HomeMy WebLinkAboutGOOD SAMARITAN VILLAGE - ODP - 27-96A - SUBMITTAL DOCUMENTS - ROUND 2 - PROJECT NARRATIVE4. Storm Drainage - A Master Drainage Report has been prepared for this O.D.P.
Generalized locations and sizing of detention and conveyance facilities are included in the
ODP and report.
5. Electric - Service is currently provided by REA and will be transferred and provided in
the future by the City of Fort Collins Light and Power Department. All existing above
ground electrical line will be placed underground by the City of Fort Collins.
6. Open Space - The development will incorporate a network of open space areas and buffer
zones as well as neighborhood park. A pedestrian trail will connect the open space areas
and link the various areas of the development together. All open space areas,
landscaping, and the neighborhood park within private property and within public right-of-
way shall be owned and maintained by Good Samaritan Village.
7. Fire and Police - This development will be served by the City of Fort Collins Police
Department and the Poudre Fire Authority.
F. Drainage
The site lies in the Fossil Creek Drainage Basin for which a master drainageway planning study
has been adopted. Most of the site is contributory to Reach 7, the Lang Gulch tributary by runoff
in Constellation Drive or sheet flows across the adjacent railroad property. The historic runoff
from the Southerly portion of the site is conveyed by a roadside ditch along Trilby Road to the
Louden Ditch and an unnamed tributary that crosses U.S. Highway 287.
The site is not in the floodplain nor is onsite detention required per the study. However,
developed runoff is subject to the criteria that downstream property is not impacted and a system
is in place to convey any increased runoff.
The intent is to limit the total developed runoff rom the site to the historic runoff by detention
ponds and other storm drainage facilities. Drainage reports, plans and construction shall be in
accordance with the City's "Storm Drainage Design Criteria and Construction Standards."
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D. Circulation
1. Primary access to the nursing care and administrative aspects of the development will
occur from the East entry off of Trilby Road. A secondary access is proposed off of
Constellation Drive. Primary access to the proposed residential uses of the development
will occur from a proposed North entry off of Constellation Drive, with a second access
from the West entry off Trilby Road. An internal roadway system will distribute traffic
through the site, which will connect the four access points.
2. Components
a. Vehicular
A 28 foot wide interval private residential roadway will collect and distribute
traffic from the adjacent public roadway system, Constellation Drive and Trilby
Road. Access to the various land uses throughout the site will occur via this
internal private roadway system.
b. Pedestrian
An overall system of pedestrian ways will be provided, both along adjacent public
and internal private roadways as well as through open space areas. Detached
walks will be provided along Trilby Road and Constellation Drive. Attached
walks will occur along the loop roadway.
E. Public Facilities
1. Overall Concept - All public facilities and services are readily available to the site.
Utilities will be extended at the expense of the developer and will be installed
underground.
2. Water - Water service will be provided by the Fort Collins - Loveland Water District.
An existing 6" watermain in Constellation Drive and existing 24" watermain in Trilby
Road will service the development.
3. Sewer service will be provided by the South Fort Collins Sanitation District via an 8" line
which runs through the site.
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Place of Worship or Assembly - A building containing a hall, auditorium or other
suitable room or rooms used for the purpose of conducting religious or other services or
meetings of the occupants of such structure.
Convenience Retail (Without Fuel Sales) - A general retail store containing less than
five thousand (5,000) square feet of gross floor area which sells general merchandise,
goods and services, and may include, without limitation, ready -to -eat food products,
groceries and sundries.
Lone Term Care (Nursing Care Facility) - A health institution planned, organized,
operated and maintained to provide facilities and health services with related social care
to inpatients who require regular medical care and twenty-four hour per day nursing
services for illness, injury or disability.
Parks, Recreation and Open Lands - Natural areas as defined by the Natural Areas
Policy Plan, parks and recreation facilities as defined by the Parks and Recreation Policy
Plan, environmental interpretation facilities, outdoor environmental research and education
facilities, and public outdoor places.
Professional Office - An office for professionals such as; physicians, dentists, lawyers,
architects, engineers, artists, musicians, designers, teachers, accountants and others who,
through training, are qualified to perform services of a professional nature and where no
storage or sale of merchandise exists.
Accessory Use - Use of land or of a building or portion thereof customarily used with,
and clearly incidental or subordinate to the principal use of the land or building and
ordinarily located on the same lot with such principal use.
4. Neighborhood Structure - As indicated on the Overall Development Plan, the site has been
planned with several new uses directly related to the primary existing nursing care use.
Each element will be designed in accordance with the appropriate development standards
in terns of density, floor area ratio and parking, etc. Furthermore, each use shown will
be tied together by both vehicular and pedestrian improvements. A tree lined private
street will loop through the site and a pedestrian walkway will meander through the site
both as an attached walk to the street and as a separate walkway through the open spaces
linking various uses.
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2. Block Types - According to the development standards set forth in Article 4 of the Land
Use Code, this neighborhood must be comprised of a series of blocks bounded by streets
or substantial physical features, which contain a minimum mix of the following block
types:
Mixed -Use Block - That parcel of land which is developed with two (2) or more uses that
include residential, office, retail, public use, personal service or entertainment uses,
designed, planned and constructed as one unit. The Fort Collins Good Samaritan Village
Mixed -Use Block will house the existing and proposed long term care facility, the
proposed physical therapy clinic, the existing assisted/independent living units and
proposed accessory uses in the form of a chapel addition, administrative offices addition,
and a cafeteria/dining addition.
Residential Block - Two residential blocks are proposed. The Phase 1 duplex
development will be entirely residential in nature. The Phase 2 multi -family residential
will primarily be independent living apartments, with a small amount of retail/commercial
services provided to the residents of the Fort Collins Good Samaritan Village.
Civic Block - A neighborhood park is being proposed to provide the civic aspect of the
block structure.
Although the full range of block types have been achieved, the recommended percentages
of each block have not been met. As such, a Modification of Standard has been requested
and can be found later in this narrative.
3. Land Use Categories and Definitions - The land use categories provided for in this O.D.P.
are residential, institutional, civic, public, commercial, retail, and accessory uses. The
following definitions apply to the uses within this O.D.P. (Land Use Code, Div. 5.1):
Block - A unit of land bounded by streets or by a combination of streets and public lands,
railroad rights -of -way, waterways or any barrier to the continuity of development, but
shall not include in the calculation of the block size measurement, the barriers creating
the boundary.
Two Family Dwelling - A dwelling containing two (2) dwelling units.
Multi -Family Dwelling - A dwelling containing three (3) or more dwelling units.
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OVERALL DEVELOPMENT PLAN NARRATIVE
Fort Collins Good Samaritan Village February 20, 1998
OVERALL DEVELOPMENT PLAN NARRATIVE
A. Purpose of the Project
The following goals, concepts and development standards shall apply to the entire 13.89 aces
which comprise the Fort Collins Good Samaritan Village. The purpose of the project is to provide
expanded independent, assisted and long term care facilities which develop a continuum of health
care for seniors.
B. Project Summary
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 20f years is proposed for this 13.89 acre site currently
zoned M-M-N. The project proposes 36f independent living residential duplex units, 55f
independent living apartment units, a physical therapy center, additional skilled nursing care
facilities, and associated support facilities.
C. Land Use
1. Overall Concept - The overall development plan provides for the addition of a mix of
block types to the existing Good Samaritan campus. The density of the residential block
ranges from approximately 5.7 dwelling units per acre net to 23.5 dwelling units per acre
net which will achieve an overall average net density of 12 dwelling units per acre. The
mixed use block provides a clinic and long term care facilities, as well as accessory uses
for the campus. A civic block is provided for in the form of a neighborhood park. The
concept for the development is to create a harmonious transition from the existing health
care campus to the surrounding residential neighborhoods. This will be achieved by
appropriately scaling and detailing the various future phases of development proposed.
Open space and pedestrian walkways will link each of the development phases internally
and to the existing surrounding neighborhood.
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OVERALL DEVELOPMENT PLAN LAND USE CHART
Fort Collins Good Samaritan Village February 20, 1998
Land Use
Block
Aprox.
Max. No.
Max.
Max. Bldg,
Minimum
Min. Open
Parcel
Phase
Land Use
Review Type
Type
Description
Area
Percent
Of Units
Bldg. SF
Density
FAR
Height
Parking
Space
Nursing Care Services, Administrative
.,
Existing Long
Offices, Kitchen, Dining, Retail/
26,258sf
0.33/ bed
A
E1
Term Care
sb ._ , m ,
Mixed Use
Commercial Services
0.92 ac
°
6.6 /°
56 beds exist.
exist.
r,
66 : 1
1 story
19 spaces
20%
Existing
:,
Assisted Living and Independent Living
47,748sf
0.75/ unit
B
E2
Multi -Family
._ fr� ,
Mixed Use
Apartments
1.80 ac
13.0%
64 exist.
exist.
35.6 DU/ac
" '.� �s
4 stories
48 existing
20%
F �
2.5/ unit max.
( 1 garage and
1 driveway) (plus on -
Independent Living Duplex
X, ��
7
Y
street p arking on one
C
1A
Duplex Dwelling
Type 1 Review
Residential
Development
6.27 ac
45.1%
36
���
5.74 DU/ace"-
1.5 stories
side)
20%
Multi -Family
Independent Living Apartments, Retail/Y�'•
3�r�
m
0.75/ unit
D
2A
Residential
T e 1 Review
Type
Residential
Commercial Services, Parkin g
2.34 ac
16.8 /°
55
`"' `'
23.5 DU/ac
.�
3 stories
42 spaces
20%
r
3/ 1000sf
E
1B
Clinic
Type 2 Review
yp
Mixed Use
Physical Thera Center, Parkin
y Therapy g
0.16 ac
1 2%
'`
3,000sf
.43 : 1
1 story
10 spaces
10%
See Employee
F
2B
Accessory Use
Type 1 Review
Mixed Use
Administration, Offices, Chapel
0.14 ac
°
1.0 /o
i4
3,000sf
49 : 1
1 story
Parking Below
,�,
10%
See Employee
G
2C
Accessory Use
Type 1 Review
Mixed Use
Kitchen/ Dining Facilities
0.13 ac
1.0%
2,000sf
� r 1:
.35 : 1
1 story
Parking Below
10%
Storage/ Maintenance Building,
yAN
�i ON�l'
See Employee
H
1C
Accessory Use
Type 1 Review
Mixed Use
Parking
1.13 aci
8 1%
3,000sf
06 : 1
1 story
Parking Below
20%
Nursing Care Services, Administrative
0.33/ bed
3
Long Term Care
Type 2 Review
Mixed Use
Offices
0.40 ac
2.9%
16 beds
10,000sf
.57 : 1
1 story
6 spaces
20%
2�4-
Kati .ay
J
1D
Civic
Type 1 Review
Civic
Neighborhood Park
g
0.60 ac
4 3%
YP
mot•
1100,4
a .F... �
'
0.75/
Over Beyond Residential &
Parking O e & eyo es
_
'.S
r,
- s=
4
Employee Parking
-
`.
Nursing Care Parking Requirements
_
..
employee
68
„
�fl-r
-
spaces
_
155 Residential
"14.75DU/
Average;-�''
Land Use Totals
13.89 ac
100.0%
76 Beds
95,006sf
acre
.62:1
°'
"'265 spaces
Average 151d
"The density calculations provided for the Residential areas are based on the net land area of residential development, and does not include
the land uses dedicated to Nursing Care, Administrative Offices and other Accessory Uses. (Parcels A, E. F, G, H and 1)
"'Minimum parking standards have been assumed for Staff, Residents, Clients and Visitors. Forth Collins Good Samaritan provides "on demand"
off site transportation to their residents, which limits the residents need for personal transportation.
9
C OLLI N
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SAMARITAN VILLAGE OVERALL DEVELOPMENT PLAN
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2-I»b ODF REVISIONS
SHIMT 2 Of 2
OVERALL DEVELOPMENT PLAN LEGAL DESCRIPTION
Fort Collins Good Samaritan Village February 20, 1998
LEGAL DESCRIPTION
A portion of the Southeast Quarter of Section 11, Township 6 North, Range 69 West of the 6th Principal
Meridian, County of Larimer, State of Colorado being more particularly described as follows:
Beginning at the South One Quarter Corner of said Section 11; said point also being the Southeast Comer
of Fossil Crest Subdivision First Filing according to the plat on file in the office of the Clerk and Recorder
said County; thence along the East line of said Fossil Crest Subdivision First Filing North 00°56'00" West
30.00 feet to the TRUE POINT OF BEGINNING being a point on the North line of Timan First
Annexation according to the plat on file in the office of the Clerk and Recorder said County; said point
also being a point on the North right-of-way line of Trilby Road; thence continuing along the East line
of said Fossil Crest Subdivision First Filing North 00°56'00" West 960.24 feet to the Southwest Corner
of Skyview South Second Filing according to the plat on file in the office of the Clerk and Recorder said
County; thence departing the East line of Fossil Crest Subdivision First Filing and along the South line
of said Skyview South Second Filing North 88°37'00" East 520.00 feet to the Southeast Corner of said
Skyview South Second Filing; said point also being a corner on Skyview South First Filing according to
the plat on file in the office of the Clerk and Recorder said County; thence along the South line of said
Skyview South First Filing North 88°37'00" East 110.00 feet to a point on the West right-of-way line of
Constellation Drive; thence along said West right-of-way line South 00°56'00" East 960.24 feet to a point
on the North line of said Timan First Annexation; thence along said North line South 88°37'00" West
630.00 feet to the TRUE POINT OF BEGINNING.
Containing 604,932 sq. ft. or 13.887 acres more or less.
3
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TABLE OF CONTENTS
Fort Collins Good Samaritan Village February 20, 1998
SECTION PAGE NUMBER
Table of Contents
1
Vicinity Map
2
Legal Description
3
Overall Development Plan
4
Overall Development Plan Land Use Chart
5
Overall Development Plan Narrative
6 - 10
Overall Development Plan Design Theme
11 - 13
Overall Development Plan Phasing Narrative
14 - 15
Overall Development Plan Phasing Chart
16
Overall Development Plan Development Standards
17 - 20
Overall Development Plan Planning Objectives
21 - 26
Overall Development Plan Conceptual Review
27 - 30
Request For Modification of Standard - Phase 1 Density
31 - 34
Request For Modification of Standard - Block Sizes
35 - 36
Attachment A - Conceptual Review Staff Comments
37 - 42
Attachment B - Response to Staff ODP Comments
43 - 47
Attachment C - Inventory of Uses/Chemicals For The
Storage/Maintenance Building
48 - 49
i
December 8, 1997
Revised: February 20, 1998
Overall Development Plan
��P''S�o� Fort Collins
zGood Samaritan Village
m9 0 508 West Trilby Road
�o;m`o�rg Fort Coll .ns, Colorado 80525
�z s970-229-4909
Prepared by:
Landmark
Planners Architects Engineers
3521 West Eisenhower Blvd.
Loveland, Colorado 80537
970-667-6286