HomeMy WebLinkAboutLIBERTY FARMS - PDP - 31-06A - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESArticles 2. Administration (Development Review Procedures), Article 3. General Development
Standards and Division 4.4 - Low Density Mixed -Use Neighborhood Zoning District. Copies of these
Articles and Divisions are available in the Current Planning Department or on the City of Fort Collins
website @ www.fcgov.com. Go to Departments, then the Current Planning Department, to find the
City's LUC.
The annexation is complete.
11. Because this long-term care facility project will be subject to a Planning and Zoning Board (Type 2)
review a neighborhood meeting must be held prior to a formal PDP submittal. Per Section 2.2.6(D) of
the LUC, the notification area would be a minimum radius of 800' or 1,000' (in all directions from the
property boundaries), depending on whether the total floor area in the buildings is less or greater
than 50,000 square feet. Please contact Steve Olt of the Current Planning Department, at 221-6341,
to assist you in setting a date, time, and location for the meeting.
The neighborhood meeting was held July 11. No issues were raised, general support was received from the
adjacent landowner
Liberty Farms 13
Understood.
e. Fire flows of 1,500 gallons per minute, with a residual pressure of 20 pounds per square
inch, will be required for the long-term care facility.
Understood.
If there is to be an Alzheimer's component in this facility then the access points will be
critical.
Understood.
g. What is the proposed numbering system for the rooms? This is an important element of the
development plan for emergency response purposes.
The room numbering system will be developed as part of the finalplan set.
Please contact Carie Dann, at 416-2869, if you have questions about these comments.
This development request will be subject to the Development Review Fee Schedule that is available in
the Current Planning Department office. The fees are due at the time of submittal of the required
documents for the appropriate development review process by City staff and affected outside
reviewing agencies.
Understood.
8. The City's Neighborhood & Building Services Department will accept the development requests. The
required submittal packages will be submitted to this department and distributed accordingly to other
City departments and outside reviewing agencies involved in development review.
Understood.
9. The City's Current Planning Department will coordinate the development review process. There are
several standards in Division 4.4 - LMN District of the LUC that are critical to this development
proposal and design:
* Section 4.4(E)(1) Streets and Blocks Does this development proposal satisfy the Street
System Block Size?
Yes, this has been confirmed.
Section 4.4(E)(2) Nonresidential and Mixed -Use Buildings.
Section 4.4(E)(2)(b) Maximum Size. No building footprint shall exceed a total of
20,000 square feet, with the exception of schools and places of worship & assembly.
Alaumum building footprint is 20, 000 sf.
Section 4.4(E)(2)(c) Height. In order to encourage roof forms, dormers, windows,
balconies and similar features associated with occupied space, buildings or parts of
buildings shall be at least 1.5 stories in height. The maximum height shall be 2.5
stories.
All buildings on site are 2 story buildings
Section 4.4(E)(2)(d) Roof Form. Buildings shall have either: 1) sloped roofs; 2)
combined flat and sloped roofs; or 3) flat roofs with building massing stepped back
to form usable roof surface area(s).
Understood.
Section 4.4(E)(2)(e) Building Massing. No building permitted in this section shall
have a single undifferentiated mass with a footprint over 10,000 square feet. No
building footprint shall exceed a total of 20,000 square feet.
Understood.
Please review all of these standards (in full) in the LUC to ensure ability to comply with the standards.
Done.
10. The first step in the City's process is the submittal of an Annexation Petition and Map. The City will
not accept a development proposal until the annexation request has at least gone before City Council
for the Initiating Resolution of the annexation. Once annexed into the City of Fort Collins this
development proposal would be subject to the requirements as set forth in the City's LUC, specifically
Liberty Farms 12
b. The City-wide development fee is $3,070/acre ($0.0705/square feet) for new impervious area
over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at
the time the building permit is issued.
Understood.
C. The standard drainage and erosion control report and construction plans are required and
they must be prepared by a professional engineer registered in the State of Colorado.
Understood
d. In the Dry Creek basin the 2-year historic rate is 0.2 cfs/acre. Extended detention is required
to treat the runoff.
Understood.
e. There is a 247 cfs spill off of the Larimer and Weld Canal irrigation ditch that flows along the
east side of this site. This spill is a historic flow that crosses the property so it is the
responsibility of the developer of this property to pass existing flows safely through the site,
but the off -site flows do not need to be detained on this site. If the City's master plans cause
an increase in the flow, the City would be responsible for the additional capacity needed. All
new road crossings are also the responsibility of the developer of this property.
Understood. The proposed detention pond is located at the "spill site':
f. The Larimer and Weld Canal will need to approve the drainage plan for this site. The
Superintendent is Bill Johnson, (970)482-7671. There is also an irrigation lateral running
along the south side of the site. The owners/users of the lateral will also need to approve the
construction plans or, if it is abandoned, documentation of abandonment is required.
Understood.
g. A possible drainage outfall for the site is a ditch along the west side of North Timberline
Road, which has not been built all the way to the north in the Waterfield development.
Understood. The strategy is to use this drainage route.
Please contact Glen, at 224-6065, if you have questions about these comments.
5. Janet McTague of the Light & Power Department offered the following comments:
a. There is existing 3-phase power all the way up the west side of North Timberline Road.
Understood.
b. Coordinate the electric transformer and meter locations with Light & Power.
Understood
C. The standard electric development charges will apply to this development request. Please
check with Light & Power for information on how the charges are assessed on any new
development.
Understood.
d. A C-I Commercial Form must be filled out that will help determine the electric needs for this
proposed development.
Understood
Please contact Janet, at 224-6154, if you have questions about these comments.
6. Carie Dann of the Poudre Fire Authority offered the following comments:
a. Fire lanes will be required and they must be in a dedicated emergency access easement.
Understood. Easements are specified on the plat.
b. Turning radii on -site must be 25'; inside and 50' outside.
Understood.
C. The buildings must be fire sprinklered and smoke detectors are required in the buildings.
prowsfons have been made in the utilityplan for fire sprinklers.
d. A knox box is required on the buildings.
Liberty Farms 11
h. This development will be responsible for undergrounding any existing overhead utilities that
go along or run across the property.
Understood.
Development on this property will be responsible for dedicating all necessary street right-of-
way (ROW) and easements associated with the development.
• Need to dedicate ROW for North Timberline Road, a 4-lane arterial street as shown on
the City's Master Street Plan. The preliminary design for a Timberline Road grade
separation at East Vine Drive has been done. This development will need to extend the
design and dedicate ROW per this plan plus any ROW needed for a turn lane. Access
and any turning restrictions will be based on the TIS.
The dedication is specified on the plat.
• Need to dedicate 84' for a proposed 2-lane arterial street that is shown on the Master
Street Plan. This street would cross the property in the northwest comer.
The dedication is specified on the plat.
• The future connector streets to the south, as shown on the Master Street Plan, do not
appear to fall on this property.
Local street connections are provided to the east and south.
j. A Design Scoping Meeting should be held, preferably before formal submittal of any plans,
for this new development proposal.
Multiple meetings have been held with engineering and transporation.
k. A Development Agreement and a Development Construction Permit will be required for
development on this property.
Understood.
I. The property has been platted as the Dix Amended Plat (Tracts 1 & 2 and Outlet A) in
Larimer County. The subdivision plat should be of record and available in the County. This
proposed development may have need or want to replat the property to dedicate all
necessary street ROW and easements.
The property is being replatted.
M. The Transportation Development Review Fees, paid to the Engineering Department, will
apply to this development proposal.
Understood
Please contact Randy, at 221-6750 or 221-6605, if you have questions about these comments.
3. Roger Buffington of the Water/Wastewater Department indicated that this proposed long-term care
facility is located in the service areas for the East Larimer County (ELCO) Water District and the
Boxelder Sanitation District. Please contact them directly for their requirements for water and sanitary
sewer services to this site.
Understood. Contact has been made.
4. Glen Schlueter of the Stormwater Utility offered the following comments:
a. The site is actually in the Dry Creek drainage basin but there is a portion of the
Boxelder/Cooper Slough drainage basin that crosses this portion of the Dry Creek basin. The
design of this site must conform to the drainage basin selected plan of the Upper
Boxelder/Cooper Slough Master Drainage Plan as well as the City's Design Criteria and
Construction standards.
This requirement has been factored into the engineering plans
Liberty Farms 10
Long term care allows for up to 25% of the floor space used as an independent living facility, which is treated
as either single-family, two-family and/or multi -family dwellings For purposes of the application, it is
assumed that 25% of the floor space will be used as independent living facility — containing 55 two bedroom
multifamily dwelling units. As a result, there must be a minimum of 97 parking spaces for the MFportion.
For the balance of the long-term care facility, it /s assumed there w411 be two beds per unit, with 245 units
Further, the employment will be appro�vmately 40 employees on the day shift (largest shift). This permits a
maximum of 181 spaces serving the balance of the site (33*2 beds*245 units plus 40 emp/oyees/2). Any
spaces in excess of this 181 maximum w/I/ be allowed to the MF usage.
Understood.
• The required number of handicapped parking spaces is set forth in Section
3.2.2(K)(5)(d) of the LUC.
Bicycle parking requirements are set forth in Section 3.2.2(C)(4) of the LUC.
Understood.
e. The conceptual plan for the long-term care facility does not satisfy the "build -to" line requirements set
forth in Section 3.5.3(B)(2) of the LUC. The applicant must submit a modification of
standard request at time of Project Development Plan (PDP) submittal, based on criteria set
forth in Section 2.8.2(H) of the LUC.
Section 3.5.3(B)2(d) permits usage of outdoor spaces such as plazas, courtyards, patio or garden between
the building and sidewalk as away to meet the build -to line standard Courtyards/patios have been included
in the site design to meet the requirements of this standard. Full specification of the courtyard amenities will
be provided as part of the final plans
Please contact Jenny, at 416-2313, if you have questions about these comments.
2. Randy Maizland of the Engineering Department offered the following comments:
a. The standard utility plan submittal requirements will apply to the development request.
Understood.
b. Street oversizing fees will apply to this development request. The fees are based on the
vehicle trip generation for the proposed land use(s) on the development plan. Please contact
Matt Baker of Engineering, at 224-6108, for detailed information on the fees. The fees will be
collected at the time of issuance of building permits.
Understood
C. A Transportation Impact Study (TIS), addressing all modes of transportation, will be required
with your development submittal. Please contact Eric Bracke of the Traffic Operations
Department, at 224-6062, and David Averill of the Transportation Planning Department, at
416-2643, to determine what information will be needed in the TIS pertaining to Level of
Service (LOS) for vehicle, pedestrian, bicycle, and transit modes of transportation.
A TIS, per direction of Eric Bracke, is included with this application.
d. The Larimer County Road Impact Fees will apply to all development on this property.
Understood.
e. This development will be subject to the requirements set forth in the Larimer County Urban
Area Street Standards (LUCASS) as they pertain to public improvements.
Understood.
f. IMPORTANT: This new development proposal may have Adequate Public Facilities (APF)
issues associated with it. Section 3.7.3 of the LUC sets forth the APF management system.
The TiS for this new development will help determine APF requirements and responsibilities.
Eric Bracke, the City's Traffic Engineer, will determine if there is any capacity left on / at the
affected streets and intersections.
This comment is addressed in the TIS.
g. The entry drive will need to align with streets/drives across North Timberline Road, to the
west, if any exist or are planned.
Cherryhurst Road, the entry drive, is aligned with the ROW for Garganey Drive. Garganey Drive has not been
constructed. Only the ROW has been dedicated to the city.
Liberty Farms
Proposed Street Names
There are two new streets proposed by this development, one traversing the site in an east/west orientation,
the other in a north/south orientation. Both streets have a 2 lane arterial segment and as a result must use a
name reserved the City Council for arterial and collector streets. The following names are proposed:
Cherryhurst Road and Dickerson Road.
Cherryhurst is a historic place name in reference to the farm and orchard owned by Agnes Wright Spring,
author and state historian in both Colorado and Wyoming and member of the National Cowgirl Hall of Fame.
This name seems appropriate for the site as this was previously a farm with horse pasture. There are also a
number of mature trees being retained as part of the development proposal.
Dickerson is named for Alice and Helen Dickerson, who moved to their grandparent's 82 acre homestead in
Buckhorn Canyon. Given the sites' pervious usage as a farm with horse pasture, this naming seems
consistent with the intent of recognizing the Dickerson's.
Neighborhood Meeting Response
The neighborhood meeting was held July 11, 2007. The adjacent property owner on the south and east
property boundaries was the only attendee. A general overview of the preliminary development plans was
presented. There were no issues raised during the meeting. The attendee did state general support for the
application.
Anticipated Development Schedule
Project Plan Approval October 2007
Final Compliance Plan Approval January 2009
Start Land Development April 2009
Response to Conceptual Review Comments
The Conceptual Review was held October 30, 2006. This review provided comment on the annexation and
preliminary development plan.
Jenny Nuckols of the Zoning Department offered the following comment:
a. The property currently is in Larimer County. If / when annexed into the City of Fort Collins
the property would probably be zoned LMN - Low Density Mixed -Use Neighborhood. Long-
term care facilities are permitted in this District, subject to a Planning & Zoning Board (Type
2) review and public hearing.
The property was zoned LAN as part of the annexation completed earlier this year.
b. Landscaping requirements for all development are set forth in Section 3.2.1 of the Land Use
Code (LUC).
Understood.
C. There must be at least 6% interior landscaping in parking lots containing less than 100
spaces and at least 10% interior landscaping in parking lots containing 100 spaces or more,
per Section 3.2. l (E)(5) of the LUC.
Understood.
d. The maximum parking allowances associated with this proposed development are set forth
in Section 3.2.2(K)(2) of the LUC. For a long-term care facility the parking allowance is 0.33
space/bed plus 1 space for every 2 employees on a major shift.
Liberty Farms
Landscape and Circulation Elements
Liberty Farms is bounded by North Timberline Road on the west, vacant land on the south and east, and the
Larimer and Weld Canal on the north. Provisions have been made for future street connections to the north,
east and south once those vacant properties are developed.
A buffer is provided on the north property boundary to the Larimer and Weld Canal. This buffer, per
discussions with the City's environmental planner, averages 50' in width. The landscape design serves to
appropriately buffer the on -site parking and to create a pleasing streetscape to the adjacent public streets.
The on -site detention pond is integrated with the landscape design.
Ownership and Maintenance
Liberty Farms is intended to be developed and maintained as a campus. As such, an Owners Association will
be formed. The Owner's Association will own and maintain the following:
• Common open space elements such as landscape plants and material, lighting, and walk ways
• Private drives and off-street parking
• Signage
Employment Projection
Total employment is anticipated to be approximately 60 employees. This employment includes medical,
service (e.g., dining, reception), and facilities maintenance employees. The majority of these employees
(approximately 40) will work on day shift. This employment projection is highly dependent on the final
distribution of the residential units (independent living, intermediate health care and nursing care).
Planning Rationale and Assumptions
Liberty Farms is designed as a senior living campus, allowing for residents to remain within the development
as they age. The site is partitioned into four quadrants with the assumption the southwest quadrant will serve
as the campus center. To create a sense of community, convenient pedestrian access is provided within each
quadrant as well as from each quadrant to the campus center quadrant.
Land Use Conflicts
The Larimer and Weld Canal borders the north edge of this property. The property contains a number of
small feeder ditches that were used to Flood irrigate the livestock pasture areas. Based on an initial site visit
with the City's environmental planner, a site evaluation was completed by Cedar Creek Associates to verify the
site did not contain any wetland areas. The conclusion of this evaluation reports that there is no evidence of
wetland vegetation, hydric soils, or hydrology indicative of wetlands presence. Per the City's environmental
planners request, a buffer is provided between the buildings and the top of the Larimer and Weld Canal,
averaging 50 feet in width.
The southern portion of the site is a wooded area surrounding existing buildings. Many of the existing trees
were identified by the City's Forester as undesirable, either due to age, condition and/or type. In general, the
trees that are located along the south property border (primarily large cottonwood trees) and those in the
southwest corner of the southwest quadrant were identified as those which should be retained if at all
possible. These trees have been included in the one acre park and the landscape buffer on the south
property border.
Liberty Farms 7
a. Be accessible by motorized vehicles, transit, bicycles and pedestrians.
b. Be integrated into a setting that includes generous landscaping and/or public outdoor
spaces.
Policy CAD-2.2 Public Space Design. Mixed -use commercial and civic design proposals should
incorporate one or several design components related to public outdoor space including
pedestrian circulation, transit facilities, plazas, pocket parks, sitting areas, children's play
areas and public art.
Policy CAD-2.3 Entryways. Community entryways will be enhanced and accentuated at key entry
points to the City including interstate interchange areas, and other major arterial streets
leading into the City.
Common courtyards are integrated with the majority of buildings — with the anticipation these areas will be
used for a variety of social activities. The southwest quadrant of the campus is planned around an existing
stand of mature trees — with pedestrian walk ways routed though the approximate one acre "pocket park".
PRINCIPLE HSG-1: A variety of housing types and densities will be available throughout the urban area for all
income levels.
Policy HSG-1.5 Special Needs Housing. The housing needs of all special populations within the
community should be met. Residential -care facilities, shelters, group homes, elderly housing,
and low-income housing should be dispersed throughout the Fort Collins urban area and the
region.
Liberty Farms strategy is to meet the housing requirements for a broad range of senior needs — from those
seniors only desiring independent living quarters to those requiring higher levels of care — from intermediate
health care to nursing care. This will permit residents to remain in the community as they go through the
aging process and require higher levels of care.
PRINCIPLE OL-3: A variety of recreational opportunities will be provided to the community through a diverse
and interconnected framework of open lands including parks, trails, community separators and natural areas.
Policy OL -3.2 Urban Public Space. Small pocket parks, public plazas, and sidewalk gathering places
should include "street furniture" such as benches, and be incorporated into urban designs
for the Downtown District, Community Commercial Districts, Commercial Districts, and
Residential Districts throughout the City.
The Liberty Farms site design includes a one acre pocket park, designed around an existing stand of mature
trees in the southwest quadrant of the campus. The buildings and connecting walkways in this quadrant are
designed to provide the residents easy access to this natural amenity.
PRINCIPLE AN-5: All new residential buildings should be designed to emphasize the visually interesting
features of the building, as seen from the public street and sidewalk. The visual impact of garage doors,
driveways, and other off-street parking will be minimized and mitigated.
The site plan is designed to provide an interesting streetscape. There is a combination of building facades
and outdoor patios/living spaces fronting the public streets. The off street parking is partially shielded by the
buildings from the public streets in three of the four quadrants.
PRINCIPLE LMN-2: The size, layout and design of a Low Density Mixed -Use Neighborhood should make it
conducive to walking, with all the dwellings sharing the street and sidewalk system and a Neighborhood
Center.
Liberty Farms is based on a campus design that includes four quadrants. The southwest quadrant is
intended to house the core services and community facilities, including the one acre pocket park. A
pedestrian pathway courses through this park and is easily accessible from the buildings within this quadrant.
Each quadrant is interconnected by the detached sidewalks adjacent to the public streets.
Liberty Farms
with a pedestrian network interconnecting the buildings within each cluster. Street walks provide pedestrian
access between the four clusters.
PRINCIPLE CAD-1: Each addition to the street system will be designed with consideration to the visual
character and the experience of the citizens who will use the street system and the adjacent property.
Together, the layout of the street network and the streets themselves will contribute to the character, form
and scale of the City.
Policy CAD-1.1 Street Design Standards. All new public streets must conform to City street
standards. Alternative street designs may be approved by the City where they are needed to
accommodate unique situations, such as important landscape features or distinctive
characteristics of a neighborhood or district, provided that they meet necessary safety,
accessibility and maintenance requirements.
Policy CAD-1.2 Street Layout. New streets will make development an integrated extension of the
community. The street pattern will be simple, interconnected and direct, avoiding circuitous
routes. Multiple routes should be provided between key destinations. Streets should be
located to consider physical features, and to create views and prominent locations for civic
landmarks such as parks, plazas and schools.
Policy CAD-1.3 Streetscape Design. All new streets will be functional, safe and visually appealing.
Shade trees, landscaped medians and parkways, public art, and \ other amenities will be
included in the streetscape.
Policy CAD-1.4 Street Tree Design. Street trees should be used in a formal architectural fashion to
reinforce, define and connect the spaces and corridors created by buildings and other
features along a street. Canopy shade trees will constitute the majority of tree plantings, and
a mixture of tree types will be included, arranged to establish partial urban tree canopy cover.
Existing trees will be preserved to the maximum extent feasible.
Policy CAD-1.5 Street Lighting. Lighting fixture design and illumination should be tailored to match
the context of the street. Lighting levels should be designed to emphasize the desired effect
and not the light source, avoiding sharp contrast between bright spots and shadows,
spillover glare, and preserving "dark sky" views at night time.
a. The City should continue to explore new design options for the types of fixtures available
for use within any street condition, which enhance the street environment by
establishing a consistent style with height, design, color and finishes.
b. Residential street light fixtures will be designed for human, pedestrian scale, while
providing an adequate level of illumination for safety.
c. Where higher pedestrian activity occurs, such as associated with neighborhood or
community centers, districts, or transit stops, a combination of lighting options
should be considered -- such as exists in the Downtown -- with high mount fixtures
for broad distribution of light within the street, and with smaller pedestrian -oriented
fixtures along the sidewalk corridors.
The street network conforms to the City street standards, with provisions made for future connectivity to the
north, east and south properties which are currently undeveloped with agricultural usage. The primary east -
west oriented street parallels the path of the Larimer and Weld Canal across the property. A roundabout has
been included in the design to optimize traffic flow through the site. A formal landscape plan and lighting
plan have been included with this application.
PRINCIPLE CAD-2: Public spaces, such as plazas, civic buildings, outdoor spaces, parks, and gateway
landscapes should be designed to be functional, accessible, attractive, safe and comfortable.
Policy CAD-2.1 Civic Buildings and Grounds. Civic facilities -- such as community buildings,
government offices, recreation centers, post offices, plazas, libraries and schools -- should be
placed in central locations as highly visible focal points. The urban design and architectural
quality should express permanence, importance, and respect
for broad citizen preferences and community identity. Major public buildings should have a civic
presence enhanced by their height, mass and materials. In addition, public buildings should:
Liberty Farms 5
PRINCIPLE T-1: The physical organization of the city will be supported by a framework of transportation
alternatives that balances access, mobility, safety, and emergency response throughout the city, while
working toward reducing vehicle miles traveled and dependence upon the private automobile.
Policy T-1.1 Land Use Patterns. The City will implement land use patterns, parking policies, and
demand management plans that support effective transit, an efficient roadway system, and
alternative transportation modes. Appropriate residential densities and non-residential land
uses should be within walking distance of transit stops, permitting public transit to become a
viable alternative to the automobile.
Polity T-1.2 Multi -Modal Streets. Street corridors will provide for safe, convenient, and efficient use of
all modes of travel, including motor vehicles, transit, bicycles, and pedestrians.
Policy T-1.3 Street Design Criteria. The City will continue developing street design criteria to support
vehicular movement, transit, ride -sharing and non -motorized modes of transportation, which
minimize conflicts between transportation modes, are compatible with surrounding land
uses, and meet the needs of the users.
Policy T-1.4 Adequate Facilities. The City will ensure the provision of adequate facilities for the
movement of goods and people while maintaining the integrity of existing streets and
minimizing travel -related impacts within residential neighborhoods. As growth occurs,
appropriate transportation investments should be made to support increased demands for
travel.
Liberty Farms is located adjacent to North Timberline Road, planned as a four lane arterial. The site design
includes provision for a two lane arterial connection to North Timberline Road that continues on to the
property on the north, as well as future connections to the north, east and south properties in support of
future development projects.
PRINCIPLE T-2: Mass transit will be an integral part of the City's overall transportation system.
Policy T-2.1 Transit System. The City's public transit system will be expanded in phases to provide
integrated, high -frequency, productivity -based transit service along major transportation
corridors, with feeder transit lines connecting all major district destinations, consistent with
adopted transit plans.
While this area is not currently served by the City's public transit system, future service is anticipated as the
Mountain Vista Subarea Plan is realized.
Principle T-7: The City will encourage the development of attractive and easy to navigate pedestrian facilities
to create an interesting pedestrian network.
Policy T-7.1 Pedestrian Facilities. The City will encourage the provision of pedestrian scale
improvements that fit the content of the area. The color, materials, and form of pedestrian
facilities and features should be appropriate to their surroundings, as well as the functional
unity of the pedestrian network, through means such as:
a. Developing attractive improvements which enhance the character and pedestrian scale of
the urban environment including streetscape design, vertical treatments, widened
sidewalks, and furnishings.
b. Incorporating special design features, public art, and site details that can enhance the
pedestrian scale of streets and become an urban amenity.
c. Encouraging outdoor cafes and activity areas that contribute to the character and human
scale of the sidewalk environment. Building design and details should support the
human scale of the street incorporating such elements as windows and other
openings, porches and recesses, awnings, and patios.
The Liberty Farms site is designed to encourage the senior residents to enjoy the out of doors experience.
Common courtyards are integrated with the majority of buildings — with the anticipation these areas will be
used for a variety of social activities. The majority of the existing healthy trees have been retained, with a
pedestrian walk way winding through this wooded area. The ten buildings are clustered into four quadrants,
Liberty Farms 4
Planning Objectives
Liberty Farms is a ±19.16 acre development project in a L-M-N — Low Density Mixed Use Neighborhood
District. The existing usage is residential and equestrian pasture. The purpose of this application is to gain
development approval for a long term care facility campus containing independent living facilities,
intermediate health care facilities, and nursing care facilities.
The campus will include ten two story buildings containing a total of approximately 350,000 square feet Floor
space. 25% of the Floor space will be allocated to 50 independent living dwelling units, with the balance of the
buildings used for intermediate health care and nursing care facilities. There will be staff on site to support
the long term care facility. Day shift is anticipated to be the largest shift, with an estimated 40 employees.
The goal of the project is to create a senior living environment that will meet the needs of an aging resident.
The project was planned with the following design objectives:
• Create a senior living environment in a campus setting
• Provide opportunity for campus wide services (e.g., dining, recreation, administration) in a centralized
location
• Create opportunities to encourage the residents to enjoy an outdoor experience
• Integrate existing mature trees into site plan
• Create several groupings of buildings with pedestrian connections
The proposed site plan achieves these objectives. The plan is divided into four quadrants. The primary
grouping of buildings is in the southwest quadrant, adjacent to the main access to the campus. This group of
buildings will likely contain a welcome center and a variety of campus wide services such as administration,
dining, and recreation. The one acre park is integrated with this centralized group of buildings, in a way that
encourages residents to enjoy the existing mature stand of trees. It is likely the more intensive nursing care
facilities will be located in the southwest quadrant, with the less intensive independent living and intermediate
health care facilities in the other quadrants.
Principles and Policies
Specific principles and policies of the Fort Collins City Plan that are addressed by Liberty Farms are as
follows:
PRINCIPLF LU-1: Growth within the City will promote a compact development pattern within a well-defined
boundary.
Polity LU-1.1 Compact Urban Form. The desired urban form will be achieved by directing future
development to mixed -use neighborhoods and districts while reducing the potential for
dispersed growth not conducive to pedestrian and transit use and cohesive community
development.
PRINCIPLE LU-3: The City Structure Plan will be used to provide a geographic depiction of how these
City P/an Princip/es and Policies are applied throughout the City.
Policy LU-3.1 General Area Designations. The City Structure Plan will identify where the various
designations apply within the Fort Collins growth management area as an indication of the
City's intent to maintain certain conditions within these areas or to promote certain types of
development.
Liberty Farms is located within the Mountain Vista subarea and is zoned LMN. The proposed long term care
facility usage is a permitted usage subject to review by the Planning and Zoning board.
Liberty Farms
Property Description
Liberty Farms includes three parcels, Tract 1, Tract 2, and Outlot A of the DIX Amended Plat, totaling
approximately 19.162 acres. Tract 1 address is 1000 North Timberline Road, Tract 2 address is at 1108
North Timberline Road. The property is located north of Vine Drive, with the Larimer and Weld Canal forming
the north border and Timberline Road the west border. The current usage is residential and equestrian
pasture. The site is zoned LMN.
Legal Description:
Tract One, Tract Two and Outlot A of the Dix Amended Plat, recorded March 19, 2002 as Reception No.
2002030339 of the Records of Larimer County, located in the Southeast Quarter of Section Five (5),
Township Seven North (T.7N.), Range Sixty-eight West (R.68W.) of the 6th P.M., City of Fort Collins, County
of Larimer, State of Colorado:
Said described parcel of land contains a total of 834,710 sq. ft or 19.162 acres, more or less and is subject to
any existing easements and rights of way of record or as now existing on said described parcel of land.
Liberty Farms
2
Project Directory
Developer and Applicant
OTN, LLC
Partners and/or officers:
Kevin Frazier
Owner
Kevin W. Frazier
2121 Midpoint Drive, Suite 302
Fort Collins, CO 80525
Site Planning and Project Lead
Vignette Studios, LLC
144 N Mason, Suite 2
Fort Collins, CO 80524
Contact: Don Tiller
(970)472-9125
(970) 494-0728 (fax)
Civil Engineer
DMW Civil Engineers, Inc.
1435 West 29th Street
Loveland, CO 80538
Contact: Jade Miller
(970) 461-2661
(970) 461-2665 (fax)
Survey/Plat
King Surveyors, Inc.
1200 West Ash Street Suite C
Windsor, CO 80550
Contact: Steve Lund
(970)686-5011
(970) 686-5821 (fax)
Traffic Consultant
Delich Associates
2272 Glenhaven Drive
Loveland, CO 80538
Contact: Matt Delich
(970)669-2061
(970) 669-5034 (fax)
Lighting Consultant
Illumination Planning
2408 Tamarac Drive
Fort Collins, CO 80521
Contact: Tom Rorabaugh
(970) 482-2277
(970) 482-4884 (fax)
Liberty Farms
Table of Contents
Tableof Contents............................................................................................................................................
i
ProjectDirectory .............................................................................................................................................1
PropertyDescription.......................................................................................................................................2
PlanningObjectives........................................................................................................................................3
Principlesand Policies.................................................................................................................................3
Landscape and Circulation Elements..........................................................................................................7
Ownership and Maintenance.......................................................................................................................7
EmploymentProjection...............................................................................................................................7
Planning Rationale and Assumptions...........................................................................................................7
LandUse Conflicts......................................................................................................................................7
ProposedStreet Names..................................................................................................................................8
Neighborhood Meeting Response...................................................................................................................8
Anticipated Development Schedule.................................................................................................................8
Response to Conceptual Review Comments...................................................................................................8
Liberty Farms
L16ert9 farms
Project Development Plan Supporting Documentation
August 8, 2007