HomeMy WebLinkAboutGOOD SAMARITAN VILLAGE - ODP - 27-96A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS16. What will the maintenance building look like?
A. We envision this to be for van storage, lawn mowers, etc. It will have an
appearance similar to a residence. It will be very compatible. It will have a great
deal of landscaping.
17. As of right now, do you know the elevation of the duplexes? Also, do you know the
materials that will be used?
A. We envision a combination of brick and vinyl siding. It will not be a traditional lot.
There will be common open space between the property line and the back of the
duplexes. We will likely provide a berm and landscaping.
18. The entrance on Constellation Drive aligns with my front window. I don't want lights
shining in my front window. Also, the kids play right in the street.
A. We haven't really studied the access is great detail. We will take your comment into
consideration. 2 accesses may really be required.
19. Do you have any fencing plans?
A. We haven't thought about a perimeter fence on property yet.
20. What are the chances that the city won't take the annexation?
A. I really can't answer that. However, I have been the planner assigned to 2 voluntary
annexations and both were approved.
21. You could still develop under county using city standards.
A. If we develop in the County, we will be subject to the County Standards. It's better
for this to develop under the City's regulations.
22. The city policy says never say NO to developments! You can get more in under the
city. No problem to get the City to accept that.
A. Upon contacting the Engineering Department, there appear to be discrepancies
between the approved Utility Plans (Striping Plans) and the lane striping that exists
in the field. The Engineering Department will be clarifying these discrepancies.
10. When Ridgewood Hills started construction, we were told that traffic would be kept
off of Constellation Drive. The City of Fort Collins did not listen to our concerns.
A. We commit to take care of our impacts.
11. Could you shed a little more light on this drainage thing? If it drains to the west, will
it drain on our site?
A. The developed release rate can be no greater than the historic, undeveloped rate.
This will required stormwater detention on -site with a controlled release. We would
like to release to the west. Releasing to the west will require the applicant to obtain
a drainage easement from adjacent property owners.
12. Would there be a pipe underground for water?
A. It's not necessary. We (the applicant) will be contacting adjacent property owners
to discuss alternatives.
13. We have had a severe sewage problem. In the last 2 years, sewage has backed
up into our basement several times. The cause --junk in a man hole caused
blockage
A. The sanitary sewer runs south then east. We're down stream from your property.
However we may need to make necessary adjustments
14. My front door opens directly to the site. So, I'm concerned about what the project
looks like.
A. The units will be low profile. We have requested a PUD condition on the zoning.
We must comply with neighborhood compatibility All Development Criteria of the
Land Development Guidance System. We feel that your concerns will be
adequately addressed through the PUD process.
15. Is this development going to be under the 3 dwelling unit per acre criteria?
A. Yes, the applicant has requested a PUD condition on the zoning. The PUD
condition would require any development proposal to be submitted as a Planned
Unit Development, subject to the requirements of the Land Development Guidance
System. One of the requirements of the LDGS is a minimum residential density of
3 dwelling units per acre.
Samaritan, the total perimeter is 3300 feet. 690 of the 3300 feet is directly adjacent
to existing City Limits (=21 %).
5. Well, that leaves us completely surrounded by the city. That'll force us into the city
(increase taxes, increase utility bills, etc.). Access is shown onto Constellation
Drive. Constellation Drive wasn't accepted by the County for maintenance and is
currently maintained by the homeowners association. On the plan, you have roads
onto Constellation. People will go down our street (Constellation Drive) and we pay.
I'm looking for compensation. Also, where will the drainage go? What will it do to
the value of my house?
A. This annexation will not create an enclave and therefore will not force you to annex.
The City has an agreement with the County which states that the City will annex all
right -of- way which is directly adjacent to the boundary of the property being
annexed. In this instance the City will only annex the Constellation Drive right-of-
way from Trilby Road to the north property line of the Good Samaritan property
(approximately 200 feet south of Galaxy Court). A traffic study will be required with
the development application. Necessary road improvements will be determined by
this study. It's not unusual for a development to make other off site improvements.
We tried to provide a good deal of parking.
Your second question was related to drainage. A lot of design work will be needed
regarding drainage. Constellation does have a drainage problem-- more water than
the intersection can handle. We would like to drain to the northwest if possible
(must obtain easements).
6. How much construction, how long, and when will you start?
A. The project will be phased. If the project is successful in approval, we anticipate
starting in the winter of 1997 or spring of 1998. The first phase will take about 7
months.
7. We were told that there would be no construction traffic on Constellation Drive, but
there was. The homeowners have to pay for repairs.
A. Good Samaritan will be monitoring construction and streets.
8. If your traffic study shows an increase, will the City take over maintenance of
Constellation Drive?
A. No. The City will only annex and maintain the right-of-way that is directly adjacent
to the property proposed for annexation. (Per Gary Diede).
9. There's been a lot of talk on traffic and construction, but that has already been
triggered. The city told us there would be 3 lanes after the Trilby Road construction
was finished. There are still 2 lanes like there was before. It puts all the traffic on
our street.
Applicants Presentation:
• 1 st need to annex property.
• Development plan may not be submitted until annexation is determined. If City
does not annex, we will then apply to the County for development approval.
• existing 4 story facility on the site.
• Overall Development Plan shows proposed development for the next 10 to 20
years. Includes the addition of approximately 40 assisted care duplex residential
units, 50 to 60 assisted care apartment units, critical care nursing facilities, physical
therapy center, and associated support facilities.
• 1st phase will likely be duplex residential units.
• access proposed off of Constellation Drive and Trilby Road.
Questions, Concerns, Comments:
1. Is this whole thing pivotal upon the annexation?
A. First we must petition the city for the annexation. The property is within the Urban
and Growth Area (UGA) and is eligible for annexation since it has 1/6th contiguity
to existing City Limits (frontage along Trilby Road). If the City denies the
Annexation and Zoning request then we will apply to the County for development
approval. The City encourages urban level development to occur within the City
limits. No development application has been submitted. All we've done at this point
is ask for annexation approval.
2. Is the rest of it (land) going to be annexed now?
A. The Good Samaritan Annexation request consists of approximately 15.2 total acres.
This includes all of the Good Samaritan property and the adjacent right-of-way of
Constellation Drive from Trilby Road to the north property line of the Good
Samaritan property (approximately 200 feet south of Galaxy Court).
3. Will this annexation force Skyview South and Skyview Acres to annex?
A. This annexation will not make Skyview South and Skyview Acres an enclave
(enclave means county land completely surrounded by City development). If a
property is an enclave for at least three years the City could initiate annexation
proceedings. Otherwise the Skyview Subdivisions would need to voluntarily petition
the City for annexation once they have at least 1/6th contiguity or with some
limitation, the City could initiate annexation proceedings if the area to be annexed
has more than 2/3 contiguity with the City for a period of at least three years.
4. What comprises 1/6th contiguity?
A. If you measure the total length of the perimeter of the property. At least 1/6th of
that distance must be directly adjacent to existing City limits. In the case of Good
NEIGHBORHOOD MEETING MINUTES
PROJECT: Good Samaritan Annexation, Zoning and Overall Development Plan
DATE: October 16, 1996
APPLICANT: The Evangelical Lutheran Good Samaritan Society
CONSULTANT: Ken Merritt
Landmark Engineering
3521 West Eisenhower Blvd.
Loveland, CO 80537
STAFF: Michael Ludwig, City Planner
Staff Presentation:
Based upon City Council direction, Annexation and Zoning requests and development
applications may not be processed concurrently. The City Council must make its decision
on the Annexation and Zoning request before any development applications may be
submitted. The following dates are tentatively proposed for the consideration of the
Annexation and Zoning request:
November 5, 1996 City Council Meeting
Resolution Finding Significant Compliance. Consideration of a resolution which
states that an Annexation petition was received and is in appropriate form; the
property is eligible for annexation under State Law, and sets public hearing
schedule for consideration of the annexation and zoning request.
November 25, 1996 Planning and Zoning Board Meeting
Public Hearing by P&Z regarding a recommendation to the City Council on the
Annexation and Zoning request.
December 17, 1996 City Council Meeting
Public Hearing and First Reading of an Ordinance which would annex and zone the
property.
January 7, 1997 City Council Meeting
Second Reading of an Ordinance which would annex and zone the property.
space, the pedestrian trial throughout the site, and the nature of the users of this development, the needs
of the Good Samaritan residents can be met with a park of this scale.
It is the opinion of the Applicant that the Overall Development Plan with the approved Modification of
Standard being requested will result in a substantial benefit to the City of Fort Collins in that it fulfills a
level of housing need, and senior care for the community's senior citizens. The mix of uses and the level
of services provided on this site are well suited for the type of resident that will reside here. It is
anticipated that this development will enhance the Fort Collins Good Samaritan Village campus, the
existing surrounding neighborhoods and the City of Fort Collins.
REO
REQUEST FOR MODIFICATION OF STANDARD
Fort Collins Good Samaritan Village February 20, 1998
REQUEST FOR MODIFICATION OF STANDARD - Block Standards
The Fort Collins Good Samaritan Village was established in 1973 to meet the needs of the Northern
Colorado senior Community. Recent growth and trends in the health care industry in Northern Colorado
have created a need for expanded facilities at their south Fort Collins location. A phased project
occurring over the next 20 ± years is proposed for this 13.89 acre site currently zoned M-M-N. The
project proposes 36± independent living residential duplex units, 55± independent living apartment units,
a physical therapy center, additional skilled nursing care facilities, associated support facilities, and a
neighborhood park.
As an integral part of this O.D.P. application, the Fort Collins Good Samaritan Village requests a
Modification of Standard in the Overall Development Plan for the Block Types and Standards which are
set forth in Division 4.5 (E) - Mixed -Use Block: 0 - 5% of Development Plan; Residential. Block: 85 -
90% of Development Plan; and Civic Block 10% (min.) of Development Plan.
The Overall Development Plan will achieve a 33.7% Mixed -Use Block, a 62.0% Residential Block, and
a 4.3% Civic Block. Within the Mixed -Use Block, 3.4% will be Commercial/ Retail oriented in the form
of the Physical Therapy Clinic. The Residential Blocks will fall within the 75% minimum residential use
standard.
Although the target Block goals described in the Land Use Code have not been met, the spirit and intent
of the Code, and of City Plan still remain clear, which is to create a denser, attached, small lot and multi-
family development built around a Neighborhood Commercial Center. This development will ultimately
serve as a transition between the existing campus and the surrounding lower density residential
neighborhoods. Since the goal of the Fort Collins Good Samaritan Village is to be a self contained
facility, they are proposing to provide retail/ commercial. services (such as the sale of toiletry items, the
provision of a barber/ beauty shop, an ice cream parlor, etc.) on a small scale for their residents. This is
intended to occur in the Phase 2 Multi -Family Apartment Building development.
A centrally located neighborhood park will provide a large open space for community and family
gatherings, as well as a place of outdoor recreation for the residents of the Fort Collins Good Samaritan
Village. With the extensive buffering along the perimeter of the site, the small areas of landscape open
35
independent and assisted living options for seniors The duplex development will meet one part of these
housing needs in the form of lower density structures, while providing a generous park, open spaces and
a pedestrian walk system to enhance the active lives of today's senior community. It is anticipated that
this lower density development will enhance the Fort Collins Good Samaritan Village campus, the
existing surrounding neighborhoods and the City of Fort Collins.
32
REQUEST FOR MODIFICATION OF STANDARD
Fort Collins Good Samaritan Village February 20, 1998
REQUEST FOR MODIFICATION OF STANDARD - Phase 1 Minimum Density Requirement
The Fort Collins Good Samaritan Village was established in 1973 to meet the needs of the Northern
Colorado senior Community. Recent growth and trends in the health care industry in Northern Colorado
have created a need for expanded facilities at their south Fort Collins location. A phased project
occurring over the next 20 ± years is proposed for this 13.89 acre site currently zoned M-M-N. The
project proposes 36± independent living residential duplex units, 55± independent living apartment units,
a physical therapy center, additional skilled nursing care facilities, associated support facilities, and a
neighborhood park.
As an integral part of this O.D.P. application, the Fort Collins Good Samaritan Village requests a
Modification of Standard in the Overall Development Plan for the Minimum Density Standard of any
one phase of a multiple -phase residential development. The proposed Modification of Standard would
request that the minimum 7 dwelling units per acre density be reduced to 5 dwelling units per acre.
Specifically, this request is being made for the Single Family Duplex Development, Phase 1, area of the
Overall Development Plan.
The Phase 1 - Single Family Attached Duplex Development will achieve an approximate density of 5.6
dwelling units per net acre of residential land. As such, the required minimum density of 7 dwelling units
per net acre of residential land will not be met. The density of the overall project, based on build out, will
achieve the required minimum density of 12 dwelling units per net acre of residential land required in the
M-M-N zone. This is expected to be achieved upon completion of the construction of the Phase 2
independent living apartment building.
It is the opinion of the Applicant that the Overall Development with the approved Modification of
Standard being requested will result in a substantial benefit to the City of Fort Collins in that it fulfills a
level of housing need for the community's senior citizens. The applicant has generated a Market Study
Survey which demonstrated a need in Fort Collins for various independent and assisted living options for
seniors that would be tied to a full service nursing care facility. This facility would then provide ancillary
services, such as house keeping, dining and recreation services, if desired. As such, this project will
provide two options to fulfill those needs; the first in the form of an independent living duplex
development, the second in the form of multi -family independent and assisted apartment living.
Together, these individual phases will provide the necessary density to achieve the required minimum
density of 12 dwelling units per net acre of residential land, as well as providing the much needed
31
FEB-02-98 10:32 FROM:ADVANCE PLANNING DEPT ID:9702246111
PACE 3/3
Iocated near the Foothills Fashion Mall. Continued subsidized funding for these projects within
the Federal budget is on the Congressional chopping block. Long term contracts are'no longer
possible with each operating on a year-to-year allocation of funding. Of the three, the DMA
Plaza is owned and operated by a local non-profit agency; while the other two are operated by
private investors. if Federal subsidies were to be cut, rents would need to rise to cover e,cpenses
in all three projects. Due to its non-profit status, rents could still be basically held to affordable
rates at the DMA Plaza, but rents in Oakbrook I and II would likely raise to "market" levels
taking the units out of the "affordable" range. If this would.happen, there could be an immediate
need for as many as 200 elderly units in the community.
Cityy Ohcy
The City of Fort is required to have a strategic plan for the utilization of Federal funds from
HUD. This plan is called the Consolidated Plan and it details how the coordinated efforts by
public, non-profit, and for -profit entities will utilize Federal funding and private resources in
addressing the housing and community development needs of lower income people.
"Seniors/Elderly Housing" is an identified category of"special needs populations" requiring
additional housing in the community. Recently, more effort and focus is being placed on elderly
housing by both the City's Affordable Housing Board and Community Development Block Grant
Commission. Any housing development proposal in the city which includes housing for people
over age 55 can be considered a welcomed addition to help address the elderly housing issue and
would be in line with City policy as expressed in the Consolidated Plan. Thus, the Good
Samaritan Village Phase I development plan proposal is in line with City policy.
Conclusion
It is my understanding that since the Good Samaritan Village's Overall Development PIan (ODP)
meets, or exceeds, the basic MM1V Zone minimum density requirement of 12 units per acre, and
the overall project is designed to provide a variety of housing options for elderly people in line
with City policy as expressed in the Consolidated plan, then the modification request for less .
than 7 units per acre for a phase should be granted as also not being detrimental to the public
good and intent and purposes of the Land Use Code.
cc. Kimberly Lambrecht, Landmark Engineering
FEB-02-SE] 10:32 FROM:ADVANCE PLANNING DEPT ID:9702�46111 PAGE 2/3
Commi.-ity Planning and Environmental cervices
Advance Planning Department
Cary of Fort Collins
February 2, 1998
MEMORANDUM
TO: Mike Ludwig, City Planner
FM: Ken Waido, ChiefPlanner�
RE: Good Samaritan Village MMN Density Modification
The purpose of this memorandum is to address the request by Good Samaritan Village for a
modification to Section 4.5(D)(1)(a) of the City's rand Use Code which requires development
proposals in the MMN, Medium -Density Mixed -Use Neighborhood, Zone to have a minimum
density of 7 dwelling units per acre_ Modifications to lower the density must be based on findings
that the modification is not "detrimental to the public good,..., impair the intent and purpose of
the Land Use Code," and "address an important community need,.., defined and described in,..,,
adopted policy."
Background Data/Information
By the year 2000, the oldest of the "baby boomer" generation (typically defined as people born
between the years 1945 and 1960) will rum 55 years of age, thus, meeting the Federal definition
of "elderly." This general aging of the population will witness 75+ million people in the United
States falling into the elderly category over the next 15 to 20 years. Obviously, a person's
housing needs does.not automatically change when they reach age 55, but there is also no doubt
that choices for housing types are different for elderly people.
Census figures indicate that between, the years 1980 and 1990 the Median Age of Fort Collins
increased from 24.7 years of age.to 27.8 and that persons over 65 years of age increased from
representing 7.3% of the population in 1980, to representing 7.7% in 1990. Both trends are
expected to continue when results of the year 2000 Census are tabulated. It is also well known
the Fort Collins continues to grow as a retirement location. Continued listing of the city as "safe
and desirable" by various national publications and reports will only fuel the flow of additional
elderly to the community.
In addition to the general aging data and information presented above, an elderly housing crises
could hit the city in the next few years. Currently, the Department of Housing and Urban
Development (-IUD) subsidizes several elderly housing projects in Fort Collins. These include
the DMA Plaza, located in the Central Business District, and the Oakbrook Apartments I and Il
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6376
FAX (970) 224--6111 • TDD (970) 77 02
FORT COLLINS GOOD SAMARITAN VILLAGE OVERALL DEVELOPMENT PLAN
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VICINITY MAP 12/15/97
#55-95F
Fort Collins Good Samaritan Village
Type 11 (LUC) Overall Development Plani"=300'
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Fort Collins Good Samaritan Village Overall Development Plan, #27-96A
April 2, 1998 P & Z Meeting
Page 9
RECOMMENDATION:
Staff recommends approval of Modifications of Standards to Section 4.5[D][1][a] and
Section 4.5[E][1 ][b] of the Land Use Code. Staff also recommends approval of the Fort
Collins Good Samaritan Village Overall Development Plan, #27-96A.
Fort Collins Good Samaritan Village Overall Development Plan, #27-96A
April 2, 1998 P & Z Meeting
Page 8
4. The Fort Collins Good Samaritan Village Overall Development Plan, #27-96A
can be granted modifications of standards to Section 4.5[D][1][a] and Section
4.5[E][1][b] of the Land Use Code on the basis the granting of the modifications
would neither be detrimental to the public good nor impair the intent and
purposes of the Land Use Code; and that the granting of a modification from the
strict application of the standards will result in a substantial benefit to the city by
reason of the fact that the proposed project will substantially address an
important community need specifically and expressly defined and described in
city's Comprehensive Plan, adopted policy, ordinance or resolution, and the strict
application of the standards would render the project practically infeasible.
5. The Fort Collins Good Samaritan Village Overall Development Plan, #27-96A
provides senior housing which is a community need that is specifically and
expressly defined in the City's Consolidated Plan. The information documented
by the applicant in the request for modifications demonstrates that strict
application of the standards would render the project practically infeasible.
6. The Fort Collins Good Samaritan Village Overall Development Plan, #27-96A
conforms to the contiguity requirements of the Compact Urban Growth
Standards as required pursuant to Section 3.7.2 of the Land Use Code by having
more than 1/6th contiguity to existing urban development.
7. The Fort Collins Good Samaritan Village Overall Development Plan, #27-96A
conforms to the Master Street Plan requirements and the street
pattern/connectivity standards both within and adjacent to the boundaries of the
plan as required pursuant to Sections 3.6.1 and 3.6.3[A] through [F] of the Land
Use Code.
8. The Fort Collins Good Samaritan Village Overall Development Plan, #27-96A
provides for the location of transportation connections to adjoining properties in
such a manner as to ensure connectivity into and through the overall
development plan site from neighboring properties for vehicular, pedestrian and
bicycle movement as required pursuant to Section 3.6.3[F] and Section
3.2.2[C][6] of the Land Use Code.
9. The Fort Collins Good Samaritan Village Overall Development Plan, #27-96A
shows the location and size of all natural areas and features within its
boundaries and indicates the applicant's proposed rough estimate of the limits of
development and natural area buffer zones as required pursuant to Section
3.4.1 [C] if the Land Use Code.
10. The Fort Collins Good Samaritan Village Overall Development Plan, #27-96A is
consistent with the Fossil Creek Drainage Basin Master Plan.
Fort Collins Good Samaritan Village Overall Development Plan, #27-96A
April 2, 1998 P & Z Meeting
Page 7
4. Request for Modification of Standards:
Pursuant to Division 2.7 of the Land Use Code, the applicant has request Modifications
to Section 4.5[D][1][a] and Section 4.5[E][1][b]. Please refer to the attached request for
modifications (pp. 31-36 of Planning Objective Narrative).
Upon reviewing the Overall Development Plan and the applicant's request for
modifications, Staff recommends that Modifications of Standards to Section 4.5[D][1][a]
(minimum residential density) and Section 4.5[E][1][b] (block standards) of the Land
Use Code can be granted on the basis the granting of the modifications would neither
be detrimental to the public good nor impair the intent and purposes of the Land Use
Code; and that the granting of a modification from the strict application of the standards
will result in a substantial benefit to the city by reason of the fact that the proposed
project will substantially address an important community need specifically and
expressly defined and described in city's Comprehensive Plan, adopted policy,
ordinance or resolution, and the strict application of the standards would render the
project practically infeasible.
As noted in the February 2, 1998 memorandum from Ken Waido, senior housing is a
community need that is specifically and expressly defined in the City's Consolidated
Plan and the information documented by the applicant in the request for modifications
demonstrates that strict application of the standards would render the project practically
infeasible. Staff recommends that the information documented by the applicant in the
request for modifications provides the supplemental findings necessary for the board to
grant the requested modifications of standards.
FINDINGS OF FACT/CONCLUSION:
1. The Fort Collins Good Samaritan Village Overall Development Plan, #27-96A is
consistent with the permitted uses of the MMN District.
2. The Fort Collins Good Samaritan Village Overall Development Plan, #27-96A is
consistent with applicable standards of the MMN District except for Section
4.5[D][1][a] and Section 4.5[E][1][b] of the Land Use Code.
3. The Fort Collins Good Samaritan Village Overall Development Plan, #27-96A is
consistent with the required density ranges of residential uses (including lot sizes
and housing types) with regard to any land which is a part of the overall
development plan and which is included within the MMN District except for
Section 4.5[D][1 ][a] of the Land Use Code.
Fort Collins Good Samaritan Village Overall Development Plan, #27-96A
April 2, 1998 P & Z Meeting
Page 6
E. Section 2.3.1 [H][5]
The overall development plan shall provide for the location of transportation
connections to adjoining properties in such a manner as to ensure connectivity into and
through the overall development plan site from neighboring properties for vehicular,
pedestrian and bicycle movement, as required pursuant to Section 3.6.3[F] and Section
3.2.2[C][6].
The overall development plan provides all required transportation connections pursuant
to Section 3.6.3[F] and Section 3.2.2[C][6] of the Land Use Code.
F. Section 2.3.1[H][6]
The overall development plan shall show the location and size of all natural areas and
features within its boundaries and shall indicate the applicant's proposed rough
estimate of the limits of development and natural area buffer zones as required
pursuant to Section 3.4.1[C].
There are no natural areas or features within the boundaries of the overall development
plan as defined by Section 3.4.1 [C]. Therefore, Section 2.3.1 [H][6] of the Land Use
Code is satisfied.
G. Section 2.3.1 [H][7]
The overall development plan shall be consistent with the appropriate Drainage Basin
Master Plan.
The overall development plan is consistent with the Fossil Creek Drainage Basin
Master Plan. The applicant will be responsible for obtaining and submitting three off -
site drainage easements with the PDP application(s).
H. Section 2.3.1 [H][8]
Any standards relating to housing density and mix of uses will be applied over the entire
overall development plan, not on each individual project development plan.
The housing density and mix of use standards were applied over the entire ODP.
Please refer to the Modification of Standards section of this report for the staff analysis
of the applicant's request for modifications to Section 4.5[D][1][a] and Section
4.5[E][1][b] of the Land Use Code.
Fort Collins Good Samaritan Village Overall Development Plan, #27-96A
April 2, 1998 P & Z Meeting
Page 5
Parcel E, the commercial component of the mixed
use block, is equivalent to 2.8% of the mixed use
block rather than the minimum 30%.
The civic block consisting of Parcel J is equivalent to
4.3% of the development plan rather than the
minimum 10%.
Please refer to the Modification of Standards section of this report for the staff analysis
of the applicant's request for modifications to the standards listed above.
B. Section 2.3.1[H][2]
The overall development plan shall be consistent with the required density range of
residential uses (including lot sizes and housing types) with regard to any land which is
part of the overall development plan and which is included in the LMN and/or MMN
Districts.
All density and residential use requirements of the MMN District are satisfied except for
Section 4.5[D][1][a]. A minimum residential density of 5.74 dwelling units per acre is
proposed for Phase 1A (Parcel C). Please refer to the Modification of Standards
section of this report for the staff analysis of the applicant's request for a modification to
this standard.
C. Section 2.3.1 [H][3]
The overall development plan shall conform to the contiguity requirements of the
Compact Urban Growth Standards as required pursuant to Section 3.7.2 of the Land
Use Code.
The subject property has 100% contiguity to existing urban development and therefore
exceeds the minimum 1/6th contiguity required by Section 3.7.2.
D. Section 2.3.1 [H][4]
The overall development plan shall conform to the Master Street Plan requirements and
the street pattern /connectivity standards both within and adjacent to the boundaries of
the plan as required pursuant to Sections 3.6.1 and 3.6.3[A] through [F].
The overall development plan complies with all applicable Master Street Plan
requirements and street pattern connectivity standards required pursuant to Sections
3.6.1 and 3.6.3[A] through [F] of the Land Use Code.
Fort Collins Good Samaritan Village Overall Development Plan, #27-96A
April 2, 1998 P & Z Meeting
Page 4
3. Review Criteria:
Review criteria for Overall Development Plans are contained in Section 2.3.1 [H] of the
Land Use Code (Article 2, pp.34-35).
A. Section 2.3.1[H][1]
The overall development plan shall be consistent with the permitted uses and
applicable zone district standards (Article 4) of all zone districts contained within the
boundaries of the overall development plan and shall also be consistent with any
applicable general development standards (Article 3). If the overall development plan
contains any land within the MMN, CC, and/or NC Districts, the plan shall be consistent
with the land use requirements, block size requirements and permitted uses of the of
the block standards for those districts.
The entire property is zoned MMN, Medium Density Mixed Use Neighborhood. Each of
the proposed uses are permitted in the MMN District pursuant to Section 4.5[B] of the
Land Use Code (Article 4, pp. 30-33).
All development standards in Articles 3 and 4 of the Land Use Code are satisfied
except for the following:
Section 4.5[D][1][a] - "The minimum residential density of any phase in a
multiple -phase development plan shall be seven (7)
dwelling units per net acre of residential land."
The applicant proposes a residential density of 5.74
dwelling units per acre for Phase 1A (Parcel C).
Section 4.5[E][1][b] - "Block types and standards. All development shall
comply with the applicable standards as set forth
below."
The residential block consisting of Parcels C and D is
equivalent to 62% of the development plan rather
than the required 85%-95%.
The mixed -use block consisting of Parcels A, B, E, F,
G, H, and I is equivalent to 33.7% of the development
plan rather than 0%-5%.
C
Fort Collins Good Samaritan Village Overall Development Plan, #27-96A
April 2, 1998 P & Z Meeting
Page 3
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: FA (County); existing single-family residential (Skyview Acres and Skyview South
Subdivisions).
S: LMN (City); existing single-family residential (Ridgewood Hills PUD).
W: FA (County); existing single-family residential (Fossil Crest Subdivision).
E: FA (County); existing single-family residential (Skyview Acres South
Subdivision).
The subject property was annexed into the City of Fort Collins as part of the Fort Collins
Good Samaritan Village Annexation on January 7, 1997 and is zoned MMN, Medium
Density Mixed Use Neighborhood.
2. Land Use:
The Good Samaritan Village ODP proposes the following parcels and land uses:
Parcel Land Use Acreage DU's/S.F. Density
A
Existing Long Term Care
0.92 ac.
56 beds/26,258 s.f. ---
B
Existing Multi -family res.
1.80 ac.
64 du's 35.6 du/acre
C
Duplex Dwelling
6.27 ac.
36 du's 5.74 du/acre
D
Multi -family residential
2.34 ac.
55 du's 23.5 du/acre
E
Clinic
0.16 ac.
3,000 s.f. ---
F
Accessory Use*
0.14 ac.
3,000 s.f. ---
G
Accessory Use**
0.13 ac.
2,000 s.f. ---
H
Accessory Use***
1.13 ac.
3,000 s.f. ---
I
Long Term Care
0.40 ac.
10 beds/10,000 s.f. ---
J
Civic (private park)
0.60 ac.
--- ---
Total
13.89 ac.
155 du's 14.75
du/acre
*
Accessory Uses on Parcel F include Administration, Offices, and a Chapel.
**
Accessory Uses on Parcel G include
Kitchen/Dining Facilities for residents.
***
Accessory Uses on Parcel H include
Storage/Maintenance
Building and Parking.
OR
Fort Collins Good Samaritan Village Overall Development Plan, #27-96A
April 2, 1998 P & Z Meeting
Page 2
can be granted modifications of standards to Section 4.5[D][1][a] and Section
4.5[E][1][b] of the Land Use Code on the basis the granting of the modifications
would neither be detrimental to the public good nor impair the intent and
purposes of the Land Use Code; and that the granting of a modification from the
strict application of the standards will result in a substantial benefit to the city by
reason of the fact that the proposed project will substantially address an
important community need specifically and expressly defined and described in
city's Comprehensive Plan, adopted policy, ordinance or resolution, and the strict
application of the standards would render the project practically infeasible;
• provides senior housing which is a community need that is specifically and
expressly defined in the City's Consolidated Plan and the information
documented by the applicant in the request for modifications demonstrates that
strict application of the standards would render the project practically infeasible;
• conforms to the contiguity requirements of the Compact Urban Growth
Standards as required pursuant to Section 3.7.2 of the Land Use Code by having
more than 1/6th contiguity to existing urban development;
• conforms to the Master Street Plan requirements and the street
pattern/connectivity standards both within and adjacent to the boundaries of the
plan as required pursuant to Sections 3.6.1 and 3.6.3[A] through [F] of the Land
Use Code;
• provides for the location of transportation connections to adjoining properties in
such a manner as to ensure connectivity into and through the overall
development plan site from neighboring properties for vehicular, pedestrian and
bicycle movement as required pursuant to Section 3.6.3[F] and Section
3.2.2[C][6] of the Land Use Code;
does not include any natural areas and features within its boundaries as defined
in Section 3.4.1 [C] if the Land Use Code; and
• is consistent with the Fossil Creek Drainage Basin Master Plan.
6
ITEM NO. 9
MEETING DATE 4/2/98
STAFF Mike Ludwig
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Fort Collins Good Samaritan Village Overall Development Plan,
#27-96A.
APPLICANT: Fort Collins Good Samaritan Village
c/o Sherry Friesen
508 West Trilby Road
Fort Collins, CO 80525
OWNER: The Evangelical Lutheran Good Samaritan Society
c/o Lenny Kemnitz
4800 W. 57th
P.O. Box 5038
Sioux Falls, SD 57117
PROJECT DESCRIPTION:
This is a request for an Overall Development Plan on approximately 13.89 acres. The
property is located at the northwest corner of W. Trilby Road and Constellation Drive
and is zoned MMN, Medium Density Mixed Use Neighborhood.
RECOMMENDATION: Approval of the requested modifications of standards and
approval of the Overall Development Plan.
EXECUTIVE SUMMARY:
This request for Overall Development Plan approval:
is consistent with the permitted uses of the MMN District;
is consistent with the applicable standards of the MMN District except for Section
4.5[D][1][a] and Section 4.5[E][1][b] of the Land Use Code;
is consistent with the required density ranges of residential uses (including lot
sizes and housing types) with regard to any land which is a part of the overall
development plan and which is included within the MMN District except for
Section 4.5[D][1][a] of the Land Use Code;
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT