HomeMy WebLinkAboutRIGDEN FARM, 13TH FILING - PDP - 56-98AM - P&Z PACKET - RECOMMENDATION/REPORTRigden Farm, 13th Filing (New Dawn Assisted Living), PDP, #56-98AM
December 7, 2006 P & Z Meeting
Page 8
D. Division 3.6, Transportation and Circulation
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 Meeting
Rigden Farm, 13th Filing (New Dawn Assisted Living) - 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). The LUG
requires that a neighborhood meeting be held for a Type 2 development
proposal. However, a City -facilitated neighborhood meeting was not held to
discuss this proposal because the Director has determined that the development
proposal would not have significant neighborhood impacts, per Section 2.2.2(B)
of the LUC.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Rigden Farm, 13th Filing (New Dawn Assisted Living), 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 Land Use Code.
3. The Project Development Plan complies with applicable district standards of
Section 4.5 of the Land Use Code, MMN Zoning District.
RECOMMENDATION:
Staff recommends approval of the Rigden Farm, 13th Filing (New Dawn Assisted
Living), Project Development Plan - #56-98AM.
Rigden Farm, 13th Filing (New Dawn Assisted Living), PDP, #56-98AM
December 7, 2006 P & Z Meeting
Page 7
shingles. The general architectural character, size and scale of these
buildings are residential in character.
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 main entrances for each of the
three buildings connect to a sidewalk that provides direct pedestrian
access to the public sidewalk along Kansas Drive. The public must,
however, pass through secured gates in a fence to access the buildings
because of the nature of the residents in the facility, being individuals with
all forms of dementia, including Alzheimer's disease.
The proposal satisfies the standards set forth in Section 3.5.3(B)(2)
Orientation to Build -to lines for Streetfront Buildings, with the exception set
forth in Section 3.5.3(13)(2)(d)l regarding an outdoor space such as a
plaza, courtyard, patio or garden between a building and the sidewalk.
The two buildings facing due north, to Limon Drive, and west, to
Iowa Drive, are set back 20' from the rights -of -way of those streets,
both being local streets. This exceeds the maximum of 15' as
required. However, there will be an outdoor courtyard/gathering
place, at the northwest corner of the development, for enjoyment by
the residents and guests of the facility. This space will include
sheltered seating in a gazebo and several picnic tables for dining
and conversation. Primary access to this space will be internal to
the site, within the perimeter fencing, and must be limited due to the
nature of the residents in the facility, being individuals with all forms
of dementia, including Alzheimer's disease. There will be two
controlled, limited access gates to this courtyard from the public
sidewalks along Limon and Iowa Drives.
The easterly building facing Limon Drive will meet the maximum 15'
setback requirement for at least 30% of the total length of the building
along the street, thus satisfying this standard. There will be a front entry
and roof extension (out 6' from the building facade) for 30' of the total of
80' along the front (street) side of the building. Again, however, the public
must pass through a secured gate in a fence along the street to access
the building because of the nature of the residents, being individuals with
all forms of dementia, including Alzheimer's disease.
Rigden Farm, 13th Filing (New Dawn Assisted Living), PDP, #56-98AM
December 7, 2006 P & Z Meeting
Page 6
rack will accommodate at least 2 bicycles, which satisfies the minimum
of 4 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 Kansas Drive to the,east, Iowa Drive
to the west, and Limon Drive to the north.
d. The proposal complies with Section 3.2.2(K)(1)(b) in that the project
will provide a total of 22 parking spaces on -site for the 48 beds and a 1
staff to 4 residents ratio on the major (day) shift. This satisfies the
maximum on -site parking allowance of 22 spaces for the proposed
long-term care facility.
e. The proposal complies with Section 3.2.2(K)(5)(d) in that it provides 2
handicapped parking spaces (of the total of 22 spaces on -site) with
accessible ramps directly in front of the buildings. A minimum of 1
handicapped space 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 the standards and
requirements as set forth in this section of the LUC. All three buildings will
1-story structures and have varying roof heights, with a maximum height
of 22.5' (excluding chimneys). The siding materials will be Portland
cement stucco and synthetic stone, and the roofing material will be asphalt
Rigden Farm, 13th Filing (New Dawn Assisted Living), PDP, #56-98AM
December 7, 2006 P & Z Meeting
Page 5
3. Section 4.5(E)(1)(c) Minimum Building Frontage.
The building frontage on the 3 streets surrounding this development
exceeds the required 40% of each block side or 50% of the block faces of
the total block.
4. Section 4.5(E)(1)(d) Building Height.
The buildings are proposed to be 1 story in height, thus satisfying the
maximum height limitation of 3 stories.
4. Article 3 of the LUC — General Development Standards
The PDP complies with all 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 buildings, 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 a 40' spacing in the parkways
along Iowa Drive, Kansas Drive, and Limon Drive.
c. The proposal complies with Section 3.2.1(E)(4)(b) in that the on -site
parking area will be screened from future residential development to
the south with shrub plantings that will block at least 75% of the vehicle
headlights along the parking area.
d. The proposal complies with Section 3.2.1(E)(5) in that it provides
approximately 6.6% interior landscaping in the parking area (containing
less than 100 parking spaces), 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
Rigden Farm, 13th Filing (New Dawn Assisted Living), PDP, #56-98AM
December 7, 2006 P & Z Meeting
Page 4
an outdoor courtyard/gathering place, at the northwest corner of the
development, for enjoyment by the residents and guests of the facility.
This space will include sheltered seating in a gazebo and several picnic
tables for dining and conversation. Access to this space will be internal to
the site, within the perimeter fencing, and must be limited due to the
nature of the residents in the facility, being individuals with all forms of
dementia, including Alzheimer's disease.
2. Section 4.5(D)(4) Secondary Uses.
The development plan contains a long-term care facility, which is
considered to be a secondary use in the MMN District. Being less than 10
acres in size, the development plan must demonstrate how it contributes
to the overall mix of land uses within the surrounding area without being
required to provide a mix of land uses within the development. The
proposed long-term care facility (assisted living) may provide extended
care for residents of the existing independent living facility directly to the
north. There is a mix of housing types in the immediate areas to the north,
east, and south of this proposed development (in Rigden Farm and
Sidehill), which could provide a close -by, readily accessible facility for
elder care needs of those residents and families. To the south and west of
this proposed development are vacant properties that will ultimately build
out as a mix of commercial and residential uses. Directly west of this site
are about 7 acres of undeveloped land zoned NC - Neighborhood
Commercial that will develop into office, retail, and residential uses. One
block to the west, on the west side of Illinois Drive, is the existing Shops at
Rigden Farm center that is anchored by the King Soopers Supermarket.
The PDP meets the applicable Development Standards, more specifically:
1. Section 4.5(E)(1)(a) Block Structure.
The proposal complies with this section because the 2.50 acre site is
bounded by streets on three sides and a storm water detention pond on
one side.
2. Section 4.5(E)(1)(b) Block Size.
The proposal complies with this section because the block is 2.50 acres in
size, less than the maximum size limitation of 7 acres.
Rigden Farm, 13th Filing (New Dawn Assisted Living), PDP, #56-98AM
December 7, 2006 P & Z Meeting
Page 3
COMMENTS:
Background
The surrounding zoning and land uses -are as follows:
N: NC, MMN; existing residential (Rigden Farm Senior Living)
E: MMN; existing school (Pioneer); vacant, undeveloped ground
S: 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.
A rezoning and Structure Plan amendment was approved by City Council on
October 17, 2006, to change the zoning on the property from NC - Neighborhood
Commercial to MMN - Medium Density Mixed -Use Neighborhood; and, revise the
Structure Plan map to show the property as being in Medium Density Mixed -Use
Neighborhoods area instead of the Neighborhood Commercial Center District.
2. The Project
The proposed Rigden Farm, 13th Filing (New Dawn Assisted Living), a long-term
care (assisted living) facility, will consist of three 9,538 square foot buildings
(each containing 16 private rooms) on 2.5 acres. The facility will provide care for
all forms of dementia, including Alzheimer's disease. These will be 1-story
buildings, a maximum of 22.5' in height (excluding chimneys). The property is
located at the southeast corner of Limon Drive and Iowa Drive. Kansas Drive will
form the east property line and a single point of vehicular access to the site will
be from this street. A total of 22 parking spaces will be provided on the site.
3. Division 4.5 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.
The PDP meets the applicable Land Use Standards, more specifically:
1. Section 4.5(D)(3) Access to a park, central feature or gathering place.
The development plan is for a long-term care facility, which is not
considered to be a residential project. However, the project does contain
Rigden Farm, 13th Filing (New Dawn Assisted Living), PDP, #56-98AM
December 7, 2006 P & Z Meeting
Page 2
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; and,
standards located in Division 4.5 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 independent living facility (Rigden Farm Senior
Living) directly to the north, across Limon Drive. 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.
ITEM NO. 8
MEETING DATE12/08/06
fJ= STAFF Steve Olt
&60�1
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Rigden Farm, 13th Filing (New Dawn Assisted Living), Project
Development Plan - #56-98AM
APPLICANT: R&R Engineers -Surveyors, Inc.
c/o David Meyer
710 West Colfax Avenue
Denver, CO. 80204
OWNER: Rigden Farm, LLC
1027 West Horsetooth Road, #200
Fort Collins, CO. 80526
PROJECT DESCRIPTION:
This is a request for a long-term care (assisted living) facility on 2.5 acres. The facility
will provide care for all forms of dementia, including Alzheimer's disease. There will be a
total of approximately 29,000 square feet of floor area in three 1-story buildings (9,538
square feet each wit 16 private rooms). The maximum height of the buildings will be
22.5' (excluding chimneys). A total of 22 parking spaces will be provided on the site.
The property is located at the southeast corner of Limon Drive and Iowa Drive. Kansas
Drive will form the east property line and a single point of vehicular access to the site
will be from this street. 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;
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT