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HomeMy WebLinkAboutMORNINGSTAR ASSISTED LIVING & MEMORY CARE - PDP - PDP130024 - DECISION - MINUTES/NOTESPlanning & Zoning Board November 14, 2014 Page 12 Member Hart moved the Planning and Zoning Board approve the Modification of Standard for Section 4.5(E) (2) (b) regarding height and mass as proposed with this PDP in that it would not be detrimental to the public good and the modification meets the applicable requirements of Section 2.8.2(H) 1 because the plan reduces the visual impact of the large footprint by providing multiple recesses and projections from the building and the building is one story. It only differs from the standard in a nominal and inconsequential and is based on the findings of fact and conclusion in the staff report. Member Hatfield seconded the motion. Member Kirkpatrick said with a standard of 20,000 square feet, 42,000 seems like a lot but the reason we have a modification process is because we recognize that we have a really prescriptive Land Use Code and that it isn't the best for all scenarios. Given the unique needs of a long term care facility and their unique needs from a licensing/State Health Department standpoint; she thinks it makes a lot of sense. She thinks the applicant has gone above and beyond to meet our code and to reconcile that in the upgrades they've done in aesthetics, massing, and scale to enhance the experience for the residents. Member Carpenter complimented staff on a job well done. She thinks it was a difficult project and the way they approached it by basically taking care of the objections of the neighborhood. It is exemplary. Member Heinz complimented the applicant for the way they worked with the neighborhood. She looks forward to seeing the project. Member Hart said the neighbors by joining in the process made a significant difference in what this project looks like. He thinks the developer's gone a long way towards trying to accommodate the needs of the neighborhood. The motion passed 7:0. Member Hatfield made a motion the Planning and Zoning Board approve the Morningstar Assisted Living & Memory Care Project Development Plan, PDP130024 based on the findings, facts and conclusion as stated in the staff report. Member Kirkpatrick seconded the motion. The motion passed 7:0. Deputy City Attorney Paul Eckman returned to Chambers. Project: Waterfield Overall Development Plan, #ODP130002 Project Description: This is a request for an Overall Development for a parcel of land located generally at the northwest corner of East Vine Drive and North Timberline Road. The parcel is 116.89 acres. There are two zone districts on the parcel: L-M-N — 103.57 acres and M-M-N — 13.32 acres. Proposed land uses include residential, neighborhood center, public neighborhood park, public elementary school and open space. The project does not include the existing Bull Run Apartments and the former Plummer School. There is a Request for Modification of Standard to address the mix of housing types. Recommendation: Approval of the ODP and the Modification of Standard Planning & Zoning Board November 14, 2014 Page 11 significant portion of the building is one-story which further reduces the overall mass. Holland described how they responded from a code perspective. Member Schneider asked if a 42,000 square foot structure uncommon in the LMN zone. Holland said his experience is you typically see a 10,000 square feet building footprint per acre. This project is in line with that. It's about a five acre site and you've got a little more than 40,000 square feet on site. Member Carpenter asked for a graphic that would show what the arbor over the trash container will look like. Will you be able to look down into it? Will its view be blocked? Holland said the condominiums are 100+ feet back from the enclosure. He's not sure how much you'll see from a third story vantage point. Rossman said sheet 2 of the 3 in the board packet has a detail of the trash enclosure elevation. There is an 8 foot high masonry and stone enclosure. The lower portion of the arbor is 10 feet about the finished concrete slab at that area. There are two 2'x8' cedars on center and those are positioned to run in a north/south direction so that when you view them from the west you are not looking at the side of the enclosure. Holland displayed the graphic. Member Hart asked how often trash would be picked up. Turner said on average two times a week between 8 am and 5 pm week days and a shorter window on Saturdays. Member Hart asked why the parcel might not have been previously developed. Holland said it was hard to speculate why the property has sat vacant for so long. There is no reason why this or any other LMN use hasn't been proposed. Rossman said they have had soils investigation reports done on the project. Rossman said why it has not previously been developed is an economic reason by the current land owners. From Morningstar's perspective there is nothing adverse that would prevent them from going forward with the project. Member Kirkpatrick asked staff to outline the allowable uses for the LMN zone. Holland reviewed allowable uses and said basically its low density housing combined with complimentary and supporting land uses that serve a neighborhood and are developed in harmony with residential characteristics. Member Carpenter said another comment was made about landscaping on the rear elevation. Holland showed the landscape plans and described the elements. Holland said the project complies with the city's lighting standards. There will be zero light spill -off at the edge of the property to the west. All fixtures are full cut-off and fully shielded so you will not see the light source. Holland said the parking area is setback pretty far. They also 'beefed up' the landscaping along the drive aisle so as people drive around the lights will be shining towards the landscaping shrub bed. No parking stalls will face directly west. The existing sidewalk will be placed in a public access easement. Holland said he just received a note from a neighbor asking that they speak to their concern for odor containment. Holland said there is a good separation from the property line to the trash enclosure itself, the trash enclosures are typically covered, and trash will be bagged. Board Discussion Member Hart said he spent a lot of time looking at the input of the neighbors. Their concerns were about building location — they moved it. He said if it had been developed the area into townhomes, you'd have a lot more ground coverage (streets, etc.). They've done a pretty good job with drainage — they will not substantially impact the drainage. He said with regard to the location of the trash, they've got it covered and they will be meeting the Department of Health standards. He thinks, from his perspective, that most of the concerns by the neighbors have been pretty well addressed. Planning & Zoning Board November 14, 2014 Page 10 said once Morningstar completes the re -grading and terracing the site, they will clean the drain pan surface and take it back to a fairly clean state as a part of getting their certification of the detention ponds. Holland said because of all the concerns expressed stormwater staff have checked the site closely to make sure the ponds are functioning properly and that they meet stormwater criteria. With regard to mosquitoes, Holland spoke with Jessica Church of Colorado Mosquito Control (CIVIC is the city contractor for the mosquito monitoring program). Church said CIVIC monitors the ditch once a month and to date have not seen any mosquito larvae. They will incorporate the detention ponds into their monitoring system once they're built. If there is any evidence of mosquito larvae, they'll treat with larvaecide. Holland said the trash enclosure has been a concern. With the outcome of the 2ntl neighborhood meeting, they added an arbor over the top of the trash enclosure. There are still concerns by the neighbors of the noise of the trash operations. Holland said there is some separation there. The nearest point to the Collindale homes is 60 feet from the property line and then there's another 20-25 feet to the trash enclosure. Holland said the majority of the water is coming from outflow from Lake Warren. That is intentional. Stormwater staff explained when you build a dam, you have to have some hydrostatic pressure release so the water flows year round. Board Questions Chair Smith asked who is responsible for maintenance of the concrete pan. Holland said it's a private drainage easement 50 feet wide. Twenty-five feet is on the Collindale property and 25 feet is on the Morningstar property. It will be maintained by those entities. Member Kirkpatrick said the materials provided the board gives her some degree of confidence that the Morningstar project will not be contributing. Neighbors however are frustrated by existing conditions. What would be their recourse? Holland said city stormwater staff could meet with the Collindale HOA to talk more about the area. Its possible stormwater staff can give them a better understanding of their options and recommendations on how they could potentially improve their portion of the ditch. Member Kirkpatrick asked with a culvert was not selected as an option. The applicant's project engineer Bob Almirall said they did evaluate the possibility of putting it into a pipe. There are a couple of issues. If there was a 100 storm event, 150 cfs (cubic feet per section) of water can be handled by the ditch. It would take some very large (40-48") pipes to carry that water. Once a pipe goes underground it would pop out of the ground until well north of the property at the existing ditch and a lot of off -site construction would be required. It would be a significant capital project. Member Hart said he had the impression that the two detention ponds were actually going to reduce the flow. Almirall said the rate of flow would be less than what is currently generated. He said the water will eventually get there (they're not holding it permanently based on Colorado law). It'll be a slow percolation rate into the ditch. It will be significantly lower than the current conditions. Member Carpenter asked about the 43,000 square foot print versus the 20,000 square foot print. She asked what would be required to make it not have to have a modification. Holland said they could have two 20,000 square foot print buildings and separate them by 10-20 feet. Holland said they've basically broken it up into three separate masses. Holland said the building footprint is recessed so that three distinct masses are formed that work to obscure the view of the overall building footprint from many vantage points. The rotated angle of the northern portion of the building further helps. Holland said a Planning & Zoning Board November 14, 2014 Page 9 Applicant Response Turner said he'll respond to a couple of the comments and then he'll refer to their engineer and to staff as it relates to drainage. Turner said they are aware that there are multiple rush hour times during the day. He was simply citing the highest traffic volumes that would result due to the project would be in the late afternoon and early evening. Turner said with regard to the 20,000 max square foot limit is per footprint and not a maximum for the site. That is the one modification they are requesting. He said he's submitted two letters —one from the daughter of the original landowner. She stated this use fits perfectly the original owner's concept for the community. Turner said with regard to taking the sign down and being misled by the process, they didn't remove any signs. Bob Almirall, Civil Engineer with Interwest Consulting Group, said the site generally drains from east to west in a concrete drain pan. There are two proposed extended detention ponds for the project. They both provide water quality capture volume in addition to water quantity controls. The main pond is in the northwest corner and treats % of the site runoff. There is also a smaller pond in the southwest corner for areas in the south portion of the site. Once the water enters the ditch and flows north, there was no other way to treat or control the runoff. The site also needs to comply with recently adopted LID standards with permeable pavers, rain gardens, and a grass swale along East Horsetooth. The combination will help treat and slow the water runoff as well. He said City Code requires for this particular site that they detain the water and release it at the 2 year historic rate. That is irrespective of what is currently happening in the ditch. There are flows from Warren Lake (south of the site) and there is a nuisance flow that does flow through there that is not being contributed from the Morningstar project itself. Rossman said the water that is in the ditch is primarily seepage from Warren Lake's dam. The overflow on that side comes through the culvert underneath East Horsetooth and continues in that ditch. There was a comment made by one of the individuals that we're grading and doing 'worst' things on their property. Rossman said they cannot go past their property line so the grade that exists at the ditch today is what the grades will be when they're finished with their construction. Rossman said with regard to what the landscaping would be, it is included in the board's packet. He said they still need to go the final approval process which will substantiate and reaffirm what the plans shows today. Staff Response Chair Smith asked traffic staff to speak to the city's view of current conditions and how this project impacts it. Are there any future city plans for improvements? Traffic Operations Ward Stanford said the gentlemen who described the situation between the two Lemays certainly has a very valid point. It's a difficult stretch of Horsetooth. The traffic east of that location is running about 21,000 per day and the traffic that runs the western leg of Horsetooth is running about 26,000 per day and the in between is running 31,000 per day due to the transition to Lemay. He said the traffic this project is going to place on the roadway is negligible -- 15-25 vehicles a day during the peak hours/ 200 vehicles during a 24 hour period. That's about 9 vehicles per hour. He said those kinds of numbers being adding to 20,000 to 30,000 vehicles a day are 'invisible'. The neighbors will continue to have trouble making left turns but they won't feel the increase. Stanford said the only real solutions are expensive signals which will degrade the system (making worse congestion/the ability to move around town). City Planner Holland said the shift changes associated with this project are off-peak. They have a shift change at 7:45 a.m., 12:45 p.m., and 10:45 p.m. Holland said with regard to the water questions, they will re -grade the eastern portion of the ditch. The western side of the ditch (Collindale) is a little bit more even because it's been consistently maintained over the past 20 years. There was a question about the slime that's in the 4 foot side drain pan. Holland Planning & Zoning Board November 14, 2014 Page 8 Staff Presentation Jason Holland said he had nothing to add at this point but that he was available for questions Public Input Joseph Campesino, 3413 Rolling Green Drive, said he'd like to speak to the traffic problem. He said there are really three rush hours a day (morning, noon, and evening). If one tries to exit Rolling Green Drive onto Horsetooth heading east, it's impossible. If you're traveling east on Horsetooth and try to make a left onto Rolling Green Drive, it's literally impossible. The reason is the volume of traffic and the two traffic lights that split the Lemay lights. The flow of additional traffic might be fine if we weren't within 2,000 feet of the split Lemays. It'll only compound the situation. Abbye Silverstein, 3413 Rolling Green Dr, said she lives at the Collindale Condominiums-- the property to the north of the proposed project. She reiterated the challenges of getting onto Horsetooth from Rolling Green. She said for 30 years this piece of land has not been developed. To date there've been single family, patio homes and condominiums. She'd like to know why others have not built. Is it difficult because it's a flood zone? She'd prefer patio homes. She thinks they'd blend better into the neighborhood. Warren Snyder, 1630 Collindale Drive, said his concerns are where the detention pond will be located and traffic. He has concerns about drainage (there's water there even though there hadn't been any rain since September). He also had concerns about traffic and the 42,000 square foot footprint when only 20,000 is allowed for that zone. He'd prefer an alternate facility. Julie Charlson, 3500 Rolling Green Drive, said she's a resident of Collindale Condominiums and a board member of Collindale HOA (Homeowners Association). Charlson said she believes the board's received a summary sheet of Collindale's concerns. It's her wording but represents input from residents of Collindale, and single family homes in the area. She thinks there's been a lag in time of keep people informed. She'd like to address two areas: the land issues and the building need. People think Morningstar will contribute to problems in the area. She spoke of grade issues —higher on the east and constructed two retaining walls and a fence. From the condo's perspective, you're looking at the walls and fence even though they've tried to make it attractive. She's concerned the third story units will look down on the service road and the trash container. She said the parking lots are on the side where kids walk to school and families go to the pool. Charlson said it's been rezoned for commercial. She doesn't think we need any more private pay facilities. She said engineering does not acknowledge their existing drainage issues. There is long term standing water, mosquitoes, and slime. She thinks there should be a complete maintenance plan between Morningstar and Faith (Property Management). She thinks we have over built apartments in east Fort Collins. If people are holding back (in their input), they're probably thinking it's the lesser of two evils. Will this project come by default? People are hoping it'll remain residential with patio homes which she thinks fit better in that area. Valorie Laabs, 3500 Rolling Green, said she resides in the Collindale Condominiums. She said she's written two letters. In that letter she said she had no concerns about the project per se but they were concerned about the drainage issues. She appreciates their stated values and how lovely the front looks. She'd like to see back -side elevations and get some assurance that the landscaping will be okay and that the water issues will be addressed. If she had a magic wand, she'd like to see patio homes. If they can't have patio homes, she's glad to see this group is doing it. They seem to be sincere and wanting to take care of the neighborhood. Planning & Zoning Board November 14, 2014 Page 7 The motion passed 6:0. Member Carpenter returned to Chambers. Deputy City Attorney Paul Eckman recused himself. Project: Morningstar Assisted Living & Memory Care Project Development Plan, PDP130024 Project Description: This is a request for approval of a Project Development Plan (PDP) for the Morningstar Assisted Living and Memory Care facility on a 5 acre undeveloped parcel at the northwest corner of East Horsetooth Road and Lochwood Drive. The project proposes 23 memory care living spaces and 55 assisted living spaces, for a total of 78 living spaces. The site is in the Low Density Mixed -Use Neighborhood District (L.M.N.). There is a Request for Modification of Standard modification -- an increase in the 20,000 square foot maximum allowance for each building footprint in the L.M.N. zone. Recommendation: Approval of Project Development Plan and Modification of Standard Hearing Testimony, Written Comments and Other Evidence Applicant Presentation Matt Turner said Morningstar was founded in Colorado in 2003 with the following foundational principals: honor God in our business practices and relationships, value all seniors as gifted and contributing individuals, and invest generously in our employee's ability to serve. He said the project goals are: 1. Provide a high -quality option for aging residents to stay in Fort Collins when their care needs increase 2. Enhance and compliment the neighborhood 3. Create low -impact economic engine: • 60+ new jobs, $1.6mm+ annual payroll • Millions in new fees and taxes to City • Facilitate gentrification of older homes • Low traffic, minimal use of city resources/infrastructure He said in direct response to neighborhood feedback, they spent six months redesigning a Fort Collins site specific project that considered: 1. Drainage and flooding issues 2. Traffic 3. Building proximity to homes 4. Building Height 5. Noise and trash Don Rossman of Rossman and Associates (Architects) said this irregular shaped infill site provides a place for residents who have lived in the community to remain. Rossman described the site location, the proposed project, and the challenges with regard to grade and addressing the concerns of the neighbors. He provided an aerial view looking west of the project fully built out. He noted how the building had been stepped down to a single story closest to affected neighbors to mitigate massing. He described elevations and connectivity to the community. He said a lot of effort had been made to make this project work not only for the neighbors but for the community. Planning & Zoning Board November 14, 2014 Page 2 Chair Smith asked if staff or any member of the audience or board wished to pull any items from the Consent Agenda. A member of the audience requested Terra Vida II Apartments PDP to be moved to discussion. Member Hart made a motion to approve the consent agenda which consisted of the Minutes of the October 10, 2013 Hearing, 3 Mile Plan Update, Mail Creek Annexation and Zoning, Foothills Redevelopment ODP, and Provincetown File 3 One Year Extension of Vested Rights. Member Hatfield seconded the motion. The motion passed 7:0. Discussion Agenda: 3 Terra Vida II Apartments PDP, #PDP130028 7. Old Town Flats— Block 23 PDP, # PDP130022 8. Morningstar Assisted Living & Memory Care PDP, #PDP130024 9. Waterfield ODP, # ODP130002 Project: Terra Vida II Apartments Project Development Plan, # PDP130028 Project Description: This is a request for 276 apartments on 10.2 acres located between Lady Moon Drive. Cinquefoil Lane, Precision Drive and the planned extension of Le Fever Drive. There would be ten, three-story apartment buildings plus a 6,000 square foot office/clubhouse, pool and picnic area along with nine mixed -use dwelling units. The site is zoned H-C, Harmony Corridor. Recommendation: Approval of the Modification of Standard and the PDP Hearing Testimony, Written Comments and Other Evidence Chief Planner Ted Shepard said the applicant is the same developer as the existing Terra Vida Apartments located one block to the south. (This project was originally referred to as Presidio Apartments during the plan review process but changed names at a later date for marketing purposes.) He said multi -family and mixed -use dwelling units are permitted within the Basic Industrial Non -Retail Employment Activity Center of the Harmony Corridor. The PDP complies with the applicable standards of both the Harmony Corridor Plan and the H-C zone. Further, the PDP complies with the applicable General Development Standards with two exceptions. Two Modifications of Standards have been requested. The first, a Modification of Standard to Section 3.5.2(D)(1) is recommended to allow the entrances on Buildings 5 and 9 to be located more than 200 feet from a public sidewalk and to allow their entrances to not face the public street as a design consideration to improve internal circulation to the clubhouse. The second, a Modification to Section 3.5.2(G) (1) (a) is recommended to allow the rear elevation of three garages to have a length that exceeds 55 feet. Staff recommends approval. Applicant Presentation Paul Campbell of Campbell Architects said they met criteria in all respects for the project —they are not asking for any waivers. He's available for questions. Chair Andy Smith called the meeting to order at 5:00 p.m. Roll Call: Carpenter, Hart, Hatfield, Heinz, Kirkpatrick, Smith and Schneider Staff Present: Kadrich, Eckman, Vidergar, Wray, Shepard, Ex, Levingston, Gloss, Virata, Holland, Stanford, Olson, Gingerich, and Sanchez -Sprague Agenda Review CDNS Director Kadrich reviewed the agenda. Chair Smith provided background on the board's role and what the audience could expect as to the order of business. He described the following processes: • Citizen Participation is an opportunity for citizens to address the board on non -agenda related items. • Consent agenda items are considered items which have no known opposition. They are approved collectively at the beginning of the meeting unless a board member, staff or audience member requests an item is pulled and moved to the discussion agenda. • Discussion agenda items will include an applicant presentation, a staff presentation, and public comment. • At the time of public comment, he asked that you come to the podium, state your name and address for the record, and sign -in. He asked that the speaker clearly state their position. He encouraged speakers to share comments relevant to the topic under discussion. • Responses by applicant and staff will follow public comment. • The board will deliberate and reach a decision once a motion has been made and a vote taken. • He will begin each new item with a description of the development type being considered. The board will do their best not to use acronyms or jargon. Citizen participation: None Consent Agenda: 1. Minutes from the October 10, 2013 Hearing 2. 3 Mile Plan Update 4. Mail Creek Annexation & Zoning, #ANX130001 5. Foothills Redevelopment Overall Development Plan, # ODP130004 6. Provincetown Filing 3, 1 Year Extension of Vested Rights, #73-82X/Y