HomeMy WebLinkAboutCOLUMBINE EAST LONG TERM CARE - PDP - 11-05 - REPORTS - RECOMMENDATION/REPORTColumbine East Long Term Care Facility, P.D.P., #11-05
June 16, 2005 P & Z Meeting
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C. The P.D.P. complies with the applicable General Development
Standards of Article Three of the Land Use Code.
D. A neighborhood information meeting was held on February 28,
2005. Based on the design details associated with the building
setback, architectural character, landscaping, fencing and lighting,
the P.D.P. is considered compatible with the surrounding area.
RECOMMENDATION:
Staff recommends approval of Columbine South Long Term Care Facility, P.D.P.,
# 11-05.
Columbine East Long Term Care Facility, P.D.P., #11-05
June•16, 2005 P & Z Meeting
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• Acceptable levels of service for pedestrian and bikes will be
achieved.
6. Neighborhood Meeting:
A neighborhood information meeting was held on February 28, 2005. The
summary of this meeting is attached. In general, the project was well -received.
The primary concern was additional traffic on Rule Drive and the amount of
buffering along the east property line.
A. Traffic on Rule Drive
Rule Drive acts as an entrance into both the Business Park and residential
neighborhood of Oak Ridge. It is classified as a local street and is not
signalized at Lemay Avenue. The Transportation Impact Study indicates
that a traffic signal will not be warranted at this intersection. There are two
other options for gaining access and turning left onto Lemay from Oak
Ridge. One is Keenland Drive to the south which is presently signalized
and the other is Oak Ridge Drive to the north which will be signalized by
the City at some point in the future. Further, there would no changes to
the existing stop sign for Rule Drive at the Wheaton intersection.
B. Buffering Along the East Property Line
The buffering along the east edge will include a new solid six-foot high
wood fence. In addition, a row of eight shade trees, on 40-foot centers,
will be planted. The end caps of the two easterly wings will be set back 55
feet from the east property line.
7. Findings of Fact/Conclusion:
In evaluating Columbine East Long Term Care P.D.P., Staff makes the following
findings of fact:
A. A long term care facility is a permitted and primary use in the Basic
Industrial Non -retail Employment Activity Center of the Harmony
Corridor zone district and Harmony Corridor Plan.
B. The P.D.P. also complies with the applicable development
standards of the Harmony Corridor zone district. (Article Four of the
Land Use Code.)
Columbine East Long Term Care Facility, P.D.P., #11-05
June 16, 2005 P & Z Meeting
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Architectural character, building size, materials and color all fit within the
context of the surrounding area.
J. Section 3.5.3(B)(1) — Relationship of Buildings to Streets,
Walkways and Parking — Orientation to a Connecting Walkway
The front entrance faces east. There is a direct walkway from the
entrance south to the public walk along Rule Drive without crossing an
intervening drive aisle.
K. Section 3.5.3(B)(2)(a) — Relationship of Buildings to Streets,
Walkways and Parking — Build -to Lines
The P.D.P. complies with the exception to the standard which allows for
courtyards that form an outdoor space to be implemented versus bringing
the building up to the build -to line. There are two courtyards along both
Lemay and Rule which include looping walks, patios, landscaping, seating
areas, and decorative fencing. The looped walks tie directly to the
perimeter public sidewalks.
L. Section 3.6.4 — Transportation Level of Service Requirements
The P.D.P. adequately provides vehicular, pedestrian and bicycle facilities
necessary to maintain the adopted levels of service standards. Key
findings from the Transportation Impact Study are as follows:
The facility is expected to generate approximately 310 daily trip
ends, 23 during the a.m. peak and 29 during the p.m. peak.
In the short range future (2006), accounting for annual increases in
background traffic, a traffic signal will not be warranted at the
Lemay/Rule intersection.
• In the short range, a traffic signal is warranted at the Lemay/Oak
Ridge intersection. This signal is under construction and should be
operational in about one month. Since it is an arterial/collector
intersection, the cost is borne by the Street Oversizing Fund. (The
estimated cost of the signal is $100,000. The estimated Street
Oversizing Fee for this single P.D.P. is $67,334.)
Columbine East Long Term Care Facility, P.D.P., #11-05
June 16, 2005 P & Z Meeting
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"house -side shield" to reduce the amount of light trespass. There will be
no illumination across the property line in excess of the standard.
H. Section 3.4.7(E) — Historic and Cultural Resources
This standard allows a structure that is determined to be individually
eligible for local landmark designation to be relocated, but only if the
applicant has, to the maximum extent feasible, attempted to preserve the
structure.
The demolition or relocation of the Rule Farm structures complies with
L.U.C. Section 3.4.7(E). According to Staff, the owner/applicant has, to
the maximum extent feasible, attempted to preserve the structures in
accordance with the standards of this Section, and the preservation of the
structures is not feasible, due to substantial hardship. City Council, at its
July 20, 2004 hearing, determined that the owner/applicant has
demonstrated a substantial hardship in complying with the requirements of
this Section.
Section 3.5. 1 (B)(C)(E)(F) — Building Project and Compatibility
This standard is designed to ensure compatibility of new buildings with the
surrounding context. In this case, the context is as follows:
• One and two-story medical office buildings on the north;
• Two one-story residential dwellings on the east;
Two one-story units and a cul-de-sac across Rule Dr. to the south;
• One long term care facility across Lemay to the west (21,410 sq.ft.);
• A church (under expansion) across Lemay to the northwest.
The proposed building is two stories in height. There is a central core and
four wings. Each of the wings provides substantial detail with projecting
elements and numerous windows. The predominant exterior building
material is red brick. This brick is used in combination with synthetic
stucco. Almost the entire building will feature a pitched green metal roof.
Only the end caps of the four wings will drop down in height and feature a
flat roof.
The main entrance is distinguished by a porte cochere (fancy canopy) as
an extension of the building to protect clients, families and staff from
weather during pick-up and drop-off. This is a typical element for such
facilities.
Columbine East Long Term Care Facility, P.D.P., #11-05
June 16, 2005 P & Z Meeting
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C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The project has 60 parking spaces which require a minimum of 10%
interior landscaping in the form of islands. The parking lot is landscaped
in a manner that exceeds the required minimum.
D. Section 3.2.1(1)(7) — Tree Mitigation
There are presently eight mature cottonwood trees along Lemay Avenue.
All have been inspected and are considered significant. Two of these
trees are rotting and have significant hollowing in the trunks and will have
to be removed. The City Forester has inspected these trees and
recommends removal with mitigation.
In addition, there are seven other mature trees located on the parcel that
will be removed. One of these must be removed for extreme hollowing
while the others are healthy but conflict with the placement of the future
building. All have been inspected and evaluated for varying degrees of
significance by the City Forester. A Mitigation Schedule has been agreed
to in accordance with the standard and indicated on the Landscape Plan.
E. Section 3.2.2(B) — Access Circulation and Parking
The access and circulation system provides connections to both Lemay
Avenue and Rule Drive. The internal sidewalk circulation system provides
for a direct connection to both streets through the courtyard gates.
F. Section 3.2.2(K)(1)(2) — Parking — Minimum Number of Spaces
The maximum number of parking spaces cannot exceed .33 spaces per
bed plus one space per two employees on the major shift. There will be
131 beds which yields a maximum of 43 spaces. There will be 50
employees on the largest shift which yields a maximum of 25 spaces for a
total maximum of 68 spaces. The plan provides 60 parking spaces thus
not exceeding the allowable maximum.
G. Section 3.2.4 — Site Lighting
Parking lot lighting will feature down -directional and sharp cut-off fixtures.
There are no foot-candles that exceed the maximum allowable. There are
three pole -mounted fixtures, 22-feet in height, along the property line
shared with the Oak Ridge neighborhood. These fixtures will feature the
Columbine East Long Term Care Facility, P.D.P., #11-05
June 16, 2005 P & Z Meeting
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4. Compliance with Harmony Corridor Zone District Standards:
A. Land Use
The proposed land use is defined as a long term care facility. It is an
institutional /civic/public use. As such it is a permitted use subject to
review by the Planning and Zoning Board.
B. Section 4.21(D)(3)(a) — Maximum Height
This standard requires that the building, which is a non-residential use,
shall not exceed six stories in height. The building is two stories in height
thus complying with the standard.
C. Section 4.21 (D) (3) (b) — Square Feet
The standard requires that all new structures greater than 80,000 square
feet in gross leasable area shall be subject to Planning and Zoning Board
review. The P.D.P. is being forwarded to the Planning and Zoning Board.
5. Compliance with Applicable General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking around the building. The existing
cottonwoods will preserved along Lemay with one exception. Street trees
are provided along Rule Drive. Foundation shrubs are provided around
the building and courtyards.
B. Section 3.2. 1 (E)(4) (a) — Parking Lot Perimeter Landscaping
The two parking areas are located around the perimeter of the site on the
north and east edges. Screening along the north, where the site abuts
medical offices, is provided by a row of shrubs and evenly spaced shade
trees. Screening along the east, where the site abuts residential, is
provided by a six foot solid wood fence in combination with shade trees.
Columbine East Long Term Care Facility, P.D.P., #11-05
June 16, 2005 P & Z Meeting
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COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: H-C; Existing Office Buildings (Oak Ridge Business Park)
S: R-L; Existing Residential (Oak Ridge Neighborhood)
E: H-C; Existing Residential (Oak Ridge Neighborhood)
W: M-M-N: Existing Assisted Living Facility and Cottages (Alterra)
The property is known as the Rule Farm. It is surrounded on three sides by the
Oak Ridge Business Park and neighborhood but remains independent of Oak
Ridge. The property has never been platted nor a part of an Overall
Development Plan.
2. Compliance with the Harmony Corridor Plan:
The parcel is located on the southern edge of the Harmony Corridor. According
to the Harmony Corridor Plan, the site is designated "Basic Industrial Non -retail
Employment Activity Center." Further, the Plan classifies "hospitals, clinics,
nursing and personal care facilities" as principal uses versus secondary and
supporting uses. Therefore, the land use complies with the Harmony Corridor
Plan.
3. Compliance with Harmony Corridor Plan Standards:
Since the project does not front on Harmony Road, and is a primary use, and not
located in a "Mixed -Use Activity Center," there are no applicable Harmony
Corridor Plan Standards. In fact, there are very few applicable Harmony Corridor
Plan standards (1995) that remain valid that have not been superseded by the
Land Use Code (1997) and its subsequent amendments.
ITEM NO. 7
MEETING DATE 6/16/05
STAFF rA I cbe ord
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Columbine East Long Term Care Facility, P.D.P., #11-05
APPLICANT: Columbine Health Care Services, Inc.
C/o V-F Ripley and Associates
401 W. Mountain Avenue, Suite 201
Fort Collins, CO 80521
OWNER: Richard and Linda Rule
4824 S. Lemay Avenue
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for a 131-bed long term care facility (nursing home) to. be
located on the site of the Rule Farm at 4824 South Lemay Avenue. This property
is 4.2 acres in size and located at the northeast corner of South Lemay Avenue
and Rule Drive. The existing house, barn and other out -buildings would be
removed. The new building would be two -stories in height and contain
approximately 88,000 square feet. As part of the facility, there would be a
separate, secured wing for clients with Alzheimer's Disease. The property is
zoned H-C, Harmony Corridor.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
A long term care facility is a permitted and primary use in the Basic Industrial
Non -retail Employment Activity Center of the Harmony Corridor zone district and
Harmony Corridor Plan. The P.D.P. complies with the applicable development
standards of the Harmony Corridor zone district. (Article Four of the Land Use
Code.) The P.D.P. complies with the applicable General Development
Standards of Article Three of the Land Use Code. A neighborhood information
meeting was held on February 28, 2005. Based on the design details
associated with the building setback, architectural character, landscaping,
fencing and lighting, the P.D.P. is considered compatible with the surrounding
area.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT