The URL can be used to link to this page

Home My WebLink AboutRIGDEN FARM, SPECTRUM RETIREMENT FACILITY - M.O.S. - 56-98Y - P&Z PACKET - RECOMMENDATION/REPORTModification — Rigden Farm, Spectrum Retirement — Filing #13-82CS October 21, 2004 P & Z Meeting Page 10 building, the potential for a conversion from independent living units for seniors to conventional multi -family residential is physically and economically impractical. The requested reduced parking for this facility, based on the nature of the residents and comparable operations in existing facilities, is determined to be sufficient and would not create a parking spillover into the surrounding neighborhoods. The applicant's proposed parking scheme would result in a development plan at least equal to a development plan that complies with the parking standard. D. This request is only for a modification of a specific standard in Subsection 3.2.2(K)(1)(a) the LUC. The applicant has not yet submitted a Project Development Plan (PDP) proposal for review by the City. A PDP must be submitted, reviewed, and approved prior to the applicant being able to receive building permits and construct the project. 6. RECOMMENDATION: Staff recommends approval of the Modification of the Standard in Subsection 3.2.2(K)(1)(a) of the Land Use Code for the Rigden Farm, Spectrum Retirement Facility - #56-98Y. Modification — Rigden Farm, Spectrum Retirement — Filing #13-82CS October 21, 2004 P & Z Meeting Page 9 This proposed development plan is for a senior independent 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 two-family or 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 - 40 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 - 20 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 (totaling about 30,000 square feet of floor area) in the 3-story, 115 dwelling unit building, which would make potential conversion from independent living units to conventional multi -family residential physically and economically impractical. 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. This would result in an equal to or better than site design than a plan that complies with the parking standard. The requested reduced parking for this facility, based on the nature of the residents and comparable operations in existing facilities, is determined to be sufficient. 5. FINDINGS OF FACT/CONCLUSION: A. The requested Modification of the Standard in Subsection 3.2.2(K)(1)(a) of the Land Use Code for the Rigden Farm, Spectrum Retirement Facility is subject to review by the Planning and Zoning Board. B. Granting the requested modification would not be detrimental to the public good. C. 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. - This development proposal is for a senior independent 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 two-family or multi -family resident. The majority of the residents will not own private cars and they will all have alternate transportation available for use. Based on the nature of the common areas (totaling about 30,000 square feet of floor area) in the 3-story, 115 dwelling unit Modification — Rigden Farm, Spectrum Retirement —Filing #13-82CS October 21, 2004 P & Z Meeting Page 8 The following parking ratios (spaces / dwelling unit) would be provided if the modification of standard to the minimum parking requirements is granted: ■ 115 Retirement Residences: 70 on -site spaces = 0.61 space per dwelling unit. ■ 115 Retirement Residences: 85 on -site / on -street spaces = 0.74 space per dwelling unit. ■ 14 Cottage Units: 14 on -site (garage) spaces = 1.0 space per dwelling unit. ■ 14 Cottage Units: 27 on -site / on -street spaces = 1.93 spaces per dwelling unit. This exceeds the minimum 1.75 spaces required for 2- bedroom units, which all the cottages will be. ■ 129 Total Units: 84 on -site spaces = 0.65 space per dwelling unit. ■ 129 Total Units: 112 on -site / on -street spaces = 0.87 space per dwelling unit. These ratios are equal to or higher (in most cases) than ratios for other existing, operating "independent living" facilities as represented in the list provided by the applicant, below. Spectrum Communities Parkrose Retirement IL 7251 Janus Drive Liverpool, NY 13088 Maple Heights Retirement IL 4600 Allen Park Road Allen Park, MI 48101 Butler Hill Retirement IL 4474 Butler Hill Road St. Louis, MO 63128 Quincy Place IL 7200 East Quincy Ave Denver, CO 80237 Facilities Owned by Others The Wexford IL 1515 West 28t' Street Loveland, CO 80538 Living Units Parking Spaces % Ratio 98 60 61% 136 70 51% 115 70 61% 117 74 63% 96 60 63% Modification — Rigden Farm, Spectrum Retirement — Filing #13-82CS October 21, 2004 P & Z Meeting Page 7 there is estimated to be 28 on -street parking spaces that surround the site to supplement the on -site parking provided. This will allow sufficient parking for residents, employees and facility visitors. 5- 10 bicycle parking spaces will also be provided near the main building to encourage staff and visitors to utilize alternate transportation means. This plan as submitted will not diverge from the standards of the Land Use Code except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. 4. STAFF'S ANALYSIS OF MODIFICATION REQUEST Subsection 3.2.2(K)(1)(a) of the LUC sets forth the requirement for the minimum number of parking spaces to be provided for two-family and multi -family residential dwelling units, which is based on the number of bedrooms per each dwelling unit. Per Subsection 3.2.2(K)(1)(b), on -street parking on the three internal public streets adjacent to the development site (Limon, Iowa, and Kansas Drives) may be counted toward the parking requirement. In reviewing the proposed alternative plan for purposes of determining whether it accomplishes the purposes of this section as required, Staff has determined that: * Granting the requested modification would not be detrimental to the public good and would not impair the intent and purposes of the LUC. * 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 Applicant's Conceptual Site Plan proposes a total of 112 on -site and on - street parking spaces (70 surface spaces with the 3-story building, 14 garage spaces in the cottage units, and 28 on -street spaces on Limon, Iowa, and Kansas Drives) for 129 dwelling units. This represents, overall, 0.87 parking spaces per dwelling unit. Based on the dwelling unit / bedroom count information provided with the request for modification, the Spectrum Retirement Facility would need to provide 202 parking spaces for the total number of 129 dwelling units and bedrooms associated with these units. The proposal is for 98 studio & 1-bedroom units (needing 147 parking spaces) and 17 2-bedroom units (needing 30 parking spaces) in the 3-story building and 14 2-bedroom units (needing 25 parking spaces) in the cottages. The proposed plan would provide for 55% of the minimum number of parking spaces required by the LUC. Modification — Rigden Farm, Spectrum Retirement — Filing #13-82CS October 21, 2004 P & Z Meeting Page 6 • The majority of residents do not own private cars • The type of resident has alternate transportation available for use • Employees work across three shifts • The facility has limited deliveries A study conducted by the American Seniors Housing Association shows that congregate care facilities typically provide an average of 0.56 parking spaces per unit and this is consistent with the facilities that are managed by Spectrum (matrix attached). This includes on -site, disabled, reserved and ancillary parking spaces. This comparatively low parking requirement for congregate care residences is generally attributable to the following factors: • Residents typically do not drive • Employees are usually full-time staff and are typically scheduled to arrive and depart during non -peak driving hours • Visitors typically arrive and depart at all hours during the day • Service vendors are usually contracted and scheduled to arrive and depart during non -peak driving hours • Congregate care residences are frequently located in close proximity to major arterial roadways serviced by public transportation • The facility typically operates a van or mini -bus, which is used to provide resident transportation on a scheduled basis Traffic generated by these types of development is extremely low. Only a small percentage of the residents own or drive cars and a shuttle service is provided by the facility. This amenity allows residents access to shopping and health care while limiting the number of vehicle trips generated by the development. Shuttle service, operated by the facility, reduces the need for residents to own and maintain private cars. Trips to groceries, pharmacies, health care providers and worship services follow a standardized schedule. Additionally the shuttle is available on an on -demand basis for trips to other locations. Because the facility operates around the clock deliveries can be scheduled throughout the day. This reduces the need for a large service parking and loading dock area. As this project moves towards site development review and approval, a Traffic Impact Study will be prepared. Similar senior living facilities within the Colorado Front Range and elsewhere in the west have similar parking ratios to that requested for this modification. For the purposed of reference, attached is a matrix of similar facilities that shows the number of living units and parking spaces provided. These percentages demonstrate that lower parking ratios are standard for this type of senior oriented housing. Considering the justifications listed above, we respectfully request that the City of Fort Collins allow a modification from the typical parking requirements for multiple family residences as stated in the Land Development Code, Article 3, General Development Standards, 3.2.2.K. We propose to provide 0.56 spaces per unit in the main facility and one garage space per cottage unit. In addition, Modification — Rigden Farm, Spectrum Retirement — Filing #13-82CS October 21, 2004 P & Z Meeting Page 5 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 u nits. T here a re a pproximately 115 u nits c ontained i n o ne 1 10,000+/- gross s quare foot, three-story building. The cottages, at approximately 900 square feet each, have outdoor yards and garages. Residents of both the apartments and the cottages have access to all site amenities. Facility Operations: Typical congregate care facilities have a mix of unit types including studios, one -bedroom, and two - bedroom units. The proposed facility will have a mix of 98 studio/one-bedroom units (85%) and 17 two -bedroom units (15%). Industry standards indicate that 10% of the total units will be double occupancy with those double occupants being related parties. Consequently, none of the double occupancy units will have an additional car. Common areas, in the style of a grand residence, provide commercial amenities and gathering spaces. Units range from 400 square feet to 900 square feet. These facilities generally operate at or near capacity. Services provided to residences include: • Social and recreational activities • Meals, including snacks and special diets • Transportation • Housekeeping • Laundry • On -call physician/nurse • Emergency call systems • Exercise/wellness programs The property will generate approximately 30-40 employees, with additional opportunities for home health agencies and other contract service providers. The facility operates on a 24-hour basis. Jobs are spread across three shifts, 7am-3pm, 3pm-llpm and llpm-lam. Based on this type of scheduling employee generated trips have minimal impact on local traffic and site parking. Approximately half of the 30-40 employees are in the facility during the day shift from 7am-3pm. The remainder is split between the other two shifts. Justification: The justification for a lower parking ratio is that the transportation needs of a senior resident are significantly lower that those required for a typical multi -family resident. Specifically: Modification — Rigden Farm, Spectrum Retirement —Filing #13-82CS October 21, 2004 P & Z Meeting Page 4 fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) 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, or (4) 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." The applicant has proposed that the modification of the standard would not be detrimental to the public good and that it meets the requirements of Section 2.8.2(H)(4) of the LUC. 3. APPLICANT'S REQUEST (in Times New Roman text) Spectrum Retirement Communities proposes to develop a congregate care facility on a 4.27-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. There is currently no zone district in the City of Fort Collins that identifies congregate care or other senior living facilities as a defined use. We understand that while City planning staff are in the process of creating a zoning regulation that recognizes and supports this use, at this time congregate care is categorized as multi -family. The parking requirements for multi -family are based on the general population and are much higher than what is needed to support congregate care. Consequently this application is a request for a minor modification to the parking requirement as stated in 3.2.2.K of the Land Development Code. Modification — Rigden Farm, Spectrum Retirement — Filing #13-82CS October 21, 2004 P & Z Meeting Page 3 * Spaces that are located in detached residential garages (but not including parking structures) may be credited toward the minimum requirements contained herein only if such spaces are made available to dwelling unit occupants at no additional rental or purchase cost beyond the dwelling unit rental rate or purchase price)." Furthermore, Subsection 3.2.2(K)(1)(b) states: "Multi -family, Attached or Two -Family Projects Developed with Internal Streets: Parking on an internal street fronting on a lot or tract containing multi -family, attached or two-family dwellings (except for mixed -use dwellings and single-family detached dwellings) may be counted to meet the parking requirements for the development." Based on the information provided with the request for modification, the Spectrum Retirement Facility would need to provide 202 parking spaces for the total number of 129 dwelling units and bedrooms associated with these units. The proposal is for 98 studio & 1- bedroom units (147 parking spaces) and 17 2-bedroom units (30 parking spaces) in the 3- story building and 14 2-bedroom units (25 parking spaces) in the cottages. The Conceptual Site Plan shows a total of 112 parking spaces (70 surface spaces with the 3-story building, 14 garage spaces in the cottage units, and 28 on -street spaces on Limon, Iowa, and Kansas Drives) for the proposed development. The plan would provide for 55% of the minimum number of parking spaces required by the LUC. As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the Planning and Zoning Board may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested, or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the Modification — Rigden Farm, Spectrum Retirement — Filing #13-82CS October 21, 2004 P & Z Meeting Page 2 COMMENTS 1. BACKGROUND The surrounding zoning and land uses are as follows: N: T, MMN; existing commercial and approved mixed -use development (Cargill, Inc. and Sidehill) E: MMN; vacant, undeveloped ground (Rigden Farm) S: NC, MMN; vacant, undeveloped ground (Rigden Farm) W: NC; vacant, undeveloped ground (Rigden Farm) The property was annexed into the City in November, 1997 as part of the Timberline Annexation. The p roperty i s i ncluded o n t he o riginal R igden F arm O verall D evelopment P Ian (ODP) that was approved by the Planning and Zoning Board in April, 1999. It is located in Parcel A that is designated as Neighborhood Commercial (uses permitted in the NC zoning district) and Parcel C that is designated as Medium Density Mixed -Use (multi -family dwelling units) and. There was a major amendment to the Rigden Farm ODP approved in October, 2002 that changed the permitted uses in Parcel A and the minimum / maximum number of dwelling units and density in Parcel C. 2. MODIFICATION REQUEST — PERTINENT CODE SECTIONS This request is for modification to a standard in Section 3.2.2(K)(1)(a) of the LUC, being a subsection of Section 3.2.2(K)(1) - Residential and Institutional Parking Requirements. Section 3.2.2(K)(1) states: "Residential and institutional uses shall provide a minimum number of parking spaces as defined by the standards below." Furthermore, Subsection 3.2.2(K)(1)(a) states: "Attached Dwellings: For each two-family and multi -family dwelling there shall be parking spaces provided as indicated by the following table: F----- Number of Bedrooms/Dwelling Unit Parking Spaces Per Dwelling Unit* One or less 1.5 ITEM NO. % MEETING DATE 10/21/04 STAFF Steve Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Modification of Standard in Subsection 3.2.2(K)(1)(a) of the Land Use Code for Rigden Farm, Spectrum Retirement Facility - #56-98Y APPLICANT: Davis Partnership Architects c/o Lynn Moore 2301 Blake Street, Suite #100 Denver, CO. 80205 OWNER: Spectrum Retirement Communities, LLC 200 Spruce Street, Suite 200 Denver, CO. 80230 PROJECT DESCRIPTION: This is a request for a modification of a standard set forth in Section 3.2.2(K)(1) - Residential and Institutional Parking Requirements of the Land Use Code (LUC), more specifically Subsection 3.2.2(K)(1)(a) - Attached Dwellings, for a proposed senior independent living, congregate care facility. The property is located in the Rigden Farm mixed -use development and is on the south side of East Drake Road between Iowa Drive (to the west), Limon Drive (to the south), and Kansas Drive (to the east). It is in the NC — Neighborhood Commercial and MMN - Medium Density Mixed -Use Neighborhood Zoning Districts. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The applicant has submitted an application with a request for a modification of a standard as set forth in Section 3.2.2(K)(1) - Residential and Institutional Parking Requirements, Subsection 3.2.2(K)(1)(a) - Attached Dwellings of the LUC for a proposed senior independent living, congregate care facility. This subsection sets forth the minimum off- street parking requirements for two-family and multi -family dwellings. This application for a modification of the standard requests that the Planning and Zoning Board determine if the modification request meets the intent of the LUC. This request is only for a modification of the specific standard in Subsection 3.2.2(K)(1)(a) of the LUC. The applicant has not yet submitted a Project Development Plan (PDP) proposal for a Planning and Zoning Board (Type II) review by the City. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT