HomeMy WebLinkAboutMEADOWVIEW CAMPUS OF FORT COLLINS - PDP - 2-08 - MINUTES/NOTES -Planning & Zoning Board
May 15, 2008
Page 9
Chair Schmidt asked for confirmation of the three-story height limitation. Member Olt stated it is in the
LUC. The height of a story can vary, but the LUC is based on a story, not a defined height.
Stockover asked if that included the roof or attic space. Member Olt said a story is defined as a
habitable floor and that an attic space is not habitable.
'Rollins asked if there will be assisted living units in the basement. Fuller responded there will be
walk -out basement units which are considered premium units. Based on the basement living units,
Rollins felt there are four stories of habitable units. Staff Olt responded that it is the building
department's opinion that there is a three-story building with a walk -out basement.
Schmidt stated she feels the developer has done a good job of buffering the portion of the building
close to the neighbors. She also felt that a smaller project with less scale would still impact the views.
Wetzler stated he feels the use is not incompatible even though the building is so tall, and based on
the definition, he would vote in support of it.
Motion was approved 6:1 with Member Stockover dissenting.
Project: Text Amendment to the Land Use Code to Amend the Definition of Farm
Animal
Project Description: This is a citizen -initiated request for a Recommendation to City Council
regarding a Text Amendment to the Land Use Code. The proposal would
amend Section 5.1.2 which is the definition of "Farm Animals.' The effect of the
change would allow up to six chicken hens in all zones of the City. Chickens
are presently included in the definition and, therefore, are allowed only in the
zones which allow Farm Animals (RUL, UE, and RF).
Recommendation: Approval
Hearing Testimony, Written Comments and Other Evidence
Chief City Planner Ted Shepard reported The Land Use Code allows for a Text Amendment to be
initiated by a citizen. Presently, chickens are allowed in the RUL, UE and RF zones, with no
restrictions. The request would broaden the allowance to all zones, but subject to limitations. These
restrictions would apply to all zones except the RUL, UE and RF and be placed in the Animal Control
section of the City Code. The limitations would require that only chicken hens be allowed with a limit
of six. In addition, roosters would be prohibited. Further, chicken hens must be contained within a
secured enclosure at least 15 feet from all property lines. Finally, no slaughtering would be permitted,
Staff recommends approval with restrictions listed in the staff report. Enforcement would be
undertaken by the Larimer Humane Society, they are contracted by the City for animal related Code
enforcement.
Dan Brown, the citizen who initiated the text amendment to the Land Use Code, is in support of the
change of the definition of farm animals because of issues surround sustainability--local food
production and food security. He thinks hens number six or few shall be considered pets and not be
considered farm animals for the purpose of the land use code. He believes hens are viable as pets
because they are:
• less disruptive to the public than outdoor dogs and cats
• locally raised eggs for personal consumption are a part of the sustainable lifestyle
Planning & Zoning Board
May 15, 2008
Page 8
lot, and No. 3 will be looking over the memory care roof and across the administration roof. Stockover
confirmed that the affected lots are Lots 109 and 110.
Member Lingle moved to approve the request for modification of standard set forth in Section
3.5.3(121)(2)(a) related to the build -to line based on the findings of fact in the staff report.
Member Rollins seconded the motion.
Member Lingle asked Olt, in the evaluation of the modification of standard, if it ever becomes
apparent that the proposed use or building footprint is inappropriate for the lot. Member Olt
responded yes. In this case, it was evaluated based on their program, their building footprint and the
site.
Member Stockover asked if part of the building could be moved down into the detention pond to make
better use of the square footage on the lot. Forbes responded that there are two elements that make
it almost impossible to move the building towards the east. One is the detention pond which is also a
detention easement that's been established; the second is that the elevation of the lower level cannot
be changed: Stockover stated he felt that hardship is self-imposed because there are other sites In
Fort Collins that would be suitable. He questioned whether they are trying to put too much on the lot.
Campana asked if the build to line is on Triangle. Member Olt confirmed that it was.
Wetzler asked if any compensation would be granted to the homeowners losing their view of Benson
Lake. Attorney Eckman stated that property owners don't possess view rights across their
neighboring property. Campana stated it is his opinion the applicant has done a good job of mitigating
the view issues because the developer could have done three stories right at the edge of the first
building. Campana stated that a multi -family development that met minimum density requirements,
parking requirements, market demands would be much more obtrusive than the building the
developer is proposing. Member Olt added that a multi -family development would also add a
vehicular impact to the area.
Motion was approved 6:1 with Member Stockover dissenting.
Member Lingle moved to approve MeadawView Campus of Fort Collins Project Development
Plan, # 2-08 based on findings of fact starting on page 9 of the staff report including the
revised colored elevations presented at the hearing tonight and which replace the black and
white copies originally distributed in the staff report. Member Campana seconded the motion.
Schmidt asked if a zoning change could be initiated for an individual piece of property. Director
Gloss stated that only a property owner, or group of property owners can initiate a petition for
rezoning. Attorney Eckman stated that requests for rezoning can be initiated by City Council, the
Planning and Zoning Board, or the Director.
Lingle stated he thinks perhaps too much building is being put on this land and is concerned about the
walk -out basement. He stated that anyone looking at this from South College will view it as a four-
story building and the building has a significant visual impact. It is Member Stockover's opinion that
the building is not compatible with the surrounding neighborhood. Smith asked about the
consideration given to individual site topography at the time of zoning. Staff Gloss replied there is
none. At the time of Land Use Code (LUC) adoption, they looked at existing neighborhoods, existing
land uses and creating the proper transition using concentric circles from neighborhood commercial
areas out to the lower density neighborhoods.
Planning & Zoning Board
May 15, 2008
Page 7
basement at the east end by the City of Fort Collins Building Department definition. The MMN district
allows for a three story building based on the number of stories, not the height of each story. Member
Lingle asked Staff Olt to confirm that since there is no definition of a basement in the Land Use Code,
was the definition of a basement taken from the Building Code. Staff Olt confirmed that. Fuller
affirmed the definition used by the Building Department is in the IBC, and it states that 50% or more of
the lower level slab floor be below grade.
Chair Schmidt asked that the parking space calculations be addressed. Member Olt stated 41 spaces
are proposed. Eighty-eight parking spaces would be required for the 57 assisted living units. The 33
memory care rooms do not have a minimum parking requirement. There is also a .75 parking space
per employee guideline. But, that is a maximum parking allowance, not a minimum parking
requirement. It is up to the developer as to decide what their needs are. 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. 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. 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.
Chair Schmidt asked about bus service and delivery vehicles. Delich responded that the bus on
College this far south is the Foxtrot bus with service to Loveland. Fuller stated that there will be one
truck a week that will deliver food supplies. They are consistent in their building size and number of
occupants, so are certain one truck will handle food supplies and will arrive in the middle of the day.
There may also be occasional pick-up truck or % ton truck deliveries. Member Campana mentioned
the standard of .56 parking per bed. Fuller responded that number is used in national studies as to
the average of like facilities usage. It includes employee parking. Fuller also stated that the parking
lot will be empty most of the time.
Chair Schmidt requested information on the outdoor lighting. Staff Olt responded that there are three
25' pole lights on the light plan.
Chair Schmidt asked about future development plans that might trigger a warrant for a traffic light at
College and Triangle; and, if that does occur, who will pay for it Member Olt reviewed development
status for the immediate area and stated there are no developments planned in the immediate future
that would trigger a warrant. The developer that causes the intersection to meet the warrant would be
responsible to pay for the signalized lighting.
Member Lingle asked about fire protection. Kevin Forbes with Stewart and Associates responded that
the building is going to be compartmentalized and that will take care of fire access, The building will
have full sprinklers and there is a safety spot for the residents to exit into the court yards. The parking
lot in the front of the building has adequate room to swing the required pumper truck. The pumper
truck has a 3-point turn on the east side of the building. There is also a roadside stop along Triangle.
Director Gloss stated the Poudre Fire Authority evaluated the plan through the internal review
process.
Olt reviewed sight lines from the back yard of the affected homes and stated that the property has
been zoned MMN since the adoption of the Land Use Code in 1997, Fuller stated that the houses
which will have an obstructed view are houses No. 4 and No. 5. Number 6 is going to be to the north
of the building looking right over the nursery. Numbers 1 and 2 will be looking right down the parking
Planning & Zoning Board
May 15, 2008
Page 6
provided to residents that live in their own private studio or apartment. The average MeadowView
resident is approximately 82 years old. There are approximately 93 units contained in one 90,350+/-
gross square foot structure. This will be a 3-story building, a maximum of 37 to 40' in height, with a
walk -out basement on the east (downhill) end of the building. A single level area on the west is
dedicated to memory care residents. A significantly large detention pond/water feature will be on the
east (low) end of the site, between the building and South College Avenue.
Fuller presented a slide that showed a cross section of the project across the slope of the lot and how
three levels of retaining walls would be used to fit the project into the somewhat narrow lot with a
steep grade. He showed what an adjacent property owner's view might be looking east to the lake.
He said, as much as they could, they tried to mitigate the impact on the neighborhood. They want to
be good neighbors and believe this type of project would have far less impact on the neighborhood
than another allowed in the MMN zone that had higher activity/noise. He believes the proposal —
directed to helping seniors— added value to the community.
Member Wetzler asked if there was a control on the number of resident automobiles. Fuller
responded that most residents do not own autos because of their 82+ ages and those employees will
be parking in the main lot. Member Lingle asked about the detention pond. Fuller responded that it
will be a non -potable detention pond shared with Fossil Creek Nursery.
Public Input
Greg Greaves who resides at 7114 Strasburg Drive addressed three issues. Greaves felt the .
transportation impact study is incomplete because it does not address how many cycles drivers have
to sit through to access the Avondale to Trilby intersection to finally go north on College. He also
stated that it is his opinion that the left turn from Triangle to north College is too dangerous. Secondly,
he feels that this will truly be a four-story building, and the developer's claims that it is a three-story
with walk -out basement are simply an attempt to meet the three-story limitation. His concern Is that
he will lose his beautiful view of Benson Lake; a view for which he paid a premium. The marketability
and value of his property is going to be in peril as a result of this proposed project. Finally, Mr.
Greaves feels that sufficient parking spaces have not been allotted to the project.
End of Public Input
Member Lingle moved to approve the request for modification of standard set forth In Section
3.2.2(IQ(1)(a) of the Land Use Code based on the findings of fact In the staff report. Member
Rollins seconded the motion. Motion was approved 7:0.
Member tingle stated he's comfortable with the rationalization the applicant provided for the
modification of standard for parking. Chair Schmidt agreed.
Chair Schmidt asked Matt Delich of Delich Associates to address the traffic concerns. Mr. Delich
stated that the number of trips generated by this particular development is extremely small. The first
left turn on to College is a legal turn and drivers can wait in that legal waiting area until traffic clears
from the south. Although this intersection is a potential signalized intersection, it will not meet the
criteria or warrant for a signal with this development. Neither the City nor the State will put a signal in
that location until or, unless it meets one or more of the signal warrants in the manual on uniform traffic
control devices.
Staff Olt addressed Mr. Greaves' concerns regarding building height. Based on the average height of
the structure and the square footage, this is defined as a three story building with a walk -out
Planning & Zoning Board
May 15, 2008
Page 5
The proposed MeadowView Campus of Fort Collins, a long-term care (assisted living and memory
care) facility, will consist of one (1) large 90,350 square foot building containing 33 memory care
rooms and 57 assisted living residential units on 3.8 acres. This will be a 3-story building, a maximum
of 37 to 40' in height, with a walk -out basement on the east (downhill) end of the building. A
significantly large detention pond/water feature will be on the east (low) end of the site, between the
building and South College Avenue. There is an existing irrigation ditch/wildlife corridor on the west
end of the site, between the building and the existing single-family residential to the west. The
property is located at the northwest comer of Triangle Drive and South College Avenue. Two (2)
points of vehicular access to the site will be from Triangle Drive. A total of 41 parking spaces will be
provided on the site.
The applicant is requesting a modification of standard for Section 3.2.2(K)(1Ka) 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.
The applicant is also requesting a modification of standard for Section 3.5.3(B)(2xc) that requires the
building to be located at least 10' and no more than 25' behind the street right-of-way (ROW) of an
adjoining street that is larger than a two-lane arterial street. The proposal does not, and can not,
satisfy the standard set forth. The east elevation of the building faces South College Avenue, a major
arterial 6-lane highway, and is set back 188' from the ROW for the street. However, due to the
extreme topography of the site as the landform goes from west to east (approximately a 24' drop), and
the need to locate the required detention pond at the east (downhill) end of the site, it is infeasible for
the building to satisfy this section of the LUC. In this case, the building location is supported by the
exceptions set forth in Sections 3.5.3(Bx2xd)2(a) & (b) that state:
If the building abuts a four -lane or six -lane arterial street, and the Director has determined that
an altemative to the street sidewalk better serves the purpose of connecting commercial
destinations due to one or more of the following constraints:
o high volume and/or speed of traffic on the abutting street,
o land form.
Although the long-term care facility (containing residential units by virtue of inclusion of microwave
ovens) is not a true commercial use, the nature of the facility is better served both functionally and
physically by the greater setback from South College Avenue, both a high volume and high speed
State highway.
Staff recommends approval of the requested modification of standard (parking) set forth in Section
3.2.2(K)(1)(a); the requested modification of standard (build -to lines) set forth in Section
3.5.3(Bx2xa); and the MeadowView Campus of Fort Collins, Project Development Plan - #2-08.
Applicant Fred Fuller reported the project follows the concept of a congregate care property. The
proposal is specifically designed for the, needs of senior citizens. A wide spectrum of services is
Planning & Zoning Board
May 15, 2008
Page 4
Project: MeadowView Campus of Fort Collins Project Development Plan, # 2-08
Project Description: This is a request for a long-term care (assisted living & memory care) facility on
3.8 acres. There will be a total of approximately 90,350 square feet of floor area
in one (1) 3-story building containing 33 memory care rooms and 57 assisted
living residential units. The maximum height of the building will be 37' to 40',
with a walk -out basement at the east (downhill) end of the building. A total of 41
parking spaces will be provided on the site. The property is located at the
northwest comer of triangle Drive and South College Avenue. There will be two
(2) points of vehicular access to the site from Triangle Drive. The property is in
the MMN - Medium Density Mixed -Use Neighborhood Zoning District.
The proposal does not comply with Section 3.2.2(K)(1)(a) in that the project will
provide a total of 41 parking spaces on -site, which includes 57 assisted living
residential units (491-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 Applicant has requested a modification of this standard. The
Applicant's Request and City Staff Evaluation are included in the
associated Memorandum to this Staff Report.
The proposal does not satisfy standards set forth in Section 3.5.3(Bx2)
Orientation to Build -to lines for Streetfront Buildings. The portion of the building
facing Triangle Drive does not meet the maximum 15' setback requirement for
at least 30% of the total length of the building along the street, as set forth in
Section 3.5.3(Bx2)(a). The Applicant has requested a modification of the
standard. The Applicant's Request and City Staff Evaluation are included
In the associated Memorandum to this Staff Report.
Recommendation: Staff recommends approval of the requested modification of standard (parking)
set forth in Section 3.2.2(Kx1)(a).
Staff recommends approval of the requested modification of standard (build -to
lines) set forth in Section 3.5.3(13)(2)(a).
Staff recommends approval of the MeadowView Campus of Fort Collins,
Project Development Plan - #2-08.
Liearino Testimony, Written Comments and Other Evidence
City Planner Steve Olt reported this proposal complies with the purpose of the MMN District as it
provides a long-term care facility that is part of a large overall development plan (ODP) for commercial
and residential uses. There is an existing single-family residential neighborhood to the west, a
planned business office park to the south (across Triangle Drive), and an existing commercial nursery
business directly to the north. The ODP links together the NC District with MMN - Medium Density
Mixed -Use and LMN - Low Density Mixed -Use Districts by a planned network of streets and trails.
Planning & Zoning Board
May 15, 2008
Page 3
Enhancement program funding to begin implementation of the Linden Street streetscape
improvements north of Jefferson Street in 2009. The City and DDA will continue working together
with the MPO, CDOT, and other potential funding partners — both public & private - to further expand
the implementation opportunities for the Downtown River District.
The project team has also identified a list of "action items" recommended to support the on -going
momentum and community excitement for the Downtown River District improvements.
These action items include the City and DDA:
1. Actively pursuing future grant funding opportunities from a wide -variety of potential sources to
build the recommended improvements,
2. Exploring short-term & long-range parking strategies,
3. Conducting an inventory and assessment of available land within the City limits and/or Growth
Management Area boundary for industrial businesses wishing to relocate out of the River
District, and
4. Supporting the implementation of the UniverCity Connections recommendations for the River
District, particularly the wayfindingfinformation system improvements and new transit loop to
link the project area toffrom Downtown and the surrounding areas.
It is important to keep in mind that the timing of the actual construction of the recommended
improvements will be determined based upon available funding sources and development activity
within the project area. However, it is necessary for the City and DDA to work pro -actively over the
next few years to help encourage and support the exciting transformation of the Downtown River
District. Bracke and Co -Project Manager Matt Robinalt of the DDA asked the Board recommend to
City Council the adoption of the Downtown River District Plan.
Wetzler asked Bracke about the increased volume of traffic on Jefferson when it is narrowed down to
three lanes. He stated that trucks use one side and local traffic uses the other, and when that is
combined, there is a bottleneck. Bracke stated they will continue to work with CDOT to ensure that
they are not doing anything in these improvements that would not handle the capacity for any of the
streets. She also stated that they are continuing to discuss the combined truck and local traffic
issues.
Member Schmidt stated her concern with parallel parking is that it holds up traffic flow more than
diagonal parking.
Wetzler stated that the pedestrian crossing across the round -about seem to be counterproductive and
asked how that would be managed with the traffic volume. Bracke responded that round-abouts have
proven to work well for pedestrians in an urban environment. The main consideration is the slower
vehicle speeds.
Member Stockover moved for the approval of the Consent Agenda Including minutes from the
April 17, 2008 Planning and Zoning Board Hearing and a recommendation to City Council to
approve the Downtown River District Plan. Member Campana seconded the motion. Motion
was approved 7:0.
Planning & Zoning Board
May 15, 2008
Page 2
Presentation
Transportation Planning & Special Projects Director Kathleen Bracke reported the Downtown River
District design project includes the development of conceptual level engineering plans for needed
transportation and utility improvements for the area including Jefferson, Willow, Lincoln, and Linden
streets. These infrastructure improvements are needed to support existing conditions as well as
provide a framework for future development within this important area of Downtown Fort Collins.
The improvements made to the River District are designed to be respectful of the river and its
surrounding natural environment. All project elements support and follow the suggestions of the
Poudre River Enhancement Project. In addition, the River District project team has received creative
suggestions from the community and the Landmark Preservation Commission on ways to incorporate
historic information and interpretive educational opportunities throughout the proposed streetscape
improvements. The River District improvements can be an exceptional opportunity to showcase Fort
Collins' rich cultural heritage and celebrate the beauty of the natural environment
The designs for the proposed River District address interim and ultimate improvements, including cost
estimates for both "basic improvements" as well as "enhanced" features, and a prioritized phasing
process. In addition, the project has identified potential funding and implementation strategies for the
recommended streetscape improvements, parking strategies, and transit service enhancements. The
project team has also identified a list of "action items" recommended to support the on -going
momentum and community excitement for the Downtown River District improvements.
The final (draft) report for the Downtown River District design project has been developed to
summarize the project and community involvement process, as well as provide conceptual design
plans for each street within the project area, recommendations for prioritizing improvements (short-
term & long-range), and suggested funding strategies and other "action items" that should be pursued
to continue on -going implementation of the Downtown River District improvements.
The Downtown Development Authority (DDA) and the Citys Transportation Planning, Traffic
Operations, Engineering, Advance Planning, Current Planning, Natural Resources, and Utility
departments have developed the Downtown River District design project to address the lack of
sufficient public infrastructure to support infill development and redevelopment in the Downtown River
District area. This project has been funded by the DDA and is co -managed by the City and the DDA.
The consulting team of HDR Engineering and BHA Design has been very instrumental in developing
the Downtown River District project and final report.
The transportation and utility improvements that come about through this project will help this area
achieve the visions and goals set forth by City Plan and the Downtown River Corridor Implementation
Program as well as the recommendations from the "Univer0ty Connections" partnership among the
City, DDA, Colorado State University, and the Community Foundation. These infrastructure
improvements are needed to support existing conditions as well as provide a framework for future
development within this important area of Downtown Fort Collins.
The North Front Range Metropolitan Planning Organization (MPO) and the Colorado Department of
Transportation (CDOT) are considering a proposal from the City & DDA for a Congestion Mitigation &
Air Quality (CMAQ) grant to conduct a detailed alternative analysis and engineering design process
for the Jefferson Street (SH14) streetscape improvements and the potential intersection
improvements at Jefferson Street & Mountain Avenue. Final approval for this CMAQ funding will be
determined later this year. In addition, the North Front Range MPO and CDOT have approved federal
Chairperson Schmidt called the meeting to order at 6:00 p.m
Roil Call: Campana, Lingle, Rollins, Schmidt, Smith, Stockover, and Wetzier
Excused Absences:
Staff Present: Gloss, Eckman, Bracke, Olt, Maizland, Shepard, and Sanchez -Sprague
Agenda Review. Director Gloss reviewed the Consent and Discussion agenda. Of special note: on
the Consent agenda —at staffs request Item 2 Meadowview Campus of Fort Collins PUD, # 2-08 will
be moved to the Discussion agenda and Item 3 Downtown River District Plan will have a short
presentation before approval of the Consent agenda. Discussion agenda: Item 5—a new item (800)
has been added to 2008 Annual Revisions, Clarifications & Additions to Land Use Code. Amendment
800 will add 2.1.2(GXH)-overview of Development Review Procedures —to allow an applicant of a
complex development proposal to request a non -binding hearing with City Council for preliminary
comments.
Citizen participation:
None
Chair Schmidt asked members of the audience and the Board if they wanted to pull any items off the
consent agenda. There were no further changes.
Consent Agenda:
1. Minutes from the April 17, 2008 Planning and Zoning Board Hearing
3. Downtown River District Plan
Discussion Items:
2. Meadowview Campus of Fort Collins Park Project Development Plan, # 2-08
4. Text Amendment of the Land Use Code to Amend the Definition of Farm Animals
5. 2008 Annual Revisions, Clarifications & Additions to Land Use Code
Project: Downtown River District Plan
Project Description: The Downtown Development Authority (DDA) and the City of Fort Collins, along
with the consulting team of HDR Engineering and BHA Design, have jointly
developed the Downtown River District design project to address the lack of
sufficient public infrastructure to support infill development and redevelopment
in the Downtown River District area. This project has been funded by the DDA
and is co -managed by the City and the DDA.
Recommendation: Approval