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THE EVANGELICAL LUTHERAN GOOD SAMARITAN SOCIETY
A portion of the Southeast Quarter of Section II, Township 6 North, Range 69
West of the &th Principal Meridlan, County of Lorimar, State of Colorado.
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APPLIOANTr
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Fort Collins Good Samaritan Village - Project Development Plan, #27-966
February 9, 2001 Type 1 Hearing
Page 7
Transportation Level of Service Requirements (Section 3.6.4)
• A Transportation Impact Study (TIS) was conducted. The
Transportation Department has determined that the project does
in fact meet the specified Level of Service Requirements for all
modes of transportation to and from the site.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Fort Collins Good Samaritan Village Project Development
Plan, #27-96B, staff makes the following findings of fact and conclusions:
1. The PDP is consistent with the approved ODP.
2. The proposed land uses are permitted in the MMN zone district.
3. The Project Development Plan complies with all applicable district standards
of Section 4.5 of the Land Use Code, the MMN zone district, except Section
4.5[D][1][a], where a modification was granted at the ODP stage of the
process.
4. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code.
RECOMMENDATION:
1. Staff recommends approval of the Fort Collins Good Samaritan Village
Project Development Plan, #27-96B as submitted.
Fort Collins Good Samaritan Village - Project Development Plan, #27-96B
February 9, 2001 Type 1 Hearing
Page 6
• As required, the primary facades and entrances face adjacent
streets or connecting walkways without requiring all pedestrians
to walk through parking lots or cross driveways.
• The proposed stucco and synthetic stone building materials are
different yet compatible with those of the existing Good
Samaritan buildings, as well as the surrounding neighborhood.
• Street facing garage doors must be recessed 4 feet behind
either the front fagade of the living area, or a 6'x8' covered
porch. The proposed duplex and triplex models meet this
requirement.
f. Master Street Plan (Section 3.6.1)
• The Master Street Plan identifies Trilby Road as a 2-lane minor
arterial, and Constellation Drive as a local street. The PDP
recognizes these designations improve both roadways to City
standards including the dedication of the appropriate right-of-
way widths.
g. Streets, Streetscapes, Alleys and Easements (Section 3.6.2)
• Public street right-of-way widths and streetscape design
conforms to the "Design and Construction Criteria, Standards
and Specifications for Streets, Streetscapes, Sidewalks, Alleys
and Other Public Ways."
• The private drives provide emergency access, therefore the
applicant has dedicated them as "emergency access
easements."
h. Street Pattern and Connectivity Standards (Section 3.6.3)
• The requirement for a potentially signalized full -movement
intersection of collectors or local streets at least every 1320'
along arterial roads is satisfied by the intersection of
Constellation Drive and Trilby Road.
• The internal private drives connect in two locations to
Constellation Drive and one location on Trilby Road thereby
contributing to the connectivity to the surrounding
neighborhoods.
Fort Collins Good Samaritan Village - Project Development Plan, #27-96B
February 9, 2001 Type 1 Hearing
Page 5
• Walkways - The on -site pedestrian system provides directness,
continuity and safety. Driveway pedestrian crossings are
adequately enhanced to ensure the recognition of the
pedestrian way.
• Access and Parking Lot Requirements — The vehicular use
areas are safe, convenient, and attractive for all modes of
transportation that will use the system, including cars, trucks,
busses, bicycles, pedestrians, and emergency vehicles.
• Parking Lot Layout - This PDP meets the number of spaces,
handicap parking and parking stall dimension requirements.
Each of the four parking lot areas have fewer than 100 spaces,
therefore a minimum of 6% of the interior parking lot space of
each of these lots must be devoted to landscaping. All four lots
meet this requirement.
C. Solar Access, Orientation, Shading (Section 3.2.3)
• The code requires that 65% of single family and two family lots
less than 15,000 square feet must conform to the definition of
"solar -oriented lot." The proposed layout exceeds this
requirement by providing 70%.
d. Site Lighting (Section 3.2.4)
• The maximum proposed level of on -site lighting is 2.3 foot
candles, and the maximum proposed lighting level 20 feet off -
site is 0.08 foot candles. The PDP complies with the site lighting
requirements that limit the maximum on -site lighting levels to no
more than 10 foot candles except for loading and unloading
areas and limit the levels measured 20 feet beyond the property
line to a maximum of 0.1 foot candle.
e. Building Standards (Section 3.5)
• The PDP satisfies the requirement that the proposed buildings
and uses are compatible when considered within the context of
the surrounding area. The duplex/triplex portion of the PDP
acts as a transition between the more intense use on the south
end of the PDP and the existing single family neighborhood to
the north.
Fort Collins Good Samaritan Village - Project Development Plan, #27-96B
February 9, 2001 Type 1 Hearing
Page 4
• At least 40% of each block side consists of either building
frontage, plazas or other functional open space, as required by
the code.
4. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General Development
Standards as follows:
a. Landscaping and Tree Protection (Section 3.2.1)
• The PDP provides significant canopy shading to reduce glare
and heat build-up. Visual quality and continuity within and
between developments are addressed by provision of street
trees along Constellation, Trilby, and the interior private drives,
parking lot islands, full tree stocking, foundation plantings, a full
landscaped open space area, and service area screening. All
tree planting standards of the LUC have been addressed.
b. Access, Circulation and Parking (Section 3.2.2)
• Safety Considerations - The parking and circulation system will
accommodate the movement of vehicles, bicycles, pedestrians
and transit safely and conveniently throughout the site and to
and from surrounding areas. A transit stop is located off -site at
the corner of College and Trilby. On -demand transit is provided
for residents by Good Samaritan.
• Curbcuts and Ramps — Adequate curbcuts and ramps have
been provided at convenient, safe locations for the physically
disabled, for bicyclists and for people pushing strollers or carts.
• There are 4 bicycle racks provided, each with a minimum
capacity of 3 Bicycle parking spaces, or in other words, at least
12 spaces are provided, which exceeds the required number of
spaces (5% of the 180 spaces provided for automobile parking
= 9 bicycle parking spaces). The racks will be located near the
entrances of the existing residential facility, the therapy center,
the maintenance building, and the employee entrance to the
existing long term care facility.
Fort Collins Good Samaritan Village - Project Development Plan, #27-96B
February 9, 2001 Type 1 Hearing
Page 3
a. Density
• The duplex/triplex component consists of a 6.27 acre area
devoted entirely to residential uses. The approved ODP
specified that this 6.27 acre area have a minimum of 32 units
and a maximum of 36 units. 33 units are being proposed.
Because the applicant was granted a modification to Section
4.5[D][1][a] (min. 7 d.u. / acre) at the ODP stage of the process,
the proposed density of 5.26 du/acre is adequate.
b. Mix of Housing Types
• There are no minimum number of housing types required for
this site because the parcel is less than 16 acres. The parcel
does, however, provide two housing types (two-family dwellings,
and multi -family dwellings).
• Lot sizes and dimensions are varied as required by the code.
C. Access to a park, central feature or gathering place
• This project meets the requirement that 90% of the dwellings
shall be located within '/a mile of park, central feature or
gathering place within or adjacent to the development. The
development provides a qualifying central feature/gathering
place, therefore 100% of the units are within the required
distance.
The PDP meets the applicable Development Standards in section 4.5(E) of the
LUC as follows:
a. Block Requirements
• Each MMN development shall be developed as a series of
complete blocks bounded by streets (public or private). The
proposed layout satisfies this requirement.
• All proposed blocks are smaller than 7 acres, as required in the
code.
Fort Collins Good Samaritan Village - Project Development Plan, #27-96B
February 9, 2001 Type 1 Hearing
Page 2
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: County; Skyview South 2"d filing residential neighborhood,
S: RL; Trilby Road, Ridgewood Hills residential neighborhood, and
future convenience commercial center,
E: County; Constellation Drive, Skyview South First Filing residential
neighborhood,
W: County; Fossil Crest Subdivision, First Filing.
The property was annexed in January 1997 as the Fort Collins Good Samaritan
Village Annexation.
2. Overall Development Plan
The ODP was approved on April 2, 1998 for a 13.89 acre mixed -use
development in the MMN district. The ODP is compliant with all applicable
sections of the LUC except Section 4.5[D][1][a]. Section 4.5[D][1][a] of the LUC
states, "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 Planning and Zoning Board approved the modification to the ODP on
April 2, 1998 to allow a lower residential density of 5.74 dwelling units per acre
for Parcel C.
3. Division 4.5 of the Land Use Code, MMN — Medium Density Mixed -Use
Neighborhood District
The proposed uses of two-family dwellings, multi -family dwellings, and accessory
buildings over 650 square feet (the maintenance and service building) are
permitted uses in the MMN district subject to administrative review.
The PDP meets the applicable Land Use Standards in section 4.5(D) of the LUC
as follows;
ITEM NO.
MEETING DATE
STAFF I1(pj.
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Fort Collins Good Samaritan Village - Project Development
Plan, #27-96B
APPLICANT: Kim Lambrecht
Landmark Engineering
3521 W. Eisenhower Blvd.
Loveland, CO 80537
OWNER: The Evangelical Lutheran Good Samaritan Society
4800 W. 57" Street
Sioux Falls, SD 57106
PROJECT DESCRIPTION:
This is a request for a Project Development Plan to build 33 duplex/triplex
residential units, a 2,400 s.f. maintenance building, and a 0.6 acre civic
landscaped area. The property is zoned MMN — Medium Density, Mixed -Use
Neighborhood. This PDP is the first phase of development within the area
approved as the Fort Collins Good Samaritan Village ODP.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
Two-family dwellings, multi -family dwellings, and accessory buildings (the
maintenance building), are type 1 permitted uses in the MMN zoning district. The
PDP complies with the District Standards contained in Section 4.5 of the Land
Use Code (the MMN — — Medium Density, Mixed -Use Neighborhood zone
district) and Article 3 of the Land Use Code (the General Development
Standards).
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT