HomeMy WebLinkAboutBROOKDALE SENIOR LIVING - MJA - MJA120003 - REPORTS - RECOMMENDATION/REPORTBrookdale Senior Living Wor Amendment Auqust 16 2012 Planning & Zoning Hearing
the existing Harmony Market center that is anchored by the Sam's Club and
Kohl's.
D. Section 4.6(E)(1)(d) - Building Height.
The expansion is proposed to seamlessly integrate with the existing Sterling
House and Clare Bridge facilities and will be 1 story in height, thus satisfying the
maximum height limitation of 3 stories. The project will be a maximum of 26 feet
tall at the ridgeline.
FINDINGS OF FACT:
The request to replat the two properties located at 1002 and 1008 Rule Drive into one
property complies with applicable standards contained in Article 3 of the Land Use
Code.
The Major Amendment complies with applicable General Development Standards
contained in Article 3 of the Land Use Code.
The Major Amendment complies with applicable District standards contained in Article 4
of the Land Use Code.
RECOMMENDATION:
Staff recommends approval of the Brookdale Senior Living Expansion, Major
Amendment- #MJA120003.
ATTACHMENTS:
1. Combined Vicinity, Aerial and Zoning Map
2. Site Plan
3. Landscape Plan
4. Tree Mitigation Plan
5. Elevations
6. Renderings
7. Sterling House P.U.D. — Existing Approved Plan
8. Wovenheart's Memory Care P.D.P. — Existing Approved Plan
9. Proposed Plat — Brookdale Senior Living
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Brookdale Senior Living Expansion, Major Amendment August 16, 2012 Planning & Zoning Hearing
(3) Intermediate health care facility shall mean a health -related institution
planned, organized, operated and maintained to provide facilities and
services which are supportive, restorative or preventive in nature, with
related social care, to individuals who because of a physical or mental
condition, or both, require care in an institutional environment but who do
not have an illness, injury or disability for which regular medical care and
twenty -four-hour per day nursing services are required.
(4) Independent living facility shall mean a single-family, two-family and/or
multi -family dwelling which is located within a development that contains
one (1) or more of the facilities described in (1) through (3) above, wherein
the residents of such dwellings have access to the common amenities and
services available to residents of the facilities described in (1) through (3)
above and wherein independent living facilities occupy no more than
twenty-five (25) percent of the total gross floor area of a long-term care
development."
Long-term care facilities are permitted in the M-M-N District subject to a Planning
and Zoning Board (Type 2) review.
B. Section 4.6(D)(3) - Access to a park, central feature or gathering place.
As previously mentioned, long-term care facilities are not considered a standard
residential use under the LUC, thus this Major Amendment is not subject to the
residential standards of the M-M-N District. However, the project does contain an
outdoor courtyard/active recreational area, at the north end of the development,
for enjoyment by the residents and guests of the facility. This space will include
sheltered seating in a gazebo. Access to this space will be internal to the site,
within perimeter fencing, and must be limited due to the nature of the residents in
the facility, being individuals needing intermediate memory care.
C. Section 4.6(D)(4) - Secondary Uses.
Long-term care facilities are considered to be a secondary use in the M-M-N
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. There is a mix of land uses in the immediate areas to the north and
west of this proposed expansion, such as the Evangelical Covenant Church to
the north and the Miramont Lifestyle Fitness to the west. Additionally there are
residential neighborhoods to the southeast, which could provide a close -by,
readily accessible facility for elder care needs of those residents and families.
Directly northeast of this site there is Friendship Hospital for Animals, a
veterinary clinic. Approximately block to the northwest, across Oakridge Drive, is
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Brookdale Senior Living Expansion Major Amendment August 16, 2012 Planning & Zoning Hearing
deliveries and visitors. Due to the nature of the proposed expansion, the City's
Traffic Engineer noted that this project does not generate a traffic volume to
warrant a study.
4. Article 4 - Districts
This Major Amendment request for expansion of existing assisted living facilities
located at 1002 and 1008 Rule Drive is located in the Medium Density Mixed Use
District. The purpose of the MMN - District is:
"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. "
A. Section 4.6(B) — Permitted Uses.
The existing and proposed use, long-term care facility, is considered an
Institutional/Civic/Public Use under the Land Use Code, as opposed to a
residential use. Article 5 of the Land Use Code defines long-term care facilities
as any of the following:
" ...(2) Nursing care facility shall mean a health institution planned,
organized, operated and, maintained to provide facilities and health
services with related social care to inpatients who require regular medical
care and twenty -four-hour per day nursing services for illness, injury or
disability. Each patient shall be under the care of a physician licensed to
practice medicine in the State of Colorado. The nursing services shall be
organized and maintained to provide twenty -four-hour per day nursing
services under the direction of a registered professional nurse employed
full time.
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Brookdale Senior Living Expansion Major Amendment August 16, 2012 Planning & Zoning Hearing
Section 3.5.1- Building and Project Compatibility.
The proposal ensures that the physical and operational characteristics of the
proposed project are compatible when considered within the context of the
surrounding area. In terms of architectural compatibility, all three facilities are
essentially 1-story structures with somewhat varying roof heights, for a maximum
height of approximately 26 feet (excluding chimneys). In order to match the
existing buildings and seamlessly integrate the proposed structure into the
existing structure, the proposed materials for the addition are comprised of vinyl
siding and stone and masonry veneer. A similar color palate assists in effectively
incorporating the additions into the existing structures. The general architectural
character, size and scale of these buildings are currently compatible, and will
continue to be compatible, with the context of the area.
J. Section 3.5.3(B)(1)- Orientation to a Connecting Walkway.
The main entrances for each of the three (connected) buildings connect to a 5
foot sidewalk that provides direct pedestrian access to the public sidewalk along
Rule Drive and South Lemay Avenue.
K. Section 3.5.3(B)(2)- Orientation to Build -to lines for Streetfront Buildings.
The existing stormwater detention area located in the northeast corner of the site
precludes the new addition from meeting the build -to line standard. This
exception is permitted in Section 3.5.3(B)(2)(d) regarding an existing drainage
area.
L. Section3.5.3 (D) — Character and Image.
The addition appropriately incorporates the additions with the existing structures,
drawing from previous materials used in the existing structures. The project
utilizes masonry and stone veneer as well as integrates projections and
recesses, meeting the standard. Moreover, the project deploys masonry at the
base of the structure and roof overhangs, creating a distinct base, middle and top
for the project.
M. Section 3.6.4- Transportation Level of Service Requirements.
The requirement for a Transportation Impact Study to be submitted to the City for
review was waived by the City's Traffic Engineer. The typical hours of
transportation impact for long-term care facilities do not coincide with normal
daily rush hours and the traffic generated is primarily comprised of staff,
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Brookdale Senior Living Expansion, Major Amendment August 16, 2012 Planning & Zoning Hearing
C. Section 3.2.1(F) - Tree Protection and Replacement.
This site contains a high number of existing trees. The City Forester conducted
an inventory of the existing 127 existing trees on site and determined a mitigation
schedule. Of this existing tree total, 40 trees will not be impacted by construction
and will remain in place. Additionally, 44 existing trees located near construction
areas will be protected with fencing and will remain in place. 14 trees will be
transplanted and remain onsite and 29 are to be removed. For mitigation, 38
new, upsized trees will be planted. The proposed site will have 136 trees total.
The mitigation scheduled has been reviewed and approved by the City Forester.
D. Section 3.2.2— Access Circulation and Parking.
The three access points off of Rule Drive were previously established and will
remain. The Major Amendment does not significantly alter the traffic flow.
E. Section 3.2.2(C)(4) - Bicycle Facilities.
The project provides adequate bicycle parking located on -site. The bike rack will
accommodate at least 5 bicycles, which satisfies the minimum of 4 spaces
required.
F. Section 3.2.2(C)(5)- Walkways.
The Major Amendment complies with this Section of the Land Use Code that it
provides direct, safe, and continuous walkway connections in and around the
site.
G. Section 3.2.2(K)(2) — Parking Lots — Maximum Number of Spaces.
The Land Use Code allows a maximum of .33 parking spaces per bed plus 1
space per 2 employees on a major shift. With this Major Amendment, the
facilities are proposing a total of 129 beds on site and 44 employees total on a
major shift, for a maximum of 64 parking spaces permitted. Currently, the Sterling
House and Clare Bridge share a total of 44 existing parking spaces. The number
of spaces provided is 63, thus complying with 64 parking spaces maximum
requirement.
H. Section 3.2.2(K)(5) — Handicap Parking.
The proposal complies with Section 3.2.2(K)(5) by providing 5 handicapped
parking spaces, including 1 van -accessible space. A minimum of 3 handicapped
spaces are required by the LUC.
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Brookdale Senior Living Expansion, Maior Amendment August 16 2012 Planning & Zoning Hearing
previous code but whose Major Amendments are now subject to the Land Use
Code, Section 2.2.10(B) — Major Amendments - applies:
"Major amendments to approved development plans or site specific development
plans approved under the laws of the city for the development of land prior to the
adoption of this Land Use Code shall be processed as required for the land use
or uses proposed for the amendment as set forth in Article 4 (i.e., Type 1 review'
or Type 2 review) for the zone district in which the land is located, and, to the
maximum extent feasible, shall comply with the applicable standards contained in
Articles 3 and 4. "
The M-M-N District standards call out long-term care facilities as a Type 2 use
and Article 3 and 4 standards apply to this project to the maximum extent
feasible.
3. Compliance with Article 3 - General Development Standards:
A. Section 3.2.1(D) — Tree Planting Standards.
The previous development plans provided street trees along Rule Drive and
South Lemay Avenue. The Major Amendment will not remove any street trees.
Additionally, the proposal provides "full tree stocking" within 50' of the building,
providing a total of 136 trees on site. No more than 20 of one tree species is
proposed, meeting the 15% minimum species diversity requirement.
B. Section 3.2.1(E) — Landscape Standards.
The proposal provides dense screening between the proposed Clare Bridge
Crossing addition and the existing church parking lot to the north by providing a
combination of deciduous and evergreen shrub plantings as well as evergreen
trees along the property perimeter. This combination plant material will provide
year-round screening and assist in buffering uses and blocking vehicle headlights
from adjacent church parking area onto the site.
In terms of parking lot landscaping, the parking area is primarily configured
internally to the site, and the existing Clare Bridge facility screens the parking lot
from South Lemay Avenue. Generous landscaping is provided in and around the
parking areas, exceeding the standards outlined in the Landscape Standards.
Additionally, the proposal complies with Section 3.2.1(E)(5) in that it provides
approximately 17% interior landscaping in the 24, 98 square foot internal parking
area, exceeding the minimum requirement of 6%.
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Brookdale Senior Livin3z Expansion, Major Amendment August 16 2012 Planning & Zoning Hearing
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: MMN; existing place of worship (Evangelical Covenant Church)
E: HC; long-term care facility; (Columbine Health Systems)
S: MMN; long-term care facility; (Collinwood Assisted Living)
W: MMN; limited indoor recreation (Miramont Lifestyle Fitness South).
The properties were annexed into the City in August, 1980 as part of the
Keenland Annexation. The properties were first subdivided as lot 1 and 2 of the
Sterling House P.U.D. in June, 1997. Lot 1 was first developed as Sterling House
P.U.D. under the Land Development Guidance System and shortly after in
November, 1998, lot 2 was replatted and developed as Wovenheart's Memory
Care, Project Development Plan under the Land Use Code. Brookdale Senior
Living purchased Wovenheart's Memory Care and that existing facility is now
known as Clare Bridge.
2. Article 2 - Administration
A. Section 2.2.6 — Notice.
A development review notification sign was posted on 1008 Rule Drive, visible
from South Lemay Avenue. Notification of the neighborhood meeting and this
hearing was mailed to affected property owners according to the Land Use Code
requirements.
Pursuant to Land Use Code Section 2.2.2(B), neighborhood meetings are
mandatory for applications subject to Planning and Zoning Board review. A
neighborhood meeting was held for this project.
B. Section 2.2.10(B) - Major Amendments.
As previously mentioned, the proposed addition is located on both the Sterling
House P.U.D. and the' Wovenheart's Memory Care P.D.P. (Clare Bridge)
boundaries. The original Sterling House P.U.D. was approved under the Land
Development Guidance System whereas the Wovenheart's Memory Care P.D.P.
was approved under the Land Use Code. For projects approved under the
Page 2 of 8
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PLANNING & ZONING BOARD
PROJECT: Brookdale Senior Living Major Amendment and Replat-
#MJA120003
APPLICANT: PCI Midwest
c/o Edward Johnson
1130 James Drive, Suite 106
Heartland, WI 53029
OWNER: Brookdale Senior Living Communities, Inc.
6737 West Washington Street, Suite 2300
Milwaukee, WI 53214
PROJECT DESCRIPTION:
This is a request for an expansion and addition to the existing Clare Bridge and Sterling
House assisted living communities located at the northwest corner of South Lemay
Avenue and Rule Drive. In addition, the proposal contains a request to replat and
combine the two properties, 1002 Rule Drive (Sterling House) and 1008 Rule Drive
(Clare Bridge), into one property. As proposed, the project will connect the two existing
long-term care facilities by constructing a new community called "Clare Bridge Crossing"
as an addition. This 20,745 square foot addition will provide "intermediate care" for
seniors transitioning from assisted living (Sterling House) to memory care (Clare
Bridge). The expansion of Sterling House and Clare Bridge in tandem with the new
addition of Clare Bride Crossing will provide 43 new one bedroom units and will add 19
parking spaces for a total of 63 on -site parking spaces. The project site is located in the
Medium Density Mixed -Use Neighborhood (M-M-N) Zone District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
Long-term care facilities are a permitted use in the M-M-N Zone District and the existing
facilities, Sterling House and Clare Bridge, have successfully operated at the subject
location for over a decade. Generous landscaping, exceeding Code requirements, along
with architecture that effectively incorporates the proposed addition into the existing
structures, assist in creating a compatible development within the context of the
surrounding area. The proposed project complies with the applicable Land Use Code
Standards.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750