College Avenue on the east, Triangle Drive on the south, and Shenendoah Subdivision on the West. The project is classified 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. We understand that while City planning staff is in the process of creating a zoning regulation that recognizes and supports this use, at this time congregate care is categorized as multi -family. The parking requirements for multi -family are based on the general population and are much higher than what is needed to support congregate care. Consequently this application is a request for a minor modification to the parking requirement as stated in 3.2.2.K of the Land Development Code. Project Description: The concept of a congregate care property is a development specifically designed for the needs of senior citizens. A wide spectrum of accessible, cost-effective services is provided to residents that live in their own private studio or apartment. The average 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 970-482-6676; 970-482-5570 Fe,G 970,402-1958 Ca0