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HomeMy WebLinkAboutWOVENHEARTS MEMORY CARE - PDP/FDP - 5-97A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSWovenhearts Memory Care Traffic Impact Study Street Crossing B/C: Although there are no major streets to cross to get to the shopping center or eastbound transit on Harmony, a pedestrian will need to cross Harmony at Lemay to get the westbound transit. Visual Interest & Amenity B/C: The proposed sidewalk will be detached with parkway planting strip. Security B: Excellent line of sight and visibility will be achieved. Bicycle LOS Currently there is a north south major bikelane on Lemay Avenue which can easily connect with the Harmony East/West Route, which will yield a Level of Servcie A. Transit LOS On March 2, 1998, Transfort began a new transit servcie along Harmony Road which could be used by employees and visitors of the Wovenhearts Memory Care Facility. This servcie includes three east and west bound trips in the a.m. peak period and three east and west bound trips in the p.m. peak periods. Based on City of Fort Collins 2015 transit forecasts, Harmony Road will be considered to be an Enhanced Travel Corridor and have transit servcie every 10 minutes for twelve hours per day and an additional six hours of evening service. Lemay Road is projected to have feeder route servcie with 30 minute headways 12 hours per day plus four hours of evening servcie. With both the Lemay Avenue and Harmony Road proposed transit, excellent transit levels of servcie will be provided. Balloffet & Associates, Inc. 14 JUL 22 1998 13:44 FR WEST 929E c86 S08 r 303 671 0281 TO 1' 4842443 P.05i05 8£:91 866T 1Z 'ini :prrvitlprw^. e � mtl .0 ��+wPJv:t�r�,tlh.i��ri�'ti Ms. Gail Knott Ms. Amy Neit2ke July 21,1998 Page 2 LDC is willing to grant the Easement to WovenHearts on terms and conditions reasonably acceptable to the parties so long as said Easement does not affect the zoning, permits, licenses or other governmental approvals for Lot 1 in any manner which would adversely affect the assisted living facility located thereon or the operation thLTeuf. Please call if you have any questions with respect to the foregoing. Very truly yours, LTC PROPERTIES, INC., a Maryland corporation By: Pamela J. Privett, Its Senior Vice President, General Counsel and Secretary LTC DEVELOPMENT COMPANX, INC., a Nevada corporation By Christopher T. Ishikawa, Its Chief Executive Officer cc: Kirsten S. Ellis, Esq. (via facsimile) M. Catherin Cauthen, Esq. (via facsimile) Mr. Mark Lockwood (via facsimile) \Cltl Lk:Y13\kuou 4 wjiake 7-21.".Ax E /E C19 0 1L9 e0E 919E i86:909 AT:4T Or,_T7-, „w n,,,., •,. ** TOTAL PAGE.05 ** M-�'2-98 ED 1:39 PM 303 671 0281 P. 5 JUL 22 1998 13:43 FR - WEST Z0'3hud 979L �96 SOB :*L T C Legal Department Telephone: (805) 981-3612 Facsimile: (805) 981-3616 Sterling House Corporation 435 S. Webb Rd., Suite 5W Wichita, Kansas 67207 Attn: Ms. Gail Knott 303 671 0281 TO 1' '4842443 P.04/05 July 21,1998 ALS-Wovenl learts, Inc. c/o Alternative Living Services, Inc. 450 N. Sunnyslope Road, Suite 300 Brookfield, Wisconsin 53005 Attn: Ms. Amy Neitzke L£:9T 866T Te inr 300 r_5N ANAuu DRIVE sm, t. 1860 OXNAIM, CALIVORN1A 93030 A05, 991. 9655 PA)u 805.981. 8663 Via Facsimile Re: Access Easement at Fort Collins, Colorado Assisted Living Facility Ladies and Gentlemen: As you know, LTC Development Company, fnc. ("LDC"), a subsidiary of LTC Properties, Inc., is the owner that certain real property improved with an assisted living facility located at 1002 Rule Drive, Fort Collins, Colorado 80525 ("Lot I'). Sterling ]-louse Corporation is the operator of the assisted living facility located on Lot 1. In addition, ALS-WovenHcarts, Inc. ("WovenHearts"), a subsidiary of Alternative Living Services, Inc., is the owner of that certain unimproved real property located at the corner of Rule Drive and South Lemay Avenue, Fort Collins, Colorado 80525 ("Lot 2"). Lot 2 is located inunediately adjacent to and east of Lot 1. WovenHearts desires to construct a 36-bed A]zheirrter's dementia assisted living residence on Lot 2. In order to facilitate the adjacent operation of the assisted living facility on I.ot 1 and the dementia facility on Lot 2 and to obtain certain approvals and/err permits from the City of Fort Collins for the construction of the dementia facility, WovenHearts has requested from LDC an easement within the easterly portion of Lot 1 for access uses and purposes (the "Fasement"). L•\LTC\ Ltc.40\lmatt & mirikc 7-2i.q&doc 0 /Z tt:19Z0 1L9 Coe 919E 186:4o8 : OT:4T : as- n-_J-1iJV*i IUA I M V P-PlMI .In COL-22-98 WED 1 38 Phi 303 671 0281 P, 4 NE_ IRBORHOOD.INFOR. ATION MEETING for Project: WOlEtA "EA14TS Meeting; Location:. IH�4 Pttx�,e bcA\_ co u rati &�YT c iNQ 6,H CiOf Fort Collins Date: 212L1 J�ws Atte ndees:' Please sign this sheet. The information will be used to -4 update the project mailing list and confirm attendance at neighborhood meetings. Contact the Planning Department (221-6750) if you wish to. Did You Receive Correct receive minutes of this meeting Written Notification Address? of this meeting? Address Zip Yes No 0 py, S',o52-5 I v �S 2-17- 1 - L--- M k/ 0: Will there be parking on the west side? A: Yes. 0: Will the site be raised? A: Yes, approximately two (2) feet. 0: What are the areas within the fencing? A: Courtyard areas. 0: How will the storm drainage work? A: The water will be detained on site with a release into Rule Drive. The water will drain down the Rule Drive curb and gutter to Lemay Avenue. 0: Will the facility accept Medicaid? A: The facility will have totally private funding. The average cost will be approximately $2,500-$2,700 per month. 0: Explain the "neighborhood" concept of the facility. A: Each wing of the building is considered a neighborhood. The community area is at the center of the facility. NOTE: THE WOVENHEARTS ASSISTED CARE FACILITY DEVELOPMENT APPLICATION WAS SUBMITTED ON MARCH 11, 1998. THE APPLICATION IS CURRENTLY BEING REVIEWED BY CITY STAFF. NO PUBLIC HEARINGS HAVE BEEN SCHEDULED AT THIS TIME. NOTICE WILL BE MAILED TO AFFECTED PROPERTY OWNERS OF ANY PUBLIC HEARINGS. PLEASE CONTACT MIKE LUDWIG AT 221- 6750 WITH ANY ADDITIONAL QUESTIONS. NEIGHBORHOOD MEETING MINUTES PROJECT.' WOVENHEARTS ASSISTED LIVING FACILITY DATE. FEBRUARY 24, 1998 APPLICANT.' DEL CARE CORPORATION & ALS-WOVENHEARTS INC. c% JIM SELL DESIGN GROUP STAFF. MIKE LUDWIG, CITY PLANNER PROJECT INFORMATION Request for a 19,000 square foot, 36 bed'assisted care facility on approximately 3.5 acres known as Lot 2 of the Sterling House PUD. QUESTIONS/ CONCERNS/ COMMENTS Q: Are alarms on doors audible outside of the building? A: No. Q: Why wasn't this built with the Sterling house? A: The two companies hadn't merged yet. Q: Same staff for both? A: No. Each building will be fully staffed. Q: LPN or RN staff (are they licensed)? A: The facility is not licensed as a skilled nursing facility. Q: Licensed nurses A: Staff will be licensed themselves or supervised by licensed staff. Q: Can building be setback (north) further from Rule Drive? A: It would require a modification from P&Z. Note: a modification already needs to be requested. Wovenhearts Memory Care Traffic Impact Study The year 2000 short range and year 2015 long range background plus project a.m. and p.m. peak hour level of service analysis is presented in Table D. As can be seen, the volumes generated by the proposed Wovenhearts Memory Care are insignificant and will not result in any unacceptable levels of service. No traffic improvement mitigation are recommended. Table D - Year 2000 Short Term and Year 2015 Long Term Background + Project Intersection Level of Service Lemay Avenue and Rule Drive 2000 2015 Intersection AM PM AM PM EB LT/T B C C D EB RT A A A A WB LTIT B C C D WB RT A A A A NB LT A A A A SB LT A A A A Signal Warrants A traffic signal warrant analysis was conducted for the intersection of Lemay Avenue and Rule Drive. The Peak Hour Volume Warrant 11 from the Uniform Traffic Control Device indicates that for minor streets (i.e. Rule Drive) which intersect with a major street (Lemay Avenue), the minor street must have a minimum of 100 peak hour approaching vehicles. As presented in Figure 8, the maximum a.m. or p.m. peak hour approach volumes on Rule Drive from either the east or west side of Lemay Avenue are significantly below the minimum peak hour volume threshold. Therefore, a signal is not warranted. Pedestrian LOS An. intersection level of service was conducted for the proposed Wovenhearts Memory Care. Five level of service measures were conducted as follows: Directness - A/B: The proposed Wovenhearts Memory Care faciltiy is located at the intersection of Lemay and Rule. Direct shopping and transit servcie is available at the intersection of Lemay and Harmony. Continuity B: There is a direct sidewalk connection to the shopping center and transit stop. Balloffet & Associates, Inc. 13 Wovenhearts Memory Care Traffic Impact Study Figure 8 - Year 2010 Background Plus Project Traffic Rule BALLOFFET FIG8s.al / Legend 47/144 AM/PM Peak Hour 0 Balloffet & Associates, Inc. 12 Wovenhearts Memory Care Traffic Impact Study Figure 7 -Year 2000 Background Plus Project Traffic Rule BALLOFFEI FIG7s.al / Legend 47/144 AM/PM Peak Hour "N Balloffet & Associates, Inc. .11 Wovenhearts Memory Care Traffic Impact Study Figure 6 - Project Peak Hour Traffic Legend 47/144 AM/PM Peak Hour Rule C s t s BALLOFFEri FIG6s.ai / f Balloffet & Associates, Inc. 10 Wovenhearts Memory Care Traffic Impact Study All intersection turn movements will operate acceptably during both the short range year 2000 background conditions and long range background conditions. Project Traffic The trip generation for the proposed Wovenhearts Memory Care facility is based on estimates of employee shift scheduling, and visitor and service vehicle trip generation rates characteristic at other assisted living residences. Based on 2.5 trips per employee, the 18 employees will generate approximately 45 daily trips. Morning and afternoon peaks are based on shift arrival and departure. Based on previous visitor counts conducted at other facilities, this type of development will generate approximately one visitor trip end for every three beds. Given the facility is proposed for A beds, approximately 10 daily trips would be generated, with some of these trips occurring during the p.m. peak hour. Similar counts for service vehicles indicated approximately one service vehicle trip end for every four beds, which would indicate 8 daily trip ends. Table C - Project Trip Generation AM AM AM PM PM PM ADT IN OUT Total IN OUT Total Trip Generation Rates Employee 45 10 2 12 5 12 17 Visitors 10 - - - 4 1 5 Service 8 2 2 4 1 1 2 Trip Generation 63 12 4 16 10 14 24 As seen, trip generation for the 36 bed Wovenhearts Memory Care is 63 daily trips, 16 a.m. peak hour trips, and 24 p.m. peak hour trips. In general, traffic flows reflect inbound and outbound employee shift changes. The trip distributions for the proposed project are based on the location of the project within the City of Fort Collins, review of trip distribution patterns assumed in other local traffic impact studies, and existing traffic counts. Based on these relationships it was estimated that approximately 90 percent of the project traffic would go north on Lemay and 10 percent south. The Wovenhearts Memory Care trip distribution assumptions and resulting a.m. and p.m. peak hour traffic assignment is presented in Figure 6. Year 2000 background plus project and year 2015 background plus project traffic are presented in Figures 7 and 8 respectively. Balloffet & Associates, Inc. 9 Wovenhearts Memory Care Traffic Impact Study Figure 5 - Year 2015 Long Range Background Peak Hour Traffic Volumes Rule BALLOFFET FIGSs.ai / ; Balloffet & Associates, Inc. Legend 47/144 AM/PM Peak Hour r� 8 Wovenhearts Memory Care Traffic Impact Study Figure 4 - Year 2000 Short Range Background Peak Hour Traffic Volumes Rule C BALLOFFET FIG4s.ai / Legend 47/144 AM/PM Peak Hour FNJ Balloffet & Associates, Inc. Wovenhearts Memory Care Traffic Impact Study Table A - Existing Intersection Level of Service Level of Service Lemav/Rule (stop sign) AM PM E B LT/T B B EB RT A A WB LT/T B B WB RT A A NB LT A A SB LT A A As can be seen, acceptable levels of services exist for both the a.m. and p.m. peak hour conditions for all movements of the Lemay Avenue and Rule Drive intersections. Background Traffic Background traffic projections for the year 2000 short range and year 2015 long range were obtained from the Oakridge Business Park Site Access Study. These background forecasts were based on the North Front Range Regional Transportation Plan and various traffic studies prepared for other developments in Fort Collins. The traffic forecasts from known proposals including the Oakridge Business Park are included in the forecast volumes. The resulting year 2000 short range and year 2015 long range background volumes are presented in Figures 4 and 5 respectively. The resulting Year 2000 and 2015 background intersection levels of service are presented in Table B. Table B - Year 2000 Short Term and Year 2015 Long Term Background Intersection Level of Service Lemay Avenue at Rule Drive 2000 2015 Intersection AM PM AM PM Lemay/Rule (stop sign) E B LT/T B C C D EB RT A A A A WB LT/T B C C D WB RT A A A A NB LT A A A A SB LT A A A A Balloffet & Associates, Inc. 6 Wovenhearts Memory Care Traffic Impact Study Figure 3 - Existing Peak Hour Traffic Volumes Rule BALLOFFE FIG3s.ai / Legend 47/144 AM/PM Peak Hour FNJ Balloffet & Associates, Inc. 5 Wovenhearts Memory Care Traffic Impact Study Figure 2 - Proposed Site Plan 1 -'5VANGELICAU COVENANT u IRCN RUIJ. PHASE 7 I ,, III'! u _ �_J CNU-------- " .. y p 1 1 1 I i Ilk.tl , • •iY (� �J' ✓ G k s I I+ l.� ' . Ye�,l I',, ` ✓ II'I 'i!I �. .� k 1,11 it 1101 --- —a—n - ---- u' Al — — RULE DR. �..- _. __...... .......... -- -. CA<PIDIGE UJE5T P.UD. FIRST FILING FIG2.ai / 3.5.98 Balloffet & Associates, Inc. n u Wovenhearts Memory Care Traffic Impact Study • 1 health coordinator • 1 life enrichment coordinator/community services 2 dining staff The site plan has been designed to tie into the proposed Sterling House located immediately to the west. Connections include an internal service road and direct pedestrian connection. Attached sidewalks exist currently along Lemay and are proposed to be detached along Rule Drive. Bike lanes are also accessible along Lemay. A bike rack for employees will be installed at the westerly employee entrance. Existing Traffic Based on discussions with Eric Bracke the City of Fort Collins Traffic Engineer, based on minimum anticipated traffic from the project, the focus of the study should be at the intersection of Lemay Avenue. and Rule Drive, the primary entry to the project. Existing a.m. and p.m. peak hour intersection traffic counts for Lemay Avenue and Rule Drive were obtained for the Sterling House prepared by Balloffet & Associates in 1997 and from the Oakridge Business Park Site Access Study prepared by Matthew J. Delich, P.E., November 1996. These counts were increased by a conservative five percent to reflect growth within the study area. The resulting existing a.m. and p.m. peak hour intersection turn.movement counts for Lemay Avenue and Rule Drive are presented in Figure 3. An existing a.m. and p.m. peak hour intersection level of service analysis was performed for the Lemay Avenue/Rule Road intersection. Level of Service (LOS) is a grading system as to how well an intersection operates, ranging from "A," which is excellent, to "F" for a failure. LOS of "D" or better is the City of Fort Collin's threshold for being acceptable. The existing levels of service for the Lemay intersections are based on the Highway Capacity Manual and are presented in Table A. Balloffet & Associates, Inc. 3 Wovenhearts Memory Care Traffic Impact Study Figure 1 - Project Location Map n N m a' m E N J E. Horsetooth Rd. Q c D C ai a E < a� ~ rn d U 0 C6 T 6 f N F �r Whalers Wy. E. Harmony Rd. H� On Q Oakridge °' rj � Dr. � Project Location �r Rule Dr. Keenland Dr. m is E m J N BALLOFFE7 and Associates, Inc. FIG1b.ai / 3.5.98 Balloffet & Associates, Inc. 2 Wovenhearts Memory Care Traffic Impact Study Introduction The following traffic impact study is for Wovenhearts Memory Care, a 36 bed Alzheimer's's assisted care living development proposed to be located at the northwest corner of Lemay Avenue and Rule Drive in the City of Fort Collins. As will be presented, the analysis evaluates the existing conditions, short-term year 2000 forecast impacts, and the long-term year 2015 forecast impacts. This analysis examines automobile, transit, bicycle and pedestrian mobility. Because of the minimum trip generation from the proposed Wovenhearts Memory Care, the focus of this study is at the inter- section of Lemay Avenue and Rule Drive. As will be presented, the proposed project will not result in a significant traffic impact. Existing Setting The project site is proposed to be located at the northeast corner of Lemay Avenue and Rule Drive in the City of Fort Collins, as presented in the project location map (Figure 1). Rule Drive is a two-lane commercial/industrial street that intersects with Lemay Avenue. Lemay Avenue is a four -lane facility at its intersection with Rule Drive. The cross section for Lemay Avenue accommodates a center left turn lane, on -street bicycle lanes, and attached sidewalks. South of Boardwalk, Lemay narrows to one lane in each direction. The speed limit along Lemay is 40 miles per hour. The intersection of Harmony Road and Lemay Avenue is controlled by a signal. All other intersections within the study area, Lemay at Haxtun, Oakridge, Rule and Boardwalk are stop sign -controlled for the minor cross street. It should be noted however, that there is a pedestrian signal control to cross Lemay at Boardwalk Project Description Wovenhearts Memory Care is a 36 bed Alzheimer's assisted care living facility. "Assisted living" is supportive housing for Alzheimer's patients who can no longer live independently, and yet do not require skilled nursing. Assisted living refers to the type of care that combines continuous protective oversight, housing, and services in a non -institutional environment. Wovenhearts is located immediately east of the Sterling House, an assisted care living facility for the elderly. Typically, there are approximately 18 employees hired locally. Employees include: • 12 residential assistants 9 1 Resident assistant coordinator • 1 residence manager Balloffet & Associates, Inc. Wovenhearts Memory Care Traffic Impact Study Table of Contents Introduction..............................................................1 Existing Setting............................................................ 1 Project Description......................................................... 1 Existing Traffic.............................................................3 Background Traffic.........................................................6 ProjectTraffic.............................................................9 Signal Warrant Analysis .................................................... 13 Pedestrian Level of Service .................................................. 13 Bicycle Level of Service .................................................... 14 Transit Level of Service ..................................................... 14 Figures 1. Project Location Map....................................................2 2. Proposed Site Plan.......................................................4 3. Existing Peak Hour Traffic Volumes ......................................... 5 4. Year 2000 Short Range Background Peak Hour Traffic Volumes ............ :...... 7 5. Year 2015 Long Range Background Peak hc)ur Traffic Volumes .................... 8 6. Project Peak Hour Traffic ................................................ 10 7. Year 2000 Short Range Background Plus Project Traffic ......................... 11 8. Year 2015 Long Range Background Plus Project Traffic ......................... 12 Tables A. Existing Intersection Level of Service ......................................... 6 B. Year 2000 and 2015 Background Intersection LOS .............................. 6 C. Project Trip Generation ................................................... 9 D. Year 2000 and 2015 Background+Project Intersection LOS ..................... 15 Balloffet & Associates, Inc. Wovenhearts Memory Care Traffic Impact Study Prepared for: Delwest Corporation Prepared by: Balloffet & Associates March 6, 1998 block falls short of the desired 85-90%. The following chart evaluates the block containing the.proposed site on Rule Dr., from Lemay Ave. and Oakridge Dr. southwest to Boardwalk: Block Ac. % required % Residential 30.7 40% 85-90% (existing/proposed mf/patio homes/apt.) Mixed Use Block 9.7 12% 0-5% (existing business services) Civic Block 36.77 48% min. of 10% proposed park 13 existing church 4.62 ex.,Sterling House, Collinwood, and pro. Wovenhearts 19.15 The Modification of Standards request for the block requirements would not be detrimental to the public good nor impair the intent and purposes of the Land Use Code, and the plan as submitted will advance and 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. The proposed facility is commercial but residential in nature, and is classified under the civic block. The standard states that the minimum mix for the different blocks needs a minimum of 10% to be `Civic Block', of which we have 48%. We feel we are in compliance with the Land Use Code, and complements the surrounding development. The proposed project will also provide senior housing which is a goal of the City of Fort Collins as outlined within the Community Vision and Goals 2015: Our community will create an environment that meets the special needs of our residents. Group housing and other care options for residents with special needs (such as the physically and mentally disabled, elderly, those recovering from substance abuse, adult day care, and victims of domestic abuse)will be located throughout the community and integrated into our neighborhoods. Sincerely, JIM SELL 13ESIGN Inc. J. Brad Saucerman Landscape Architect/Project Manager is not setback a sufficient distance. The proposed setback will reduce the noise level associated with the traffic along Lemay, as well as providing a visual comfort buffer for the residence from Lemay Ave. and the vehicular traffic. The Modification of Standards request for the setback along both Lemay Ave. and Rule Dr. would not be detrimental to the public good nor impair the intent and purposes of the Land Use Code. The plan as submitted with the modification request will advance and protect the public interests and purposes of the Land Use Code equally well or better than a plan which technically complies with the standards. The proposed project is an infill project which is surrounded on three sides by existing development and the on the fourth side by Lemay Ave. The existing developments around the proposed site are all set back farther from Lemay Ave. and Rule Dr. than the proposed Wovenhearts residence. The proposed setback of the Wovenhearts residence provides a better transition and contiguity with the surrounding development, than if it met the standards set forth in the Land Use Code. By'placing the building in its proposed location, along with the proposed architectural elements matching closely with the existing Sterling House facility, a campus setting will be created to further transition the surrounding development. Sec. 4.5(E)(1) Block Requirements: The section states: (a) Block structure. Each Medium Density Mixed -Use Neighborhood and each development within this District shall be developed as a series of complete blocks bounded by streets (public ofprivate). (See Figures 18A through 18F). Natural areas, irrigation ditches, high -voltage power lines, operating railroad tracks and other similar substantial physical features may form up to two (2) sides of a block. Each geographically distinct must contain a minimum is of the different block types as set forth in the table below (Mixed -Use, Residential or Civic blocks). Overall development plans or proposals for an entire Medium Density Mixed --Use Neighborhood must demonstrate how this minimum mix of block types is to be provided. If a development is smaller than ten (10) acres, the development plan must demonstrate how it contributes to the overall mix of block types within the surrounding area, but shall not be required to provide a mix of block types within the development. (b) Block types and standards. All development shall comply with the applicable standards set forth below: Mixed -Blocks 0-5% of Development Plan Residential Blocks 85-90% of Development Plan Civic Blocks Minimum of 10% of Development Plan The proposed project is zoned MMN, and is required to comply with the applicable block standards set forth by the Land Use Code. The facility is classified under the Civic Block which makes up a minimum of 10% of the Development Plan. The proposed plan is an infill project which does contribute to the minimum mix of the different block types as set forth by the Land Use Code, however with the existing surroundings, the residential June 12, 1998 l a m'6 "J' , 'At" lure 1- P/ ........ 11 Fort Collins Planning and Zoning Board c/o Mike Ludwig - City Planner City of Fort Collins Current Planning Department 281 North College Avenue Fort Collins, Colorado 80522-0580 RE: Wovenhearts Memory Care Modification of Standards request Dear Mike: On behalf of DelCare, Jim Sell Design Inc. is submitting a request for Modification of Standards for the Wovenhearts Memory Care facility for review by the City of Fort Collins. The requests for Modification are as follows: Sec. 3.5.3(B)(2) Relationship of Buildings to Streets, Walkways and Parking: The section states: (b) Buildings shall be located no more than fifteen (I S) feet from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on - street parking. (c) Buildings shall be located at least ten (10) and no more than twenty-five (25) feet behind the street right-of-way of an adjoining street that is larger than a minor arterial that does not have on -street parking. We are requesting a M i cation: to the Standard to allow the proposed building to be setback approximately from Rule Dr. and 52' from Lemay Ave. The existing location of the Collinwood Assisted Living Facility access drive, limits the location of the proposed access point onto Rule Drive. The existing site frontage along Rule Dr. does not allow the needed offset to move the access point. The need for detention also affects the location of the building. The existing topography on the site, and its association with the existing Sterling House detention, makes the south portion of the site the most practical location for the main detention pond for this site. Thus forcing the building setback farther away from Rule Dr. The proposed building will be the home and residence for individuals afflicted by Alzheimer's and dementia. Because of the type of residence within this home, there is a need to have the building setback farther from Lemay Ave. Lemay Ave. is and probably always will be a very high traffic arterial road, which will impact residents if the building No Text F � _ I IF IY _• rL • i 4.1— • n �� � � I c � k � � � i •� � _ �: gin' •�. .- , `•.r I i_ r r c _ I _ _ r y N + + C C:� ♦ o Jl irV I I 1 ( • I 1 r.�. it `i l_I r ' I I - Wovenhearts Memory Care Project Dev oQment Plan 1.'ghtlna Plan Fort Collins, Colorado sheets ofS h I I la�l I♦Pq/I I ♦ TA. / I I • I I, .I t n.nmw ucu unw o �r0.`aue� 1.r11 ♦1 I I� I /Z _1 _, 406 Millv� EPPSTEIN'UHEN .mr.ra ♦ R C M I T. C T. TI.M+ M Mmmy Cap Folmar Fort calkW6 Co sr. rino AmhlMclural SIM Information p"im Tarr ox •u.1e la6-M7*-QUU r am 2% t.r rr w. Shoot 4 of 5 i .- WE 21or o mav�ma mom W MI.TYY111� a��.,.p l6AgI�pY4MMW 00u a•s+r © ma• Q s. Q e ,w•_ • Q rr• Q i.•rMse�w. Q •� � s.e'rrre•w • • • • r • • • • r•mm,w • • • SS6L'Z�rT+1f"+: "" • p�l EPPSTEIN•UHEN A R C X I T[ C T mm. a..ew •M+ p r_ Fac• a Memory Can _4_ 8-= Fort Collin., CO —'ems WISPOR COLOR SOHDAF .a Mp M .�� Eirm"ons Z 5TERLING HOUSE P.UD. LOT I I I I I I 1 JJ 'i-SVAWELICACOVENANT `---- I� IGHURGH P. .PHASE 1 MO 'm. RULE Iffil. -----_--_ _. I OAKRIDGE U.EST 1-1JD. FIRST FILING PLANT LIST O fir. Ol�r tl. ilN �r� w tl� MIL W I F W;rz y—�•riw.=—1 IIRK M n ru 1—` M uroscAae DescNs TK N u_rmscAPe cATEoor+�a RANT NOTEB — — — — — — �.:eo�'.' '�.�.,a': u.•'.' eau I.w =� DETAL `A' - WALK PATIO PLAN � r.r 4. lkflb VJt• r---------,—: -- L--- _------- DETAIL 8 - BULDM PATIO PLANE ror io eul e Wovenheorts ar Proj*a n C� �Fort Collins, Colorado 11 2e(SVV � * -1jvANGEL1C COVENANT --------------------_ 'CHURCH P?_PHASE Y ! `i _____ w, I I I 4 L c i i I _ � v rF I � I I / I i 1 I 1 � I i I STERLING 14OU5E F11D. - / - I' i LOT I 1 1 i Ld Fe I: i F i �'1 1 "Y I > > I I / I I I z ee I I two. I 1 --- - __ - - _- - _ ---- -- -- -- RULE DR. �•r. .-v -------------------------- OAKRIDGE WEST F.UD. FIRST FILING PROJECT NOTES OVnFA/DEVELOPER _. PLANf1O A ZONING APPROVAL OWNEWS CERTlICATION rr r rMi.w/wf- =�=..w .w�w—wwr_r PROJECT STATISTICS er .wJr--r Wovenhearts m Maim a Care Pam, 511a Plan m Fort Collins, Colorado Imo, cu abaaa I of Qv VICINITY MAP 04/15/98 #5-97A Wovenhearts Type II (LUC) PDP Review 1"= 300' No Text Wovenhearts Project Development Plan, Type 2 Review, #5-97A September 3, 1998 P & Z Meeting Page 8 8. The Wovenhearts Project Development Plan, #5-97A is compatible with the surrounding neighborhood. RECOMMENDATION: Staff recommends approval of a modification of standards to Sections 3.5.3[B][2][b] and 3.5.3[B][2][c] of the Land Use Code and approval of the Wovenhearts Project Development Plan, #5-97A. Wovenhearts Project Development Plan, Type 2 Review, #5-97A September 3, 1998 P & Z Meeting Page 7 2. The Wovenhearts Project Development Plan, #5-97A is consistent with the land uses designated for the applicable portion of Parcel P of the Oakridge and Oakridge West Amended ODP. 3. The Wovenhearts Project Development Plan, #5-97A is a permitted use in the MMN, Medium Density Mixed Use Neighborhood. 4. The Wovenhearts Project Development Plan, #5-97A satisfies all standards contained in Article 4 of the Land Use Code for the MMN District. 5. The Wovenhearts Project Development Plan, #5-97A satisfies all applicable General Development Standards contained in Article 3 of the Land Use Code except the building setback requirements of Sections 3.5.3[B][2][b] and 3.5.3[B][2][c]. 6. The Wovenhearts Project Development Plan, #5-97A can be granted a modification of standards to Sections 3.5.3[B][2][b] and 3.5.3[B][2][c] of the Land Use Code on the basis that the modification would neither be detrimental to the public good nor impair the intent and purposes of the Land Use Code; and 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. 7. The proposed building setbacks of the Wovenhearts Project Development Plan, #5- 97A from Rule Drive and Lemay Avenue are equal to or better than the required building setback for the following reasons: • the existing topography, drainage patterns and adjacent development dictate the location and size of the detention pond along Rule Drive; • the proposed Wovenhearts curb cut on Rule Drive must align with the curb cut across the street as no other driveway curb cut location will provide acceptable off -sets between the curb -cuts; • the combination of the required detention pond and driveway locations dictates an increased building setback from Rule Drive; • the special needs of the Alzheimer's and dementia residents generated by a greater sensitivity to noise, will be better addressed by the increased building setback from Lemay Avenue; and • the proposed setbacks will serve as a better transition to the setbacks of existing developments to the north, west and south. Wovenhearts Project Development Plan, Type 2 Review, #5-97A September 3, 1998 P & Z Meeting Page 6 employee entrance is located on the west side of the building. Vehicular access is gained from an entrance drive along Rule Drive. The vehicle drive will also connect to the adjacent Sterling House facility. Pedestrian access is provided to adjacent properties to the north and west. B. Architecture The building is hip -roofed with a maximum height of approximately 25.5 feet. Building materials include vinyl siding; brick and stone veneer; wood shutters; and high -profile, heavy dimensional shingles. Building colors will be primarily earth tones. Architectural detail (brick facades) are utilized on portions of all building elevations. C. Landscaping Street trees are proposed between the detached sidewalk and back of curb along Rule Drive and Lemay Avenue. Street trees will also be planted on both sides of the entrance drive. A mix of deciduous and evergreen trees will be planted around the perimeter of the property. A substantial amount of deciduous and evergreen foundation plantings are proposed on all sides of the building. 5. Transportation: The Transportation Impact Analysis prepared in March of 1998 indicates that the site will generate approximately 63 average daily vehicle trips based upon a 36 bed facility. The City Traffic Engineer did not require a revision to the traffic study when the request was changed to a 40 bed facility. However, the City Traffic Engineer has estimated that the 40 bed assisted living facility will generate approximately 70 average daily vehicle trips. A total of 18 parking spaces are provided in accordance with Article 3 of the Land Use Code. All intersections will operate at an acceptable vehicular Level Of Service (LOS) "C" or higher in the Year 2000 Short Term and LOS "D" or higher in the Year 2015 Long Term. The pedestrian Levels Of Service are "A/B" for Directness; "B" for Continuity; "B/C" for Street Crossing; "B/C" for Visual Interest and Amenity; and "B" for Security. The bicycle Level Of Service is "A" and the transit levels of service are excellent. FINDINGS OF FACT/CONCLUSION: 1. The Wovenhearts Project Development Plan, #5-97A is consistent with the Harmony Corridor Plan. Wovenhearts Project Development Plan, Type 2 Review, #5-97A September 3, 1998 P & Z Meeting Page 5 After reviewing the applicants request, staff recommends that a modification of standards to Sections 3.5.3[B][2][b] and 3.5.3[B][2][c] of the Land Use Code can be granted on the basis that the modification would neither be detrimental to the public good nor impair the intent and purposes of the Land Use Code; and 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. Staff concurs with the applicant's analysis that the increased setbacks are equal to or better than the required setbacks for the following reasons: • the existing topography, drainage patterns and adjacent development dictate the location and size of the detention pond along Rule Drive; • the proposed Wovenhearts curb cut on Rule Drive must align with the curb cut across the street as no other driveway curb cut location will provide acceptable off -sets between the curb -cuts; • the combination of the required detention pond and driveway locations dictates an increased building setback from Rule Drive; and • the special needs of the Alzheimer's and dementia residents generated by a greater sensitivity to noise, will be better addressed by the increased building setback from Lemay Avenue. In addition, Staff recommends that the proposed setbacks will serve as a better transition to the setbacks of existing developments to the north, west and south. The Evangelical Covenant Church is setback 125 feet from Lemay Avenue. The Sterling House PUD is setback 142 feet from Rule Drive. The Collinwood Care Facility has a minimum setback of 85 feet from Lemay Avenue and a minimum setback of 70 feet from Rule Drive. 3. Neighborhood Compatibility: A neighborhood meeting was held February 24, 1998 regarding the proposed Project Development Plan. No land use concerns were expressed. The same land uses exist to the west and south. Questions were generally related to the operational characteristics of the facility. The request is compatible with the surrounding neighborhood. 4. Design: A. Layout The Wovenhearts Project Development Plan consists of a single 19,000 square foot building. The primary building entrance is located on the south side of the building. An Wovenhearts Project Development Plan, Type 2 Review, #5-97A September 3, 1998 P & Z Meeting Page 4 The Project Development Plan request is located on approximately 3.54 acres. Long-term care facilities are classified as an Institutional / Civic / Public Use. Therefore, the site contributes to a Civic Block in this particular MMN District. Civic Blocks must be a minimum of 10% of a development. Including this PDP request, the Civic Block will be approximately 48% of the MMN District. The applicant has requested a modification of standard to Section 4.5[E] of the Land Use Code as only 40% of this particular MMN District will be considered a Residential Block, rather than the minimum 85%-90%. However, since the site is less than 10 acres, Staff has determined that a modification is not necessary. In the attached request for modification to standards, the applicant has demonstrated that the proposed use contributes to the overall mix of block types within the district. D. General Development Standards General Development Standards are contained in Article 3 of the Land Use Code. This PDP request is consistent with all applicable General Development Standards except the building setback requirements of Sections 3.5.3[B][2][b] and 3.5.3[B][2][c]. Section 3.5.3[B][2][b] of the Land Use Code states: "Buildings shall be located no more than fifteen (15) feet from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on street parking." Rule Drive is classified as a local (connector) street. The proposed building is located approximately 96.6 feet from the Rule Drive right of way. ii. Section 3.5.3[B][2][c] of the Land Use Code states: "Buildings shall be located at least ten (10) and no more than twenty- five (25) feet behind the street right-of-way of an adjoining street that is larger than a minor arterial that does not have on -street parking." Lemay Avenue is classified as a major arterial street. The proposed building is located approximately 52 feet from Lemay Avenue. E. Request for Modification of Standards Attached is a request from the applicant's consultant dated June 12, 1998, for a modification of standards contained in Sections 3.5.3[B][2][b] and 3.5.3[B][2][c] of the Land Use Code. Wovenhearts Project Development Plan, Type 2 Review, #5-97A September 3, 1998 P & Z Meeting Page 3 A. Harmony Corridor Plan The subject property is located within a "Mixed Use Activity Center" on Map 10 of the Harmony Corridor Plan. The Mixed Use Activity Center allows uses permitted in the "Basic Industrial and Non -Retail Employment Activity Center" and a range of retail and commercial uses to occur in shopping centers. Hospitals, clinics, nursing and personal care facilities are permitted as principal uses in the Basic Industrial and Non -Retail Employment Activity Center. This request is in compliance with the Harmony Corridor Plan and the Harmony Corridor Standards and Guidelines. B. Overall Development Plan Parcel P of the Oakridge and Oakridge West ODP is designated for Business Services. General Note #5 on the Amended ODP states: "Low Density Residential Uses, churches, schools, and public or community services, including day care centers, are to be allowed as alternative land uses in all parcels." The proposed assisted living facility is considered a community / public service. Therefore, the Sterling House PUD is consistent with the land uses designated for the applicable portion of Parcel P of the Oakridge and Oakridge West Amended ODP. C. MMN District Standards The MMN District Standards are contained in Article 4 of the Land Use Code. In accordance with Section 4.5[B][3] of the Land Use Code, assisted living facilities (long-term care facilities) are a permitted use in the MMN District subject to Planning and Zoning Board (Type 2) review. The MMN District Development Standards are contained in Section 4.5[E] of the Land Use Code. Section 4.5[E][1][a] of the Land Use Code states: "Block Structure. Each Medium Density Mixed -Use Neighborhood and each development within this District shall be developed as a series of complete blocks bounded by streets (public or private). Natural areas, irrigation ditches, high -voltage power lines, operating railroad tracks and other substantial physical features may form up to two (2) sides of a block. Each geographically distinct district must contain a minimum mix of the different block types as set forth in the table below. Overall development plans or proposals for an entire Medium Density Mixed -Use Neighborhood must demonstrate how this minimum mix of block types is to be provided. If a development is smaller than ten (10) acres, the development plan must demonstrate how it contributes to the overall mix of block types within the surrounding area, but shall not be required to provide a mix of block types within the development. " Wovenhearts Project Development Plan, Type 2 Review, #5-97A September 3, 1998 P & Z Meeting Page 2 can be granted a modification of standards to Sections 3.5.3[B][2][b] and 3.5.3[B][2][c] of the Land Use Code on the basis that the modification would neither be detrimental to the public good nor impair the intent and purposes of the Land Use Code; and 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. • is compatible with the surrounding neighborhood. COMMENTS Background: The surrounding zoning and land uses are as follows: N: MMN; existing church and school (Evangelical Covenant Church and Heritage Christian High School). HC; existing community and regional shopping center (Harmony Market). S: MMN; Rule Drive; existing assisted care facility (Collinwood Assisted Living Facility). W: MMN; existing assisted care facility (Sterling House); existing health club (Miramont Sport Center); existing multi -family residential (Oak Hill Apartments). E: HC; existing commercial (Oakridge Center Retail). RL: existing single-family residential (Oakridge). This property was annexed into the City of Fort Collins as part of the Keenland Annexation on August 19, 1980. The subject property is known as a portion of Parcel P of the Oakridge and Oakridge West Amended ODP that was approved on May 7, 1990. On March 24, 1997 the Planning and Zoning Board approved the Sterling House (Assisted Living Facility) PUD by a vote of 5-0. This Project Development Plan request is a replat of Lot 2 of the Sterling House PUD. 2. Land Use: This is a Project Development Plan request for a 19,000 square foot, 40 bed assisted living facility on 3.54 acres. The property is legally described as a replat of Lot 2 of the Sterling House PUD and is located at the northwest corner of Rule Drive and Lemay Avenue. The property is zoned MMN, Medium Density Mixed Use Neighborhood. ITEM NO. 2 MEETING DATE 9/3/98 STAFF Mike Ludwig Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: APPLICANT: Wovenhearts Project Development Plan, Type 2 Review, #5-97A Del Care Corp. 1211 South Parker Road Suite 203 Denver, CO 80231 OWNER: Everitt Enterprises, Inc. 3000 South College Avenue Fort Collins, CO 80525 PROJECT DESCRIPTION: ALS-Wovenhearts Inc. 450 N. Sunnyslope Road Suite 300 Brookfield, WI 53005 This is a Project Development Plan request for a 19,000 square foot, 40 bed assisted living facility on 3.54 acres. The property is legally described as a replat of Lot 2 of the Sterling House PUD and is located at the northwest corner of Rule Drive and Lemay Avenue. The property is zoned MMN, Medium Density Mixed Use Neighborhood. RECOMMENDATION: Approval of the request for a modification of standards and approval of the PDP request. EXECUTIVE SUMMARY: This Project Development Plan request: • is consistent with the Harmony Corridor Plan; • is consistent with the land uses designated for the applicable portion of Parcel P of the Oakridge and Oakridge West Amended ODP; • is a permitted use in the MMN, Medium Density Mixed Use Neighborhood; • satisfies all standards contained in Article 4 of the Land Use Code for the MMN District. • satisfies all applicable General Development Standards contained in Article 3 of the Land Use Code except the building setback requirements of Sections 3.5.3[B][2][b] and 3.5.3[B][2][c]. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT