HomeMy WebLinkAboutWINDSONG AT ROCK CREEK - PDP - PDP150024 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSY
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Creek Drive
SHORT RANGE (2020) GEOMETRY Figure 9
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Windsong at Rock Creek TIS, October 2015
52
TABLE 4
Short Range (2020) Total Peak Hour Operation
Intersection
Movement
Level of Service
AM
PM
Ziegler/Rock Creek
(signal)
EB LT/T/RT
D
C
C
WB LT
D
WBT
D
C
WB RT
D
C
WB APPROACH
D
C
NB LT
A
A
NB T
B
A
NB RT
A
A
NB APPROACH
A
A
SB LT
A
A
SB T
A
B
SB RT
A
A
SB APPROACH
A
A
OVERALL
B
B
Rock Creek/Right-in/Right-out
(stop sign)
SB RT
A
A
Rock Creek/Site Access
(stop sign)
EB LT
A
A
SB LT/RT
A
A
-/I LDELICH
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Windsong at Rock Creek TIS, October 2015
51
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Rock Creek Drive
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SHORT RANGE (2020) TOTAL
PEAK HOUR TRAFFIC
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Figure 8
Windsong at Rock Creek TIS, October 2015
50
TABLE 3
Short Range (2020) Background Peak Hour Operation
Intersection
Movement
Level of Service
AM PM
Ziegler/Rock Creek
(signal)
EB LT/T/RT
D
C
WB LT
D
C
WB T
D
C
WB RT
D
C
WB APPROACH
D
C
NB LT
A
A
NB T
B
A
NB RT
A
A
NB APPROACH
A
A
SB LT
A
A
SB T
A
B
SB RT
A
A
SB APPROACH
A
A
OVERALL
B
B
-/IL--DELICH
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Windsong at Rock Creek TIS. October 201, 5
N
f AM/PM
co
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LO
MLO
Go to110/138
IN N r- i— 10/28
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Rock Creek Drive
71/36 �
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SHORT RANGE (2020) BACKGROUND
PEAK HOUR TRAFFIC Figure 7
--/I I DELICH Windsong at Rock Creek TIS, October 2015
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48
z
SITE GENERATED
PEAK HOUR TRAFFIC
-/,/LDELICH
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5
0
0
a+ N(n
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N
AM/PM
Creek Drive
Figure 6
Windsong at Rock Creek TIS, October 2015
47
TRIP DISTRIBUTION
-/ILDELICH
-7,1 [-ASSOCIATES
4
N
AM/PM
Rock Creek Drive
Figure 5
Windsong at Rock Creek TIS, October 2015
MT
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SITE PLAN
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Figure 4
Windsong at Rock Creek TIS, October 2015
45
TABLE 1
Current Peak Hour Operation
I16rsection
Movement
Level of Service
AM
PM
Ziegler/Rock Creek
(signal)
EB LT/T/RT
D
D
WB LT
D
C
WB T
D
C
WB RT
D
C
WB APPROACH
D
C
NB LT
A
A
NB T
A
A
NB RT
A
A
NB APPROACH
A
A
SB LT
A
A
SB T
A
A
SB RT
A
A
SB APPROACH
A
A
OVERALL
B
A
TABLE 2
Trip Generation
Code
use
AWDTE
size
Raft Trig
AM Peak Hour
PM Peak Hour
Rate In Rate
Out
Rab
In
Rate
Out
620
Nursing Home
64 Beds EQ.
134
0.12 6 0.05
3 0.07
4
0.15
10
AIL—DELICH
-.0 rASSOCIATES
Windsong at Rock Creek TIS, October 2015
N
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N N cD — 9/25
f + � 6/15
64/33 --14( 1 t r
30/25 — M h
72/51 Co f
m �
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m
0
tY
m
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0
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AM/PM
Rock Creek Drive
RECENT PEAK HOUR TRAFFIC Figure 3
-.// LDELICH Windsong at Rock Creek TIS, October 2015
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43
0
0
m
a
EXISTING GEOMETRY
—//L—DELICH
-7 ja [—ASSOCIATES
N
.16 - Denotes Lane
Rock Creek Drive
Figure 2
Windsong at Rock Creek TIS, October 2015
42
N
Timberwood Drive
Windsong at
Rock Creek
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Rock Creek Drive
Cn
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tl
SCALE: 1 "=500'
SITE LOCATION
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Figure 1
Windsong at Rock Creek TIS, October 2015
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Based upon Fort Collins Bicycle LOS criteria, there is one destination area within
1320 feet of the Windsong at Rock Creek site: Fossil Ridge High School to the
southeast. Appendix F contains a Bicycle LOS Worksheet. Bicyclists will have access
to Ziegler Road and Rock Creek Drive. The bicycle level of service will be met.
Currently, this area is served by Transfort route 16. The nearest bus stop is at
the Ziegler/Rock Creek intersection.
It is concluded that, with development of the Windsong at Rock Creek, the future
level of service at the key intersections will be acceptable. The Rock Creek/Right-
in/Right-out Access intersection should be designed to discourage left turns. An
eastbound left -turn lane will be restriped at the Rock Creek/Full Movement Access
intersection. The driveway spacing along Rock Creek Drive meets the spacing criteria
in Table 7-3 in LCUASS. The pedestrian and bicycle level of service will be met.
--/I' DELICH Windsong at Rock Creek TIS, October 2015
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Figure 8 shows the short range (2020) total morning and afternoon peak hour
traffic at the Ziegler/Rock Creek, Rock Creek/Right-in/Right-out Access, and Rock
Creek/Full Movement Access intersections. Table 4 shows the short range (2020) total
morning and afternoon peak hour operation at the key intersections. Calculation forms
are provided in Appendix E. The Ziegler/Rock Creek, Rock Creek/Right-in/Right-out
Access, and Rock Creek/Full Movement Access intersections will meet the City of Fort
Collins Motor Vehicle LOS Standards during the morning and afternoon peak hours with
the existing control and geometry.
The recommended short range (2020) geometry is shown in Figure 9. The
existing geometry at the Ziegler/Rock Creek intersection is appropriate. The right-
in/right-out access should be designed to discourage other traffic movements. Although
the trip generation/assignment shows little traffic, the City may desire an enhanced
channelization island at this access. Right -turn lanes are not required at the site access
intersections based on Figure 8-4 in LCUASS. According to Figure 8-1 in LCUASS, an
eastbound left -turn lane is not required at Rock Creek/Full Movement Access
intersection. However, with other potential developments using the site access in the
future, Windsong at Rock Creek will restripe this section of Rock Creek Drive to provide
an eastbound left -turn lane.
According to LCUASS, Chapter 7, Table 7-3, on major collector streets, the
distance between high volume driveways and intersections is 200 feet (minimum). The
corner clearance between driveways/alleys (not high volume) and street intersections is
175 feet (minimum). The distance between driveway edges is 75 feet (minimum). The
Right-in/Right-out Access will not be a high volume driveway. The Full Movement
Access will likely have volumes commensurate with that of a high volume driveway in
the future, since it will serve other parcels north of Rock Creek Drive. There are two
driveways that will provide access to the Windsong at Rock Creek site on the north side
of Rock Creek Drive. According to the site plan, the Right-in/Right-out Access is 198
feet east of Ziegler Road (centerline to centerline). Therefore, the Right-in/Right-out
Access meets the corner clearance spacing criterion. The distance between the Right-
in/Right-out Access and the Full Movement Access is 253 feet (centerline to centerline).
Therefore, the spacing between the Right-in/Right-out Access and the Full Movement
Access meets the driveway spacing criterion. The distance between the Full Movement
Access and the driveway to the south (serves Fossil Ridge High School) is 177 feet.
This separation meets the driveway spacing criterion.
The Windsong at Rock Creek site is in an area within which the City requires
pedestrian and bicycle level of service evaluations. Appendix F shows a map of the
area that is within 1320 feet of the Windsong at Rock Creek site. The Windsong at
Rock Creek site is located within an area termed as "transit corridor," which sets the
pedestrian level of service threshold at LOS C for all measured categories, except for
Directness and Security at LOS B. There are two destination areas within 1320 feet of
the proposed development at Windsong at Rock Creek: 1) the residential area to the
west and 2) Fossil Ridge High School to the southeast. This development will build
sidewalk along the site frontage. Appendix F contains a Pedestrian LOS Worksheet.
The pedestrian level of service will be met.
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Windsong at Rock Creek TIS, October 2015
39
Figure 3 shows recent peak hour counts at the Ziegler/Rock Creek intersection.
The traffic volumes at the Ziegler/Rock Creek intersection were collected in May 2015.
Raw traffic data is provided in Appendix B. Table 1 shows the current morning and
afternoon peak hour operation of the Ziegler/Rock Creek intersection. The Ziegler/Rock
Creek intersection currently meets the City of Fort Collins Motor Vehicle LOS Standards
during the morning and afternoon peak hours with existing control and geometry.
Calculation forms are provided in Appendix C. A description of level of service for
signalized and unsignalized intersection from the 2010 Highway Capacity Manual is
provided in Appendix C. Table 4-3 (revised per staff comments regarding type of
intersection) showing the Fort Collins Motor Vehicle LOS Standards (Intersections) are
also provided in Appendix C. The Windsong at Rock Creek site is in an area termed
"other." In areas termed "other," acceptable overall operation at signalized intersections
during the peak hours is defined as level of service D or better. At signalized
intersections, acceptable operation of any leg and any movement is level of service E.
At unsignalized intersections, acceptable operation is considered to be at level of
service E for any approach leg for an arterial/arterial, arterial/collector and arterial/local
intersections. In such areas, it is expected that there would be substantial delays to the
minor street movements at unsignalized intersections during the peak hours. This is
considered to be normal in urban areas. At unsignalized collector/local intersections,
acceptable operation is considered to be at level of service C for any approach leg.
Figure 4 shows the site plan for the development at Windsong at Rock Creek.
The development at Windsong at Rock Creek is a 64 bed memory care facility.
Currently the site is vacant. Access to the site will be via a right-in/right-out access and
a full movement access to/from Rock Creek Drive. Trip generation is important in
considering the impact of a development such as this upon the existing and proposed
street system. Nursing Home (Code 620) in Trip Generation, 9th Edition, ITE was used to
estimate the trips that would be generated by the proposed/expected uses at a site. This
land use category best fits a memory care facility. A trip is defined as a one-way vehicle
movement from origin to destination. Table 2 shows the expected trip generation on a
daily and peak hour basis. The trip generation of the Windsong at Rock Creek
development resulted in 134 daily trip ends; 11 morning peak hour trip ends; and 14
afternoon peak hour trip ends.
Directional distribution of the generated trips was determined for Windsong at Rock
Creek site and is shown in Figure 5. Figure 6 shows the site generated peak hour traffic
assignment of Windsong at Rock Creek.
Figure 7 shows the short range (2020) background morning and afternoon peak
hour traffic at the Ziegler/Rock Creek intersection. Background traffic volume forecasts
for the short range (2020) future were obtained by reviewing traffic studies for other
developments in this area and reviewing historic counts in the area. Traffic volumes at
the Ziegler/Rock Creek intersection were increased at a rate of 2.0 percent per year.
Table 3 shows the short range (2020) background morning and afternoon peak hour
operation at the Ziegler/Rock Creek intersection. Calculation forms are provided in
Appendix D. The Ziegler/Rock Creek intersection will meet the City of Fort Collins
Motor Vehicle LOS Standards during the morning and afternoon peak hours with the
existing control and geometry in the short range (2020) future.
—/y I DELICH Windsong at Rock Creek TIS, October 2015
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DELICH ASSOCIATES Traffic & Transportation Engineering
2272 Glen Haven Drive Loveland, Colorado 80538
Phone: (970) 669-2061 Fax: (970) 669-5034 �7, 1,' r
MEMORANDUM
TO: Tim Halopoff/Ken Merritt, JR Engineering, LLC
City of Fort Collins
FROM: Joseph Delich
DATE: October 21, 2015
SUBJECT: Windsong at Rock Creek Transportation Impact St
(File. 1576ME01)
This memorandum addresses the transportation impacts of the proposed
Windsong at Rock Creek development. The site location is shown in Figure 1. The
Windsong at Rock Creek development is a 64 bed memory care facility in the northeast
quadrant of the Ziegler/Rock Creek intersection in Fort Collins, Colorado. The scope of
this study was discussed with the Fort Collins Traffic Operations Engineer. A brief
memorandum was requested. The Base Assumptions form is provided in Appendix A.
Figure 2 shows the current geometry at the Ziegler/Rock Creek intersection.
Ziegler Road is to the west of (adjacent to) the proposed Windsong at Rock Creek site.
It is a north -south street classified as a four -lane arterial street, north of Rock Creek
Drive, and a two-lane arterial street, south of Rock Creek Drive, according to the Fort
Collins Master Street Plan. Currently, Ziegler Road has a four -lane cross section, north
of Rock Creek Drive, and a two-lane cross section, south of Rock Creek Drive. At the
Ziegler/Rock Creek intersection, Ziegler Road has a northbound and southbound left -
turn lane, a through lane in each direction, and a northbound and southbound right -turn
lane. The Ziegler/Rock Creek intersection has signal control. The posted speed limit in
this area of Ziegler Road is 40 mph. There is a sidewalk along both sides of Ziegler
Road. south of Rock Creek Drive, and a sidewalk along the west side of Ziegler Road,
north of Rock Creek Drive. There are bicycle lanes along Ziegler Road.
Rock Creek Drive is to the south of (adjacent to) the proposed Windsong at Rock
Creek site. It is an east -west street classified as a collector street according to the Fort
Collins Master Street Plan. Currently, Rock Creek Drive has a two-lane cross section in
this area. At the Ziegler/Rock Creek intersection, Rock Creek Drive has a westbound
left -turn lane, a westbound through lane, a westbound right -turn lane, and an eastbound
left-turn/through/right-turn lane. The is posted speed limit on Rock Creek Drive is 30
mph, east of Ziegler Road, and 25 mph, west of Ziegler Road. There are sidewalks
along both sides of Rock Creek Drive, west of Zeigler Road, and a sidewalk along the
south side of Rock Creek Drive, east of Ziegler Road. There are bicycle lanes along
Rock Creek Drive.
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Attachment 5
A. That is a landscaped area and an employee break area.
11.What is the road on the east side of the site?
A. This is a private access drive, not a public street, that serves our site as well as
future development to the north.
12. So there is no direct access out to Ziegler Road?
A. That is correct, sole access is to Rock Creek Drive at the two locations shown.
13.Are you connecting to the site with a drive to the north from your parking lot?
A. That connection is shown at the request of the Poudre Fire Authority who may
need an emergency access easement to serve our site from the north, or the
north site from our site, as a secondary point of access.
14. It looks like given the size and scale of the project, there could be more
landscaping along Ziegler.
A. Thank you for the comment. These plans are conceptual and we will add more
specific detail for the formal submittal to the City.
15. You mentioned that certain security measures will be implemented to prevent
any of the residents from leaving the premises. Could you describe these
measures?
A. Yes, the term in the trade is known as "elopement' and to prevent this we have
two enclosed courtyards and two external courtyards that are enclosed by a
fence or decorative wall. We prefer that this fence or wall be eight feet so that
there is no visual attraction over the fence that may encourage a resident to
wander off. This will be an attractive fence / wall and not simply 8 feet of solid
wood fencing.
16. How long is the average stay?
A. About 2 — 3 years. Our longest running resident was 12 years.
17.You mentioned outside professional staff coming on -site to provide services. Do
residents also leave the site to receive medical services?
A. Yes, we have a bus that transports residents to off -site appointments and various
activities. For example, at our Salem, Oregon facility, our residents made dog
and cat toys and then visited the Humane Society to deliver toys and engage
with the staff and the animals.
3
36
Attachment 5
2. What are the building setbacks?
A. The building is setback about 40 feet from Ziegler and about 110 feet from Rock
Creek Drive.
3. The green area that is shown in front of the building, is that a stormwater
detention area?
A. Yes, the area in southwest corner of the site is set aside as a stormwater
detention pond. In addition, the frontage along Rock Creek Drive is also shown
to be for stormwater detention as the site generally slopes from west to east.
4. Where does the stormwater go?
A. All storm flows are directed, after detention, to a regional stormwater pond on the
east side of Technology Parkway.
5. Is there an irrigation ditch along Ziegler? What will happen to this ditch?
A. Yes, there is an existing irrigation ditch that serves both Fossil Ridge High School
and the City of Fort Collins Parks Department further to the south and east. This
ditch will be placed in a pipe.
6. How many residents will the facility serve?
A. We plan on a capacity of 64 residents.
7. How many employees will you have?
A. We will have about 24 full-time equivalent employees. This means about 36 total
employees. We expect to have approximately 22 employees on one shift during
peak time.
8. Will there be enough parking?
A. Yes, we will have about 48 parking spaces. The parking spaces along the front
will be reserved for visitors. Employees will park on the north side of the building.
The number of parking spaces is also intended to allow for visiting professional
staff such as physical therapists, primary doctors, etc.
9. Will there be a registered nurse on staff?
A. Yes.
10. What is the green area and the concrete area in the northwest corner?
4
35
Attachment 5
NEIGHBORHOOD INFORMATION MEETING
PROJECT: Windsong at Rock Creek, Long Term Care Facility
LOCATION: Northeast Corner of Ziegler Road and Rock Creek Drive
DATE: September 24, 2015
APPLICANT: Don Harris, Windsong Long Term Care
CONSULTANTS: Mark Lowen, Lennity Architecture, 3150 Kettle Court SE,
Salem, OR 97301
CITY PLANNER: Ted Shepard, Chief Planner
The meeting began with a description of the proposed project. As proposed, the project
consists of a long-term care facility located at the northeast corner of Ziegler Road and
Rock Creek Drive on Parcel C of the Harmony Technology Park. The primary focus is
to serve the needs of people living with Alzheimer's disease and other related dementia.
The site is 3.32 acres. The one-story building will be approximately 37,000 sq. ft. and
contain a 64-beds arranged in individual apartments with central dining. There will be
48 parking spaces provided to serve the project. There will be approximately 22
employees on the largest shift. The parcel is located in the Harmony Corridor (H-C)
zone district. This proposal will be subject to review and consideration by the Planning
& Zoning Board at a future public hearing with the date to be determined.
Unless otherwise noted, all responses are from the applicants and consultant.
QUESTIONS, COMMENTS, CONCERNS
1. What are the sizes of the rooms? Are any rooms shared?
A. We have two types of rooms. The singles are about 200 square feet and the
shared rooms are about 180 square feet per resident. Please note that the only
portion that is shared is the bathroom. The rooms, while on the small side, are
intended to not become mini -apartments, but, rather, to encourage residents to
get out and circulate and join the activities and enjoy the common amenities.
34
Attachment 4
implemented. Landscape berms undulate along the western boundary to provide visual and audible
buffering from the arterial road.
LIV 15.2 — Seek Compatibility with Surrounding Development:
This project is compatible with the surrounding area in use and intensity based upon the existing
business, commercial use and residences in close proximity to the site. The building design is
compatible with both commercial and residential developments.
LIV 30.1— Provide a Balanced Circulation System &
LIV 30.3 — Improve Pedestrian and Bicycle Access &
LIV 30.4—Reduce Visual Impacts of Parking:
Windsong at Rock Creek includes public pedestrian improvements, improved access to surrounding
developments and buffers parking areas from Public Rights -of -Way. Bicycle parking is provided at both
entrances, which are connected by private onsite sidewalks to the public sidewalks.
LIV 31.2 — Site Layout and Building Orientation &
LIV 31.4 — Design for Pedestrian Activity &
The primary entrance of the Windsong at Rock Creek building is oriented toward pedestrian areas and
has an enhanced pedestrian connection to both Rock Creek Drive and Ziegler Road.
LIV 38.3 —Land Use Transitions
This project is right at the edge of the employment district. It is a perfect transition from the high school
and nearby residential properties to the future commercial developments intended for the parcels north
and east of the site.
Safety and Wellness
SW 1.S - Maintain Public Safety through Design:
The Windsong at Rock Creek project is designed with security in mind. The lighting layout provides
visibility in areas with additional security needs like parking areas and on walkways. The landscape plan
is designed to avoid hidden area and to promote visibility across the site.
Transportation
T 3.1— Pedestrian Mobility &
T 3.2 — Bicycle Facilities &
T 12.1— Connections
T 12.4—ADA Compliance:
Windsong at Rock Creek includes ADA compliant public pedestrian improvements and private
improvements to increase access to surrounding existing and future developments. Bicycle parking is
provided at both entrances, which are connected by private onsite sidewalks to the public sidewalks to
encourage bicycle usage.
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3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 f 503 399 0565 w lenityarchitecture.com ARCRREMRE s PU NING
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Attachment 4
Community and Neighborhood Livability
LIV 5.4 — Contribute to Public Amenities:
The site development for this project includes public facilities adjacent the site including ADA accessible
pedestrian amenities along Ziegler Road and Rock Creek Drive, landscaped tree lined streetscapes, and
site amenities adjacent to the Public Right -of -Way.
LIV 6.2 — Seek Compatibility with Neighborhoods &
LIV 6.3 — Encourage Introduction of Neighborhood -Related, Non -Residential Development:
This project is compatible with the surrounding area in use and intensity based upon the existing
business, commercial use and residences in close proximity to the site. The building design is
compatible with both commercial and residential developments.
LIV 7.1— Encourage Variety in Housing Types and Locations &
LIV 7.5 — Address Special Needs Housing & Policy &
LIV 7.6 — Basic Access:
Windsong at Rock Creek is a unique housing opportunity for a very specific population. This facility will
add housing options to the community and provides for those with special memory care needs. The
facility will be ADA accessible and will provide a functional living opportunity for those with a variety of
mobility concerns.
LIV 10.1— Design Safe, Functional, and Visually Appealing Streets &
LIV 10.2 — Incorporate Street Trees
LIV 10.5 — Retrofit Existing Streetscapes:
Ziegler Road will be enhanced with the addition of street trees, landscaped berms, and by strategically
placing pedestrian entry points near building entrances. Rock Creek Drive will be provided with a
landscaped parkway and street trees. The proposed landscape design will greatly improve the visual
quality and character of the existing streetscape as viewed from the surrounding neighborhoods,
pedestrian ways, and vehicles passing by.
LIV 12.1 — Design for Crime Prevention and Security &
LIV 12.2 — Utilize Security Lighting and Landscaping:
The landscape and lighting for the project is designed with security in mind. The lighting layout provides
visibility in areas with additional security needs like parking areas and on walkways. The landscape plan
is designed to avoid hidden area and to promote visibility.
LIV 14.1 — Encourage Unique Landscape Features &
LIV 14.2 — Promote Functional Landscape &
LIV 14.3 — Design Low Maintenance Landscapes:
The landscape design is centered on providing a reasonably maintainable, safe and natural living
environment for residents of the memory care facility. More than half the planting areas consist of low
and very low water use. Lawns have been confined to areas of high visual impact. Landscaping has
been designed to be very functional, especially in areas where stormwater management is
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3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 1503 399 0565 w lenityarchitecture.com ARCHITECTURE A PUWNING
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Attachment 4
Parking & Traffic
• The standard in the Land Use Code for Long -Term Care Facilities is .33/bed plus parking for employees
on the major shift. With 64 beds and 22 employees, the standard is calculated as 43 spaces. The
proposed 51 spaces is sufficient parking for employees, visitors and guests.
• A traffic memo was prepared for this project and is included in this submission. The traffic analysis
concluded that there will be less than 12 AM peak hour trips and 15 PM peak hour trips. The conclusion
was that with the development of the project, the future level of service would be acceptable.
City Plan Principles and Policies
The City Plan Principles and Policies achieved by this development are as follows:
Economic Health
EH 1.1— Support Job Creation:
The proposed Windsong at Rock Creek Memory Care Facility will provide 35 skilled jobs to the
community. These jobs support the economic health of the community.
EH 3.1—Support Programs Emphasizing Local Business:
Facilities for the ageing population is a needed asset to the City of Fort Collins. Providing specialized
facilities like the Windsong at Rock Creek project allow residents and their families to stay in Fort Collins
rather than look for services outside of the community.
Environmental Health
ENV 8.3 - Employ a Citywide Approach &
ENV 8.6 — Prevent Pollution:
Providing the unique services offered by the Windsong at Rock Creek project has the potential to reduce
emissions by keeping residents or their family members from traveling outside the city to get the
services they need for their family members.
ENV 19.2 — Pursue Low Impact Development:
This project will meet the City's Low Impact Development (LID) requirements to minimize the impact of
the development on urban watersheds.
ENV 20.2 — Follow Design Criteria for Stormwater Facilities:
The Windsong at Rock Creek project utilizes Best Management Practices (BMPs). The site specific BMPs
proposed include permeable interlocking concrete pavers, grass swales, and an extended detention
basin for water quality treatment.
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3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 f 503 399 0565 w lenityarchitecture.com ARCHITECTURE a PLANNING
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Attachment 4
Conceptual Review
• The proposed development had a Conceptual Review Meeting on July 20, 2015 under the title Harmony
Technology Park - Long -Term Care Facility
• The design concern brought up during the Conceptual Review was the build -to requirements of the Land
Use code. The nature of a Memory Care facility requires a drop off area at the front of the building
which limits the ability to push the building up toward the street as required by the code. In further
discussions with the planning department and some site design changes a consensus was reached that
with the proposed pedestrian amenities, this design is an acceptable exception to the required build -to
standard.
• The original design showed an emergency access only drive exiting onto Ziegler Road. The planning
department requested that the fire department consider alternative designs. The civil engineer on the
project met with Poudre Fire Authority and they discussed the current proposal, which provides an
emergency access easement to the northern property line. When the site to the north develops, a
connection could be made to provide a through fire access drive.
Design Rationale
• The site is designed to orient the main entry toward Rock Creek Drive with a berm and landscape buffer
along Ziegler Road. The south facing entry provides weather protection for residents and visitors. The
site is designed with a shared access drive that will connect future developments North and East of the
site to the development and also provide a through access road to Rock Creek and Precision Drive.
• The front entry and drop off area has been designed to allow vehicles to return to the parking area east
of the entry without exiting onto Rock Creek Drive.
• Currently the site is developed for agricultural purposes. No existing natural features, trees, wetlands,
or open spaces exist onsite.
• The site has been designed with extensive pedestrian amenities to connect the building to the public
rights of way and to mitigate the increased setback required by the use for the front drop off area.
• Sidewalks connect the site to the adjacent parcels to encourage connectivity to future developments.
• Service locations have been placed on the site at the area farthest from the public right of way and is
provided with screening with both and enclosure and appropriate landscaping.
• Onsite stormwater management is proposed and has been incorporated into the landscape design.
• The building is a single story structure that is compatible with the surrounding area. The building is an
appropriate size for the site and is in character with the use and the surrounding developments.
Neighborhood Meeting
• No significant issues were raised at the neighborhood meeting. The questions were about some of the
graphic items on the site plan and the nature of the facility. No major issues were brought up that
needed to be addressed.
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3150 Kettle Court SE Salem, OR 97301 1, 503 399 1090 f 503 399 0565 . lenityarchitecture.com ARCMTECTURE s PLARRIRG
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Attachment 4
lenity
architecture
Windsong at Rock Creek
Project Development Plan
Statement of Planning Objectives
Project Description & Introduction
November 18, 2015
• The subject parcel is a 3.337-acre piece of an 18.70-acre parcel, generally located on the NE corner of
Ziegler Road and Rock Creek Drive. The existing zoning is Harmony Corridor District (HC) and the site is
located within the Harmony Technology Park Overall Development Plan.
• The subject parcel is currently vacant and is used for agricultural purposes. There are no natural
features, existing trees, or natural areas that required preservation.
• The area around the subject parcel is currently developed or included in an overall plan for
development.
• The PDP proposal is to subdivide the parcel and develop a 38,303 SF, 64-bed memory care facility. The
City of Fort Collins Land Use Code defines this use as a Long -Term Care Facility, which is an allowed use
in the Harmony Corridor District (HC) with a Type II review by the Planning & Zoning Commission.
• The Windsong at Rock Creek Memory Care facility will be a state licensed facility that expects to have
approximately 35 employees.
• No new street names are proposed with this project.
• The project is to be developed in a single phase. Construction is expected to begin Fall of 2016 with
completion expected in 2017.
Property & Development Ownership
• The current property owner is:
Harmony Technology Park, LLC a Colorado limited liability company
Mark S. Melchi & Jeffery T. Harshe
South State Commons I
2723 South State Street, Suite 250
Ann Arbor, MI 48104
• Upon closing on the property prior to the start of construction, the property owner will be Vista Pointe
Development Co., LLC. They are the current contract purchaser on the property and will be the owner
and operator of the proposed memory care facility.
Vista Pointe Development Co.,LLC
Don Harris and Mike Zingg
1883 SW Vista Avenue
Portland, OR 97201
• Lenity Architecture is the applicant and consultant to Vista Pointe Development who is submitting this
application with the full knowledge of the existing property owner.
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3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 + 503 399 0565 - lenityarchitecture.com P CHRECTURE 6 PI NING
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29
lenity
architecture
Windsong at Rock Creek
Fort Collins, Colorado
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ACTIVE RECREATION USE AREA:
COURTYARDS:
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ENCLOSED YARDS:
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TOTAL AREA:
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ROCK CREEK DRIVE
Windsong at Rock Creek
Fort Collins, Colorado
Color Site Plan
FOR REFERENCE ONLY
Jan. 12 2016
Agenda Item 2
C. The P.D.P. is a permitted use and complies with the applicable land development
standards of the Harmony Corridor zone district in accordance with Article Four.
D. The Major Amendment complies with the applicable General Development Standards of
Article Three.
RECOMMENDATION:
Staff recommends approval of Windsong at Rock Creek, P.D.P., #PDP150024.
ATTACHMENTS
1. Site Plan (PDF)
2. Landscape Plan (PDF)
3. Architectural Elevations (PDF)
4. Statement of Planning Objectives (PDF)
5. Neighborhood Meeting Summary (DOCX)
6. Transportation Impact Study (PDF)
Item # 2 Page 8
21
Agenda Item 2
are two entry portals located at the public sidewalk that invite and lead the pedestrian to the
plaza and entrance. Each portal consists of decorative columns, beams and a trellis and are
intended to break down the visual distance between the public street and the entry plaza due to
the size and scale of the building. Staff finds that use of entry portals is an effective design
solution that enhances the relationship between the building the public streets in an industrial
park -like environment.
I. Section 3.5.3(B)(2) — Orientation to Build -to Lines for Streetfront Buildings
The P.D.P. complies with this standard by creating a plaza that includes a significant amount of
landscaping, seat walls and outdoor gathering space. This plaza ties into the main entrance
which is made prominent by architectural features. As mentioned, this plaza connects to the
public sidewalks along both streets. Ziegler Road is a four -lane arterial and Rock Creek is a
collector with no parking. As such, both streets are more suburban in character than urban
which would otherwise require a closer building relationship to the street. In fact, the Landscape
Plan is specifically designed to attenuate the road noise associated with an arterial street.
Given this context, the building is pulled back from the property line in excess of 15 feet.
Together, the prominent entry feature, plaza, connecting walkways and entry portals combine to
comply with the allowable exception to the build -to line requirement per Section 3.5.3(B)(2)(d)l .
J. Section 3.6.4 — Transportation Level of Service Requirements
As mentioned, Ziegler is an arterial street which prohibits a driveway connection. Rock Creek is
a collector allowing the project two access points. The westerly driveway would be restricted to
right -out only turn movements due to its proximity to the intersection with Ziegler Road.
The easterly driveway will allow for full -turning movements onto Rock Creek Drive. This
driveway will connect to Precision Drive and includes a continuous sidewalk along the west side.
The Transportation Impact Study concludes that, with full development of this P.D.P., the future
vehicular Level of Service at the key intersections will be acceptable. In addition, acceptable level of
service is achieved for pedestrian, bicycle, and transit modes (Transfort Route 16) based upon the
measures in the Multi -Modal Transportation Level of Service Manual.
6. Neiahborhood Information Meetin
A neighborhood information meeting was held on September 24, 2015. A summary of this meeting is
attached. Questions about the operation of the facility were answered satisfactorily. Concerns about
the site plan, landscaping, traffic, parking, and stormwater runoff were raised and addressed by the
Windsong representatives.
7. Findings of Fact/Conclusion:
In evaluating Windsong at Rock Creek, P.D.P., Staff makes the following findings of fact:
A. The P.D.P. is in compliance with land use and development standards of the Harmony
Corridor Plan.
B. The P.D.P. complies with the Harmony Technology Park Overall Development Plan,
Seventh Amendment.
Item # 2 Page 7
20
Agenda Item 2
The scale of the Harmony Technology Park is large. For example, by way of comparison, the
three projects within the H.T.P. along Ziegler Road (from north to south) are as follows:
Use
Building Sizes . ft.
Parkin
Site acres
Intel
199,194
625
34.4
Main Street Health
48,158
100
7.5
Eye Care Medical Office
32,903
209
4.16
Windsong Long Term Care
38,303
64
3.38
Given the size and scale of these existing and proposed facilities, the 13 extra spaces requested by
Windsong appears nominal and inconsequential when compared to the surrounding context.
Staff recommends approval of the Alternative Compliance to allow 13 extra spaces because
request complies with the applicable standards in that the parking lot is planned and landscaped
in such a way that it:
1. does not detract from continuity, connectivity and convenient proximity for pedestrians
between or among existing or future uses in the vicinity,
2. minimizes the visual and aesthetic impact along the public street by placing parking
lots to the rear or along the side of buildings, to the maximum extent feasible,
3. minimizes the visual and aesthetic impact on the surrounding neighborhood,
4. creates no physical impact on any facilities serving alternative modes of transportation,
5. creates no detrimental impact on natural areas or features,
6. maintains handicap parking ratios.
F. Section 3.2.4 — Site Lighting
Parking lot pole lighting and wall -mounted sconces will feature down -directional and full cut-off
fixtures. There are no foot-candles that exceed the maximum allowable.
G. Section 3.5. 1 (B) (C) (E) (F) — Building Project and Compatibility
The one-story building evokes a residential character although at a relatively large scale. The
roof is pitched with multiple rooflines and gables and further mitigated by entrances on the south
(main) and north (employees). The south -facing porte cochere draws attention to the main
entrance. A series of gables provides horizontal relief. As would be expected, windows are
numerous which helps break down the mass. The side courtyard walls read as if the building
exterior is continuous. Cultured stone serves as the base for the south elevation. The balance
of the wall materials is a variety of cementious lap siding (7" reveal and 4" reveal) and
cementious panel board. Colors are earth -tone and residential in character.
H. Section 3.5.3(C)(1) — Orientation to a Connecting Walkway
There are two direct walkways, one from each street, that connect the public sidewalks to a
plaza, located at the building entrance, without having to cross a drive aisle. In addition, there
Item # 2 Page 6
19
Agenda Item 2
C. Section 3.2.1(E)(5) —Parking Lot Interior Landscaping
The parking lot exceeds 6% interior landscaping in the form of islands which exceeds the
required minimum for lots with less than 100 spaces.
D. Section 3.2.2(8) — Access Circulation and Parking
The parking and circulation system is complete and capable of serving the expected number of
staff on the largest shift, 22, as well as visiting medical and professional staff and visitors. The
north -south private drive allows for connectivity between Precision Drive and Rock Creek Drive.
E. Section 3.2.2(K)(3) — Parking Lots — Maximum Number of Spaces — Alternative
Compliance
This standard requires that for a Long Term Care Facility, the range of allowable number of
parking spaces is between 0.5 per bed (required minimum) and .33 per bed plus one per two
employees on the largest shift (allowable maximum). The P.D.P. includes 64 beds, 22
employees on the largest shift and a total of 51 spaces. There is no available parking on either
public street so the 20% bonus is applicable.
The P.D.P. exceeds the required minimum of 32 spaces. The maximum allowable number of
spaces is 38. (64 x .33 = 21 plus 11 (employees) = 32 x 20% (bonus) = 6 + 32 = 38). The
number of proposed spaces is 51. The P.D.P. exceeds the maximum allowable by 13 spaces.
The applicant has indicated that the number of proposed parking spaces is based on existing
facilities that are under current operation in other communities and is justified under the
Alternative Compliance provision of Section 3.2.2(K)(3).
The primary justification for the increase in the number of spaces is due to number of visiting
professionals that provide services to the clients. These include primary care physicians,
medical specialists, physical therapists, diagnosticians, social workers, hospice volunteers,
beauticians, pet therapists and the like. These professionals and volunteers are not in-house
employees but provide a wide range of services on a daily or weekly basis. In addition, there is
shift overlap requiring the higher number of spaces so that parking does not spill off -site. Finally,
the total anticipated employee count is 24 full-time equivalents which are divided among
approximately 36 employees depending on the number of part-time employees.
Staff finds that the request for Alternative Compliance represents a reasonable approach that
accomplishes the purpose of the standard equally well than would a plan with less parking. For
example, 39 spaces are located on the north side of the building along the shared property line
with the pending Eye Care Center medical office building. This rear lot is not along a public
street so it well -screened and has less visibility. Further, the perimeter of this parking lot
includes a dense mix of trees and shrubs to soften the exposure. Bicycle parking is provided in
excess of the standard and the site is served by Transfort Route #16.
One factor in recommending approval of the Alternative Compliance is that the standard does
not account for various programs and events that allow the residents to interact with the
community. All Long Term Care facilities engage the services of an Activities Director who
brings in community volunteers who offer a wide variety of programs and functions that socially
engage the residents in order to combat isolation and withdrawal. These volunteers are often
groups, not just individuals that may need the extra parking spaces.
Item # 2 Page 5
18
Agenda Item 2
3. Compliance with the Harmony Technology Park, Seventh Amendment Overall
Development Plan:
By being located within the B.I.N.R.E.A.C. and zoned H-C, the Overall Development Plan is divided
between 75% primary and 25% secondary uses. Windsong at Rock Creek is a Long Term Care Facility
which is permitted in the H-C as a primary use. The parcel is located on Parcel C of the O.D.P. which is
42.55 acres and designated on the O.D.P. for Primary Uses. The project, therefore, complies with the
approved Overall Development Plan.
4. Compliance with Applicable Harmony Corridor Zone District Standards:
As mentioned, a Long Term Care Facility is a permitted primary use subject to review by the Planning
and Zoning Board. The building is below the maximum allowable height of six stories.
The applicant is participating with the master developer of the Harmony Technology Park to establish
and comply with an integrated pattern of streets and streetscaping along Ziegler Road. For example, in
conjunction with the pending Eye Center of Northern Colorado P.D.P. to the north, the following site plan
elements of Windsong at Rock Creek are being coordinated:
❑ Both P.D.P.'s will share a north -south private drive along their respective east property lines that
will connect Precision on the north to Rock Creek Drive on the south. This drive will be
designated as a public access easement allowing for internal circulation without having to load
local traffic onto Ziegler Road.
❑ Both P.D.P.'s will share a common emergency only access drive for the benefit of a providing a
secondary access for emergency vehicles and equipment.
❑ Both P.D.P.'s are designing an integrated landscape along Ziegler Road that coordinates a
common theme for over 800 feet of public street frontage.
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 entire site. Street trees are provided along both
Ziegler Road (4-lane arterial) and Rock Creek Drive (collector with no parking). Foundation
shrubs are provided around all sides. The screen walls that enclose the two courtyards on the
east and west sides are mitigated by continuous rows of trees and shrubs including upright
junipers for year-round effectiveness.
B. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping
There are 12 spaces in front (south) for visiting professional staff and guests. There are 39
spaces in the back (north). The 25 north -facing spaces are along the perimeter of the property
are buffered by a mix of with shade and evergreen trees in excess of the minimum requirement
of one per 40 feet. There is no adjacent residential area.
Item # 2 Page 4
17
Agenda Item 2
Since 1997, the following annexations occurred:
• Kendall -Harmony Annexation - June, 2000
• Johnson -Harmony Annexation - July, 2000
These annexations triggered cooperation among various land owners which created the Harmony Tech.
Park, First Amended O.D.P. (267 acres) - September, 2000
In 2004, the Harmony Technology Park, O.D.P., Second Amendment was approved which added three
residential properties and increased the total acreage of the O.D.P. from 267.19 acres to 270.19 acres.
Since 2004, five additional amendments to the O.D.P. were approved in response to the great
recession, parcel adjustment for various end -users, and re -allocation of the primary and secondary
uses.
The governing O.D.P. is the Seventh Amendment approved in 2014 and encompasses 270 acres
among several property owners.
The following projects have been approved in the Harmony Technology Park:
Project Name
Applicant/Use
Year
Site acres
H.T.P. ls'Filing
Celestica/Intel
1998
34.4
H.T.P. 2" Filing
H-P South Campus
2001
60.14
Brookfield Townhomes
Chateau Development
2002
42.39
H.T.P. 3 Filing
Custom Blending
2008
5.01
Presidio A artments
Multi -Family
2011
11.83
H.T.P. 3dFiling
Numerica
2012
4.90
Milestone Apartments
Multi -Family
2013
10.20
Banner Health
Hospital
2013
27.95
H.T.P. 4 1h Filing
Fuse Office
2014
1.62
Main Street Health
Long Term Care
2015
7.5
The following projects are under current review:
Project Name
Proposed Use
Site acres
Harmony Commons
Commercial Mixed -Use
4.00
Eye Center of Northern Colorado
Medical Office
4.16
2. Compliance with Harmony Corridor Plan:
The entire 270 acre O.D.P. is within the Basic Industrial Non -Retail Employment Activity Center (B.I.N.R.E.A.C).
The proposed land use, Long Term Care, is a primary use in the H-C zone district. Development of the subject
parcel, therefore, contributes to fulfilling the vision of the Harmony Corridor being an area reserved for a variety of
business -related uses on relatively large parcels within an attractive industrial park setting.
Item # 2 Page 3
16
Agenda Item 2
1 inch - 9
Windsong
Long -Term Care Facility
Comments:
1. The surrounding zoning and land uses are as follows:
N:
H-C
Harmony Technology Park
Eye Care/Northern Colorado P.D.P.
S:
L-M-N
Fossil Ridge High School
E.
H-C
Harmony Technology Park
Vacant
W
R-L
Wildwood Farm & Harvest Park
Existing Residential
The property was annexed as part of the 156 acre Harmony Farm in 1984
The first Harmony Technology Park Overall Development Plan consisted of 155 acres and was
approved in 1997 in conjunction with Celestica Manufacturing.
Item # 2 Page 2
15
Agenda Item 2
PROJECT NAME
WINDSONG AT ROCK CREEK, PDP#150024
STAFF
Ted Shepard, Chief Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request for a P.D.P. for a long-term care facility located at the northeast
corner of Ziegler Road and Rock Creek Drive on Parcel C of the Harmony
Technology Park. The primary focus is to serve the needs of people living with
Alzheimer's disease and other related dementia. The site is 3.34 acres. The one-
story building will be approximately 37,000 sq. ft. and contain 64-beds arranged in
individual apartments with central dining. There will be 51 parking spaces serving
22 employees on the largest shift, visiting professionals and guests. The parcel is
located in the Harmony Corridor (H-C) zone district.
APPLICANT: Vista Pointe Development Co., LLC
c/o Lenity Architecture
3150 Kettle Court SE
Salem, OR 97301
OWNER: Harmony Technology Park LLC
303 Detroit Street, Suite 301
Ann Arbor, MI 48104
RECOMMENDATION: Approval
EXECUTIVE SUMMARY
• The project complies with the policies of the Harmony Corridor Plan.
• The P.D.P. is in conformance with the Harmony Technology Park Overall Development Plan,
Seventh Amendment.
• The P.D.P. complies with the land use and development standards of the H-C, Harmony
Corridor, zone district.
• The P.D.P. complies with the applicable General Development standards.
• The site and landscape plans have been designed in coordination with the proposed P.D.P. to
the north, Eye Center of Northern Colorado, with regard to public and emergency access and
landscaping along Ziegler Road.
Item # 2 Page 1
14