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HomeMy WebLinkAboutVENCOR, FORT COLLINS NURSING CARE - PDP/FDP - 23-97 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSPROJECTED PHYSICIAN VISITS Our goal will be to increase medical staff involvement to the degree that very ill patients are seen daily by their primary physician and that consultants will come to the facility to see patients. Assuming that 10 of the 30 patients on the sub -acute unit are considered to be "very ill" and that there is some overlap of patients with the same physician, we would expect to see approximately 5 physician visits to that unit alone per day. Specialists, or consulting physicians, would be less frequent, perhaps one per day. The long-term care residents are seen by their physician at least every 60 days. There is no way to accurately project the scheduling of these visits; in theory there would be 1-2 physicians visiting long-term care residents per day. Total physician visits per day: 8 PROJECTED 0UTPATIENT/DAYPATIENT UTILIZATION We estimate that the facility will provide outpatient and rehabilitation services to an average of 20 patients per day on a regular basis. In addition, therapy and/or rehabilitative services will be available on a contract basis to residents of assisted living centers; we estimate approximately 5 patients per day in this category. Total outpatients per day: 25 fAwpc\lal\vencor\addendum 5 PARKING NEEDS To establish parking needs for the facility, it is important to anticipate the maximum number of spaces needed. The peak demand for parking will occur at mid -afternoon during the day to the evening shift overlap (2:00-2:30 p.m.). At such time, 80 percent of the skilled nursing staff will be on shift, ancillary and administrative staff will be present and visitation time for family and physicians will be at its peak. The following is a breakdown of anticipated staffing and projected physician and outpatient/daypatient visits per day. Nursing: 30 patients @ 4.5 HPPD = 135 hours or 24 FTE, 17 per day 90 patients @ 3.3 HPPD = 297 hours or 52 FTE, 37 per day 80% are staffed during patient waking hours, day and evening shift Total: 43 staff at day/evening shift overlap Nursing Administration: Director of Nursing: 1 Staff Development: 1 Unit Secretaries: 2 CQI/Infection Control: 1 Total: 5 Business Office: 5 Medical Records: Activities: 4 Laundry/Housekeeping: 6 Maintenance/Grounds: 3 Rehab Staff: 18 Case Management: 2 Dietary: 5 Volunteers: 2 Total Staff at Peak Time 96 4 developed by infusing the home with many plants, animals and children. Plants and animals (cats, dogs and birds) take up residence; children are integrated through school and preschool programs. A "home", rather than an institution, is created that individualizes care and thrives on spontaneity rather than routine. The emphasis is on quality of life for the individuals living in this section of the facility. There will be 90 beds dedicated to long-term residential care. SHORT-TERM INPATIENT SUB -ACUTE REHABILITATIVE AND MEDICAL CARE Thirty beds will be designed to provide step-down medical and rehabilitative care. The environment will be hospital -like, with a more sterile setting and clinical/medical focus. The patients admitted to this unit will have an average length of stay of 2 days to 3 months. Many will be funded by Medicare (based on medical need, not financial), but as managed care becomes more influential in Fort Collins, many will be funded by commercial insurance. The purpose of this segment of the facility is to provide a medical unit for patients who do not require the intensity of the hospital services to receive high quality rehabilitative and medical care. Health care has changed such that hospitals are only able to keep the very ill and medically unstable patients; all others must move to alternative settings. Typical diagnoses for this unit include new strokes, hip fractures, surgical patients who need more than a week or so to regain independence, respiratory complications such as emphysema, cardiac patients who need physical support and rehabilitation, brain and spinal cord injuries that do not meet criteria for acute rehabilitation and so forth. This unit will be equipped to manage ventilator -dependent patients. Vencor will provide a full continuum of rehabilitative services to this patient population, with Physical, Occupational, Speech and Language and Respiratory Therapists on staff. A large portion of the building will be rehabilitation space, including a large gym equipped with state-of-the-art rehabilitation equipment and a transitional living space with a kitchen to teach independent living skills. REHABILITATION SERVICES OUTPATIENTIDAYPATIENT Patients who have regained enough independence and have adequate support systems to return home oftentimes need continued rehabilitation services. Outpatient services are provided to people who are able to come to the facility for their therapy needs and return home for on -going care. Daypatient services are provided for those patients who need relatively intensive therapy (three or more services) but have a solid support system to provide for residential care in the home. Daypatients generally arrive at the facility around 9:00 a.m. and leave around 3:00 p.m. Their days are spent with therapists, nurses and educators with scheduled rest periods. Vencor will also provide therapy services for other facilities (such as assisted living facilities) so that patients who graduate to assisted living will be able to be treated by the same therapist they had in the step-down unit. ki Currently, Medicare requires a 3-day hospital stay in order to access Medicare payment for subsequent nursing home days. It is predicted that managed care will eliminate this requirement, thereby encouraging physicians to admit patients directly into nursing homes for their care. This change will be seen in Fort Collins within the next two years, creating an even greater need for sub- acute care facilities. It is critical that this community have a facility designed and built to manage a population that even five years ago was a considered a "hospital" population. OPERATIONAL SUMMARY The Vencor-Fort Collins Nursing Care Center facility will provide three types of care: (i) Long-term residential care; (ii) Short-term inpatient sub -acute rehabilitative and medical care; and (iii) Outpatient/daypatient rehabilitation services. The three distinct types of service will be integrated into one operation under one roof, providing a continuum of care that is further extended into assisted living and home health care through collaborative efforts with other agencies. This arrangement will better meet the actual needs of patients and provide comprehensive and holistic care for all residents/patients who choose Vencor for health care services. All 120 inpatient beds will be licensed as "skilled nursing facility" beds with the State of Colorado Department of Health. LONGTERMRESIDENTL4L CARE The focus of this service will be long-term (greater than 3 months) care. The population will consist primarily of very disabled people who are unable to be cared for in a less intensive setting (i.e. home or assisted living). Generally, this population requires nearly total care for all aspects of daily living, such as grooming, hygiene, nutrition, toileting and mobility, either as a result of grave physical or cognitive disability. Typical diagnoses include multiple stroke, chronic degenerative disease such as Parkinson's or Multiple Sclerosis, or dementia -related diagnoses such as Alzheimer's Disease. The average age of the residents will be mid -seventies, though actual ages may range from teenage to greater than 100 years. Most residents admitted to this program will stay until they die. The facility truly becomes their permanent place of residence. Programmatically, the long-term residential portion of this facility will adopt the "Eden Alternative" model of care. This new model is socially based versus medically based, founded on the premise that boredom, helplessness and hopelessness account for the bulk of suffering in nursing homes. The model provides for the development of a "human habitat" that is infused with many ZGolden West Health Care Center A venc: Facility 1005 - East Elizabeth Street IF -- Fort Collins, Colorado 80524-3911 (970) 482.2525 (970) 482. 1138 Fax ADDENDUM Prepared by Shelly Fischer BACKGROUND It is important to understand some recent changes in the health care industry in order to understand the nature of health care today and the subsequent impact on facilities offering health care services. Prior to 1983, Medicare reimbursed health care facilities on a percentage of charges basis. There were no controls in place that limited hospital admissions, treatment or charges. It became clear that the Medicare system would quickly be bankrupt at the rate it was being drained financially. In 1983, the Health Care Financing Administration imposed the first prospective payment system on hospitals, which placed significant control on the type of patient admitted as well as the amount of reimbursement offered, via Diagnosis Related Groups (or "DRGs" ). Hospitals were paid a flat fee based on the diagnosis of the patient, and all charges had to come out of that fee. One way for hospitals to decrease the charges per patient was to decrease the length of the hospital stay. As a result, patients began to be treated more frequently as outpatients, and hospital stays were decreased, from an average length of stay of 10-14 days to an average length of stay of 4-5 days. The impact of this legislation on nursing homes was dramatic. Prior to the mid- 1980s, nursing homes were "rest homes" or "poor folks' homes". The typical patient was elderly, needing assistance with the activities of daily living, and was a permanent resident. When hospitals began to discharge people earlier, the nursing home was called upon to admit people until they were independent enough to go home. All of a sudden, the type of patient admitted to the nursing home was very different. The care needed was step-down hospital care, not long term "rest home" type care. Step-down or sub -acute care of the `90s looks nothing like nursing home care of the `80s. Other factors which have impacted health care and health care facilities are changes in the insurance industry. As commercial insurance becomes more heavily "managed", hospital stays become shorter and shorter— currently approximately 2-3 days in length on the average. The longer and more expensive hospital stay is reserved for those patients who are seriously ill. Patients who have moved beyond the acute crisis phase are expected to move to an alternative setting. Though this is perceived by many as cold and heartless, it is motivated by a demand from society for less expensive health care. The average hospital days costs approximately $1,800.00. The average sub- acute unit day costs approximately $450.00. It is for these reasons that more and more care of the ill will be provided by sub -acute providers in a non -hospital environment. FORT COLLINS NURSING CARE CENTER Calculation of Maximum Parking Allowed pursuant to Land Use Code Section 3.2.2(K)(1)(g)(2)(a) Use Maximum Parking Medical Office 4.5/1000 or Vencor's Outpatient/Daypatient 49.5 spaces Rehabilitation Services will occupy approximately 11,000 square feet of the facility Health Facilities a. Hospitals 1.0/bed or Vencor's Short-term inpatient 30 spaces sub -acute rehabilitative and medical care unit will operate 30 beds b. Long Term Care Facilities .33/bed or Vencor's Long-term Residential 30 spaces Care unit will operate 90 beds Subtotal 109.5 spaces 20% increase of maximum parking 21.9 spaces (109.5 x 20%) TOTAL MAXIMUM PARKING ALLOWED 131.4 spaces Leanne A. Harter, AICP October 21, 1997 Page 3 Vencor does not plan to request a modification to the parking standards based upon the above stated interpretation of the Code which would allow a sufficient number of spaces. We look forward to discussing this issue with you on Wednesday. Sincerely, LAL/jpk . Attachments cc: Shelly Fischer (vie Facsimile) Linda Ripley (via Facsimile) Leanne A. Harter, AICP October 21, 1997 Page 2 in the health care and insurance industries which have impacted the provision of health care services and, thus, the design of facilities for such care. Ms. Fischer has also provided a summary overview of the health care services to be provided at Vencor's new facility and an estimate of the number of parking spaces necessary to support the facility based upon staffing needs and professional and patient traffic. Also provided by Ms. Fischer is a sketch of the facility which illustrates the area which will be occupied by each use and the common areas shared by all uses. This information assists. us in understanding the uniqueness of Vencor's proposed facility and how to reasonably apply the Code's parking requirements. As explained by Ms. Fischer, the Vencor - Fort Collins Nursing Care Center will essentially provide three distinct types of health care services, each with its own unique patient population, in one combined use facility. Because the current version of the Code, at Section 3.2.2(K)(1)(g)(2)(a), calculates the allowed number of parking spaces based on "the square footage of the gross leasable area and of the occupancy of specified uses", we interpret this standard to allow 109.5 spaces. In addition, and pursuant to the same Code section, we have increased the maximum parking allowed by 20%, to 131.4 spaces, because "on -street or shared parking is not available on land adjacent to the use". Please see the attached calculations. Prior to the Planning and Zoning Board (the "Board") hearing on the Vencor - Fort Collins Nursing Care Center PDP, the Board and the City Council will consider amendments to the Code pertaining to "long-term care facilities" on November 6 and November 18, 1997, respectively. The draft of the proposed amendments, a copy of which was provided by Tom Vosburg, City Policy Analyst, indicates that the changes are two -fold. First, "long-term care facilities" will be moved to the list of non-residential uses in the L-M-N Zoning District (Code Division 4.4) and the title of Section 3.5.3 will be changed to include this type of use. The purpose of these changes is to make it clear that design and building standards for non-residential, commercial and mixed -use buildings apply to a long-term care facility. Despite the conflicting provisions in the Code as of the date of Vencor's PDP submittal, which this amendment remedies, Vencor will seek to comply with the non- residential, commercial and mixed -use standards. The second . proposed Code amendment would change the parking table at Section 3.2.2(K)(1)(g)(2)(a) to "more appropriately address the number of maximum parking spaces that should be allowed for long-term care facilities". According to the draft we were provided, the number of parking spaces for this facility, which will have up to 96 employees on shift at one time, would be increased by 48 spaces (1 space per 2 employees) to 157.5 spaces. The 20% contingency would then add an additional 31.5 spaces, for a total maximum of 189 allowed spaces. Although this Code amendment may not technically be applicable to the Vencor - Fort Collins Nursing Care Center PDP, we believe that the intent and purpose of the amendment should be considered when applying the parking standards to this project. In conclusion, we request that you consider this interpretation of the parking requirements and respond to us as soon as possible. Vencor intends to submit its PDP revisions by November 4, 1997 in order to secure a January 15, 1998 Planning and Zoning Board hearing date. At this time, ARTHUR E. MARCH, JR. RAMSEY D. MYATT ROBERT W. BRANDES, JR. RICHARD S. GAST LUCIA A. ULEY J. BRADFORD MARCH LINDA S. MILLER JEFFREY J. JOHNSON MATTHEW J. DOUGLAS Leanne A. Harter, AICP MARCH & MYATT, P.C. ATTORNEYS AND COUNSELORS AT LAW 110 E. OAK STREET FORT COLLINS, COLORADO 80524-2880 (970) 4824322 Fu (970) 482-3038 October 21, 1997 ARTHUR E. MARCH 190&1981 MAILING ADDRESS: P.O. BOX 489 FORT COLLINS, CO 80522-04W Current Planning Department City of Fort Collins VIA HAND DELIVERY 281 North College Ave. Fort Collins, Colorado Re: Fort Collins Health Care and Rehabilitation Center, now known as Vencor - Fort Collins Nursing Care Center Project #23-97 Dear Leanne: This firm represents META Associates, Inc. and First Healthcare Corporation ("Vencor"), the applicants for approval of a health care and rehabilitation center at the southwest corner of South Lemay Avenue and Southridge Greens Boulevard. We understand that, following a review by the Conceptual Review Team on June 2, 1997 and a neighborhood meeting on June 24, 1997, Vencor formally submitted its preliminary Project Development Plan (the "PDP") to the Current Planning Department on August 19, 1997. City Staff has conducted its initial review and comments were provided to Vencor by letters dated September 19, 1997 and October 2, 1997. Vencor's PDP submittal was accompanied by a request for a modification to the City's parking requirements to permit a total of 82 parking spaces. Staff s only comment relative to the number of parking spaces was a request for additional information in support of the modification request (See September 19, 1997 Comment Letter, page 6). Having thoroughly reviewed the applicable provisions of the Land Use Code (the "Code") on behalf of Vencor, particularly Sections 3.2.2(G) and 3.2.2(K)(1)(g)(2)(a), we believe that the Code can reasonably be interpreted to allow Vencor a sufficient number of parking spaces and thus a modification of the requirements may not be necessary. The purpose of this letter is to outline what we believe to be a reasonable interpretation of the Code's non-residential parking requirements as it applies to the specific uses proposed by Vencor. Shelly Fischer, an employee of Vencor, registered nurse and the current Administrator of the Golden West Health Care facility, has prepared an addendum to this letter which describes in detail changes FORT COLLINS NURSING CARE CENTER Calculation of Maximum Parking Allowed pursuant to Land Use Code Section 3.2.2(K)(1)(g)(2)(a) Use Maximum Parkin Medical Office 4.5/1000 Outpatient/Daypatient Rehabilitation or and Administrative Support Services 85.29 spaces will occupy 18,955 square feet of the facility Health Facilities b. Long Term Care Facilities .33/bed or Long-term Residential care unit 39.3 spaces and Short-term inpatient sub- acute rehabilitative and medical care. Will operate 119 beds. Subtotal 124.59 spaces 20% increase of maximum parking 24.91 spaces 124.59 x 20$ TOTAL MAXIMUM PARKING ALLOWED 149.5 spaces FORT COLLINS NURSING CARE CENTER Calculation of Maximum Parking Allowed pursuant to Land Use Code Section 3.2.2(K)(1)(g)(2)(a) Use Maximum Parkin Medical Office 4.5/1000 Outpatient/Daypatient Rehabilitation or and Administrative Support Services 108.72 spaces will occupy 24,158 square feet of the facility Health Facilities b. Long Term Care Facilities .33/bed or Long-term Residential Care unit 39.3 spaces and Short-term inpatient sub- acute rehabilitative and medical care. Will operate 119 beds. Subtotal 148.02 spaces 20% increase of maximum parking 29.60 spaces (148.02 x 20%) TOTAL MAXIMUM PARKING ALLOWED 177.62 spaces ARTHUR E. MARCH, JR. RAMSEY DAVE. MYATT ROBERT W. BRANDIES, JR. RICHARD S. GAST LUCIA A. LILEY J. BRADFORD MARCH LINDA S. MILLER JEFFREY J. JOHNSON MATTHEW J. DOUGLAS Leanne A. Harter, AICP Current Planning Department City of Fort Collins 281 North College Ave. Fort Collins, Colorado MARCH & MYATT, P.C. ATTORNEYS AND COUNSELORS AT LAW 110 E. OAK STREET FORT COLLINS, COLORADO 80524-2880 (970) 482-4322 Fax (970) 482-3038 November 12, 1997 ARTHUR E. MARCH 1908-1981 MAILING ADDRESS: P.O. BOX 469 FORT COLLINS, CO 80522.0469 NOV 14RVp Via Facsimile Re: Fort Collins Health Care and Rehabilitation Center, now known as Vencor - Fort Collins Nursing Care Center Project #23-97 Dear Ms. Harter: Enclosed please find two parking calculation charts pertaining to the Ft. Collins Nursing Care Center. The one that includes all the common area in the medical office category has been revised pursuant to your conversations with Lucia Liley. We have included the smaller square feet calculation in order to be on the conservative side. The chart that excludes the kitchen, dining, laundry, etc. has not been revised. Please do not hesitate to contact me if you have any questions or concerns regarding this matter. Sincerely, MARCH & MYATT, P.C. By: Krista R. Nero, CLA to Lucia Liley, Esq. krn Attachments cc: Shelly Fischer (Via Facsimile) Linda Ripley (via Facsimile) JREngineering, Ltd. 2620 E. Prospect Rd., Suite 190 Fort Collins, Colorado 80525 (970) 491-9888 • FAX (970) 491-9984 August 19, 1997 Ms. Leanne Harter City of Fort Collins Planning Department 281 North College Avenue P.O. Box 580 Fort Collins, Colorado 80522 4935 North 30th Street Colorado Springs, Colorado 80919 (719) 593-2593 • FAX (719) 528-6613 6110 Greenwood Plaza Blvd. Englewood, Colorado 80111 (303) 740-9393 • FAX (303) 721-9019 Re: VENCOR Fort Collins - Nursing Care Center -- Hazardous Materials Impact Study Dear Leanne: I spoke with Mr. Ron Gonzales at Poudre Fire Authority concerning the need for a Hazardous Materials Impact Analysis. After I described the project to him, Mr. Gonzales informed me that this site did not need fit the requirements for a study as it does not have "potential on -site and/or off -site hazardous materials impacts" as stated under Item 1.0) in the "Project Development Plan Submittal Requirements", revised May 15, 1997. If you have any questions or comments, or need additional information, please do not hesitate to contact me at my office. Thank you. Sincerely, JR Engineering, Ltd. Vv� David W. Klockeman. E. Project Manager Recycled Cultural. ibrary and Recreational. Park Planning & Development Division J.R. Engineering, Ltd. Attn. Mr. David W. Klockman, P.E. 2620 East Prospect Road, Suite 190 Fort Collins, Colorado 80525 RE: Huntington Hills Parcel A, Stormwater Drainage Easements Dear Dave: This letter serves as the City of Fort Collins, Park Planning and Development, intent to grant stromwater easements on the Fossil Creek Community Park as needed for Huntington Hills Parcel A (Vencon Fort Collins Nursing Care Center). Please keep us involved as the plans begin to be finalized for the Parcel A development. Sincerely: Craig L. Foreman Project Manager 281 North College Avenue 9 Fort Collins, CO 80524 • (970) 221-6360 • Fax (970) 221-6586 jr-CYb 11/3/::1.4 October 24, 1997 Ms. LeAnn Harter Planner City of Fort Collins Planning Department 281 North College Avenue Fort Collins, Colorado 80524 Dear Ms. Harter: Please accept this letter of support for the Golden West Health Care Center's proposed nursing care center to be located at the southwest corner of Lemay Avenue and SouthRidge Greens Boulevard. Our development partnership has met with Shelly Fischer regarding facility design and construction scheduling. We are very pleased with the proposed land use and site planning. We consider Vencor's plans to be a very positive addition to our neighborhood and would request favorable consideration of their application. Sincerely Will' Neal Gary E. Nordic Miramont Associates Miramont Associates cc: Shelly Fischer Golden West Health Care Center Wheeler Realty 1125 West Drake Fort Collins, Colorado 80526 303.229.9200 Fax 303.229.9230 No Text &60d *7 NOV 18 RECD 42 Z,(J q I<j (ahJ-IZdJ,r. /110 0 Tel/ Ufa-�6yy Z cF6�� /Z, /435 7 -_-OC-T--1 4 REC'D-----—-------- - -- ---- 00 THE TRIIVIBLES 5648 S. WINGFOOT DRIVE FT. COLLINS, CO 80525 OCT 14 REn October 13, 1997 Leanne Harter Planning & Zoning P.O. Box 580 Ft. Collins, Co. 80522 Dear Ms. Harter: As a neighbor immediately to the East of the property on South Lemay and near the South Ridge Golf Course which is being considered -for a "nursing home", we wish to make known our APPROVAL of such a facility. We feel this will retain the open feel of the neighborhood, keep traffic controllable, and provide the much needed care services our society requires. Sincerely, Y Aa , Mr. & Mrs. L. Trimble October 3, 1997 Leanne Harter Planning and Zoning P. O. Box 580 Fort Collins, CO 80522 Dear Ms. Harter: OCT 8 (= Plans are currently going through your department for the new nursing home on south Lemay near Portner Resevoir. The nearby corner is Lemay and Southridge Greens Boulevard. As a homeowner in the Village at Southridge, I want you to know that I support the plan to build the nursing home. While my first preference is to see the land remain open, I realize this is not likely to happen. Compared to earlier proposals to build condos and apartments on this property, I feel the nursing home will make the best neighbor across the street. I am a member of the homeowner's association at the Village of Southridge. I cannot speak for the other members, but through informal surveys and discussion with them, I find that most of them feel the way I do regarding the nursing home. It's the preferred option over the previous possibilities. In fact, I haven't found anyone dead set against the nursing home. In order to assist you with the processing of the variances that may come up for review so the project meets the new codes, please consider the desire of most of the local homeowners to see the nursing home plan be accommodated and approved. I believe my wife Ruth delivered to your office a current list of the sixty homeowners in the Village at Southridge. She gave it to a man at the front desk on Sept. 29 or 30. This is for you to have an up-to-date list for meeting invitations when it's time again for citizen input. Please call me or Ruth at 282-1155 if you haven't seen the list. We are looking forward to working through the process with you and the nursing home. Sincerely, q,X,A,� Chuck Washington NEIGHBORHOOD INF RM T N MEETING PROJECT NAME �� DATE_ /p/ OCATION Please fill in the following infor ation. Did you receive Written Notification of this meeting? Current Address Would you like copies of minutes from tonight's meeting? Name Address Zip no l�a tq� in q ae.dleAJ4 0-4-- Z'oS 2� Sx- NPR (zS X X � e LL D _� Je�/ /3 01 I✓ 6u 9'50 DetihiS 4 JLWv Zle�el /.Z/A }Cura Vi✓2 fir, %^�� l �o VA -Jig �I-OG��h�RN c P �6D,�SrI1 J tliNG� �Lt�S O fo �tO A A. We need to resolve the parking issues and the berm. Formal filing would occur in July. 40. What would the step be after the plan is approved? A. The project would be reviewed by the Planning and Zoning Board for technical issues such as drainage, etc. We could also have another neighborhood meeting, if you'd like. 41. Will there be fencing on Lemay? A. No. There will be landscaping. 31. , How many spaces are there in the lot? A. There are 70 spaces planned. We'd like 100 spaces. 32. Is it possible to reduce the height of the 35 foot center peak over the nursing station? A. We could do that, but we'd prefer not to. The center star area is about 40 feet by 50 feet. It is a fairly integral part of the design. In addition to bringing natural light into the nursing station, the natural light will be used for growing many, many plants as a part of our "human habitat." This is planned as part of our treatment program. 33. Will the facility obscure the view? A. The site is 8 feet below Southridge. 34. Will you have your own power plant? A. We will use city power on a daily basis. We will also.have an emergency generator in case of a power outage. This is required by state code. 35. Will you have your own kitchen facilities? A. Yes. The central kitchen will be located opposite the entrance at the south end of the building. 36. How often will garbage be picked up? A. At our current Fort Collins facility we have a pick-up 3 day per week. We use closed dumpsters. 37. Is garbage burned? A. No. 38. Do you have problems with animals getting into your garbage? A. We have animals occasionally, but we have experience managing this problem. 39. When would the next step be? A. The way the facility is oriented on the site, the only place to expand is to the west. The patients wings are as long as allowed by state code. 25. How many clients are planned for the facility? A. We are planning for 120 beds with semi -private rooms or 100 beds with private rooms. The preference today tends to be for private rooms. 26. Doesn't Eagle Tree have an assisted living facility? A. There is an affordable housing component. Our project doesn't compete with assisted living facilities. We see a nice continuum back and forth working with Collin wood and Sterling House assisted living facilities. 27. Golden West operates a facility on Elizabeth, is it an open facility? A. We operate a 60 bed nursing care center 1 Y2 blocks west of Lemay on Elizabeth. It is open to the public, and we would like to invite you to stop by to tour the facility. 28. Will the nursing care center be a public facility for Medicare and low income patients? A. That is not our intent. It is planned as a private pay facility. Clients, however, sometimes do need to rely on Medicaid when their private assets are spent. We are currently seeking state certification for some Medicaid beds, although the State of Colorado has a moratorium on Medicaid. 29. 1 am concerned about the setback of the building to Lemay. Have you explored ways to move the building further back from the street, say 60 feet instead of 50 feet? The shopping center across the street is 50 feet back and that seems close. A. Given the shape of the land, the shape of the building, and the land use code with regard to the natural resources next to the site, i.e., Fossil Creek, this plan seems to offer the best fit. We need to stay 100 feet away from the creek. The landscaping on the site will affect the look. 30. The visitor parking area seems small. A. Yes, it is. We are discussing this matter with the City. 15. Is the property still owned by the developer? A. Yes. They will own the site until a plan is approved. 16. Is another buyer other than Golden West possible? A. We can't comment on that. 17. If the neighboring community is in favor of the project, what type of support would you need --letters to the City? A. The land use is set by code. Yes, letters would help. 18. Will we be kept up-to-date on the status of the project? A. Yes, via Leanne Harter in the Current Planning Office. We want to work with you. 19. What outpatient programs will you have? A. We don't know at this time. 20. Do you plan to treat Alzheimer's patients? A. A study would need to be done in Fort Collins to see if there is a need in the community for such a program. 21. What are the boundaries planned for Fossil Creek City Park? A. The park will extend from our site to below Portner Reservoir. The public planning process is pending. 22. Do you expect emergency vehicles to be coming on to the site? Often? A. We don't expect "lights and sirens." Ambulances will occasionally come on -site, but we avoid 911 emergencies. We act before the emergency state is reached. 23. Do you have expansion plans for the facility? A. Not at this time. 24. Where would you expand? 6. What materials would be used for the exterior? A. We look at structures in the surrounding neighborhood and try to fit in with the look of these structures. For example, in this area, we would use brick, and asphalt or slate roofing. 7. How far off Lemay Avenue will the facility be? A. It would be set back 50 feet from the property line. 8. Where is Vencor's home office? A. Louisville, Kentucky. 9. For the east side, can a berm and trees be added? A. Yes. With 50 feet, there is room for berms and trees. 10. Where is the parking lot? A. It is on the west side. On the north side is a small service parking area. 11. Which classification is this structure in the new code? A. This is a long-term care facility. The facility itself is classed as a residential structure. The parking is classified as institutional. We will need to resolve the two categories with the City. With the old proposal, 160 units with 2 cars per apartment were planned. This plan offers much lower density. 12. Will this issue affect the proposed timeline? A. Yes. 13. Do you expect that a traffic light will be needed at the corner? A. We don't know at this time. A traffic study will be done, and the results will indicate if there is a need for a traffic light. 14. Is the project density less for this project than for the project previously proposed for the site? A. This project is a less intense of the site. It is less intrusive. It is architecturally compatible. 3. Who are the clients for this center? A. This will be a dependent, self-contained population. Vans will be used for transporting the clients to and from the facility. 4. Are you moving your current nursing care facility here in Fort Collins to this site? A. The other facility is leased. We believe this will be a second facility. 5. What is the timeline for the project? A. It is expected that construction will take 11 to 12 months. We would plan to start in October or November 1997. NEIGHBORHOOD MEETING MINUTES PROJECT: Vencor Nursing Care Center DATE: June 24, 1997 APPLICANT: Golden West Health Care/META Associates CONSULTANT: Shelly A. Fischer, Golden West Health Care Center Jeffrey Johnston, META Associates David Klockeman, JR Engineering, Ltd. Dave Osborn, Osborn and Bloom STAFF: Leanne Harter, City Planner, Current Planning Department Bob Blanchard, Director, Fort Collins Current Planning Department Land Use Data: • A skilled nursing facility with 100-120 beds —currently operating Golden West Health Care facility on Elizabeth (for ten years). It is unknown at this time if that facility would close should this one be approved. • The facility will operate 24 hours a day, seven days a week. There will be three shifts-6am-2:30pm, 2pm-10:30pm, 10pm-6:30am. • 50-60% of the site is proposed to be developed. The rest will remain undeveloped (however, a future addition might be on the west side). • Required to maintain a 100-150' landscaped buffer along the creek with native vegetation. • The highest point of the building is 25-27' with an approximately 35' clear section over the nurses station in the center of the structure. • There is no intention to raise the site. It is approximately 8' below Southridge Greens Boulevard. 1. How many staff will the facility employ? A. For our 60 bed facility we employee 65-70 people. It is expected that this the nursing care center will have 100 - 120 employees. The work is very labor intensive. 2. Is this an assisted living facility? A. This will be a skilled nursing facility. Comma ty Planning and Environmental :rvices Current Planning City of Fort Collins 1 July 1997 Dear Resident: Enclosed are the minutes from the neighborhood meeting regarding the Vencor Nursing Care Center proposed for the intersection of Southridge Greens Boulevard and South Lemay Avenue. No formal submittals have been made to the City as of yet. If you would like to be notified when (if) they do submit, please call be at 221-6750. If you have any questions, I can be reached at the address and phone number listed below. Best regard, Leanne A. Harter City Planner 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 PROPOSED OWNERSHIP AND MAITENANCE The Ft. Collins Nursing care center will maintain and continue to own all land that is within the development site of 10 acres more or less. NUMBER OF EMPLOYEES Approximately 120 employees more or less DESCRIPTION OF RATIONALE Assumptions and choices regarding this project were made after consulting the city of Ft. Collins requirements and participating in question and answer meetings with members of the City of Ft. Collins Planning Department, Natural Resources, Municipal Services and Staff. NARRATIVE DESCRIPTION — MITIGATION OF NATURAL AREA AND PROPOSED NURSING CARE CENTER The site encompasses 10 acres more or less. Adjacent to the site is the Fossil Creek tributary stream. Landuse of the site will support a 120 bed long term nursing care facility and parking for 82 vehicles. Proposed as a buffer between the site use and the fossil creek channel will be a Raptor Habitat Preserve. The area of the Raptor Habitat Preserve will encompass approximately 4 acres more or less. The Ft. Collins Native Plants Guide was used to determine the optimal plant material necessary to encourage Raptor and native wildlife establishment. of 52,446 square feet or a coverage of 11.7%. The total area of coverage for the development equals 26.7%. Conflict Mitigation Disturbance of natural areas is anticipated to be limited to a few trail and sanitary sewer connections and required drainage improvements. Finish grades will match existing conditions at the properties edges. New landscaping will include plant materials native to the area and re -vegetation will he consistent with the existing grasses in the natural areas. Development Phasing Development of the site is to begin in late 1997 and continue through 1998. Boundaries of building construction phasing is indicated graphically on the Site and Landscape Plan .. .. �.. e. ay.. ��-.♦ \'.'ln IVL IO1 LVJJ oV.'1 nnNIl 1L\iL J. ♦.V. FORT COLLINS HEALTH CARE AND REHABILITATION CENTER Fort Collins, Colorado Project Development Plan Statement of Planning Objectives August 19, 1997 Fort Collins Health (are and Rehabilitation (enter - proposed as a skilled nursing and rehabilitation facility on the corner of lemay Avenue and South Ridge Greens Boulevard - is being developed in a 'Low Density Mixed Use Neighborhood" as defined in City Plan. The proposed use is consistent with the adapted Structure Plan, and other City Plan elements as indicated below. City Plan Principles and Policies The Fort Collins Health Care and Rehabilitation Center is consistent with the applicable land Use Principles and Policies adopted by the City of Fort Collins. The use on this site is designed as a complementary and supporting use that serves the neighborhood and is developed in harmony with the residential characteristics of the neighborhood. Open Space & Circulation Systems The open space areas on this site will be private open spaces. The facility will incorporate open spaces it rou : _1 areas that will be accessed by their residents nd secured from public use. A :fi; open space areas will be adiacen a property in the natural area oioag ihE creek, the large passive open a in the flood plane, and he proposed city park All these areas are within easy walkspa in Ownership L Maintenance The open spaces within the boundaries of the referenced property will be privately owned and maintained. Estimated Employment Approximately 40 people are anticipated to be employed at the facility of the time of completion. Applicable Criteria The use proposed for the Fort Collins Health Care and Rehabilitation Center is a long -Terre Care Facility. The facility is a total of 67,200 square feet and is situated on a 10.31 acre site. This results in a building coverage of 15%. The parking and sidewalk area is a total HCS: Unsignalized Intersections Release 2.1d Page 1 Center For Microcomputers in Transportation University of Florida 512 Weil Hall Gainesville, FL 32611-2063 Ph: (904) 392-0378 Streets: (N-S) site access (E-W) southridge greens Major Street Direction.... EW Length of Time Analyzed... 60 (min) Analyst ................... mjd Date of Analvsis.......... 6/18/97 Other Information......... am , mshort lg Two-way Stop -controlled Interse tionon Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 0 1 < 0 ; 1 1 0 0 > 0 < 0 0 0 0 Stop/Yield N; N Volumes 30 1: 10 55 1 10 PHF _9 .91 .9 .9 .9 .9 Grade 0 0 0 MC's (%) SU/RV's (%) CV's (%) PCE's 11.10 11.10 1.10 _______________________________________________________________________ Adjustment Factors Vehicle Critical Maneuver Gap (tg) ______________________________________________ Lef= Turn Major Roac 5.00 Riaht Turn Minor Roac 5.50 Throucn Traffic Minor Road 6.00 Left Turn Minor koad 6.50 HCS: Unsignalized Intersections Release 2.1d i Worksheet for TWSC -------------------------------------------------- Intersection Step 1: RT from Minor Street N8 -------------------------------------------------- Conflicting Flows: (vph) 34 Potential Capacity: (pcph) 1331 Movement Capacity: (pcph) 1331 Prob. of Oueue-Free State: 0.99 -------------------------------------------------- Step 2: LT from Major Street____--- ____________________________ Conflicting Flows: (vph) _ ---WB _______ 34 Potential Capacity: (pcph) 1652 Movement Capacity: (pcph) 1652 Prob. of Queue -Free State: ---------------------------- 0.99 --------------------- Step 4: LT from Minor Street -------------------------------------------------- NB Conflicting Flows: (vph) 106 Potential Capacity: (pcph) 919 Major LT, Minor TH .Impedance Factor: 0.99 Adjusted Impedance Factor: 0.99 Capacity Adjustment Factor due to Impeding Movements 0.99 Movement Capacity: (pcph) -------------------------------------------------- 912 Page 2 Se --- EB SB intersection Performance Summary Follow-up Avg. 95% Time (tf) Flow Move Shared Total Queue Approach -------- Rate Cap Cap Delay Length LOS Delay 2.10 Movement (pcph) (pcph) (pcph)(sec/veh) (veh) (sec/veh) 2.60 ________ ______ ______ ------ ------- ------- ----- --------- 3.30 NB L 1 912 > 3.40 1286 2.8 0.0 A 2.8 NB k 12 1331 > WB L 12 1652 2.2 0.0 A 0.3 intersection Delay = 0.5 sec/veh HCS: Unsignalized Intersections Release 2.1d rage - _-_-- -1 HCS: Unsignalized intersections Release 2-ld Page 2 Center For Microcomputers In Transportation University of Florida 512 Weil Hall Worksheet for TWSC Intersection Gainesville, FL 32611-2083 ------------------------------------------------------- Ph: (904) 392-0378 Step 1: RT from Minor Street NB SB -------------------------------------------------------------_-- Streets: (N-S) site access (E-W) southridge greens ------------------------------------------------------ Conflicting Flows: (vph) 62 Major- Street Direction.... EW Potential Capacity: (pcph) 1288 - Length of Time Analyzed... 60 (min) Movement Capacity: (pcph) 1268 Analyst.. ................. mjd Prob. of Queue -Free State: 0.99 Date of Analysis.......... 8%16/97 ________________________________________________________ Other Information ........ .am pm short long Step 2: LT from Major Street W5 E6 Two-way Stop -controlled intersection -------------------------------------------------------- ______________________________________________________________-______= Conflicting Flows: (vph) 62 Eastbound Westbound I Northbound Southbound Potential Capacity: (pcph) 1602 L T R L T R! L T R L T R Movement Capacity: (pcph) 1602 ---- --------;---- --------!---- ---- ----;---- ---- ---- Prob. of Queue -Free State: 0.99 No. Lanes 0 1< 0 i 1 1 0 0> 0 < 0 ; 0 0 0 ________________________________________________________ Stop/Yield ; N; N; Step 4: LT from Minor Street NB SB Volumes 55 11 15 15 1 1 10! -------------------------------------------------- PHF .9 .9; .9 .9 .9 .9; Conflicting Flows: (vph) 96 Grade 0 0 0 Potential Capacity: (pcph) 932 MC's (%) Major LT, Minor TH SU/RV's (%); ; Impedance Factor: 0.99 CV's (%) i Adjusted impedance Factor: 0.99 PCE's 11.10 ;1.10 1.10; Capacity Adjustment Factor --------------------------------------------------------------------- due to impeding Movements 0.99 Movement Capacity: (pcph) ________________________________________________________ 921 Adjustment Factors intersection Performance Summary Vehicle Critical Follow-up Avg. 95% Maneuver Gap (tg) Time (tf) Flow Move Shared Total Queue Aooroach __________________________________________________________________ hate Cap Cap Delay Length LOS Delay Left Turn Major Road =.10 Movement (ocohi (pcph) (xph)(sec%veh) (veh) (sec%veh) Right Turn Minor Road .60 ________ ______ ______ ______ _______ _______ _____ _________ Through Traffic Minor Road 5.00 3.30 NB L i 921 > Left Turn Minor Road 1250 2-9 0.0 A 2.9 NB R1--t W5 L 0.0 A i. i (1.7 sec%veh HCS: Unsignalized Intersections Release 2.1d Page Center For Microcomputers in Transportation University of Florida 512 Weil Hall Gainesville, FL 32611-2083 Ph: (904) 392-0378 --------------------------------------------- Streets: (N-5) lemay (E-W) southridge greens Major Street Direction.... NS Length of Time Analyzed... 60 (min) Analyst ................... mjd Date of Anal vsis.......... 8/18/97 Other Information......... am short ong Two-way Stop -controlled Intersection Northbound Southbound Eastbound Westbound L T R L T R L T R L T R i No. Lanes 1 1 2 < 0 1 2 < 0 1 1 < 0 1 1 1 Stop/Yield N; N; Volumes 1 10 444 15; 110 588 50: 25 5 10; 10 5 60 PHF .9 .9 .9; .9 .9 .9i .9 .9 .9; .9 .9 .9 Grade 0 0 0 0 MC's (%) SU/RV's CV's (%) PCE's 11.10 ;1.10 ;1.10 1.10 1.10 :1.10 1.10 1.10 ----------------------------------------------------------------------- Adjustment Factors Vehicle Critical Maneuver Gap (tg) ---------------------------------------------- L of _ Turn Major !load 5.50 Ripe. Turn Minor Road 5.50 Through Traffic Minor Road 6.50 LeT_ Turn Minor Road 7.00 Follow-up Time (tf) 2.10 2.60 3.30 3.40 HCS: Unsignalized Intersections Release 2.ld 'rage 2 Worksheet for TWSC intersection -------------------------------------------------------- Step 1: RT from Minor Street WE EB Conflicting Flows: (vph) 255 354 Potential Capacity: (pcph) 1026 916 Movement Capacity: (pcph) 1028 916 Prob. of Oueue-Free State: 0.93 0.99 -------------------------------------------------------- Step 2: LT from Step 2: LT from Major Street------ -----Street Conflicting Flows: (vph) - -----------------NB 510 709 Potential Capacity: (pcph) 913 714 Movement Capacity: (pcph) 913 71a Prob. of Queue -Free State: 0.85 0.98 -------------------------------------------------------- Step 3: TH from Minor Street ------------------------------------------------------ WE EB Conflicting Flows: (vph) 1344 1324 Potential Capacity: (pcph) 176 183 Capacity Adjustment Factor due to impeding Movements 0.84 0.84 Movement Capacity: (pcoh) 149 154 Prob. of Oueue-Free State: ------------------------------- 0.95 0.95 5tep 4: L- from Minor Street ------------------------------------------------------ ---------------------- WE E5 Conflicting Flows: (vph) 1290 ,si0 Potential Capacity: (pcph) i58 154 Major LT, Minor Th impedance Factor: 0.80 0.60 Adjusted impedance Factor: 0.85 v.85 Capacity Adjustment Factor cue tc mp ec ing Movements 0.84 :.72 Movement rapacity: (pcph) -------------------------------------------------------- 132 'nterseciion Performance Summar. Avg. Se Move Snared Total Oueue -.c_rZ.-==r. ._- ,.-: Cap "Delay an .=c=h)csec/veh; -------- ------ ------ ------ ------- fven _= 39.9 ------- ----- --------- __- sc > E, -. i' 9i 324 i1.8 O.i W= _ i2 i32 30.0 W5 ' 7 ia9 25.4 0.-0 D 6.7 WB P 74 102� 3.8 0.1 A NE. L 12 714 5.1 0.0 B 0.1 55 134 9i3 4.6 0.6 A 0.7 intersection Delay = 1.8 sec/vet, u HCS: Unsiqnalized intersections Release 2.1d Page 1 Center For Microcomputers in Transportation University of Florida 512 Weil Hall Gainesville, FL 32611-2083 Ph: (904) 392-0378 Streets (N-S) lemay (E-W) southridge greens Major Street direction._., NS Length of Time Analyzed... 60 (min) Analyst ................... mjd Gate of Analysis.......... 8/18/97 Other Information......... m pm short long Two-way Stop -controlled intersection -------------------------------- Nor-thbound Southbound Eastbound Westbound L T R ! L T R L T R L T R ---- ---- -- ---- ----1 --- --------!---- ---- ---- No. Lanes 1 2 < 0 1 2 < 0 1 1 < 0 1 1 1 Stop/Yield N; N Volumes 10 384 5! 25 312 15: 50 5 10; 15 5 80 PHF .9 .9 .9; .9 .9 .9; .9 .9 .9; .9 .9 .9 Grade 0 0 0 i 0 MC's (%) SU/RV's (%) CV's (%) PCE's !i.10 !1.10 !i. i0 1.10 1.10!1.10 1.10 1.10 --------------------------------------------------------------------- Adjustment Factors Vehicle Critical Follow-up Maneuver ____-------Gac (tg) _____Time (tf) ----------------------------_____ ____ Left Turn Major Road Right Turn Minor Road -.50 2.60 Throuqh Traffic Minor Road - = 3.30 Left Turn Minor koae 7.00 �.40 HCS: Unsignalized Intersections Release 2.1d Page 2 Worksheet for TWSC intersection ------------------------------------------- Step 1: RT from Minor Street WB Conflicting Flows: (vph) 216 Potential Capacity: (pcph) 1076 Movement capacity: (pcph) 1076 Prob. of oueue-Free State: 0.91 Step 2_LTfromMajorStreet 58 --- - Conflicting Flows: - ------------- (vph) ---- 433 Potential Capacity: (pcph) 1004 Movement Capacity: (pcph) 1004 Prob. of Queue -Free State: 0.97 ----------------------------------------------- Step 3: TH from Minor Street WB ----------------------------------------------- Conflicting Flows: (vph) 833 Potential Capacity: (pcph) 355 Capacity Adjustment Factor due to Impeding Movements 0.96 Movement Capacity: (pcph) 340 Prob. of oueue-Free State: 0.9E ---------------------------------------------- Step 4: LT from Minor Street WS ----------------------------------------------- Conflicting Flows: (vph) :1° Potential Capacity: (pcph) 3i8 Major LT, Minor TH impedance Factor: 0.94 Adjusted impedance Factor: Capacity Adjustment Factor due to imoedina Movements Movement Capacity: _______________________________________________ (pcph) 300 F low Ra-c Movement 1=, EB L -_- "' EB T - EB R i2 WB L 19 W8 T 7 W6 R 96 NB L - 12 58 L 31 intersection=er=crmance Scmmary Move 5nara Cac Ca_ 273 343 > i 120 > Ste 300 c. 340 0.0 1076 C.2 A 1093 1004 intersection ueiav = C r. EB 182 1120 1120 0.99 Nb 364 1093 i093 0.99 EB 828 a58 0.96 343 0.98 EB 524 315 0.94 C.95 i.6 sec/veh .r3 APPENDIX E HCS: Unsionalized Intersections Release 2.1d Page 1 --------- __----- ______________-====e=====_______-__________________-- HCS: Unsionalized Intersections Release 2.1d Page 2 Center For Microcomputers in Transportation ------------------------- ___________________ -------------- University University of Florida 512 Weil Hall Worksheet for TWSC Intersection Gainesville, FL 32611-2063 --------------------------------------------------- Ph: (904) 392-0378 ---___----------------------------------------------------------------------------------- - Step 1: RT from Minor Street NB 58 Streets: (N-S) site access (E-W) southridge greens Conflicting Flows: (vph) _ Major Street Direction.... EW Potential Capacity: (pcph) i331 Length of Time Analyzed... 60 (min) Movement Capacity: (pcph) 1331 Analyst ................... mjd Prob. of Queue -Free State: 0.99 Date of Analysis.......... 8/16/97 ------------------------------------------------------ Other information ....... _am pm hort long Step 2: LT from Major Street W8 EB Two-way Stop -controlled Intersection ------------------------------------------------------ _______________ Conflicting Flows: (vph) 34 Eastbound Westbound Northbound Southbound Potential Capacity: (pcph) 1652 L T R L T R L T R L T R Movement Capacity: (pcph) 1652 ---- --------;---- ------------ ---- ----;---- ---- ---- Prob. of Queue -Free State: 0.99 No. Lanes 0 1 < 0 ; 1 i 0 0 > 0 < 0 0 0 G -------------------------------------------------------- Stop/Yield N; N; Step 4: LT from Minor Street NB SB Volumes 30 11 10 55 1 1 10; ________________________________________________________ PHF .9 .9; .9 .9 .9 .9I Conflicting Flows: (vph) 106 Grade 0 0 0 Potential Capacity: (pcph) 919 MC's (%) Major LT, Minor TH SU/RV's impedance Factor: 0.99 CV's (%) Adjusted impedance Factor: 0.99 PCE's 11.10 i. 70 1.10; Capacity Adjustment Factor _______________________________________________________________________ due to impeding Movements 0.99 Movement Capacity: (pcph) ________________________________________________________ 9i2 Adjustment Factors inters=_=lion per'ormance Summary Vehicle Critical Follow-up Avg. 95% Maneuver Gap (tc) Time (c Flow Move Snare_ T:tal Qu eve Approach ------------------------------------------------------- ----- Rate i,ac C a c uelav --a nct- LQS Delay Left Turn Major Road 5.00 ".1C. Movement (pcph) (ecphj _ cc^j "se=jver.i (ver.! (sec/veh) Rioht Turn Minor Road 5.50 c;. ________ ______ ______ ______ __---- _______ _____ -________ Through Traffic Minor Road 6.00 3.30 No L i Left Turn Minor Road 6.50 3.4L, i25d 2.6 u_0 -. 2.8 12 1331 > W_. ._ 12 HCS: Unsignalized intersections .Release 2.16 Page Center For Microcomputers in Transportation University of Florida 512 Weil Hall Gainesville, FL 32611-2083 Ph: (904) 392-0376 Streets: (N-S) site access (E-W) southridge greens Major Street Direction.... EW Length of Time Analyzed... 60 (min) Analyst ................... mid Date of Analysis.......... 8/18/9-1 Other information... ..... .am pm snort long Two-way Stop -controlled Intersectio Eastbound Westbound Northbound Southbound L T R ! L T R L T R L T R No. Lanes ;. 0 1 < 0 1 0 ! 0 > 0 < 0 0 0 0 Stop/Yield N; N; Volumes 55 1; 15 15 1 10; PHF .9 .9; .9 .9 .9 .9 Grade 0 0 0 MC's (%) 5U/RV's (%)� CV's (%) PCE's ----------------------------------------------------------------------- Adjustment Factors Vehicle Critical Mane.!ver Gap (tq) ---------------------------------_------------ =.2 Turd Major Roac 5.00 Riont Turn Minor Roao 5.50 Throuch ^_f'ic Minor Road 6.00 Le.-_ Turn Roac 6.50 HCS: Unsignaiized Intersections Release 2.1d Page 2 Worksheet for TWSC Intersection ------------------------------------------- Step is RT from Minor Street NB Conflicting Flows: (vph) 62 Potential Capacity: (pcph) 1288 Movement Capacity: (pcph) 1288 Prob. of Queue -Free State: 0.99 ---------------------------------------------------- Step 2: LT from _Major --------------- Conflicting Flows: -Street -------------W6 (vph) --------- 62 Potential Capacity: (pcph) 1602 Movement Capacity: (pcph) 1602 Prob. of Queue -Free State: 0.99 ---------------------------------------------------- Step 4: LT from Minor Street NB ------------------------------------- Conflicting Flows: (vph) _ --------- 96 Potential Capacity: (pcph) 932 Major LT. Minor TH impedance Factor: 0.99 A.dluSted impedance Factor: 0.99 Capacity Adjustment Factor cue __ imnedinc Movements - Movement Capacity: --------------------------------------------------- (ocph) 921 intersection Performance Summary Follow-up Avg_ 95% Time (tf) Flow Move Shared Total Queue --------- Rata Cap Cac relay Length LOS 2.10 Moveme-'. (==ph) (veh) 2.60 ------- ------ -- — -- ------ ------- ------- ----- 3.30 N" L .2i > 3.40 ._o_ _._ 0.0 A 0.0 A 0.7 sec/ven SB Eb 58 Approac^ Oeiay (seciven) HCS: Unsionalized Intersections Release -1.1d Page Center For Microcomputers in Transportation University of Florida 512 Weil Hall Gainesville, FL 32611-2083 Ph: (904) 392-0378 --------------------------------------------------------------------- Streets: (N-S) lemay (E-W) southridge greens Major Street Direction.... NS Length of Time Analyzed... 60 (min) Analyst ................... mjd Date of Analysis.......... 8/16/97 Other Information.. ....... am pm shor long Two-way Stop -controlled Intersection _____________________ Northbound Southbound Eastbound Westbound L T R L T R L T R L T R No. Lanes 1 2 < 0 1 2 < 0 1 1 0 1 1 1 Stop/Yield N; N! Volumes 10 363 151 110 486 50: 25 5 10�; 10 5 60 PHF .9 .9 .9; .9 .9 .9; .9 .9 .9; .9 .9 .9 Grade 0 0 0 0 MC's (%') SU/RV's (%)� CV (%) PCE's !1.10 _______________________________________________________________________ !1.10 I1.10 1.10 i.10!1.10 1.10 1.10 Adjustment F_^tors Vehicle Critical Follow-up Maneuver e_ao (t_) Time (tf) __________________________________________________________________ Lee'_ Turn Major Roac 2.10 Rticn: Turn Minor Road 5.5 2.60 Tnrouan Traffic Minor Road3.30 Left Turn Minor Roac HCS: Unsignalized intersections Release 2.1d Page 2 Worksheet for TWSC Intersection -------------------------------------------------------- Step 1: RT from Minor Street WS EB Conflicting Flows: (vph) 210 298 Potential Capacity: (pcph) 1084 976 Movement Capacity: (pcph) 1084 976 Prob. of Queue -Free State: -------------------------------------------------------- 0.95 0.99 Step 2: LT from Major Street --------------------------------------------- 58-----------N6 Conflicting Flows: (vph) 420 596 Potential Capacity: (pcph) 1020 621 Movement Capacity: (pcph) 1020 621 Prob. of Queue -Free State: -------------------------------------------------------- 0.87 0.99 Step 3: TH from Minor Street -------------------------------------------------------- WB EB Conflictina Flows: (vph) 1140 1121 Potential Capacity: (pcph) 235 2241 Capacity Adjustment Factor due to Impeding Movements 0.85 0.86 Movement Capacity: (pcph) ?01 206 Grob. of uueue-Free State: -------------------------------------------------------- 0.9? 0.97 Step 4: LT from Minor Street ________________________________________________________ W=. EE Conflicting Flows: (vph) iOEE ii0^ Potential Capacity: (pcph) Major- LT, Minor TH Impedance Factor: 0..E3 0.83 Adjusted impedance Factor: i.E v.E.7 Capacity Adjustment Factor due to Impedina Movements Movement Capacity: (occh) ________________________________________________________ intersection Perfrrmance Summary rlow Mole _,narec rc ._ _c Rat ..__ Cez .'lovement (pcp P; \:: Jr, (p_pn)(SeC, c", ________ ______ ______ ______ ______ < , -___ ,_v _; Val-, _' L 31..I _____ _ _________ _c. T- EB R 12 _. 411 -__ W8 L 12 162 WB T 7 'CGi WB R 74 NE. L 1-2 821 4.4 _.- A 0.1 SB L _ 134 i020C.r _ - intersection Delay = i_5 sec/ven HCS: Unsignalized Intersections Release 2.1d Paqe 1 Center For Microcomputers In Transportation University of Florida 512 Weil Hail Gainesville. FL 32611-2083 Ph: (904) 392-0378 Streets: (N-S) iemay (E-W) southridge greens Major Street Direction.... NS Length of Time Analyzed... 60 (min) Ana l_vst................... mid Date of Analysis.......... 6/16/97 Otner Information....... am pm short long Two-way Stop -controlled in ersection Northbound Southbound Eastbound Westbound L T R L T R L T R L T R __---_______ ____ __-_ ___----- _-__ ---- No. Lanes 1 2 < 0 1 2 < 0 1 1 < 0 1 1 Stop/Yield N; N Volumes 10 321 5; 25 240 15; 50 5 10; 15 5 so PHF .9 .9 .9i .9 .9 .9i .5 Grade 0 0 0 0 MC's (%) SU/R'v's (%) CV'_ (%', PCE's i. i0 i. i0 :1.10 1.10 1-1011.10 i.lo 1.10 ------------- ------------------------------------------------------ Adjustment Factors Vehicle Critical Maneuver Gap (tg) ______________________________________________ Lett Turn Pia for kcaC 5.50 Ricnt Turn Minor Roa. 5.50 Le'_ -_.n M-:nc- .,pad -.OG Follow-up Time L.1G HCS: Unsignalized Intersections Release 2.1d Page 2 Worksheet for TWSC Intersection -------------------------------------------------------- Step is RT from Minor Street WB EB Conflicting Flows: (vph) 182 142 Potential Capacity: (pcph) 1126 i173 Movement Capacity: (pcph) 1120 1173 Prob. of Oueue-Free State: 0.9i 0.99 -------------------------------------------------------- -- LT from Major Street Step 2 So N6 ________________________________________________________ Conflicting Flows: (vph) 363 284 Potential Capacity: (pcph) 1094 i207 Movement Capacity: (pcph) 1094 1207 Prop. of Queue -Free State: -------------------------------------------------------- 0.97 0.99 Step 3: TH from Minor Street ________________________________________________________ WB EB Conflicting Flows: (vph) 683 678 Potential Capacity: (pcph) 435 436 Capacity Adjustment Factor due to impeding Movements 0.96 0.96 Movement Capacity: (pcph) 418 421 Prot. of Queue -Free State: ---------------------------- --- Step 4: LT from Minor Street -----0_96--_------0_96 Wb E6 ________________________________________________________ Conflicting Flows: (von) 666 674 Potential Caoacitv: (pcph) 396 393 Major LT, Minor TH impedance Factor: 0.95 6.95 Aciusted impedance Factor: 0.96 C'.96 Capacity Adjustment Factor cue t0 impeding Movements 0.95 -.57 Movement Capacity: (ccoh) ________________________________________________________ 376 344 ir,_ersection Performance Summary Avg. 95A Flow Move Snared Total Queue ...,_roach n ats __c Cap Delay Length -., VeIay e-t (ccp-.i ,-_--. iccch)(seciveh) iveh) Cseciven) ________ ______ ______ ______ __ -- _______ 12.B _______ _____ 0.7 _________ t 0-0 w5 19 e.I a.i 0.0 c .5. - 41E 6.8 0.0 6 4.8 W= 9c .._. ...5 0.2 A 3.4 G.0 A 0.3 - lnte.section Delay = 1.7 sec/veh } APPENDIX D 1Vlultimodal Transportation Level of Service Mianual LOS Standards for Development Review -_Bicycle Figure 7. Bicycle LOS Worksheet level of service -connectivity i-uvrwm 11 acr$i ;:;;d base connectivity: I C I I LI specific connections to priority sites: description of applicable destination area within 1,320' including address trt ram I� destination area classification (see text) lmmiml� P. 20 City of fort Collins Transportation Master Plan Multimodal Transportation Level of Service Manual - LOS Standards for Development Review - Pedestrian Figure 6. Pedestrian LOS Worksheet project location classification: �f e. (enter as many as apply) descriptian of applicable ( destination area within 1,320' including address ' destines ion area classification (see text) levai ofservice,minimum oased on project location classification) �a �? i eLc- �.� C r�u�f4 I i actual , ,� 1 4 r3 I g ropesed I ,C ; j.4 i 13 11 c- 1 3 ` SpfjTlf�f �r E G izEc't'F t��tr/fd i ii I I actual l A I I A ( 13 C- S proposed I %j ii a mnmtnan C C L C— actual A A C proposed C anwinnmt actual proposed City of Fort Collins Transportation Master Plan APPENDIX C HCS: Un=_ignalized intersections ReI_ase 2.Id Page Center For Microcom;.uters In Transportation University of Florida - 512 Weil Hall Gainesville, FL 32611-2033 Ph: (904) 392-0378 Streets: (N-S) lemay (E-W; southridge greens Major Street Direction.... NS Length of Time Analyzed... 60 (min) Analyst ................... mid Date of Analysis... ...... 6/15/97 Other Information..... ....zm pm. 1297 short long Two-way Stop-controf T ed 1nterse' ion Northbound Southbound Eastbound Westbound I_ T G L T P. L T n I L T R -___ ____-_-_____ ____ _-._ ____ ____ ________ _--- ---- No. Lanes 1 .2 0 1 .2 < 0 1 1 < 0 1 1 1 Stop/Yield N NI Volumes 236 I5, 100 302 1; 1 6; 9 1 53 PHF .9 .9 .91 .9 .9 .9; .9 .S .9; .9 9 .9 Grade 0 0 0 0 MC's (%) 1 SU/RV's Cv's (%) PCE's ;1.10 i.10 ;1. 10 i.1C 1-10; 1.1C 1. 10 1.10 -------------------------------------------------------------- Adjustment =actors 'vehicle Cri" cal Follow-up Maneuver Ga= _, Time (if) __________________________________________________________-__-y_-_ Left Turn Major Road -5'-' 2.1c R'•ght Turn Minor Ro. - Through Traffic .. .-•-r. road ' - '•' Left Turn Minor =.-_ '.40 HCS: Llnsignali _-d int<rsections Release 2.1d Page 2 y Woresheet for TWSC Intersection -------------------------------------------------------- Step 1: RT from Minor St;-eet Wb E6 _______________________-________________________________ Conflicting Flows: (vph) 140 168 Potential Capacity. (pcoh) 1176 1135 Movement Capsclty: (pcph) 1176 1138 Prob. of Queue -Free State: 0.94 0-99 ----------------------------------------------------------- Step 2: LTfrom Major Street Su NB ------------- .___________________________________________ Conflictin= Flows: (vph) 261 337 Potential Capacity: (pcph) '.211 1130 Movement Capacity: (pcph) 1211 1130 Prob. of Queue -Free: State: 0.39 0.99 -------------------------------------------------------- Step 3: TH from Miner Street WB EB _____________________-.______--_________-__--_______-____ Conflicting Flows: (vph) 73.. 744 Potential Capacity: (pcph) 405 400 Capacity Adjustment Factor due to Impedin; Ptovcments 0.89 0.85' Movement Capacity: (pcph) s'59 354 Prob. of Queue -Free State: 1.00 1.00 -------------------------------------------------------- Step 4: LT from Miner Street WE, ______________ E5 ------------------------------------------ Conflicting Flows: (v=h) --_ 728 Potential Capacity: (pcph) 355 353 Major LT. Min_•r TH Impedance Factc•r: O.B'- '-88 Adjusted impedance ,t_-. Capacity Adjustment =actor due to impeding Mo.ements 0.9: 0.85 Movement Capacity: (pcph) ______________________________________________-_________ 32=_ 311 ir•tersection perfo-mance >_Unzmary F �Cw MJ'ce shared _tal Q-'eue --= oach Ca= _e._ Le _-- _c5 __ Movement .- -: ------ ------ ----- .--':-.,eh; ----------- -------- ------ ---- EB L 7 E5 T W8 T --� `-• -- '-' NB L -- A 0.1 r.c er ,-action Delay = 1.0 sec/'eh HCS: Uns ionaIi>ec. intersections Release 2.1d Page 1 Center For Microcomputers. In Transportation University of Florida 512 Weil Hall Gainesville, FL 52611-2083 Ph: (904) 392-0378 Streets: (N-S) lernay (E-W) southridge greens Major Street Direction.... NS Length of Time Analyzed... 60 (min) Analyst ................... mjd Gate of Analysis........ 6/15j97 Other information .....-. am pm 1997 short long Two-way Stop -controlled lsection Northbound ; SouthbOUnd Eastbound Westbound L T R; L T R L T R; L T R --_- ________ _-__ _______- ____ _-_-__-_ No. Lanes 1 I< 0 1 2 < 0 1 1 : 0 1 1 1 Stop/Yield N; N; Volumes 4 200 -1 25 173 11 2 1 5; 11 2 78 PHF .9 .9 .9; .9 .9 .9i .9 .9 .9; .9 .9 .9 Grade 0 0 0 0 MC's (%) SU/RV's (%); CV's (A) PCE's ;I.10 :1.10 :1.10 1.i0 i. 10;1-10 i.10 i.10 _______________________________________________________________________ Adjustment Factors Vehicle Critical Follow-up Maneuver Gap (ig) Time (tf) __________________________________________________________________ Le`t T.i-n. Ma7o- qoe� 5.50 2.10 Rip" Tur. hti ,. "_ate `_.50 .60 Througn r_" 7c Mr nor =.oac 6.50 ".30 Left 7u.,. Mi,',r .;oac 7.00 3.40 HCS: Unsignali7-d intersections Release 2-id Worp.s F,t for TWSC intersection - -------------------------------------------------------- Step is RT from. Minor Street WS EB _______________-__--______________________-______-______ Conflicting Flows: ivph) 712 96 Potential Capacity: (pooh) 12i5 i236 Movement Capacity: (pcph) 1215 i236 Prob. of Oueue-F.--2 Stet,: 0.92 0.99 -------------------------------------------------------- Step 2: LT from 51, eet SE NB ______-_-___.._____________________________________ Conflicting Flows: tvph) 224 193 Potential Capacity: (pcph) 1300 i550 Movement Capacity: (peph) 1300 1350 Prob. of Queue -Free c1tate-: 0.96 1.00 -------------------------------------------------------- Step 3: TH from Minor Street _-__ _-WB E8 _____________-___-________________ Conflictino Flows: (vph) 448 448 Potential Capacity: (pcph) 597 59, Capacity Adjustment Factor due to Impeding Movements 0.97 C'. 97 Movement Capacity: (ccoh. 561 Sal Prob. of Queue-Frae 5tate: 1.00 1.00 ----------------------- ______.____-_-___-_____-______-___ SteF 4: LT `rom Mir, or' _trees WB ER -------------------------------------------------------- Conflicting Flows: (•:c.n; 447 448 Potential Capacity- (pcph) 546 547 Major LT, Mina- Tr, Impedance' Facto:-: Adjusted impe?arne Factor: 0.96 0.95 Capacity Adj-_stmen- Factor .._ to irnped'i r:g Mtv: nests 0.97 =.90 Movement capacity: (p cp hj 5_- 492 i,:te;-section Performance Summary Avg. 95% F i:,w ve Sha,-ad _. •_a i Queue Approach R=___ �.__ -ap Delay Len atr. �ela; ..cvement (cops.: .'_❑ lcepn}(sec/veh) ______ ------ ______ (van) _______ _______ _____ ,s c/.:eh) _________ 0.C. WE 3.2 6.2 r kE L 4 is Si: 2.7 0.0 0.1 L _ .."_ C.6 0.0 G _ 0.4 . :_"=ecttien Gele7 = 0.9 sec/veh Page 2 IIE 1 71 fu M>• llt ryry��� ppyy J Yv f yy I MATTHEW J. DELICH , P.E. - 2272- GLEN HAVEN DRIVE LOVELAND, CO 80538 ABLLAR R OF Y �:.qCi..: COLN t ) �7UIY�tY1F� I Observer�uF APO /+ V „ rL� �- S= L o Lett urn I 1 CN OF LEAa A'% �ENrR'� Sc3urzfPi O : E- GC ,t-u�t ; ,AL ; AL TIME ,I tram NORTH from SC'.JTH Thu Nam `� � trDm WF� ALL BEGINS , II R I S I L I Total II a I S j L I Total sum+ I S I L I `{ T U R I S I L I Totai Woes 1-73o 1107 10 1 3 i 78 I1 ! 1 t0�1 Z 1 +Iv N 1 uZ91 o iZ 1 3I Il I f o l+ I Z II 33 lizZf I 745IIOI 313► (0II0 1$9 Z I /7 li + l a Ibl ! 1$ Ifl93 goo it a 1577 1$ I (D5 110 1?9 1 1 $o N !¢5 i1t51 t l z ! 19 N 2 10 14 1 Z N 7-0 Ii 1 Gs S p 1 II 1 73 I Ca I S II Is i i I I II I I I t I l4Co II! 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Peak P.M. Peak Trips Trips Trips Trips Trips in out in out 215 4 2 9 8 (2.15) (0.037) (0.023) (0.095) (0.075) 260 12 7 7 10 (2.60) (0.120) (0.070) (0.071) (0.099) Table 2 Current Peak Hour Operation Level of Service Intersection AM PM Lemay/Southridge Greens (stop sign) EB LT B C EB T/RT A A WB LT B C WB T B C WB RT A A NB LT A A SB LT A A Overall A A the median to have a left -turn lane and a through/right-turn combined lane, which is the approach geometry of a collector street. This will allow 6-8 feet for an on -street bike lane. North of the median (westbound), there is enough width to have one through lane plus a 9-10 foot bike lane. As indicated on the site plan, the median can transition to provide a left -turn lane on Southridge Greens Boulevard at the site access. Sidewalks will be built on Southridge Greens Boulevard along the' frontage of the site. This sidewalk will connect to the existing'sidewalks on Lemay Avenue and the east leg of Southridge Greens Boulevard. Future developments to the west will build the sidewalk along their frontages. This will complete the pedestrian system in this area. The Pedestrian LOS Worksheet is provided in Appendix C. If the City chooses not to stripe crosswalks at the Lemay/Southridge careens intersection with current traffic and pedestrian aotivity, then crosswalks would not be required with this devolopment. It is expected that this facility will generate very little off -site pedestrian traffic. There are bike lanes on Lemay Avenue. Since Lemay Avenue is adjacent to the site, there will be excellent connectivity for bicyclists. However, this site will not likely generate significant bicycle traffic. A Bicycle LOS Worksheet is provided in Appendix C. The west leg of Southridge Greens Boulevard is classified as a local street and, as such, does not require bike lanes. However, as discussed above, there is adequate width to stripe bike lanes on the west leg. The City may want to undertake this effort. According to the 2015 Transit System map, Transfort will have a feeder route on Lemay Avenue. This route will have 30 minute service. It will attain a level of service B rating if the 30 minute service operates for 16 hours a day. It is concluded that the Vencor Fort Collins - Nursing Care Center will meet acceptable levels of service for transit, pedestrian, bicycle, and motor vehicle transportation modes. allows for separate left -turn lanes. Observation indicates that it operates this way. Figure 1 shows the peak hour traffic counts at the Lemay/ Southridge Greens intersection. Raw count data is provided in Appendix A. This intersection operates acceptably as indicated in Table 2. Calculation forms are provided in Appendix B. This area is not served by Transfort. According to the Fort Collins Transit Development Plan (1996-2002), transit service will not be extended down Lemay Avenue. Under these circumstances, the transit level of service is considered to be F. There are/will be on -street bike lanes on Lemay Avenue. These lanes connect to existing lanes to the north and to Harmony Road, providing both east/west and north/south connectivity throughout the city. To the south, there are gaps in the bike system that will be completed as both public and private properties complete the street system. Southridge Greens Boulevard is a collector street east of Lemay Avenue, but bike lanes are not striped. This street is wide enough to accommodate bike lanes, if the City desires to stripe them. This striping is not the responsibility of this development. A Bicycle LOS Worksheet is provided in Appendix C. There are sidewalks along both Lemay Avenue and Southridge Greens Boulevard, except for the frontage of this site along Southridge Greens Boulevard. The existing sidewalks either meet the current standard or the standard that was in effect when they were built. It is expected that this development will complete the sidewalk along the frontage along Southridge Greens Boulevard. It is expected that there will be crosswalks at the Lemay/Southridge Greens intersection. A Pedestrian LOS Worksheet is provided in Appendix C. Figure 2 shows the site generated peak hour traffic at the key intersection. Figure 3 shows the short range total peak hour traffic at the Lemay/Southridge Greens intersection and the Southridge Greens/Site Access intersection. This forecast includes the existing traffic, traffic from previous Miramont traffic studies, traffic from the recently submitted Stanton Creek residential development, and the site generated traffic. This intersection will operate acceptably as indicated in Table 3. Calculation forms are provided in Appendix D. Figure 4 shows the long range total peak hour traffic at the key intersections. Table 4 shows the peak hour operation. Calculation forms are provided in Appendix E. The key intersections will operate acceptably. The eastbound left turns that operate at level of service E do have alternative routes through signalized intersections to the north. There will not be left -turn lane conflicts along the west leg of Southridge Greens Boulevard. There is adequate width south of 00 MEMORANDUM o Co C CO • to TO:, Dave Klockeman, J R Engineering 0 a) Eric Bracke, Fort Collins Traffic Engineer cr Fort Collins Planning Department o U �, FROM: Matt Delich z LL DATE: August 18, 1997 ,5 w'o SUBJECT: Huntington Hills, Parcel A - Vencor Fort Collins - Nursing Care Center traffic study (File: 9745MEM2) w > m o N 0 ,C0 A nursing care facility is proposed to be located on T Huntington Hills, Parcel A. The site is west of Lemay Avenue a and south of Southridge Greens Boulevard. This facility will have 100 beds and have 60 employees. The 60 employees are w z distributed over three 8 hour shifts. Employee shift changes o will occur at non -peak times. Access to the site is proposed a from Southridge Greens Boulevard at a location approximately N 500 feet west of Lemay Avenue. City staff requested a brief technical memorandum rather than a detailed transportation impact study. The proposed use will generate traffic that will be over the 50 daily trip threshold that requires a traffic study. This threshold is extremely low compared to industry standards. The trip generation for the proposed use was calculated using data contained in Trip Generation, 5th Edition, ITE. This specific use was not included as a land use. Therefore, two similar uses were selected to determine the future trip Wgeneration. The two uses were Congregate Care (code 252) and Nursing Home (code 620). Table 1 shows the calculated trip a; a generation for these two categories. Discussions with health w care providers indicated that the calculated trip generation n = i was appropriate for this type of facility. The expected trip V a generation is 215-260 daily trip ends, 8-19 morning peak hour z W trip ends, and 17 afternoon peak hour trip ends. J W o The public street network in the area is essentially 0 F complete. During the site visit (8/15/97), it was noted that o Lemay Avenue was recently paved, but not striped. However, •7 i there were paint marks noting where the lane lines would be. ` Both north and south of Southridge Greens Boulevard, Lemay 5 Avenue has a curb to curb width of 70 feet. It will be Uj 63 striped with two lanes northbound and two lanes southbound. _ It will have left -turn lanes at the Southridge Greens LL. Boulevard intersection. It will also have 6 foot bike lanes on each side of the street. There are 5 foot walks on each Q side of Lemay Avenue with a parkway between the sidewalk and the curb. There is no striping on either leg of Southridge Greens Boulevard. The width of the east and west approaches and Environmental Advance Planning Department City of Fort Collins November 5, 1997 ILHIL[67t7_ ►I�� 11I/I�i TO: Leanne Harter, City Planner TH: Joe Frank, Advance Planning Department Director \ / FM: Ken Waido, Chief PlannerxL- RE: Priority Processing for Qualified Affordable Housing Project The long-term care nursing facility proposed by Vencor, Inc., at the corner of Lemay Avenue and Southridge Greens Boulevard has been identified as being eligible for the City's Priority Processing Program. This project involves constructing a 120 bed assisted -living facility that would provide a continuum of care for the frail and elderly populations of Fort Collins. A minimum of 50% of the beds will be available to persons receiving Medicaid. Please facilitate priority processing for this project as outlined in the February 29, 1996, memorandum from City Manager John Fischbach. If you have any questions regarding this project, please feel free to call me at 6753. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6376 FAX (970) 224-6111 • TDD (970) 224-6002 Planning and Zoning Board December 4, 1997 Page 3 limit, but it will be placed on a 10.31 acre site. Therefore, Vencor will still have a much greater percentage of open space than a 20,000 square feet building would have on a 2 acre lot. Request for Modification to Section 4.4(E)(2)hc - "the minimum pitch of any sloped roof shall be 6:12" The purpose behind the Land Use Code Section 4.4 (E)(2)(d) requirement that the minimum pitch of any sloped roof shall be 6:12 appears to be that the City desires to keep non-residential and mixed -use buildings "compatible in scale with adjacent residential neighborhoods" and "to encourage attractive street fronts". The pentagon shape of Vencor provides a variation of roof planes and forms which creates a variety of building facades and roof articulations so the proposed building with a roof pitch of 4:12 has an attractive street front that exceeds the required number of "three roof planes that are directly related to building facade articulations" under Section 4.4 (E)(2)(d). The design of the building is such that the roof pitch could be raised to 6:12 in order to meet the requirements of the Code, but an increase in the roof pitch from 4:12 to 6:12 will raise the ridge line an additional five (5) feet. If the pitch is raised to 6:12, the ridge would be fourteen (14) feet above the intersection of Lemay and Southridge Greens Boulevard which is at an elevation of 4925 feet. The average elevation of the proposed ridge line with a 4:12 roof pitch is 4934 feet which is nine (9) feet above the intersection. The views from the residences east of the property were a major concern mentioned at the neighborhood meeting. A lower pitched roof would better advance the City plan goal of neighborhood compatibility and attractive street fronts. In addition, due to the site's lower elevation than the surrounding areas, an increase in roof pitch would be inappropriate because it would place too much emphasis on the roof material. Accompanying this request are drawings of the roof pitch at 4:12 and at 6:12 for your perusal. For all of the reasons cited above, First Healthcare and META request that the Planning and Zoning Board grant a modification from the maximum size allowed under Section 4.4(E)(2)(b) and a modification from the roof pitch standard specified under Section 4.4(E)(2)(d) of the Code, on the basis that the plan proposed for Vencor is equal to or better than a plan in strict compliance with such sections. Sincerely, MARCH & MyATT, P.C. LAL/krn cc: Shelly Fischer Linda Ripley Steve Whitworth Planning and Zoning Board December 4, 1997 Page 2 children. The outpatient/daypatient rehabilitative services is designed to serve patients who need continued rehabilitation services. Outpatient services are to provide patients with their therapy needs who then return home for on -going care. Daypatient services are for patients who need intensive therapy but have a support system at home who provide residential care. Vencor will also provide therapy services for other assisted living facilities. In order to accommodate these three services, Vencor is designed on a 67,200 square foot footprint. According to the City Structure Plan, one housing goal of Fort Collins is that "Our community will create an environment that meets the special needs of our residents". Vencor will be the only facility of its kind in our community and will meet the special needs of our residents now and in the future. The special needs of three different types of patients/residents will be met by Vencor which will keep medical care costs lower by servicing three needs in one facility. The reasoning behind the Land Use Code Division 4.4(E)(2)(b) requirement that no building footprint shall exceed a total of twenty thousand (20,000) square feet appears to be that the City desires to keep non-residential and mixed -use buildings "compatible in scale with adjacent residential neighborhoods" and "to encourage attractive street fronts and other connecting walkways that accommodate pedestrians as the first priority, while also accommodating vehicular movement." (1) Vencor is designed to be very attractive on all sides since the majority of its footprint will be built in wings giving it the appearance of separate buildings and avoiding the "big box" appearance. In addition, Vencor will have landscaping and walkways surrounding the building that far exceed City standards. The landscaping of the surrounding premises of Vencor are designed to provide a park -like setting and will actually enhance the property's current appearance. A wildlife planting study is currently being conducted that will protect and maintain native species of the plants in the area. (2) If Vencor is required to maintain the 20,000 square feet standard and still be able to provide the kind of comprehensive services planned, the height of this building would be greatly increased. The height of this building is a significant concern to the surrounding neighborhoods. Neighborhood compatibility is a major goal of City Plan; keeping the height of this building to one level is necessary in order to maintain visibility for the surrounding neighborhoods. (3) Equally important, neighborhood compatibility can be achieved without sacrificing other important City Plan goals, such as visually pleasing architecture and ample open space. The coverage area of the building and parking for Vencor will total 3.01 acres but will be located on a 10.31 acre site. The building itself will only cover 15% of the total site. The parking area will cover an additional 10% which means that only 25% of this 10.31 acres will be covered by the building and parking lots. The remaining 75% will be open space. The total coverage percentage of the Vencor building is much lower than coverage ranges of average buildings in the area. For example, a building with a footprint of the maximum of 20,000 square feet as allowed under the Code that has a 25% coverage would only be required to be located on a 2 acre site. Vencor with its 67,200 square feet footprint along with its parking will obviously exceed the 20,000 square feet maximum size r I ARTHUR E. MARCH, JR. RAMSEY Dave. MYATT ROBERT W. BRANDIES, JR. RICHARD S. GAST LUCIA A. LILEY J. BRADFORO MARCH LINDA S. MILLER JEFFREY J. JOHNSON MATTHEW J. DOUGLAS Planning and Zoning Board City of Fort Collins 300 Laporte Ave. Ft. Collins, CO 80521 MARCH & MYATT, P.C. ATTORNEYS AND COUNSELORS AT LAW 110 E. OAK STREET FORT COLLINS, COLORADO 80524-2880 (970) 482-4322 Fax 1970) 482-3038 December 4, 1997 ARTHUR E. MARCH 1908-1981 MAILING ADDRESS: P.O. BOX 469 FORT COLLINS, CO 80522-0469 RE: Vencor - Fort Collins Nursing Care Center, Project #23-97 Request for Modifications of Development Standards, Section 4.4(E)(2)(b) and Section 4.4(E)(2)(d) Dear Planning and Zoning Board Members: On behalf of the owners of the Vencor - Fort Collins Nursing Care Center ("Vencor"), First Healthcare Corporation ("First Healthcare") and META Associates, Inc. ("META"), and pursuant to Division 2.7 of the Fort Collins Land Use Code ("the Code"), we request modifications of the following development standards: Section 4.4(E)(2)(b) and Section 4.4(E)(2)(d). As grounds for this request, First Healthcare and META assert that granting these modifications would neither be detrimental to the public good nor impair the intent and purposes of the Land Use Code and that the plan submitted for Vencor is equal to or better than a plan which would meet the criteria of Sections 4.4(E)(2)(b) and 4.4(E)(2)(d). First Healthcare and META offer the following evidence in support of their request for these modifications: Request for Modification to Division 4.4(E)(2)(b) - "no building footprint shall exceed a total of twenty (20.000)quare feet" The Vencor-Fort Collins Nursing Care Center facility is designed to provide three types of care; long-term residential care, short-term, inpatient sub -acute rehabilitative and medical care, and outpatient/daypatient rehabilitation services. The goal of Vencor is to provide these three distinct types of service under one roof. By providing all three services under one roof, Vencor will assist in lowering health care costs by allowing for sub -acute hospital patients to be discharged to this facility and cared for at a much lower cost. A greater need for sub -acute care facilities will be seen in Fort Collins in the next two years due to anticipated changes in Medicare requirements and it is critical that this community have a facility designed to manage what used to be considered a "hospital" population. Thirty (30) beds will be designated for the short -tern, inpatient sub -acute rehabilitative and medical care which will provide for patients who do not need to be hospitalized but still need to receive high quality rehabilitative and medical care in a hospital -like, sterile setting. Ninety (90) beds will be dedicated to the long-term residential care which will provide a home for patients who need nearly total care in all aspects of daily living. The design for this service is based on the idea of developing a "human habitat" by infusing the home with many plants, animals and SECTION M (4/0 Aft AK, a SECTION AA (6/0 AM --Amin opk lab SECTION BB (4/0 Yn 94_ Aft 1Y11P(MITE(I'JR& SE(MON BB (6/12) r' :0.,10Se VENCOR FORT COLLINS=- NURSING CARE CENTER s� �mors FORT COLLINS COLORADO on SITE SECTIONS mw 4. El SECTION AA. (4/12) SECTION BB (4A2) lY1 19[MltECTUR1 V J vr�wE�r VENCOR FORT COLLINS'=-r- NURSING CARE CENTER WE SEMI.., FORT COLLINS COLORADO SITE SECTIONS SbF6 9 w•.r.mENCLOSURE ELEVATION wbgw�Na �rE�a�mn�rs H �I�Y.O�uA •�m.e -� SECTIONf TRASH ENCLOSURE AN • TRASH ENCLOSURE (ib; NCE DETAIL CE' I: .,.e. IY.1 .11(NITECTUAI Ms VENCOR FORT COLLINS NURSING CARE CENTER FORT COWNS COLORAM SITE DETAILS 4s� 1 ns�n N M.nl ENLARGED EXTERIOR ELEVATION iorrw wm...o. Aw.v..oa a onn �O'RR nn)Mrl Y�tl11Y �IW -p.qe lOMl YR CIY �IYn.. FATT'rAVFST ELEVATION NORTH ELEVATION EXTERIOR SUPPLY STORAGE nwrw � urr...oa an 0 N� tlIOM.V- q� O(W �tnM SOUTH ELEVATION IRA ll("IT u U M• VENCOR FORT COLLINS NURSING CARE CENTER FORT COLLINS COLORADO EXTERIOR ELEVATIONS 'A L% ION CLCVATASIDNN 30F6 FOSSIL CREEK COMMUNITY PARM / RANT UST e 1�r ¢LEEGEND i [ DEGID0005 TREE \®� ORNAMENTAL TREE p EVERGREEN TREE y. 5MRUe BEO PERENNIAL / GROUND COVER BED NATIVE SEED MIX LAWN MIRAMONT NLLAOE RU.D !EENS BOULEVARD / ,^ r. FOSSIL Iwl..w.r. Y•rYYWr.gwl� LAND U5E Area Acres rercent Ste Aree 6,q.103.G sq ft 20.31 an, 100]. 5.Idng Area: G7.200 154 Ox Parking Area• G1.885 142 14A Green 5pace Cn ParkngJ- O.Ggq) CIBJ C12LJ Parkng Spaces 124 .Ith 5 Mend... �- Green 5pacet 280.188.G 6.43 G2]. In 92 cDarpoep 97. Ce WMaarkdss -off. Service Area and Terraces) WATER CONSERVATION ZONES A= Acres ¢e : jE High Water Usage 72gGq sq ft 1.G8 ec r8 Sod Are. a- Moderate Water Usage G88g3.G L51 w Shrub Betts We Water Usage 1AL32G 3.24 3 Seeded Area 5 Total Landscape Aree 643 VENCOR FORT COLUNS NURSING CARE CENTER FOORT�'7OOLL S COLORADO LANDSCAPE SITE PLAN I LJ I o m a KU snenNr � IL[\ �— nnoypr r.-------------------- t 9 pk � OMMS"P CERTMATION �J n .aew uuu.ar w ...Aw. ea rulwnO F+ ZO G pOpRp . oyO �,....a.. NOTES� " - VENC NURS \FORT W m .yyu ian .aa uuc .an eao ss. mn for cros�m wur..aa® yNl ..uc eeon n-v rypyDAro� AT � 6lM101A r0 - 0) IH/ 11.6 ynpllt Cnly 11f ®Wr�lp. A Iuewn ro ixo ie m femrlvynyyw lyil� emu. v.u. ynw+eom .v JYI CESUITE(JU1EW )R RT COLLINS NG CARE CENTER ms SITE PLAN I � I O H 50 ro0 SGLLL I' • 'A :M 07-.1 i1I Mi~ii iTi km No Text Vencor-Fort Collins Nursing Care Center - Project Development Plan, #23-97 January 15, 1998 P & Z Meeting Page 9 4. Findings of Fact/Conclusion A. The Vencor-Fort Collins Nursing Care Center development proposal is a permitted use in the LMN-Low Density Mixed Use Neighborhood zone district, subject to review by the Planning and Zoning Board. B. The Vencor-Fort Collins Nursing Care Center project development plan requires a modifications to Section 4.4(E)(2)(b), Section 4.4(E)(2)(d) and Section 4.4(E)(2)(e). The modification requests are not detrimental to the public good and the plan with the request for modifications meets or exceeds the purposes of the standard equally well or better than plan which complies with these sections of the Land Use Code. C. The Vencor-Fort Collins Nursing Care Center project development plan meets all applicable standards of Article 3-General Development Standards of the Land Use Code. D. The Vencor-Fort Collins Nursing Care Center project development plan is compatible with the surrounding land uses. E. The Vencor-Fort Collins Nursing Care Center project development plan is located outside the Residential Neighborhood Sign District and all signage must comply with the applicable Land Use Code requirements. RECOMMENDATION: Staff recommends approval of the modification requests and the Vencor-Fort Collins Nursing Care Center Project Development Plan #23-97. Vencor-Fort Collins Nursing Care Center - Project Development Plan, #23-97 January 15, 1998 P & Z Meeting Page 8 neighborhood stated that they would like to see the building remain one story, to one and one-half story maximum height. Therefore, in response to the neighborhoods' concerns, the applicants have proposed a structure that is predominantly one story in height. However, limiting the height results in the structure exceeding the maximum footprint size for the zoning district in order to obtain the necessary square footage to serve the different uses. In terms of neighborhood compatibility, the plan as submitted for the proposed long term care facility is equal to or better than a plan which complies with the requirements of the Land Use Code. The applicant states that the rationale behind the request for modification to Section 4.4(E)(2)(d) is as follows: The purpose behind the Land Use Code Section 4.4(E)(2)(d) requirement that the minimum pitch of any sloped roof shall be 6:12 appears to be that the City desires to keep non-residential and mixed -use buildings "compatible in scale with adjacent residential neighborhoods" and `to encourage attractive street front". The pentagon shape of Vencor provides a variation of roof planes and forms which creates a variety of building facades and roof articulations so the proposed building with a roof pitch of 4.12 has an attractive street front that exceeds the required number of "three roof planes that are directly related to building facade articulations" under Section 4.4(E)(2)(d). The design of the building is such that the roof pitch could be raised to 6:12 in order to meet the requirements of the Code, but an increase in the roof pitch from 4:12 to 6:12 will raise the ridge line an additional five (5) feet. If the pitch is raised to 6:12, the ridge would be fourteen (14) feet above the intersection of Lemay and Southridge Greens Boulevard which is at an elevation of 4925 feet. The average elevation of the proposed ridge line with a 4:12 roof pitch is 4934 feet which is nine (9) feet above the intersection. The views from the residences east of the property were a major concern mentioned at the neighborhood meeting. A lower pitched roof would better advance the City plan goal of neighborhood compatibility and attractive street fronts. In addition, due to the site's lower elevation than the surrounding areas, an increase in roof pitch would be inappropriate because it would place too much emphasis on the roof material. As previously stated, the height of the proposed structure was a major concern voiced at the neighborhood meeting. The plan for a roof pitch at 4:12 versus the requirement of Section 4.4(E)(2)(d) for a roof pitch at 6:12 results in a structure that responds to neighborhood concerns to minimize the height to the greatest extent possible. Therefore, in terms of neighborhood compatibility, the plan as submitted for the proposed long term care facility is equal to or better than a plan which complies with the requirements of the Land Use Code. Vencor-Fort Collins Nursing Care Center - Project Development Plan, #23-97 January 15, 1998 P & Z Meeting Page 7 (1) Vencor is designed to be very attractive on all sides since the majority of its footprint will be built in wings giving it the appearance of separate buildings and avoiding the "big box" appearance. In addition, Vencor will have landscaping and walkways surrounding the building that far exceed City standards. The landscaping of the surrounding premises of Vencor are designed to provide a park -like setting and will actually enhance the property's current appearance. A wildlife planting study is currently being conducted that will protect and maintain native species of the plants in the area. (2) if Vencor is required to maintain the 20, 000 square feet standard and still be able to provide the kind of comprehensive services planned, the height of this building would be greatly increased. The height of this building is a significant concern to the surrounding neighborhoods. Neighborhood compatibility is a major goal of City Plan; keeping the height of this building to one level is necessary in order to maintain visibility for the surrounding neighborhoods. (3) Equally important, neighborhood compatibility can be achieved without sacrificing other important City Plan goals, such as visually pleasing architecture and ample open space. The coverage area of the building and parking for Vencor will total 3.01 acres but will be located on a 10.31 acre site. The building itself will only cover 15% of the total site. The parking area will cover an additional 10% which means that only 25% of this 10.31 acres will be covered by the building and parking lots. The remaining 75% will be open space. The total coverage percentage of the Vencor building is much lower than coverage ranges of the average buildings in the area. For example, a building with a footprint of the maximum of 20, 000 square feet as allowed under the Code that has a 25% coverage would only be required to be located on a 2 acre site. Vencor with its 67,200 square feet footprint along with its parking will obviously exceed the 20, 000 square feet maximum size limit, but it will be placed on a 10.31 acres site. Therefore, Vencor will still have a much greater percentage of open space than a 20,000 square feet building would have on a 2 acre lot. The Land Use Code specifies the maximum building footprint in two separate locations in the LMN zone district. Both areas --Section 4.4(E)(2)(b) and Section 4.4(E)(2)(e)--limit building footprint size to 20,000 square feet, and the above reasoning put forth by the applicant applies to both sections. Concerns regarding the height of the proposed structure were raised at the neighborhood meeting. (The minutes from that meeting are attached.) Residents in the surrounding Vencor-Fort Collins Nursing Care Center - Project Development Plan, #23-97 January 15, 1998 P & Z Meeting Page 6 incorporate recesses or projections created by wall plane returns of at least thirty (30) feet; any such building shall be differentiated into multiple sections of mass in order to achieve proportions that are compatible in scale with adjacent residential neighborhoods. The Planning and Zoning Board may grant modifications to standards located in the Land Use Code based upon the criteria outlined in Section 2.7.3 Standards. Section 2.7.3 states that, Modification requests may be granted if the Planning and Zoning Board determines and finds that the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of this Chapter, and if the applicant demonstrates either. - (A) that the plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (B) that the granting of a modification from the strict application of any standard would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive plan, adopted policy, ordinance or resolution (such as, by was of example only, affordable housing or historic preservation) or would substantially alleviate an existing, defined and described problem of city-wide concern (such as, by way of example only, traffic congestion or urban blight), and the strict application of such a standard would render the project practically infeasible. The applicant's request for modification to the above -referenced standards is attached, and states the reason for the modification to Section 4.4(E)(2)(b) and Section 4.4(E)(2)(e) is as follows: The reasoning behind the Land Use Code Division 4.4(E)(2)(b) requirement that no building footprint shall exceed a total of twenty thousand (20, 000) square feet appears to be that the City desires to keep non-residential and mixed -use buildings "compatible in scale with adjacent residential neighborhoods" and "to encourage attractive street fronts and other connecting walkways that accommodate pedestrians as the first priority, while also accommodating vehicular movement.' Vencor-Fort Collins Nursing Care Center - Project Development Plan, #23-97 January 15, 1998 P & Z Meeting Page 5 elements from surrounding developments, and, at the request of the neighborhood, is one story in height (with a clerestory in the center of the facility.) 3. Article 4--District Standards The proposed uses (long term care facilities and medical clinics) are both permitted uses in the LMN-Low Density Mixed Use Neighborhood zone district subject to review by the Planning and Zoning Board. The project development plan complies with the development standards located in Article 4, Section 4.4(E), with the exception of Section 4.4(E)(2)(b) Maximum Size, Section 4.4(E)(2)(d) Roof Form, and Section 4.4(E)(2)(e) Building Massing, for which the applicant has requested modifications. Request for Modifications: The applicant has requested modifications to Section 4.4(E)(2)(b) Maximum Size, Section 4.4(E)(2)(d) Roof Form, and Section 4.4(E)(2)(e) Building Massing of the Land Use Code. (See attached) Section 4.4(E)(2)(b) states: Maximum Size. No building footprint shall exceed a total of twenty thousand (20, 000) square feet. Section 4.4(E)(2)(d) states: Roof Form. Buildings shall have either.- 1) sloped roofs; 2) combined flat and sloped roofs, provided that the sloped portion(s) forms a substantial part of the building and is related to the integral structure, entries and activity areas; or 3) flat roofs with building massing stepped or terraced back to form usable roof terrace area(s). The minimum pitch of any sloped roof shall be 6:12. Buildings containing more than four thousand (4,000) square feet of gross floor area shall have at least three (3) roof planes that are directly related to building facade articulations. Section 4.4(E)(2)(e) states: Building Massing. No building permitted by this Section shall have a single undifferentiated mass with a footprint over ten thousand (10, 000) square feet. No building footprint shall exceed a total of twenty thousand (20, 000) square feet. 1. For any building with a footprint in excess of then thousand (10, 000) square feet, walls that are greater than seventy-five (75) feet in length shall Vencor-Fort Collins Nursing Care Center - Project Development Plan, #23-97 January 15, 1998 P & Z Meeting Page 4 ► bicycle parking is provided near the entrance to the building according to the requirements of the Land Use Code; ► walkways connect all possible areas for pedestrian access and circulation, including a walkway through the parking lot (grade separated) to connect the main entrance of the building to the parking spaces and the sidewalk along the west side of the parking lot and walkways connecting the main entrance out to the intersection of Southridge Greens Boulevard and South Lemay Avenue; ► all areas wherein a pedestrian is required to cross a drive aisle or internal roadway are defined using striping and/or raised concrete or other means; ► the number of parking spaces is calculated as follows (long term care facilities are subject to the maximum number of parking spaces): For the medical office uses (outpatient/day patient rehabilitation service and administrative support services--18,955 square feet) _ 85.29 spaces (4.5 parking spaces for 1,000 square feet). For the long term care facility use = 39.3 spaces (.33 spaces/bed--120 beds). The total number of parking spaces provided for the uses is 124 spaces which is the maximum allowed by the Land Use Code. Section 3.4.1 Natural Areas and Features. The purpose of this section of the Land Use Code is to ensure that when property is developed consistent with its zoning designation, the way in which the proposed physical elements of the development plan are designed and arranged on the site will protect the natural areas and features both on the site and in the vicinity of the site. The Natural Resources Department has worked with the applicant to ensure that at least a 100' buffer has been maintained from Fossil Creek, as well as the types of plant materials and locations included in the project development plan. Section 3.5.1 Building and Project Compatibility. The proposed Vencor-Fort Collins Nursing Care Center Project Development Plan complies with the requirements of this section including the following: ► This proposal complies with Section 3.5.1(d) which states the primary facades and entries shall face the adjacent street ... a main entrance shall face a connecting walkway without requiring all pedestrians to walk through parking lots or cross driveways. The orientation of the proposed Vencor-Fort Collins Nursing Care Center faces Southridge Greens Boulevard. A drive aisle (with drop-off space under a covered canopy) is bordered by a separated sidewalk that connects directly to the street. ► The Land Use Code requires that for infill developments, the buildings shall be similar in size and height to those uses surrounding the proposed development. The proposed nursing care center incorporates design Vencor-Fort Collins Nursing Care Center - Project Development Plan, #23-97 January 15, 1998 P & Z Meeting Page 3 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: RL-Low Density Residential; existing cottage homes and single family residential (Miramont Village PUD) S: POL-Public Open Lands; future site of the Fossil Creek Community Park W: LMN-Low Density Mixed Use Neighborhood; vacant E: RL-Low Density Residential; existing cottage homes and single family residences (The Village at Southridge Greens) 2. Article 3--General Development Standards The Vencor-Fort Collins Nursing Care Center Project Development Plan development proposal meets all applicable standards in Article 3--General Development Standards, of the Land Use Code, including the following: Section 3.2.1 Landscaping and Tree Protection. This section requires the preparation of landscape and tree protection plans that ensure significant canopy shading to reduce glare and heat building -up, contribute to visual quality and continuity within and between developments, provide screening and mitigation of potential conflicts between activity areas and site elements, enhance outdoor spaces, reduce erosion and stormwater runoff, and mitigate air pollution. The proposal complies with all requirements of this section, including the following: ► street trees planted along South Lemay Avenue and Southridge Greens Boulevard in accordance with the requirements of the Land Use Code; ► the parking lot located to the west of the proposed building is screened from Southridge Greens Boulevard according to the requirements of the Land Use Code with shrubs as well as with a grade separation of approximately five feet from the parking lot to Southridge Greens Boulevard; ► twelve (12%) percent of the parking lot is landscaped area, which exceeds the code requirement of ten (10%) percent of the interior space of all parking lots with one hundred (100) spaces or more to be landscaped areas. ► the trash collection area is screened from public spaces using landscaping materials as well as fencing details; Section 3.2.2 Access Circulation and Parking. This section addresses the parking and circulation aspects of development proposals. The project complies with the requirements of this section in the following: Vencor-Fort Collins Nursing Care Center - Project Development Plan, #23-97 January 15, 1998 P & Z Meeting Page 2 This proposal complies with the purpose of the LMN-Low Density Mixed Use Neighborhood zone district which is intended to be, ...a setting for a predominance of low density housing combined with complementary and supporting land uses that serve the neighborhood and are developed and operated in harmony with the residential character of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community. The project is located on what was formerly Parcel A of the Huntington Hills Overall Development Plan. The Planning and Zoning Board approved the partial abandonment of the Huntington Hills ODP on December 18, 1997, to allow this development proposal to proceed in the development review/approval process. ITEM NO. 10 MEETING DATE 1/15/98 STAFF Leanne Harter Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Vencor-Fort Collins Nursing Care Center, Project Development Plan, #23-97 APPLICANT: Mr. Frank Vaught VF Ripley and Associates 1113 Stoney Hill Drive Fort Collins, Colorado 80525 OWNER: Meta Associates c/o Mr. Steve Whitworth 401 South Fourth Avenue, Ninth Floor Louisville, Kentucky 40202 PROJECT DESCRIPTION: This is a request for a Project Development Plan for a long term nursing care facility to be located at the southwest corner of Southridge Greens Boulevard and South Lemay Avenue. The project includes a 120 bed facility, with outpatient/day patient rehabilitation services provided as well. The site is approximately 10.31 acres and the building is proposed to be 67,200 square feet in size. The building is proposed to be one story, with a clerestory in the center of the facility. The proposed use includes 124 parking spaces to support the long term care facility use as well as the rehabilitation and supporting services uses. The project is located within the LMN-Low Density Mixed Use Neighborhood zone district. RECOMMENDATION EXECUTIVE SUMMARY: Approval with modifications. This request for a Project Development Plan complies with the applicable requirements of the Land Use Code, excluding Section 4.4(E)(2)(b), Section 4.4(E)(2)(d) and Section 4.4(E)(2)(e) for which the applicant is requesting modifications. Long term care facilities are a permitted use in the LMN-Low Density Mixed Use Residential zone district, subject to review by the Planning and Zoning Board. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT