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HomeMy WebLinkAboutRIGDEN FARM, TENTH FILING - PDP - 56-98AB - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESStatement of Planning Objectives Rigden Farm Tract R Spectrum Retirement Communities In addition to the open space previously described on the site, the development is within easy walking distance of the regional open space. Description of conflicts between land uses or disturbance to wetland, natural habitats or features or wildlife are avoided or mitigated. Tract R is a portion of the larger Rigden Farm development which has historically been an agricultural use. Therefore, there are no wetlands, natural habitats, features or wildlife affected by the proposed development. Resolution of Conflicts raised at the neighborhood meeting The primary concern raised at the neighborhood meeting was related to the length of the main building's northern fagade and roofline along Drake Road. In response to that concern the design of that elevation has been revised to provide in numerous setbacks and projections along the length of the building. Internally units have been staggered along the hallway to modulate the faqade. Accordingly, overhangs and gable end features have been incorporated to reduce the apparent length of the roof. This design philosophy is utilized on the building other facades to create a consistent and visually interesting building. Name of the project Spectrum Retirement at Rigden Farm Spectrum Retirement Communities, LLC 200 Spruce St. Suite 200 Denver, CO 80230 1 Statement of Planning Objectives Rigden Farm Tract R Spectrum Retirement Communities plant materials selected for their aesthetic characteristics as well as their appropriateness to the climate. The southeast open space is located on the corner of Kansas Drive and Limon Drive. The area is framed by two cottages. A hardscape path with seating areas is enhanced by annual and perennial plantings with shade trees. The property frontage along Drake Road is landscaped to provide an attractive environment along the street for residents and neighbors. A seating area located between the main facility and the triplex unit enhances the streetscape. Along Limon Drive the landscape buffer along the parking area is enhanced with benches intended for pedestrians and residents. Streetscape improvements along both Kansas Drive and Iowa Drive provide attractive sidewalk areas. Additional planting areas along the property line buffer parking areas and create privacy for residents. The cottages along Kansas are landscaped to enhance the residential character of the block. Vehicle entrances to the site are designed with attractive plantings to greet visitors while complying with sight distance requirements for safe traffic movement. Statement of Proposed Ownership and maintenance of public and private open space areas Spectrum Retirement Communities, LLC is the sole owner of the proposed facility. Spectrum will own and operate the facility and be responsible for the maintenance for the site open space. The 116 units in the main facility are comprised of three unit types, studio, one bedroom and two bedroom units. The cottages are two bedroom units with an attached single car garage for each unit. Estimate of the number of employees The facility will operate with three shifts a day. The development creates full-time jobs for between 30 and 40 people. These employees will be divided among the shifts with the largest concentration of employees on the day shift, between 7 a.m. and 3 p.m. Description of rationale behind the assumptions and choices made by the applicant Spectrum Retirement's facility complies with the neighborhood's design intent by providing high density housing in close proximity to commercial properties, transit stops and community open space. The development is immediately east of two commercial properties and north of a linear park that is part of Rigden Farm's open space network. The site plan conforms to the neighborhood's proposed pattern of development by locating the larger, main facility on the west end of the site closer to the commercial parcels and the smaller cottage units to the east adjacent to the Park Homes development across Kansas Drive. Spectrum Retirement's proposed development is high density. As proposed the project supports 29 dwelling units per acre on 4.22 acres. All units in the development are rental units. The main building is designed with units facing three streets. Primary vehicular access to the site is from Limon Drive. The main entrance is set back from the street to accommodate parking and a drop- off area. South of the entrance, portions of the building face Limon and Iowa Drives at the setback. The balance of the main building faces Drake Road and is setback 30' from the property line. The cottages are laid out so that they have frontage on Kansas or Limon. Only one duplex fronts on the internal private drive. 2 a Statement of Planning Objectives - Rigden Farm Tract R Spectrum Retirement Communities February 1, 2005 Re: Spectrum Retirement at Rigden Farm Statement of Planning Objectives Architect's Project No. 05602.00 Spectrum Retirement Communities proposes to develop a congregate care facility on a 4.22-acre site, identified as Tract R, located within the Rigden Farm planned development. Tract R is bounded by Drake Road to the north, Limon Drive to the south, Iowa Drive to the west and Kansas Drive to the east. The property is divided into two zone classifications, NC and MMN and this use is allowed within these districts. Project Description: The concept of a congregate care property is a development specifically designed for the needs of senior citizens. A wide spectrum of accessible, cost-effective services is provided to residents that live in their own private studio or apartment. The average Spectrum resident is approximately 82 years old. The facility generates revenue monthly from private pay rental charges. The development consists of two facility -types, a three-story fully sprinkled building and a series of freestanding cottage units. There are 116 units contained in one 109,500 gross square feet, three- story building. The cottages, at approximately 1175 square feet per unit + 373 square feet per garage, consist of 3 duplexes and one triplex. Each unit has a private outdoor space. Residents of both the apartments and the cottages have access to all site amenities. City Plan Principles and Policies Achieved by Proposed Plan Tract R is part of the Rigden Farm Planned Development. The site is in two zone districts. The west side of the property is zoned Neighborhood Commercial District (N-C) and the east side is zoned Medium Density Mixed -use Neighborhood District (M-M-N). These districts are intended to function together as transitions and links to the larger surrounding low density residential neighborhoods. The development complies with the intent of the zone districts by providing concentrated. residential development on a parcel designated as a transition space between commercial parcels to the west and lower density residential parcels to the east. Open space incorporated into the site plan is distributed around the site to provide a pleasing environment for residents while enhancing the character of the neighborhood. Seating areas are planned along the perimeter of the site to provide attractive respites for residents and neighbors alike. The residential character of the development is enhanced by the extensive landscape. Description of Proposed Open Space The main facility is three stories and is generally located on the west side of the site with residential units oriented toward the streets or on -site open spaces. There are two primary open spaces on the property. One is located on the northwest corner adjacent to the facility's community dining room and the other on the southeast corner of the property adjacent to the cottages. The northwest open space, the primary garden area for residents, is buffered from traffic along Drake Road by a landscaped berm intended to create a sense of privacy and protection for the residents. The space includes a large patio area for outdoor dining, gardening activities and casual or formal gatherings. The patio is enhanced with seating walls, attractive paving and a variety of Davis Partnership P.C., Architects I Denver Office: 2301 Blake Street Suite 100 Denver Colorado 80205-2108 303.861.8555 Fax 303.861.3027 Vail Office: 0225 Main Street Unit C101 Edwards Colorado 81632 970.926.8960 Fax 970.926-8961