HomeMy WebLinkAboutMEADOWVIEW CAMPUS OF FORT COLLINS - PDP - 2-08 - REPORTS - RECOMMENDATION/REPORTMeadowView Campus of Fort Collins, PDP, #2-08
May 15, 2008 P & Z Meeting
Page 11
3. The Project Development Plan complies with applicable district standards of
Section 4.6 of the LUC, MMN Zoning District.
4. Although the property is identified as a Neighborhood Convenience Center on
the most current and recorded ODP (being the Ridgewood Hills ODP), the
current LUC does not permit shopping centers (convenience shopping center,
neighborhood center, neighborhood service center, community shopping
center, regional shopping center) in the MMN — Medium Density Mixed -Use
Neighborhood District. The Ridgewood Hills ODP was approved in 1996, prior
to the adoption of the LUC in 1997. Therefore, the proposed Long -Term Care
Facility, being a permitted use in the MMN District, is in compliance with the
LUC.
RECOMMENDATION:
Staff recommends approval of the requested modification of standard set forth in
Section 3.2.2(K)(1)(a).
Staff recommends approval of the requested modification of standard 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.
MeadowView Campus of Fort Collins, PDP, #2-08
May 15, 2008 P & Z Meeting
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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.
The Applicant's Requests for and City Staff Evaluations of modifications of
these standards are included in the associated Memorandum to this Staff
Report.
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May 15, 2008 P & Z Meeting
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thru traffic in their neighborhood as a result of this facility. A copy of the notes
taken at the meeting is attached to the Staff Report.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the MeadowView Campus of Fort Collins, Project Development Plan,
staff makes the following findings of fact and conclusions:
1. The proposed land use is permitted in the MMN - Medium Density Mixed -Use
Neighborhood District.
2. The Project Development Plan complies with applicable General
Development Standards contained in Article 3 of the LUC, except Section
3.2.2(K)(1)(a) and Section 3.5.3(13)(2)(a).
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 (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.
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this case, the building location is supported by the exceptions set forth
in Sections 3.5.3(13)(2)(d)2(a) & (b) that state:
If the building abuts a four -lane or six -lane arterial street, and the
Director has determined that an alternative to the street sidewalk
better serves the purpose of connecting commercial destinations
due to one or more of the following constraints:
a. high volume and/or speed of traffic on the abutting street,
b. landform.
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. Therefore, a request for a
modification of the standard is not needed.
D. Division 3.6, Transportation and Circulation
1. Section 3.6.4, Transportation Level of Service Requirements
The proposal complies with the requirements set forth in Section 3.6.4(C)
Transportation Impact Study. The requirement for a Transportation
Impact Study (TIS) to be submitted to the City for review was waived by
the City's Traffic Engineer and Transportation Planning Department.
5. Neighborhood Information Meetinq
MeadowView Campus of Fort Collins, PDP contains a proposed land use that is
permitted in the MMN - Medium Density Mixed -Use Neighborhood Zoning District
subject to a Planning and Zoning Board (Type 2) review. The proposed use is a
long-term care facility (assisted living and memory care). The LUC requires that a
neighborhood meeting be held for a Type 2 development proposal. A City -
facilitated neighborhood meeting was held to discuss this proposal on March 13,
2008, at Alpine Gardens, just north of the site. There were 13 neighbors and
interested parties present at the meeting. Major concerns expressed by the
neighbors were: sight lines from homes looking east across the property to
South College Avenue and Robert Benson Lake beyond, timing for signalization
of the Triangle Drive — South College Avenue intersection, and potential pass-
MeadowView Campus of Fort Collins, PDP, #2-08
May 15, 2008 P & Z Meeting
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south, east, and north sides will be up to 68' in height. However, the
overall defined "height" of the building is just under 40' based on the
method of measuring building height set forth in Section 3.8.17(A) of the
LUC.
The siding materials will be horizontal & vertical lapboard, with masonry
on the base between 4' and 10' high on the building. The roofing material
will be asphalt shingles.
The building will be on a site that slopes extensively (approximately 24'
top to bottom) west to east. The general architectural character, size and
scale of this building, as the various elevations (sides) relate to the
residential neighborhood to the west, the commercial nursery to the north,
Triangle Drive to the south, and South College Avenue (a State highway)
to the east.
2. Section 3.5.3, Mixed -Use, Institutional and Commercial Buildings
The proposal satisfies the standard set forth in Section 3.5.3(B)(1)
Orientation to a Connecting Walkway. The 2 main entrances to the
building connect to internal sidewalks that provide direct pedestrian
access to the public sidewalk along Triangle Drive.
a. The proposal does not satisfy standards set forth in Section 3.5.3(B)(2)
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(13)(2)(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.
b. The proposal does not, and can not, satisfy the standard set forth in
Section 3.5.3(13)(2)(c) 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 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
MeadowView Campus of Fort Collins, PDP, #2-08
May 15, 2008 P & Z Meeting
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d. 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 (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 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.
e. There are only maximum parking allowances (no minimums) as set
forth in Section 3.2.2(K)(1)(b) for Long -Term Care Facilities, which
includes the 33 memory care rooms. The maximum allowance is
based on the number of beds and employees on a major shift. A
portion of the 41 parking spaces on -site will be identified for memory
care clients and employees. Therefore, the proposal is in compliance
with this section.
f. The proposal complies with Section 3.2.2(K)(5)(d) in that it provides 2
handicapped parking spaces (of the total of 41 spaces on -site) with an
accessible ramp directly in front of the parking spaces for access to the
building. A minimum of 2 handicapped spaces (for 26 — 50 spaces on -
site) is required by the LUC.
B. Division 3.3, Engineering Standards
1. Section 3.3.5, Engineering Design Standards
The proposal complies with the design standards, requirements, and
specifications for the services as set forth in this section.
C. Division 3.5, Building Standards
1. Section 3.5.1, Building and Project Compatibility
The proposal ensures that the physical and operational characteristics of
the proposed building and use are compatible when considered within the
context of the surrounding area. It complies with standards and
requirements as set forth in this section of the LUC. The one (1) building
will be a 3-story structure with a walk -out basement at the east end, on the
downhill side. It will have varying roof lines and heights, with the lowest
portion (elevation) of the building facing west to the residential
neighborhood, primarily being 25' in height. Portions of the building on the
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May 15, 2008 P & Z Meeting
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4. Article 3 of the LUC — General Development Standards
The PDP complies with applicable General Development Standards, more
specifically as follows:
A. Division 3.2, Site Planning and Design Standards
1. Section 3.2.1, Landscaping and Tree Protection
a. The proposal complies with Section 3.2.1(D)(1)(c) in that it provides
"full tree stocking" within 50' of the building, according to the standards
set forth in this section.
b. The proposal complies with Section 3.2.1(D)(2)(a) in that canopy
shade (street) trees are provided at 30' to 40' on -center in the
parkways along Triangle Drive and South College Avenue.
c. The proposal complies with Section 3.2.1(E)(4)(b) in that the on -site
parking areas will be screened from Triangle Drive to the south with
shrub plantings that will extend a minimum of 70% of the length of the
street frontage of the parking areas.
d. The proposal complies with Section 3.2.1(E)(5) in that it provides more
than 6% interior landscaping in the parking area (containing less than
100 parking spaces), thereby satisfying the minimum requirement of
6%.
2. Section 3.2.2, Access, Circulation and Parking
a. The proposal complies with Section 3.2.2(C)(4)(a) in that it provides
adequate, secure, and convenient bicycle parking located on -site. The
two (2) racks will accommodate in excess of 10 bicycles, which
satisfies the minimum of 2 spaces required.
b. The proposal complies with Section 3.2.2(C)(5)(a) in that it provides
direct, safe, and continuous walkways and bicycle connections to
major pedestrian and bicycle destinations in the surrounding area.
c. The proposal complies with Sections 3.2.2(D)(1) & (2) in that it
provides for pedestrian and vehicle separation, to the maximum extent
feasible, via direct walkways from the sidewalk along Triangle Drive to
the building entries.
MeadowView Campus of Fort Collins, PDP, #2-08
May 15, 2008 P & Z Meeting
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The PDP meets the applicable Land Use Standards, more specifically:
1. Section 4.6(D)(3) Access to a park, central feature or gathering place.
The development plan is for a long-term care facility, containing 33
memory care rooms and 57 assisted living residential units, which does
constitute a project that is 63% residential. There is an existing
neighborhood park within 1,000 feet of this development proposal, being
to the west on the south side of Triangle Drive (a collector street).
2. Section 4.6(D)(4) Secondary Uses.
The development plan contains a long-term care facility, which normally is
considered to be a secondary use in the MMN District. However, with 57
of the 90 living accommodations being considered to be dwelling units (by
virtue of a microwave oven provided in these units), the project is
considered 63% residential in nature. Residential uses are primary uses in
the District.
The PDP meets the applicable Development Standards, more specifically:
1. Section 4.6(E)(1)(a) Block Structure.
Although this proposal is an infill development on a relatively small site
surrounded by existing development, thereby not fitting the normal
definition of a "block", it is in substantial compliance with this section
because the 3.8 acre site is bounded by streets on two sides (to the east
and south) and an irrigation ditch/wildlife corridor on one side (to the
west). There is an existing commercial nursery business to the north that
precludes a street in that location.
2. Section 4.6(E)(1)(b) Block Size.
The proposal complies with this section because the block (as defined in
section 1, above) is 3.8 acres in size, less than the maximum size
limitation of 7 acres.
3. Section 4.6(E)(1)(d) Building Height.
The building is proposed to be 3 stories in height, with a walk -out
basement on the east (downhill) end, thus satisfying the maximum height
limitation of 3 stories.
MeadowView Campus of Fort Collins, PDP, #2-08
May 15, 2008 P & Z Meeting
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COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: MMN; existing commercial nursery (Fossil Creek)
E: POL; existing lake (Robert Benson); City -owned natural area
S: MMN; vacant, undeveloped ground (Shenandoah PUD, Filing One)
W: MMN; existing single-family residential (Shenandoah PUD, Filing One)
The property was annexed into the City as part of the Trilby Heights First
Annexation in June, 1981 and the Triangle Farms Annexation in August, 1981.
The property has been part of several larger Overall Development Plans (ODP)
between 1984 and 1996, with the latest ODP of record being the Ridgewood Hills
ODP approved in July, 1996. The property was identified as Office/R&D uses on
two early ODP's and as a Neighborhood Convenience Center use on the latest
ODP.
The property was subdivided and platted as Tract F of the Shenandoah PUD,
Filing One in March, 1997. It is identified as future development.
2. The Project
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.
3. Division 4.6 of the LUC - Medium Density Mixed -Use Neighborhood District
The proposed long-term care facility is permitted in the MMN District subject to a
Planning and Zoning Board (Type 2) review.
MeadowView Campus of Fort Collins, PDP, #2-08
May 15, 2008 P & Z Meeting
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Institutional Parking Requirements and Section 3.5.3(B)(2) — Orientation to Build -
to Lines for Streetfront Buildings. The Applicant has submitted requests for
modifications of these standards for review by staff and the Planning & Zoning
Board; and,
standards located in Division 4.6 Medium Density Mixed -Use Neighborhood
(MMN) of ARTICLE 4 - DISTRICTS.
Long-term care facilities are permitted in the MMN - Medium Density Mixed -Use
Neighborhood Zoning District, subject to a Planning and Zoning Board (Type 2) review.
The MMN - District is:
Intended to be a setting for concentrated housing within easy walking distance of
transit and a commercial district. Secondarily, a neighborhood may also contain
other moderate -intensity complementary and supporting land uses that serve the
neighborhood. These neighborhoods will form a transition and a link between
surrounding neighborhoods and the commercial core with a unifying pattern of
streets and blocks. Buildings, streets, bike and walking paths, open spaces and
parks will be configured to create an inviting and convenient living environment.
This District is intended to function together with surrounding low density
neighborhoods (typically the LMN zone district) and a central commercial core
(typically a NC or CC zone district). The intent is for the component zone districts
to form an integral, town -like pattern of development, and not merely a series of
individual development projects in separate zone districts.
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.
This proposed new development will be on a vacant parcel of land that is in the MMN
District. It will tie into and utilize existing roadways, utilities, and services in the area.
�"°
Fort` Collins
Planning & Zoning Board
Staff Report
Item No. 2
Meeting Date May 15, 2008
Staff Steve Olt
PROJECT: MeadowView Campus of Fort Collins, Project Development Plan -
#2-08
APPLICANT: Fred Fuller & Associates, Inc.
c/o Fred Fuller
306 East Magnolia Street
Fort Collins, CO. 80524
OWNER: Realtycare, LLC
200 North LaSalle Street, Suite 2830
Chicago, IL. 60601
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.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This Project Development Plan (PDP) complies with the applicable requirements of the
Land Use Code (LUC), more specifically:
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
standards located in Division 3.2 - Site Planning and Design Standards,
Division 3.3 - Engineering Standards, Division 3.5 - Building Standards, and
Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL
DEVELOPMENT STANDARDS, except Section 3.2.2(K)(1) — Residential and