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HomeMy WebLinkAboutSTERLING HOUSE - PRELIMINARY/FINAL PUD - 5-97 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSv � p 3 City of Fort Collins IVA 1NTTTrT3DnnLTI1(1T\,'T!^Tl\:T 1TT/-N 1 tL1LT111JV1\11VV1.1 1.l t_.L� V1�.1Y11•-iJ,1Vi`I. lY1,C,y,, 11.\L]r ' for Project: l.1NC� OUST Meeting Location:_-ViGgNc.(Z ca —0 Date: 12A I.h(n _ Attendees: Please sign this sheet: The information will be used to update the project mailing list and confirm attendance. at neighborhood meetings: Contact the Planning no artment (21I 671m f _ a e p receive minutes of this meeting. -- . ) . 1 You tivisil t0 Did You Receive ritten Notification of this meeting? orrect address., Name ,address Z;O I Yes I_ No IYes I No EIM,001, J .Sds� Sc.. �P••TttT.f I !/ ( I I �C I 7 i I� I I jii :I I IIi i I I 18. How far is the site from Lemay Avenue? A. Approximately 300 to 500 feet. 19. Do you receive any Medicaid subsidy? A. Not in our Colorado facilities. 20. You are licensed for a total of 50 residents? A. Yes. Approximately 12% are couples. 8. How many employees does Sterling House have? A. Sterling House corporation employs approximately 400-500 people. 9. What is your rate structure? A. Approximately $1800/month. A 1 month down payment is required. 10. What process would an expansion of Collinwood be required to go through? A. It depends on whether the original PUD was approved showing a future expansion. If so then the applicant would only need to apply for a building permit. If not, then the applicant would need to submit an amended PUD or other applicable plan. 11. Is this located within the Harmony Corridor? A. Yes. It is located in a mixed use activity center of the Harmony Corridor Plan. The proposed use is consistent with this designation. 12. When do you intend to begin construction? A. Hopefully summer or fall of 1997. 13. The impact of this facility is not the same as a multi -family project. 14. Do you have scheduled activities for residents? A. Yes. 15. How does the size of this facility compare to Collinwood? A. Collinwood has 88 beds. We propose 50 beds. 16. Will the building have a security system for the protection of residents? r A. Yes. Our facilities have an electronic system which monitors all entrances/exits with sensors. This rings back to the front desk attendant. The system complies with building codes. 17. Why do you propose parking on the east side instead of the west side next to the fitness A. That is our preference. NEIGHBORHOOD MEETING MINUTES PROJECT. STERLING HOUSE DATE: DECEMBER 11, 1996 APPLICANT: BC[CONSTRUCTION STAFF: MIKE LUDWIG, CITY PLANNER QUESTIONS/ CONCERNS/ COMMENTS I . Do you operate, any other facilities of this size? A. Our other facilities are approximately 21-37 beds. We are proposing a 50 bed facility in Fort Collins. 2. What does your staffing consist of ? A. 2-3 Aides, Nurses, Cook/Help, Maintenance, and Facility Director. 3. Do you plan an expansion of the proposed facility beyond 50 units? A. Not at this time. 4. Could you? A. Possible, but doubtful. 5. What is the maximum height of the structure? A. The front elevation is approximately 30 feet in height. The remaining elevations are approximately 19 to 20 feet in height. 6. What is the height of the fitness center? A. Maximum of approximately 40 feet. 7. Is this a long-range business? A. We are a public company - not a short term endeavor. We have very limited franchising. IConclusions Based on the analyses and studios for this paper, the following findings were made: 1. The overall category of senior housing should be broken down Into at least five categories for trip .generation and parking demand purposes. These categories could be: Senior Single -Family Housing • Senior Apartments 1 . Independent Living Units • Assisted -Care Units • Congregate Care Facility 2. Several factors affect the trip generation and parking demand at any particular facility. Any new survey should include the number of dwelling units, nursing beds, average age of residents, resident's affluence, number of employees, and available bus shuttte/chauffeur service. More data needs to be collected in order to properly analyze their relationship to trip generation and parking demand. 3. Daily trip generation rates were found to be, 4.62 to 6.64 trip ends a day for senior housing developments. Senior housing generates two-thirds the amount of traffic compared to a typical single- family development. It's daily rates are similar to other multi -family categories, including apartments (6A7 trips/unit) and condominiums/townhouses (5.86 trips/units). 4. Trip generation rates during the peak hour of adjacent street traffic are significantly less. because most employees arrive/depart during off-peak periods and residents avoid the peak -hour congestion. The peak hour rates are one-half to one-fourth that of other residential land -uses. 5. The peak -hours of site traffic occurs in the late-moming or early afternoon. 6. Trio peak parking demand at most senior facilities occurred midday with an average peak demand of 0.40 vehic!es per dwelling unit .for residents, employees, and visitors. Mother's Day is the highest parking day of the year with many facilities short of spac= for that one day. References 1. Trio Generation Manual, 5th Edition; Institute of Transportation Engineers; January,1991 2. Parkina Generation Manual, 2nd Edition; Institute of Transportation Engineers; August, 1987 3. Parkina Reauirements for Retirement Centers Requirements and Demands; EJM Engineering; May, 1987 4. 6th Procress Recortof Trio Ends Generation Research Counts; California Department of Transportation; 1965-1970 5. Florida Department of Transoortation Trio Generation Data 6. *Arizona Department of Transportation Trio Generation Data Senior Housing Trip Generation and Parking Characteristics Institute of Transportation Engineers 65th Annual Meeting Page 7 LPARKING DEMAND SURVEYS Parking demand characteristics were obtained from a.number of surveys conducted in the Chicago metropolitan area The peak parking demand occurred during the mid -day between 11:00 AM to 3:00 PM corresponding, in part, with the largest employee shift on -site. Table 6 -summarizes those surveys. The peak day of the year is Mother's Day when many facilities run out of visitor parking, according to the on -site staff. The peak parking demand rates varied between 0.214 and 0.579 vehicles per unit/bed with a weighted average rate of 0.404 vehicles per unit/bed. Employee, resident, and visitor parking Is included. This rate Is one third to one half the parking rate of other residential uses. Readers should note that the survey sites With the higher parking rates generally have more nursing beds which requires more employees than the residential units. Table 6 Peak Parking Demand Surveys Peak Peak Dwelling Nursing Total Parking Parking Development Location Unita Bedz UnitJBcda Rate Demand Covenant Wage Northbrook, 1L 220 151 371 0.490 182 Beacon Hill Lombard. iL 235 23 258 0.565 146 Friendship Village Schaumburg, iL 620 100 720 0.390 281 Presbyterian Home Evanston, iL 312 166 478 0.579 277 Gienview Terrace Glenview, IL 243 243 0.214 52 Mayslake Oakbrook. IL' 630 630 0.408 257 EJM Enaineerina Studias Lilac Lodge Waukegan, IL 203 203 0.315 64 Deerfie!d Place Deerfield. IL 88 98 0.230 23 ITE Parkina Manual. 2nd Ed Retirement Community (Land Use Code 250) 500 500 0.270 135 3061 440 3501 1417 Weighted Average 0.404 ITE Parkina Manual. 2nd Edition Low/Mid-Rise Apartments (Land Use Code 221) 1..21 High -Rise Apartments (Land Use Code 222) 0.88 Residential Condominium (Land Use Code 230) 1.11 Senior Housing Trip Generation and Parking Characteristics Institute of Transportation Engineers 66th Annual Meeting Page 6 Table 5 _ Peak -Hour Trip Generation Rates Occupier! Units Dwelling Nursing AM Peak PM Peak Facility Location Units Beds Total Volume Rate Volume Rate Covenant Village Northbrook, IL Friendship Village Lombard, IL Presbyterian Home Evanston, IL Glenview Terrace Glenview, IL Good Shephard Manor Barrington, IL Mayslake Oakbrook, IL Leisure Village New Jersey Pennsylvania CCF Totals 220 151 371 86 .231 133 .358 620 100 720 86 .120 180 250 312 166 478 92 .193 139 .290 243 243 21 .085 102 102 18 .180 17 .170 630 630 67 .106 75 .123 200 200 65 .325 62 .310 210 37 247 78 .316 111 Am 2537 454 2991 492 738 Weighted Average Trip Rate Comoarison to other rTE Residential Rates Single Family Homes (Land Use Cade 26) Apartments {Land Use Code 220) Condominiums/Townhouses (Land Use Code 230) .164 .247 Inbound Percentage 65% 40% Outbound Percentage 35% 60% 0,74 1.01 0.51 0.63 0.44 0.55 Senior Housing Trip Generation and Parking Characteristics ' Institute of Transportation Engineers 606th Annual Meeting Page 5 Table 2 Table 3 Daily Trip Generation Rates for Senior Housing Weekly Volume Distribution Number of Daily Trip Source Dwelling Units 'Trips Rates Caitrans 3122 9630 3.09 300 830 2.78 108 310 2.87 76 260 3.42 460 2252 4.90 Florida 366 3262 8.91 DOT 560 1985 3.55 187 1449 7.75 120 901 7.51 127 661 4.42 Arizona 125 972 7.78 DOT 176 855 4.66 74 447 6.04 60 285 4.75 216 1386 6.42 175 1058 6.05 129 941 7.30 112 922 8.23 166 620 7.74 89 538 6.05 81 629 6.63 60 494 8.23 59 432 7.30 Penn. CCF 247 1163 4.71 Weighted Average 7135 32282 4.52 Without 4Q13 22852 5.04 3,122 units ITE Average Weekday Daily Rates Single -Family (Code 210) 9.55 Apartment (Code 220) 6.47 Condc/townhouse (Code 230) 5.66 Congregate Care Facility (Code 251) 2.15 Dav of the Week Percentage Monday 15% Tuesday 15% Wednesday 16% Thursday 1701. Friday 15% Saturday 12% Sunday 10% Total 100% Table 4 Houriv Traffic Distribution Start Average Hour Weekday Saturday Sunday 12:00 AM 1.46% 1.45% 2.Mli6 1:00 AM 0.07% 0.12% 0260,40 2:00 AM 0% 0.00% 0.261/6 3:00 AM 0.12% 0.00% 0.00% 4:00 AM 0.46% 0.00% 0.66% 5:00 AM 0.41 % 0.60% 0.39% 6:00AM 1.940%, 2.05% 1.710/a 7:00 AM 5.74% 5.08% 3.WA 8:00 AM 6.70% 5.06% 4.99% 9:00 AM 6.19% 5.78% 6.17% 10:00 AM 7.20% 9.40% 7.74% 11:00 AM 9.33% 9.040/a 6.53% 12:00 PM 7.05% 6.07% 8.01 % 1:00 PM 7.440/6 6.270/6 4.86% 2:00 PM 8.75% 7.59% 8.400/6 3:00 PM 9.54% 10.24% 9.84% 4:00 PM 8.39% 9.40% 9.32% 5:00 PM 5.260/4 6.14% 6.96016 6:00 PM 3.14% 3.25% 3.54% 7:00 PM 2 90% 2.89% 420% 8:00 PM 2.59% 2.05% 249% 9:00 PM 1.10% 1.57% 1.31 % 10:00 PM 1.24% 1.33% 1.05% 11:00 PM 1.96% 265% 2.620/0 Senior Housing Trip Generation and Parking Characteristics Institute of Transportation Engineers 66th Annual Meeting Page 4 FACTORS AFFECTING TRIP GENERATION AND PARKING Y- Several factors affect the trip generation and parking demand at any particular facility. These include the number of dwelling units, nursing beds, average age of residents, resident's affluence, number of employees, and available bus shuttle/chauffeur service. More data needs to be collected In order to _. properly analyze their relationship to trip generation and parking demand. The trip generation rates for individual facilities varied. Insufficient information on all the survey locations made it difficult to statistically 9 draw conclusions on individual impact of those factors. However, experience has indicated that as the average age of residents increases, the number of trips and parking demand decreases. This is an obvious affect of the aging process. Nursing beds require more staff to service a patient needs than a more independent resident. When the proportion of nursing beds to residential units increases, the amount of traffic and parking generally increase. The economic well being of residents increases the likelihood that they own a car and thus drive and park. Lastly, bus shuttle/chauffeur service will provide an option to the auto for residents keeping traffic and parking rates lower. DAILY TRAFFIC GENERATION Information on daily trip ends was obtained from surveys by the California Department of Transportation (Caltrans) and the Florida and Arizona Departments of Transportation. This data generally categorized the facilities as retirement communities but included CCFs, senior apartment complexes, and may have nursing beds. The author's data consisted of one CCF in Pennsylvania. Table 2 summarizes the trip data and rates. The average trip rate daily varied between 2.78 and 8.91 trips per unit. The variation in rates supports the conclusion that the number of units/beds is not the only variable influencing trip production. The weighted average trip ends were 4.52 trips per unit which Included one large development of 3,122 units. Without the 3,122 unit project, the weighted average rate was 5.64 trips per units. The weighted daily trip generation rate, was 5.64 trip ends a day for senior housing'deve!opments. Senior housing generates two-thirds the amount of traffic compared to a typical single-family development. Its closer to other multi -family categories, including apartments (6.47 trips/unit) and condominiums or townhouses (5.86 tripJsunits). Table 3 shows the weekly variation in volumes based on one facility. The weekday volumes were consistent Weekend traffic volumes were slightly lower. Table 4 illustrates the hourly distribution of traffic throughout an average weekday, Saturday, and Sunday. The peak -hour volumes of the facility occurred at lunch time and mid-aftemeon (2:00 to 4:00 PM). Caltrans data indicated that the peak -hour occurred between 11:00 AM and 4:00 PM, depending on the facility. These peak -hour times do not coincide with the peak -hour of adjacent street traffic because the residents do not have or want to travel during the rush hour. Also, the employee shifts are generally off peak. Most facilities are staffed 24 hours a day with a 7:00 AM-3:00 PM, 3:00 PM -11:00 PM, 11:00 PM- 7:00 AM shift schedule. Some administrative staff follow a typical 9:00 AM to 5:00 PM shift. PEAK -HOUR TRIP GENERATION RATES Table 5 shows the trip generation rates for eight facilities during -the morning and evening peak -hour of the adjacent street system. The weighted average trip rate was 0.222 trips per unit/bed in the morning peak and 0.247 trips per unit/bed in the evening peak. Trip rates ranged from 0.085 to 0.450 per unit. The directional splits were 65% inbound and 35% outbound in the morning and 40% inbound and 60% .outbound in the evening. Compared to other residential land -uses, sanior developments generate significantly less traffic on a per unit basis. Senior Housing Trip Generation and Parking Characteristics Institute of Transportation Engineers 66th Annual Meeting Page 3 Assisted -Care Units are for older adults having difficulty managing in an independent living arrangement but who do not need nursing home care. Assisted -care is usually apartment living with additional staff to help with normal daily activities. Congregate Care Facilities contain a full spectrum of housing types in one development with town homes or cottages, independent living units, assisted -care units, and nursing care. Congregate Care Facilities (CCF) allow the elderly to age, in one place with nursing care available if they need it. This is particularly important for elderly couples wishing to stay together with one spouse needing special care. CCFs are in essence self-contained communities. Table 1 lists the amenities that are typically available at a CCF. Table t Typlcal Congregate Care Facility On -Site Services and Facilities Standard Services Fxtra Services Common Facilities • Main Meal of the Day • 24-Hour Nursing • Daly Check -In • Weekly Laundry • Utilities • Housecleaning • Organized Programs • In Room Food Service Bus Shuttle • 24-Hour Security • Complete Maintenanca • Free Parking • Garbage Colrection • Notary Public Service • Supportive Care Nurse • Chaplain • Breakfast and Lunch • Lxtended Room Service • Specialized Diets • Guest Meals • Catering Physician • Podiatrist ■ Physical/Speech Therapy • Insurance • Chauffeur Service • Garages • Te!ephone • Cable TV • Photocopying Source: Milwaukee, Wisconsin CCF Brochure LITERATURE REVIEW • Lounge Area • Dining Room • Library • Chapel • Recreation Room • Country Store • Pharmacy • Arts and Crafts Room • Workshop • Cafe • Exercise Room • Beauty/Barber Shop • Bank Branch Offica • Solarium • Whirlpool • Outside Patio Carden Plots A review was made of available data on senior trip generation and parking demands. Information was obtained from the Institute of Transportation Engineers Trio and Parking Generation Manuals, the author's files, data from other consultants, as well as, information from Califomia, Arizona, and Florida Departments of Transportation. After reviewing the data, it became clear that the amount of data is small and that the definition of senior housing was not consistent among each source. The data did not distinguish between the five categories mentioned previously. Senior Housing Trip Generation and Parking Characteristics Institute of Transportation Engineers 66th Annual Meeting Page 2 SENIOR HOUSING TRIP GENERATION - AND PARKING DEMAND CHARACTERISTICS - by Stephen B. Corcoran, P.E. (M)e presented at the Institute of Transportation Engineers 66th Annual Meeting INTRODUCTION As the baby boomer generation ages, special housing projects have been developed for them in lieu of the traditional single-family home or apartment Congregate care facilities, independent living apartments, j assisted-cara units, and senior apartments are being marketed, developed, and built to handle the needs of older adults. The changing lifestyle of older adults affects their transportation needs and usage as well. Trip generation i and parking demand within this age group vary significantly from traditional residential uses because residents no longer have to be at work, pick up their children, or do their shopping at specific times. Also many senior communities provide on -site services to meet their residents' needs. This paper will present the author's experiences with senior housing and its trip and parking characteristics along with data on projects in suburban Chicago, Illinois and around the United States. SENIOR HOUSING TYPES Older adults have many special needs that change over time. Many seniors are clearly independent and need little assistance other than help with major chores or repairs. They are generally active and healthy. As time goes by, however, their needs change and grab bars become important, as well as, other features such as higher electrical outlets, emergency response systems, and lower reach cabinets. Good nutrition, socialization, and access. to medical and supportive care also becomes more important. Several distinc! types of housing have been developed to accommodate these needs: Senior Single Family Homes are senior -only subdivisions which have been developed for retirees ages 66 and up in the southeast and southweet aections of the United States. These developments typically include recreational facilities. Many of the residents are retired. Sentcr Apartments are traditional apartment complexes with a minimum age requirement of 55 years old. Some amenities include recreational facilities, security, and specaal design features. Residents are independent and may still be working. Independent Living Units are cottages or apartments were older adults live independently but without the worries of maintenance or housekeeping. Medical care can be available at the facility or by visiting medical staff. A variety of amenities are provided for the residents depending on the size of the community. 'Senior Transportation Consultant, Metro Transportation Group, Inc, Hanover Park, Illinois Senior Housing Trip Generation and Parking Characteristics Institute of Transportation Engineers 66th Annual Meeting Page 1 Sterling House Traffic Impact Study Table D - Year 2000 Short Term and Year 2015 Long Term Background + Project Intersection Level of Service Intersection 2000 AM PM AM 2015 PM Harmony/Lemay (signal) C C C C Lemay/Haxtun (stop sign) EB LT/T D F F F E B RT A A A A WB LT/T C C C E WB RT A A A A NB LT A A A A SB LT A A A B Lemay/Oakridge (stop sign) EB LT/T C E - - E B RT A A - - WB LT/T C E - - WB RT A A - - NB LT A A - - SB LT A A - - (Signalized - Long Term) - - B C Lemay/Rule (stop sign) E B LT/T B. C C D E B 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 Lemay/Boardwalk (stop sign) E B LT/T C C C E E B RT A A A A WB LT/T C C C F WB RT A A A A NB LT A A A A SB LT A A A A Balloffet & Associates, Inc. 16 Sterling House 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 Sterling House are insignificant and will not result in any unacceptable levels of service. No traffic improvement miti- gations are recommended. Signal Warrant Analysis 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. Balloffet & Associates, Inc. 15 I Sterling House Traffic Impact Study Figure 8 -Year 2010 Background Plus Project Traffic Harmony Haxtun Oakridge Rule Boardwalk BALLOFFET and Associates, Inc. FIG8.al / 1.7.97 . E � J �o 0 ^CIN a YY�ff L W245 �-- 1040/1935 2021372 9e/205—,4 11) 1 r 1935/1435 —► 287/342 N H aCa 8 N onN k— 40/85 10/15 rJ(—/105/10 100/210 � 1 10/10—► 25/so o� 125/415 a 1 r 10/50 25r70 50/55 --,1 25/25 —b- 45/135 a k— 70/50 . —5/5 C 5/15 50/35 o 4 30/20 C40175 20/25 � 10/2s—. o 55/120 C N n Legend 47/144 AM/PM Peak Hour e Balloffet & Associates, Inc. 14 Sterling House Traffic Impact Study Figure 7 - Year 2000 Background Plus Project Traffic m Legend J 47/144 AM/PM Peak Hour mo D1 w�QQ M� � 75/210 --765/1300 172/292 1 � Harmony 100/130-0 1310/1000—► 182/172 - q m N n e N N m Co k— 350/437 < o m 1 4 10115 Haxtun .� jr-10/15 100/1-20 `l 1 �' 10/10 —► o N N � c> n m • N O h O N N O Co 8 N �901230 I� �` lotso Oakridge '� �25150 4s/eo�1 2o/zo � 40/130 N a a L 70/50 1 5 S5 Rule .% 7515 1 !s --► 5/6�3�� N N N N m m NL� k— 50/35 o N v3 I 4 25/15 35/45 d Boardwalk'� Keenia� 1sno1 I 1 5/20 � sells N � BALLOFFET and Associates, Inc. � e FIG7.ai / 1.7.97 Balloffet & Associates, Inc. 13 Sterling House Traffic Impact Study Figure 6 - Sterling House Peak Hour Traffic Vi J 25% 41111111 35% j vr—y2 30% Harmony + N 1 Haxtun Oakridge Rule Boardwalk BALLOFFET and Associates, Inc. FIG6.ai / 1.7.97 . N r 2J7 Kee Legend Trip Distribution 2/7 AM/PM Peak Hour 0 Balloffet & Associates, Inc. 12 Sterling House Traffic Impact Study Project Traffic The a.m. and p.m. peak hour trip generation rates for the proposed Sterling House are based on a paper titled "Senior Housing Trip Generation and Parking Characteristics" presented at the Institute of Transportation Engineers 66th Annual Meeting in 1996 (a copy of this paper is in Appendix B). This study focused on senior housing, independent living units, and congregate care facilities similar to Sterling House. The trip generation rates and resulting trip generation for the proposed project are presented in Table C. Also included for comparison purposes are the trip generation rates for single family, apartment, and condo/townhouses. Table C - Project Trip Generation AM AM AM PM PM PM ADT IN OUT Total IN OUT Total Trip Generation Rates Single Family 9.55 .19 .55 .74 .66 .35 1.01 Apartment 6.47 .09 .42 .51 .43 .20 .63 Townhouse 5.86 .07 .37 .44 .36 .19 .55 Assisted Living 4.52 .10 .06 .16 .10 .15 .25 Trip Generation. 226 6 2 8 5 8 13 As seen, trip generation for the fifty -unit Sterling House is 226 daily trips, 8 a.m. peak hour trips, and 13 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. At the intersection of Lemay and Harmony, it was further assumed that 35 percent of the total traffic would travel west, 25 percent north, and 30 percent east. The Sterling House 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. 11 Sterling House Traffic Impact Study Table B - Year 2000 Short Term and Year 2015 Long Term Background Intersection Level of Service 2000 2015 Intersection AM PM AM PM Harmony/Lemay (signal) C C C C Lemay/Haxtun (stop sign) E B LT/T D F F F E B RT A A A A WB LT/T C C C E WB RT A A A A NB LT A A A A SB LT A A A B Lemay/Oakridge (stop sign) E B LT/T C E - - EB RT A A - - WB LT/T C E - - WB RT A A - - N B LT A A - - SB LT A A - - (Signalized - Long Term) - - B C Lemay/Rule (stop sign) E B LT/T B C C D E B 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 Lemay/Boardwalk (stop sign) E B LT/T C C C E EB RT A A A A WB LT/T C C C F WB RT A A A A NB LT A A A A SB LT A A A A Balloffet & Associates, Inc. 10 Sterling House Traffic Impact Study Figure 5 - Year 2015 Long Range Background Peak Hour Traffic Volumes 11 Harmony Haxtun Oakridge Rule Boardwalk BALLOFFET and Associates, Inc. FIG4.ai / 1.7.97 E V1 J No a 8 a L 7sn10 170/290 t0a130—,4 1 1310/1000—► 180/170 N N N CO k—55/105 a I F-lais 1 j--1a1s 10a120 _ 1a10-1� 25/60 N a 08 N 9a230 5aa `o- ° 1 4 10/50 2W50 1(— 45/50 -,4 T) 1 /�v 20/20—► 40/130 -'� 8 N < aaa N O 70t50 f— 5/5 ,(—5/15 5/10 _./4 5/5 —I� 515 N fD O N�'N1 O N V7 k—50/35 1 �-35/45 15/20 5/20 50/115 -� v ;; ^ and Legend 47/144 AM/PM Peak Hour 0 Balloffet & Associates, Inc. 9 Sterling House Traffic Impact Study Figure 4 - Year 2000 Short Range Background Peak Hour Traffic Volumes Harmony Haxtun Oakridge Rule Boardwalk BALLOFFET and Associates, Inc. FIG5.al / 1.7.97 E Legend m J 47/144 AM/PM Peak Hour 90/245 c9 1 f-1040/1935 200/370 1(— 95/205 —14 1 1935/1435--► 285/340 R N $ 3 8 MM N 40185 +-10/15 /10 5 �/10 100/210 IQtIO 25/60 --.4, 44 Y o N Aga N N N C) ao GD 125/415 `O o N 1 4 10/50 -25/70 � sass 1 1 �' 25/25-► 451135 c c 8 k� 7a5o .4--515 IC— 5/15 5/101 5/5 —► 5/5 --"� pN 50/35 N e .--30/20 ✓ 1 —40f75 20/25 10/25 —► $ N 55/120 n N Ke%d EN3 Balloffet & Associates, Inc. r Sterling House Traffic Impact Study As can be seen, acceptable levels of services exist for both the a.m. and p.m. peak hour conditions at all intersections except the eastbound left turn lane from Haxtun to Lemay. This movement is not affected, however, by the proposed Sterling House. 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. The key intersections will operate acceptably during the short range year 2000 background conditions. It is assumed that Lemay Avenue will have a five -lane cross section to south of Boardwalk. The Oakridge Business Park Traffic Study assumed a separate northbound right turn lane for the intersection of Harmony and Lemay. It was also assumed that the intersection signal phasing would be modified where the right turn signal phase would be coordinated with the non -opposing left turn phase. As can be seen in Table B, the long range year 2015 background conditions will operate acceptably at the key intersections. In addition to the improvements listed above, the long range improve- ments assume Harmony as a six -lane facility and a signal at the intersection of Lemay at Oakridge. To achieve acceptable levels of service at the intersection of Lemay and Haxtun and because of the short distance between this intersection with Harmony, the Oakridge Business Park Site Access Study further proposed restrict- ing access to Haxtun and Steele's Market to right in and out only. Balloffet & Associates, Inc. 7 Sterling House Traffic Impact Study Table A Existing Intersection Level of Service Intersection Level of Service AM PM Harmony/Lemay (signal) C C Lemay/Haxtun (stop sign) E B LT/T C E EB RT A A WB LT/T B B WB RT A A NB LT A A SB LT A A Lemay/Oakridge (stop sign) EB LT/T C C EB RT A A WB LT/T B C WB RT A A NB LT A A SB LT A A Lemay/Rule (stop sign) 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 Lemay/Boardwalk (stop sign) EB LT/T C C EB RT A B WB LT/T C D WB RT A A NB LT A A SB LT A A Balloffet & Associates, Inc. 6 Sterling House Traffic Impact Study Figure 3 - Existing Peak Hour Traffic Volumes Harmony Haxtun Oakridge Rule Boardwalk BALLOFFET and Associates, Inc. FIG3.ai / 1.7.97 L 47/144 611/952 �111/203 911120 `\1 r' 98s/721 —► 113/125 -� Z;S n Q 36/84 f-6/15 1 1/66 98/207 - `� 1 10/8 —► 25/58 �p 01 N f2 Q Q 27/68 N N Q r f_7/44 �13121 43/46 --,4 1 13115—► 38/130 -, 8 v 0 67/49 �-ons a8 a1 � Q e o k— 46/34 N ^ f-21/13 A 1 -26/33 10/12--,4 1 0/19—► N 41/106 � v Q � N Q Legend 47/144 AM/PM Peak Hour 0 Balloffet & Associates, Inc. 5 I I Sterling House Traffic Impact Study Figure 2 - Proposed Site Plan Balloffet & Associates, Inc. 4 Sterling House Traffic Impact Study Historically, if an elderly person was sick, the only available option was a full care nursing home. Sterling House extends the quality of life three to seven years by providing a more home type of environment with the optimum amount of care for each individual. Typically, there are 12 to 15 employees hired locally. They include a registered nurse, nurse aids, medication aids, cooks, maintenance _ personnel, and up to four staff personnel on site 24 hours a day. The proposed Sterling House will include fifty apartments. There is a common dining room, main kitchen, common living room, laundry, activity room, and TV area as well as other sitting and gathering areas. The proposed project site plan is presented in Figure 2. Existing Traffic Existing a.m. and p.m. peak hour intersection traffic counts were obtained for the five intersections along Lemay Avenue from the Oakridge Business Park Site Access Study prepared by Matthew J. Delich, P.E., November, 1996. These counts were compared to and confirmed through a December 1996 intersection traffic count conducted by Balloffet & Associates at Rule and Lemay and existing traffic counts for the intersection of Lemay at Oakridge Drive and Boardwalk Drive as contained in the Miramont Self Storage Traffic Impact Analysis prepared by Leigh, Scott & Cleary, Inc., November, 1996. The resulting a.m. and p.m. peak hour intersection turn movement counts for the five intersections under investigation are presented in Figure 3. An existing a.m. and p.m. peak hour intersection level of service analysis was performed for the intersections along Lemay. 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. The calculation sheets for the critical intersection of Lemay at Rule are presented in Appendix A of this report. The LOS for the other Lemay intersections were recorded from the Oakridge Business Park Site Access Study. Balloffet & Associates, Inc. 3 I I H Sterling House Traffic Impact Study Figure 1 - Project Location Map n N Q m J E. Horselooth Rd. � � G Gf Q E m U � 0 w 7X �r Whalers Wy. E. Harmony Rd. Oakridge O` Dr. Project m Location Rule Dr. Keenland Dr. a Q d J BALLOFFET and Associates, Inc. FIG1.al / 1.7.97 Balloffet & Associates, Inc. 2 Sterling House Traffic Impact Study The following traffic impact study is for the Sterling House, an assisted care living development proposed to be located on the north side of Rule Drive, west of Lemay Avenue 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. Because of the minimum trip generation from the proposed Sterling House, the focus of this study is at the intersection of Lemay Avenue and Rule Drive. However, the intersection level of service is documented for Lemay at Harmony Road, Haxtun Drive, Oakridge Drive and Boardwalk 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 on the north side of Rule Drive, west of Lemay Avenue 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 Rule Drive, Lemay narrows to one lane in each direction. The speed limit along Lemay is 40 miles per hour. The intersection of Harmony and Lemay 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. Project Description The Sterling House is an assisted living care facility. "Assisted living" is supportive housing for the elderly individual who can no longer live independently, and yet does 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. The first Sterling House was constructed 5'/z years ago in Augusta, Kansas. Sterling House has since expanded into Oklahoma, Nebraska, Iowa, Colorado, Florida, Texas, Arizona, and Ohio. Currently there are 45 facilities open. Ninety-five percent of the units are full within six months. Balloffet & Associates, Inc. Sterling House Traffic Impact Study Table of Contents Existing Setting...........................................................1 Project Description........................................................ 1 1 3 Existing Traffic ............................................................ 3 Background Traffic........................................................ 7 Project Traffic........................................................... 11 Signal Warrant Analysis ................................................... 15 Conclusions............................................................ 12 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 ................... 8 5. Year 2015 Long Range Background Peak Hour Traffic Volumes ................... 9 6. Sterling House Peak Hour Traffic ......................................... 12 7. Year 2000 Short Range Background Plus Project Traffic ........................ 13 8. Year 2015 Long Range Background Plus Project Traffic ......................... 14 Tables 1 A. Existing Intersection Level of Service ........................................ 6 B. Year 2000 and 2015 Background Intersection LOS ............................ 10 C. Project Trip Generation ................................................ 11 D. Year 2000 and 2015 Background+Project Intersection LOS ..................... 16 Balloffet & Associates, Inc. i I Sterling House Traffic Impact Study Prepared for: Fort Collins Sterling House Prepared by: Balloffet & Associates, Inc. January 8, 1997 0 m Criterion Earned Credit 1 "i it can be dernowErstod clad the project will reduce nea-renewable enav usage eii6e+tlaough the aPPucatiaa of alternative energy system or_through oommitted'eoergy conservation measures beyond those normally roqu!red by City Cod;, 5% bonus may be Gamed for every 5% reduction in eocrgy user " Calculate a 1%bonus for every 50 saes included in the project `> Il Cal xhlafe the percenage of the tow aces in the project that are devoted to recreational use. Farr. of that percentage as a bonus O If the applicant commits to pceurnrig permanent off4he open space that meets the C' s minimum e of this ny roclo cala+Lte the pacec'ag open space acreage to the tow development acreage and enter this percentage as a bonus. Ifpart of the tow development budget is to be spent on neighborhood public transit facilities which am not required by City Code, P. eater a 2% bonus for every S 100 per dwelling unit invested. D � ............. '$""`Ifpart ofthe total devrlolxrcrt budget is to be spent on neighborhood facilities and services which are not otherwise required b City. q Code, erda.a I%bonus for every S100 per dwelling unit invested Y O> Iftbe pitied contains dwellug units sot aside for individuals earning 800/6 or less ottbe median income of City residents, as adjusted I, for family size, and paying lea than 30% of they gross income for housing, including utilities ("Affordable Dwelling Unit ) mkailate the parxruage of Affordable Dwelling Units to the total number of dwelling units in the pmjed and eater that peroemage as a bores, up to a maearum of 15°/a (Ifdg project is proposed to be constructed in multiple phases, the Affordable Dwelling Units' mast be constructed as a pert of the phase for winch approval is soug)t) In order to insure that the Affordable Dwelling Units remain j�j afradabe for a period ofnot less than 25 years, the developer shall record such protective covenards as may be required by the City under Sec. 29-526(JX4} Ifs dxm mitment is being made to develop a specified percentage of the tow rumba of dwelling units for Type "A" and Type "B" handicapped housing as defined by the City of Fort Collins, calculate the bonus as follows: $ Type "A" 3 x Type "A" Units �7 U Total Units In coo case shall the combined bonus be greater than 30% Type "B^ . 1.0 x Type "B" Units Tow Units If the site or adjaoart property containa historic building or place, a bonus may be carned for the following: 3°/. For preventing or mitigating outside influences adverse to it presavatioa (e.g . mvirotmhartal land use aesthetic, economic and social factors}; 3% Fa ass ring thst new An turea will be in keeping with the character of the building or place, While avoiding tow uait; � 3% Fa proposi g adaptive use of the building or place that will lead to its continuance, preservation and improvement in an appropriate mans Ifs portion or all ofthe required pecking in the mnhiple family project is provided underground, withiin the building, or in an elevated u parking structure as an acocuory use to the primary structue, a bonus may be.earned as follows: 9°1 For providing 75% or mom of the parking in a structure; 6% For providing 50 - 74% of the parking in a structure; 3% For providing 25 - 496/oofthe parking in a structure, VIfa ocnmitmat is being made to provide approved automatic fire extinguishing system for the dwelling unit, enter a bonus of I0% 'MW' W Ifthe applicant consrcts to providing adequate, safe and conveniat pedestrian and bicycle cormection between the projed and any Of the destination points described below, calculate the bonus as follows: 5% For connecting to the nearest existing City sidewalk and bicycle path4anc,, *MEOW5% For connecting to any existing public scbool, park and transit stop within the distances as defined in this Density Chart; 5% For connoctine to an existing City bicycle trail wfiich is ad'aart to or traverses the projocL TOTAL him FAMea ".riteriort .. Crean : Cads a 2000 feet of an existing neighborhood service cater or a neighborhood service coma to be constructed as a part 200 oftbepofoct (If the project is proposed to be constructed in multiple pha_sea, such neighborhood service ocaw must be constructed as a part of the phase for which approval is sought) b 650 foci of an existing transit sib (applicable only to projects having a density of at least six [6j dwelling unfits 2054 . per sue on a gross garage basis) 410101P C 4000 feet of an existing oommunity/regional shopping oc ter. or a community/regional slopping center to be 1056 - constructed as a part of the project. (If the project is proposed. to be constructed in multiple phases, such to . communitylr4ontal shopping cema must be constructed as a part of the phase for which approval is sought.) 3500 fed ofan cxisting neighborhood or ocramu dy panic, or a community &cay (EXCEPT GOLF Comm); 200/6 or Mass,. d 3500 fed of a publicly owned, but not developed, reighbafiood or oommunity park, or community facility Joe/. (EXCEPT GOLF COURSES) or __'O_. 3500 fed of a publicly owned golf course, wbetber developed or not 10% e 2500 feet of an existing school, me ding all rrquiremmts of the State of Colorado compulsory oducation laws 100/. to r i 3000 fed of an existing major employmert cater, or a major employment center to be constructed as a pad of 204,E the project (iftbe project is proposed to be oonstrudod in multiple phases, such major employment saner must be constructed as a part of the phase for which approval is sought.) No building, office or business park.. or shopping der which has served as the basis for the claiming of crodit under any other "base" criteria of this 20 Density Chart can also be used as the basis for claiming credit under this aiterion.. g 1000 fed of an existing child cam center, or a child rare cater to be constructed as a part of the project (If the. 5% project is proposed to be constructed in muhiple phases, such child care cater must be constructed as a part of the phax for which approval is sought)' "North Fort Collins" 204 I The Central Business District 20% A project whose boundary is contiguous to existing urban developmet. Credit maybe tamed as follows: 30"/. 0°/. For projects whose property boundary has 0 -10°/. contiguity, 10 - 15% For projects whose property boundary. has 10 - 20-A contiguity, 15 - 20s/. For projects whose property boundary has 20 - 30% contiguity, 20 - 25% For projectswhomproperty boundary has 30 - 40% motiguity, . 25 - 30% For projects whose property boundary has 40 - 50016 contiguity. . if the project contains dwelling units set aside for individuals earning 80% or less of the median income of City 15% residents, as adjusted for family size, and paying less than 30s/. of their gross inane for housing including k ut,7u;es ("Affordable Dwelling Unm"), ralculd the pa ocalW of Affordable Dwelling Units to the total number ofdwelling units in the project and eater that percentage, up to a marimum of 156A (If the project is proposed to be austnrctod in mrhiple phases, the Affordable Dwelling Units must be constructed as a part of the phase for which approvalis sought) In order to insure that the Affordable Dwelling Units remain affordable for a period ofoot less than 25 year; the &wkper droll record such protective covenants as may be required by the City under Seo.29.526(1X4} ammuob aa�a ^QSVM 14*41W. ropaudry IN ACTIVITY: H .esidential Uses T DEFINITION: All residential uses. Uses would include single family attached dwellings, townhomes, duplexes, mobile homes, and multiple family dwellings, group. homes; boarding and rooming houses; fraternity and sorority houses;. nursing homes; public and private schools; public and non-profit quasi -public. recreational uses as a principal use; uses providing meeting places and places for public assembly with incidental office space; and child care centers. CRITERIA:. .' The following applicable criteria must be answered "yes" and implemented within the development plan. Yes Vo N/A 1. DOES THE PROJECT EARN THE MINIMUM PERCENTAGE POINTS AS CALCULATED ON THE FOLLOWING "DENSITY CHART H" FOR THE PROPOSED DENSITY OF THE RESIDENTIAL PROJECT? The required earned credit for a residential. project shall be based on the following: INN 60 percentage points = 6 or fewer dwelling units per acre 60 - 70 percentage points = 6-7 dwelling units per acre 70 - 80 percentage points = 7-8 dwelling units per acre 80 - 90 percentage points = 8-9 dwelling units per acre 90 -100 percentage points = 9-10 dwelling units per acre 10.0 or more percentage points = 10 or more dwelling units per acre DOES THE PROJECT EARN AT LEAST 40 PERCENTAGE POINTS AS CALCULATED ON THE FOLLOWING "DENSITY CHART H" FROM BASE POINTS? Yes ❑o N/A Land Development Guidance System for Planned Unit Development. The City of Fort Collins, Colorado. Revised as per Ordinance No. 2, 1996. r _ Aiss�s� u�►l � �cn Activity A: ALL DEVELOPMENT CRITERIA :.. ALL CRITERIA AP�Cic.;ELECRITE.OI;:p1yLY . • _. _. _. �s :he ci".enon Wi17 Na crae • --- _ _..__ ._.._ .... - - acpiicaelei CGamGsficy?= CAI i EION 3 Yes; No If no, please ex -Izin I COMNIUNITY-WIDE. CRITERIA. 1 Solar Oner, don 1.2 Cornorehensive Plan I VTV 1.3 Wildlife Habitat 1..= Mineral Depcsit. - 1.5 =c logically Sensitive Areas i r_s2rved 1.c Lands cr Aericultural Imoorance I rester ea 1.7 Enercv Conservation I j 1.8 Air Quality 1.9 Water clu-alit,, 10 S=�Nace and W=se= .1 11 'Na' rr'on erv- • 1.12 ResidentialDensity N='CHEORHOCD COMP"%TIEILFY CriITc:RI;I . I _.1. Vehi—iar. Ps^=stnan. Bike Tr--nsacr,2tion I vile Euiicinc'P!ac-=rr.ent and Orientaticr, 2 = Naiural Featuras I f 2 4. Venicular Circulation anc Parking_ _3 erge^cy -cress 1 I 2.6 recestrian Circ-ladon I :2.7 �rc;�.ite�:ura I 2 H' Building Heicnt and Views. I I I I MSite hading clarAccess I I I I 2.11istoric Resour: es etbacks ndscare I I icns I I te Lighting I IIise and Vibrationare or Heat I I I 2.18 Hazardous Materials j A 3. ENGINEERING CRITERIA 3.1 Utility Capacity 3.2..;_ _'Design Standards _ 3.3 Water Hazards 3 4-: Geologic Hazards Land Development Guidance System for Planned 6nrt Developments 39 The City of Fort ColLns Colorzdo Revised h1994 r 61, r r r — - my NOTES - - LeW e.1I1L•LEO Wl. u� PgPiLE uE<'R N'.OVJeaL.n.I <vOIp 9.G VEN'B OLCAl D iMPgY M IQQ:c LM »IO BIDE 6 RIpGE Qvrrecmle�o 4u.nan vaecla S.�iYMfB6�C !✓+ WuI.O.�.O uv WKR QI.' veMA'Yi vM'i LNve4 pQ VML bD*G. (�. rrlP._.Rn e•mrw.w — S�el.B�e we u.uew . xe �.sw Lem'D De+.� Sxe• a.. pDro..eD ee.-..ee De.YL uc .<B,. QwOE GLGBB &+ly'iLE9 WITu ui(u PpTILE uE.,^ D M0]B!ovfL ..o LOLn.E PLEAT /E<'9 .uRDIY a RCCF W .u19 91•.JE 6 R NO YCVD fLLJN�yBD �� M1UL..V�.nR� OD2+.lD K..�xe DCah 31E. N65u pQ r..sG . u� a uen..ae ruE. ct/Rw m7 uo .Nnm.:t➢A -A * WGW1T !a: N 0 R T N E L E V A T 1 0 N O O W E S T E L E V A T 1 0 N OS..X vlKeiC Qe.'a, weceR w�... D.L „mn p.'! DE-• Y..E9E ^SIC-'.C.. r« siaL PeM aw mL..w.Y-eao uCGA LLIN C D•L YYi� n eiBo�>D.aeR GaSae p^• D4T.© YY'• ...^i•G' . xe x•YL B,ee• .,se» p4alBm.x e . ow,D1. xaaewwnr s.wuD.M-.nn'nm- See xYL �.eJ. ® .IR 4N• Tau ® vR.n ee,wn. „a.. P.w..D w.a elaac pa'u. ew a. sale .2Heew W'.Imou .ICn © s GED.MGoseLe w as uc mn . E.w.eD pe�D<�D�D�PBe ® EL.¢-a•� a..Dols O.Ie1Eg.L4BB 94INULEB Wl.0 4 5 LE ILI Glr 11 Alc nc p. ape. L FELT OVCR v:' iP4 RP.EC' 9ME<.MOY QuCL9 Cr.�YC<LL Q IJ. m ep ppMC CINB . fd�V W GC•CTD Ol'w 11—o nT.,Q LL.1 o:eewee. ae5e pPlB�ptlMfeigD .. ,RYKe.I.'OL ® uarm..IL E R D.L I,"l .©-o.Dr<.e .LmM wm - Sn.wo•.Iw.La. ®vV< �C[wTM.C.T�eu4L eYM..v PrC.O .- caxn.uo vou+Pare.' .�Bl Dacc.e roo..oe .See ro�o.•'w nu. ® li g.. 4�. CtlOd, peuef fieMe. h.P'e .D pE B: OM BQ De �.tLl ypyOV WI... —L BiDM - NOTES — — — I .LL LLtt9 nLn .00C RCWY, B.YN RD.R. ..D 4L�ceLLwOB saw OwL eE �' u.e.e o 1' u.eR O 59'..T'x' 6.n6 bi[aMutl W4 D.E62' Da &EYC L bK< A .0 u4,nPiC4' w ALL., EXTERNIR COLOR SCHEDULE I C'[P YfD ULPM] IR1XC5 NC C0.Q. Yl..•R!D uICEO fApG NR 6MYC rcK. 9:C S: vu+e ra�'ia�e P�.ewanm rare .. rel.L elvmD I.c, xloE. ruw eMVM 6. vMTL NP. —� PCMDE caLDR ulNa , 4Yn..M.YG.R4C-0. LCIGI..u.G1ePPT CCL(M'V1lN' s ..mreD unco—.wxs.wP.wuwm coLoa .waaua arm . wvni e P<M1®.ICM—»G.BMMum WLLIY'0 ftl(R. C1WLY[1 . GlepO M. PY1r.D0.'�—.eG�WWA.WLL'Mtl W o i0 0 J00 Q 0U o _ z �Z a xw W rrW� V1 ¢0 %IWi9 IBBUED 3'PJ-WI ] IPRe. oases m ,m ELEVeTIDN3 4 o 0 0® o0 0� oeo �QQ a� o QQ Q Q o 1e D er I • �e • 11m o1 rr" z4AL ���'/=\r'! III [7 r, - s '� 7 m eI .i', o f s" C^7 = ^u. Cri li:C7 7 �' C] i�7 'Y ■I7 ■CT,• si W - n LI - ii®i . ��,I II u•,�- �- II �II,IV L!J .emu III ism. 'p�he�l�e!1�"; _s�`1I3_q:.lsl .— 1A - - D ® ®Esc-t'4m■ ■■�.i'_i'=-!I I yt. SOUTH ELEVATION EAST E L E V A T I O N KEY NOTES gCEYaLISS }IKLEb W+« nr(r .46E uE4�n DIMENbrGTpl •+v. O DO .LPG -/EMiS 'uiq,Y a Rp3 Pr •W 9 brC. 6 PDGE Qi .ffar.,s+Ec <'r,w-amcrc OB._.eu%D«e DaL.m.GW-B, DdGr�.e QU. 1I—, 'D,l Oe . srOmc.. Q.D• mEu Qi °• wo SI wXG uIiNDOu . CE£ WNJ(AY LFfifIC OOr.tT.eO!l.n. e3 OEI.1 umu -EP, 011RN IDI e.v. r WKr LOCGTE .LpTE lG. vEIJr9 +u9gLu 4D.: pa :urb SIDE 6 erD(d KI1G4fN fXUNbt aµ. P.MEC rO nsiGv 6V.4 C S I.e OR Nma eean- BEe Dnul e�eeT amm Qarou G, ufa,v....m cc—u+om. .rc ...urtb�.u...w•Bc �rron LaxE.s a.D yrob Q .•Of .e.fca ....neD. QQ �r •.a..r.._ -r.c wr. eEe D•L r..e„ QPrl.wre.rEC LJrwl^ 4AY. OPI DEI b Le X M "I W«.rile tl0 mL,.w T.TI6�O .rxc cav+r .m- m« eo_DrE.cb+x 01 9iET..S O1 wCGO R.M . —TED - SIE DTL :IMP. rt`V, . ODI TO na,p sNVIW s' uLroD roe+...+++En . WE Oe+.IL e.reET „.: IISO ®fEDI eYW :.LGYB-.GMrq. ©� x CBC .Km 4 ayyTEC b� D.•e. e=...Im• yer .....- •c w+:,. err.« ISO —TED ® el.«.OUT OL. o w++Dc+re ur[:E4 .. ST.4 F5 O u'!v u,(.0 R: ,E TI DIM1 S.DI 3m•DLit PEL+ OVER I�' 114 R TED buE4iuING Ouc C vur,vw.. ®PI. u.%uird.ma ream EL. EL DIEI DI }Ee+mam © wre wu..rd ...r.uc Lov de Qnm-ew,rsao axs •asses .:. oG. ® yM9yrL .lq D1 r�m�t Qf.4MLET RGC1 %m . SEE .CWOnnd M1M ® urns, mrw:wac6Ay a CX:eW ... wcTO, caema,m Dbwe.a:n: ® CMCKE+e .GVTIWtl . BEE.. KielO..rGN . ® :> Qa 6r GMOteI pEUMq CupK.i %LPE'O eE bl] m see DETAIL I;mxm =NOTES - _- 4L Ce,Lrt6e eu..V' N YY. E! .a.E! 3 \ •+ f0 -rwroe�u u.Ere rs ve�a _' c-.no sue<+..� a�nem ODn�...+.L rEn:«urc ...ra EXTERIOR COLOR SCHEDULE I cCLa! u4+.12J uU'9 erooc n.b, eael vle« ua0^..I• cwaavro. amen •Kmc erg a eidf Gr «Rea.e� e4+ w W+re — 00.p[. LV@N 6 vM+L AA'I —.M .ICNDF fLIGR lalH , yr�Ilµe+amCr.—rT1.4fp6 mLG.B.nam.. ea.=• cola. -_nE. e P.wreb Bnob—rec.e�aan wulxw cDLo...mn4rc eeKf . emmv ] ..wZD .4 Gd.D4 G<MILLtl.i . Wmpm. M .�6•.+DNR—T'i'LR ee.PI4rY"O CGL MIE. WC.0 ,IIrrr TW^ 0 V1 �eP1� H1 ~/ O J O �+ o mZ oU NZ z a G J x w V1 � 0 Oq+�3 ISBIIED YBff'! va M ELEVSTONS 3 9 e E case+ m� aaN aw — -n LANDSCAPE P L A M GENERAL IRRIGATION CALCULATIONS. :c+z..Rn pRUNc cowvm ' ep� Yre; IXta a'e.a.a„ Mccewm-wpmR v�cwea..em GENERAL PLANTING NOTES. ..w.- a w. ,lfr w o�p�RmR pw .o p oen� P mf�np=�o� vi. of .ape m.-a+..w+• Nam.. w-m.�c ry! n.. nioR.e n¢ ieew.ee a p vle+n KpDG aW.L� X .PY 4Cirrnnd Ym .�S! . �!i/Lf.OKe mO VPJgpnd RiMW6 GlC64N..IXCeiv �� .m w°.�`°e.Rpr:�¢ioe xeN aeenec .oR `Yis B.+.LL IX pV fM#f.0r8R!l:�8 Y4IX hIXpp'Ef P ° x=p..ze..�p,:d iaae-e.sNoe wp.ew.c a-L... uwacpew3.o e¢ w.aLlo w eecuuP wi..,.,.e-mR a offc:• ° eas c�-esce+NQ ea.� wa m P.r +w.e o ..e .proBunro .h'. M'Ypr•J+�O4 .u! 0?uwfP P p QRinUm P CCfXpK" ` rREe6 Wµ.L NOr Ce Rau.fC CLOBew.uM'.PR:IF. i0 Yn fNB M Cu'Y..eOa &.4: IX RYamO Y'R• QlR.T-1 RE 1. xYeR Lee oR L Ixn Sp.ICNB P LLL Y�ii.ieB BrYL eE rtEFllp M try! .¢W AICR .O .EtGlR YNL. PNF,E rup„K .<�DYJR ZM �6 cCC®wpmC Ma �C1¢ 6V P,IR CCXdM..MR] M'w•,K M01[D 96f CR O.�¢R Ca.Br�lrRiGN ttEe+T CW _ w .L_p �d..o-pMmnoce a..ros..E e:rs.•a d --�> Y peb `O IX IEPDIC 1YLL K BESDPC ux.0 p.E9Cy 0.K cJ.bia�+G 6 •- PLANTING LEGEND. O�aoe ccciouaa ewx r�a_x•ay. rx �e . e� QkvmiraL nmm . M•a� uL. ro B U rr, CL,�C eyaa,Rv+ner2B_w!-r we re � m ew�Bm+ e.x�xas - s aAL. ron. O �rx r e�n.ao�tlf�eBwM - � aAL� O p e xu_al} a�uBprt.u. erywo=s pB�cr�. M:VO C01�r NO.n.I MIµLLI - B' Pfxr.CCMr. Q a NTS 0S11F0 RNM OfV cowesrte n rBu vcn uunu aexea ee. .¢ uemscAve PLAN LS1 x R C1 1— r I� aoou I .lei+ PG. I . _ _• _ I -+ruww� I m (SZ — _ —l(rj1 .ro.• �.� RULE DRIVE c= /I T Ig PLAN D--DATE AT TRASH ENCLOSURE �..D GATE HINGE DETAIL �e tt eY: • ! -. er .J { xJ y w�e�oe fz1 GENERAL DEVELOPMENT NOTESe L�w�! c"'�ex-• ,¢a: i y cae .... a :�. wr . W6�EL. ALG,•Dp Wi. YLpD4. +x�D2a:ivrvi i ve'-c:c..rve m Dnroc..wac• aY�..wc a+erzex °eA�C' _ c,.= COy�Tq . adnac .uwwesLlD �wr:�e=v�-w�.rLnn.oxu! .: eD..o a.+•,meee •ere ! - ADL/GBED .Iw[MiY (aGlDi K!D ! .L •urm G. NYl.9� ea�w*��owe..D'row D emcee 3D DLiR a ' coveaax �w D x W a.uwc<.. :nm.Dar. O a CC AME LPIBIB4^nW uBin nA80.A rpNlEe �..I T sc .m !loot !WI m E J -Dacaw�c.l._w W,- (�arv'I� EdiP^R.f 9w<.. e[ J ! l •4Y E`C:.cSlE9 DLLiG� 66ti Ya YLLi Gf C:ND•BG'!L P ^c s¢.4r % _ ` V V � m J V1 �LL OWNER'S CERTIFICATION �.e W°ea�u.eL xee.m.e<n.:se.. -.c• ..e +E a _� aPePo 6 44 � YC°e.• TK L.°�'DI11. � Ks-le�lc•�OND K, 'a�i:�c are rxwrS i Ss D n.x licawaxrD area �sr.!°L.� �.nro. rxu lun vve+ ary corer. v+xrr cmv cow D++.! n coiwma T. .m _ my B81B3 � xG4ry, p. n. ca«�xiw�lsuee PLANNING A ZONING BOARD CERTIFICATION Srce rux SP1 �mv� xmx*ae- o rtuno.D r° raxB.eoem 0 VA-T.TA, B■ I .. ri �� • ME s PAP Collinwood NEW Assisted Care SEEN �.• �.. ■ tlllllll� � �.1�� ���� �� � �� it VIN ' ����1 �II���� SOMME011 �� 1�1■I VICINITY MAP 02/04/97 #5-97 The Sterling House P.U.D. " Preliminary & Final 1"= 600' No Text Sterling House PUD, P/F, #5-97 March 24, 1997 P & Z Meeting Page 6 If the staff and the developer disagree over the provisions to be included in the development agreement, the developer may present such dispute to the Board for resolution if such presentation is made at the next succeeding or second succeeding monthly meeting of the Board. The Board may table any such decision, until both the staff and the developer have had reasonable time to present sufficient information to the Board to enable it to make its decision. (If the Board elects to table the decision, it shall also extend the term of this condition until the date such decision is made). If this condition is not met within the time established herein (or as extended, as applicable), then the final approval of this planned unit development shall become null and void and of no effect. The date of final approval for this planned unit development shall be deemed to be the date that the condition is met, for purposes of determining the vesting of rights. For purposes of calculating the running of time for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City Code, the "final decision" of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that the dispute is presented to the Board for resolution regarding provisions to be included in the development agreement, the running of time for the filing of an appeal of such "final decision" shall be counted from the date of the Board's decision resolving such dispute. Sterling House PUD, P/F, #5-97 March 24, 1997 P & Z Meeting Page 5 FINDINGS OF FACT/CONCLUSION: 1. The Sterling House PUD, Preliminary and Final, #5-97 is consistent with the Harmony Corridor Plan. 2. The Sterling House PUD, Preliminary and Final, #5-97 is consistent with the land uses designated for the applicable portion of Parcel P of the Oakridge and Oakridge West Amended ODP. 3. The Sterling House PUD, Preliminary and Final, #5-97 earns 78% of the maximum applicable points on the Residential Uses Point Chart of the L.D.G.S., exceeding the minimum required 60% for 6 or fewer dwelling units per acre (Note: this facility is considered a single dwelling unit). 4. The Sterling House PUD, Preliminary and Final, #5-97 meets all applicable All - Development Criteria of the Land Development Guidance System. 5. The Sterling House PUD, Preliminary and Final, #5-97 is compatible with the surrounding neighborhood. RECOMMENDATION: Staff recommends approval of the Sterling House PUD, Preliminary and Final, #5-97 with the following condition: 1. The Planning and Zoning Board approves this planned unit development final plan upon the condition that the development agreement, final utility plans, and final P.U.D., plans for the planned unit development be negotiated between the developer and City staff and executed by the developer prior to the second monthly meeting (May 19, 1997) of the Planning and Zoning Board following the meeting at which this planned unit development final plan was conditionally approved; or, if not so executed, that the developer, at said subsequent monthly meeting, apply to the Board for an extension of time. The Board shall not grant any such extension of time unless it shall first find that there exists with respect to said planned unit development final plan certain specific unique and extraordinary circumstances which require the granting of the extension in order to prevent exceptional and unique hardship upon the owner or developer of such property and provided that such extension can be granted without substantial detriment to the public good. Sterling House PUD, P/F, #5-97 March 24, 1997 P & Z Meeting Page 4 3. Neighborhood Compatibility: A neighborhood meeting was held on December 11, 1996 regarding this development request. Minutes of this meeting are attached. There is no known opposition to this request. Surrounding land uses include an existing assisted living care facility to the south; an existing fitness club to the west, and an existing church and school to the north. The request is consistent with the Oakridge West ODP and Harmony Corridor Plan. Staff recommends that the request is compatible with the surrounding neighborhood. 4. Design: A. Layout The Sterling House PUD consists of a single 29,804 square foot building. Vehicular access is gained from two entrance drives along Rule Drive. Pedestrian access is provided to adjacent properties to the north and west. B. Architecture The south side of the building (facing rule drive) is approximately 2 stories tall with a maximum height of approximately 30 feet. The remainder of the building is single story with a maximum height of approximately 19 to 20 feet in height. Building materials include vinyl siding; brick and stone veneer; 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. Street trees will also be planted on both sides of each of the entrance drives. 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 traffic study indicates that the site will generate approximately 226 average daily vehicle trips with approximately 8 morning peak hour trips and 13 afternoon peak hour trips which are reflective of inbound and outbound employee shift changes. Residents of the facility are not allowed to drive. Therefore, the 28 total parking spaces adequately serves the facility staff and visitors. All intersections will continue to operate at acceptable levels of service. Sterling House PUD, P/F, #5-97 March 24, 1997 P & Z Meeting Page 3 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 Oakridge and Oakridge West Amended ODP is consistent with the City's Comprehensive Plan. The Sterling House PUD is consistent with the Oakridge and Oakridge West Amended ODP, and is therefore, consistent with the City's Comprehensive Plan. C. All -Development Criteria This request meets all applicable All -Development Criteria of the LDGS. D. Residential Uses Point Chart This request is considered a single dwelling unit. The request was evaluated against the Residential Use Point Chart of the LDGS and achieves 78% of the maximum applicable points, exceeding the minimum required 60 points for a residential density of 6 or fewer dwelling units per acre. All 78 points were gained from Base/Locational criteria. Points were awarded for the following criterion: C. being located within 4, 000 feet of an existing community regional shopping center - 10 points.. The entire project is within 4,000 feet of the Harmony Market. d. being located within 3,500 feet of a publicly owned golf course - 10 points. The entire project is within 3,500 feet of Southridge Golf Course. e. being located within 2,500 feet of an existing school, meeting all requirements of the State of Colorado compulsory education laws - 10 points. The entire project is within 2,500 feet of Heritage Christian High School. f. being located within 3, 000 feet of a major employment center - 20 points. The entire project is located within 3,000 feet of the Oakridge Business Park. f having a boundary contiguous to existing urban development - 28 points. 47% of the project boundary is contiguous to existing urban (city) development. Sterling House PUD, P/F, #5-97 March 24, 1997 P & Z Meeting Page 2 COMMENTS Background: The surrounding zoning and land uses on the new City Plan zoning map 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 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. The application was submitted on January 16, 1997, one day prior to the effective date of Ordinance No. 161, 1996 which established a temporary delay in the acceptance of certain land use applications until March 28, 1997. 2. Land Use: This is a request for Preliminary and Final PUD approval for a 29,804 square foot, 50 bed assisted living facility for the elderly on 3.15 acres. The property is located on the north side of Rule Drive, west of Lemay Avenue. 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. Residential Uses are permitted as a secondary use 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. ITEM NO. 2 MEETING DATE 3 24 U iiA STAFF Mike Lltdwi g Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Sterling House PUD, Preliminary and Final, #5-97 APPLICANT: Sterling House Corporation 453 S. Webb Road, Suite 500 Wichita, Kansas 62707 OWNER: KEM Homes, Inc. 3000 S. College Avenue Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for Preliminary and Final PUD approval for a 29,804 square foot, 50 bed assisted living facility for the elderly on 3.15 acres. The property is located on the north side of Rule Drive, west of Lemay Avenue, and is zoned MMN, Medium Density Mixed Use Neighborhood on the new City Plan zoning map. RECOMMENDATION EXECUTIVE SUMMARY: Approval with a condition. This request for Preliminary and Final PUD approval: • is consistent with the Harmony Corridor Plan; and • is consistent with the land uses designated for the applicable portion of Parcel P of the Oakridge and Oakridge West Amended ODP; and • earns 78% of the maximum applicable points on the Residential Uses Point Chart of the L.D.G.S., exceeding the minimum required 60% for 6 or fewer dwelling units per acre (Note: this facility is considered a single dwelling unit); and • meets all applicable All -Development Criteria of the Land Development Guidance System; and • is compatible with the surrounding neighborhood. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT