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Home My WebLink AboutRIGDEN FARM, SPECTRUM RETIREMENT FACILITY - M.O.S. - 56-98Y - P&Z PACKET - MODIFICATION REQUESTParking Spaces as a Percentage of Living Units Spectrum Communities Living Units Parking Spaces % Ratio Comments Parkrose Retirement IL 98 60 61% 7251 Janus Drive Liverpool, NY 13088 Maple Heights Retirement IL 136 70 510/6 4600 Allen Park Road Allen Park, MI 48101 Butler Hill Retirement IL 115 70 61% 4474 Butler Hill Road St. Louis, MO 63128 Quincy Place IL 117 74 63% 7200 East Quincy Ave Denver, CO 80237 Facilities Owned by Others The Wexford IL 96 60 63% 1515 West 28th Street Loveland, CO 80538 Spectrum Retirement Communities - Request for Minor Modification City of Fort Collins September 27, 2004 Page 3 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 reasons listed above, we 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, there are 28 on -street parking spaces that surround the site that will 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. We appreciate your considered review and approval of this parking modification. If you have any questions or need additional information, please contact me. Sincerely, DAVIS P RTNERSHIP ARCHITECTS Lynn . Moore, FASLA Principal C: Spectrum Spectrum Retirement Communities - Request for Minor Modification City of Fort Collins September 27, 2004 Page 2 • 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 direct 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-1 Ipm and I ipm-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. The full staff seldom has reason to be on site at once. 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: • 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 locate 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 • The operator provides a van or mini -bus for the transportation use of the residents 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 September 27, 2004 Mr. Steve Olt City of Ft. Collins Current Planning 281 N. College Avenue Ft. Collins, Colorado 80521 Re: Request for a MODIFICATION FOR PARKING Spectrum Retirement at Rigden Farm Dear Steve: 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. 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 approximately 115 units contained in one 110,000+- gross square 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 single occupancy studios and one -bedroom units, and double occupancy 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 a small percentage of the total units will be double occupancy and that these double occupants are always related partners. 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 residence include: 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