HomeMy WebLinkAboutGOOD SAMARITAN VILLAGE - PDP - 27-96B - SUBMITTAL DOCUMENTS - ROUND 2 - PROJECT NARRATIVEFort Collins Good Samaritan Village December 31, 1998
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The proposed Good Samaritan development will not be involved with the production or threshold storage
' of hazardous materials listed in the table for Hazardous Materials Management Planning Quantities. The
development includes independent living residential units, a physical therapy unit and a storage/
maintenance building. The use of the existing facility will not change, which is skilled nursing care and
assisted/ independent living residential apartments units. The Good Samaritan Village is not a listed
RCRA hazardous waste generator.
' Reference the Storage/ Maintenance Building Uses for the material stored and used from within this
building. A broadscope characterization is that the materials are for general maintenance and purchased as
over the counter products in household sizes and containers. The products are used until the containers are
empty to minimize excessive accumulation and the empty containers disposed of as non -hazardous solid
waste. Incidental spills or releases are small, localized, confined and immediately cleaned up.
Landscaping is a contracted service eliminating the need for fertilizer and herbicide storage. Vehicle
' maintenance (i.e. oil changes and repairs) are an offsite contracted service.
It is our opinion that the potential risk from the proposed development to cause off -site impact to adjacent
land uses, emergency responders and the environment is very insignificant. Any hazardous material from
the proposed development appear to be less that the threshold quantity of the hazardous materials
quantities list, and an impact analysis is not warranted.
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Storage/ Maintenance Building Uses
Fort Collins Good Samaritan Village December 31, 1998
The following is a list of the uses and materials that the proposed storage/ Maintenance building would
contain:
Uses:
1.
A garage for the two vans the facility owns.
2.
An archive area to store old records for the facility office.
3.
A new shop area for yard equipment, i.e. garden tractor, tiller,. Snow blower, etc.
4.
A storage area for unused equipment that will be needed again.
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Materials that will be stored in this building:
'
1.
Gasoline — I to 5 gallon size for yard equipment.
'
2.
Oil and Lubricants (WD-40, Tri-Flow, electric motor oil) for general maintenance of vans,
yard equipment and other equipment. Over the counter purchases in quart size.
'
3.
Cleaning compounds, solvents and degreasers for general maintenance and van maintenance.
Over the counter purchase in household sizes and containers.
'
4.
Refrigerants (R-22, R-12) and refrigerant oils for general equipment maintenance. Over the
counter purchases in gallon size. Portable 50-gallon tank used.
5.
Refrigeration coil cleaner. Over the counter purchase in gallon size.
6.
Pesticides for general use. Over the counter purchase in household sizes and containers.
7.
Portable welder with oxygen and acetylene cylinder (small size, much less than 200 cf) for
general maintenance.
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PROJECT DEVELOPMENT PLAN DEVELOPMENT SCHEDULE
Fort Collins Good Samaritan Village December 31, 1998
Phase 1 Development Schedule
Begin Site Improvements ............................................. January 1999
Begin Physical Therapy Addition ....................................... January 1999
Complete Physical Therapy Addition ....................................... June 1999
Begin Neighborhood Park ................................................June 1999
Complete Site Improvements ............................................. June 1999
Begin Maintenance Building ............................................ March 1999
Begin Duplex/Triplex Home Building ...................................... May 1999
Complete Maintenance Building ........................................... May 1999
Complete Duplex/Triplex Home Building .............................. December 2000
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' are allowed to encroach into the front, rear, comer or side setbacks, but are not allowed to
encroach into an easement regardless of minimum setback requirements.
2. Minor architectural features which do not exceed 2' in overall projection from the principal
structure (i.e.: roof overhangs, fascias, eaves, fireplaces, bay windows, cantilevered walls etc. are
' allowed to encroach into the 10' minimum setback between adjacent structures.
3. The requirement of 10' minimum separation between adjacent dwelling units shall meet the intent
' of the Uniform Building Code for exterior wall and opening projections.
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1 BUILDING SETBACK & DEVELOPMENT REQUIREMENTS
Fort Collins Good Samaritan Village December 31, 1998
Front Setback:
'
15' from face
minimum setback as measured of principal structure to back of walk, and 20' minimum
driveway depth as measured perpendicular from the face of the garage to the back of walk.
Side Setback:
10' minimum setback between adjacent structures.
Corner Setback:
'
10' minimum setback from public access and utility easement.
Rear Setback:
15' setback between adjacent structures.
IProperty Boundary/ R.O.W. Setback:
20' setback as measured from face of principal structure or edge of pavement to north and west
property boundaries.
' 30' setback as measured from face of principal structure or edge of pavement to south and east
property boundaries.
General Setback Notes:
Buildings footprints shown are representations of the base floor plans. Building envelopes shown
which will allow for building footprint expansion options are envelopes : 1, 2, 3, 4, 5, 6 & 7.
1. Minor architectural features which do not exceed 2' in overall projection from the principal
1 structure (i.e.: roof overhangs, fascias, eaves, fireplaces, bay windows, cantilevered walls, etc.)
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E Therapy Center:
Therapy Center Site Area:
Total Building Coverage:
Floor Area Ratio:
Max. Height:
Total Driveway and Parking Coverage:
Parking:
Standard Spaces (9'xl9')
Van Accessible Handicap Spaces (12'x19')
Common Open Space/ Landscape Area:
F Maintenance & Service Area:
Maintenance & Service Site Area:
Total building Coverage:
Floor Area Ratio:
Max. Height:
Total Driveway and Parking Coverage:
Parking:
Standard Spaces (9'x19')
Van Accessible Handicap Space (12'x19')
Public Access & Utility Easement Area:
Common Open Space/ Landscape Area:
G Civic Area:
Civic Space Site Area:
Total Building Coverage (Gazebo)
Floor Area Ratio:
Max. Height:
Parking:
Adjacent On -Street Parking Provided
Common Open Space/ Landscape Area:
Total — Phase 1
0.16 Ac. 39.87% 0.78%
2,779 s.f.
0.40 : 1
22'
2,400 s.f. 34.43% 0.68%
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1,791 s.f. 25.70% 0.50%
1.13 Ac.
2,400 s.f. 4.88% 0.68%
0.049 : 1
25'
10,718 s.f. 21.77% 3.02%
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18,600 s.f. 37.79% 5.23%
17,505 s.f. 35.56% 4.29%
0.60Ac.
285 s.f. 1.09% 0.08%
0.011 :1
15'
25,851 s.f. 98.91 7.27%
8.16 Ac. 100%
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LAND USE DATA BY PHASE 1 DEVELOPMENT AREA
Fort Collins Good Samaritan Village December 31, 1998
Area Land Use Land Use % by % by
Description Description Data Phase Phase
D Duplex/ Triplex Development:
Duplex/ Triplex Site Area
6.27 Ac.
Total Number of Building Envelopes:
16
Total Number of Dwelling Units:
34
Solar Oriented Dwelling Units:
24 (70%)
Dwelling Unit Model Types:
Aspenwood:
2 Bedrooms
15 Units
Max. Height:
20' (1-1/2 Story)
Cedarwood:
2 Bedrooms
16 Units
Max. Height:
20' (1-1/2 Story)
Cottonwood:
1 Bedroom
3 Units
Max. Height:
20' (1-1/2 Story)
Parking:
Driveway Spaces
34
Off -Street Spaces
8 (9'X18' each)
On -Street Spaces
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*Due to roadway width, on -street parking will be
allowed on one side only. See Site Plan - Sheet 3.
Total Building Coverage:
1.20 Ac.
19.14% 14.74%
*Includes living space and garage floor area
52,376 s.f.
Total Driveway & Off Street Parking Coverage:
0.19 Ac.
3.03% 2.34%
8,478 s.f.
Public Access & Utility Easement Area:
2.01 Ac.
32.06% 24.59%
(for Private Streets - no Public Right -of Way)
87,403 s.f.
Additional Public R.O.W. to be dedicated
0.40 Ac.
along Trilby Road (Tract F)
17,325 s.f.
Common Open Space/ Landscaped Area:
2.87 Ac.
45.77% 35.17%
Density:
5.42 D.U./ Ac.
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LAND USE SUMMARY
Fort Collins Good Samaritan Village December 31, 1
The following Land Use Data relates to the Phase 1 site area to be developed:
Existing Zoning: M-M-N
Modification of Standard — Planning & Zoning Approvals: April 2, 1998
Section 4.5[D][II[a] - Minimum Residential Density
of a Phase
Section 4.5[E][I][b] - Block Types and Standards
Overall Development Plan Planning & Zoning Approval: April 2, 1998
Overall Site Area: 13.89 Ac.
Area
Land Use
Desienation
Description
A
Existing Long Term Care
B
Existing Residential
(includes parking):
D
Future Multi -Family Development
F
Future Accessory Use
G
Future Accessory Use
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Future Long Term Care
Total Existing and Future Development Area:
Phase 1 Area
C Duplex/ Triplex Development
E Therapy Center
(includes parking):
H Maintenance & Service Area:
(includes parking):
J Civic Space: (Neighborhood Park)
Total Phase 1 Development Area:
Overall Site Area:
604,932 s.f.
Site Area % Total Site
0.92 Ac.
6.6
1.80 Ac.
13.0
2.34 Ac.
16.8
0.14 Ac.
1.0
0.13 Ac.
1.0
0.40 Ac.
2.9
5.73 Ac. 41.3
6.54 Ac.
47.1
0.31 Ac.
2.2
0.91 Ac.
6.6
0.59 Ac.
4.2
8.16 Ac. 58.7
13.89 Ac. 100.0
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' Residential/Landscape Lighting:
No exterior lighting other than that provided by the Developer shall be allowed on any residential envelope.
Subdued exterior lighting whose light source is not visible from adjoining dwellings may be allowed by the
' Developer for such purposes as illuminating entrances, decks, driveways, landscaping and parking areas.
Seasonal decorations and lighting are allowed.
1 Site Driveway Lighting:
' Lighting throughout the development will consist of 18' pole standards with ambient light cut off shields.
Light standards shall be placed in accordance with City Standards.
' Accessory Structures:
Accessory structures, i.e. "storage sheds," are not allowed at individual building envelopes.
' Driveways:
Each unit will have a concrete driveway/parking apron in front of it's garage. The common circulation
' driveways and remaining parking areas will be asphalt. Driveways shall not be expanded without the prior
written approval of Fort Collins Good Samaritan.
' Dog Runs:
tDog runs will be allowed if they can be reasonably isolated and screened from adjacent properties. Local
ordinances regarding noise, odors and other nuisances will be in effect.
Gardens:
Private vegetable gardens shall be allowed but are limited to the rear yards of lots. Gardens shall be designed
' as a compliment to the overall landscape.
Antennas/Satellite Dishes:
One satellite dish is allowed per home. Large satellite dishes are prohibited in favor of the smaller (18") mini
' dish varieties. Exterior mounted antennas are prohibited.
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' property. Engineered drainage swales and drainage structures and easements shall not be modified.
Drainage shall be directed away from all structures. Newly graded areas shall be protected against soil
erosion.
Plant Materials:
Plant materials used in the landscape should be native or naturalized to the area. Plant material selection
' should be made from locally available nursery or garden center stock. The Colorado Nurserymen's
Association Rocky Mountain Plant Guide lists acceptable materials. Trees shown to remain shall be
' protected throughout the subdivision construction process. A temporary construction fence shall be placed
at the approximate drip line of each tree to provide protection during the grading and home-building
' construction of the project.
Lawn:
' Lawn areas shall be kept at least three (3) feet away from the foundation of the home or as recommended
' by a professional soils engineer or landscape professional, to ensure proper drainage is maintained.
' Foundation Plantings:
Planting beds shall surround the foundation of each residence and provide a minimum of three (3) feet of
' planting area from the homes' foundation to the lawn areas to ensure proper drainage.
' In all instances, watering near the foundation should be minimal (e.g. drip irrigation systems) to avoid
possible structural damage to the residence.
' Rock and Mulch:
Planting beds visible to public view may utilize wood mulch or rock. Wood mulch provides a favorable
environment for plants, reduces irrigation requirements and minimizes long term maintenance costs.
' Rock should compliment color of residence. Multicolored rock (i.e. pink granite, dark red lava rock, or other
colors are discouraged). Large diameter river rock, moss rock or other "feature" rock may be used as part
' of the landscape.
Wood mulch and rock should be placed over a weed barrier fabric and be separated from turf and kept in
place with a steel, plastic, stone or brick edger. All edging shall be installed in such a way as to prevent
' damming of water near the foundation. The addition of concrete curb type edges are discouraged.
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' prefabricated metal buildings, simulated brick, unnatural brick tones, and silver finish aluminum doors and
windows are not acceptable.
' Color:
The color of exterior materials shall generally be subdued to blend with the colors of the natural landscape,
as well as the existing site structures. Generally muted color tones are recommended although accent colors
may be used judiciously and with restraint. Use of highly chromatic or "bright" colors is to be avoided.
Building Code:
' All structures shall conform to all applicable building codes and ordinances.
LANDSCAPE AND SITE DESIGN
' Purpose and Intent:
The Landscape Design criteria is intended to supplement the Site Planning and Architectural Design criteria
in order to integrate all the various structures into the community. All private landscaping shall have
compatibility with adjacent properties, the project's streetscape, and ultimately transition into perimeter
landscaping.
' Landscaping, Residential Development, Therapy Center, Maintenance Building:
' All landscaping throughout the Development shall be installed and maintained by the Developer, in condition
as good or better than the condition at the time of installation Homeowners may enhance private lot
' landscaping with plantings of annuals and or perennials. Major changes to the landscaping including the
addition or removal of shrubs and trees shall not be allowed.
' Fencing:
Architectural fencing along the North and West property lines shall be provided by the developer. No private
lot fencing or delineation of envelope lines shall be allowed in the Residential Development.
' Site Drainage and Grading:
Structures and landscape elements shall be placed on the property so that the finished engineered topography
shall not be disturbed. Finish grading shall not create ponding or washing of water off the site on to adjacent
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' Variation in facade textures and vertical facade planes (i.e. dormer windows, and gabled roof ends) are an
integral part of the design concept. 6" minimum fascia trim and 12" minimum soffits shall be incorporated
around all roof lines and gable ends. Windows and door openings may be defined by frames, sills, shutters,
transom lights or other similarly proportioned modulations of the wall.
' Garages:
The architecture of each residential type shall de-emphasize the garages. Garages will be front access, and
set back a minimum of 4' from the front of the primary structure as indicated on the Fort Collins Good
' Samaritan Village plans. The location of the garages on the Duplex/ Triplex units will be varied throughout
the site. A matching residential style with architectural features of the garage facades (i.e. gabled roof ends,
fascias, etc.) shall be employed.
Roofs:
' Roof lines are a critical element within the Fort Collins Good Samaritan Village design theme. The primary
' roof line shall have gabled roof ends with a minimum roof pitch of 5:12. The primary roof line shall be
broken up with secondary gabled roofs on a different plane or perpendicular to the primary roof ridge. The
roof pitch of secondary roof lines shall be a minimum of 6:12. Roofing material throughout the development
' shall be heavy composition shingles such as "Timberline" and shall be consistent throughout the
development (color may vary to compliment the residence).
Building Projections:
' All projections including, but not limited to, chimney flues, vents, gutters, down spouts, porches, railings
and exterior stairways, shall match the color of the surface from which they project or shall be of an
approved color. All building vents and flues are to be located on non -street side of the residence.
Materials:
Materials used on exterior surfaces are a key design element in the Fort Collins Good Samaritan Village.
All the materials shall blend and be compatible within the community and the landscape. A minimum of
25% of the front (street side) exterior of residences shall consist of masonry, natural or synthetic stone. These
' materials should be used as a visual "base" for the residences, therapy center, and maintenance building.
Synthetic stucco shall be incorporated on the remainder of the exterior walls to complete a maintenance free
' structure. Architectural details such as shutters, vents, highly articulated windows and entry ways should be
incorporated. Exposed concrete blocks, painted concrete, multicolored masonry, mirrored glass,
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The DAS will also be used by the Developer in reviewing proposals to update or modify landscaping to
determine their relative conformance to the overall design objectives and criteria. The DAS are intended to
cover site -specific, lot -specific, or community issues.
ARCHITECTURAL DESIGN
Purpose and Intent:
The intent of these guidelines is to ensure that the residential architecture incorporates unifying architectural
elements that create an overall cohesive theme. The architectural concept for various buildings throughout
the Fort Collins Good Samaritan Village reflects a small community style of design. Covered front entries,
accentuated rooflines and a high degree of attention to the compatibility and consistency of detailing,
materials and colors throughout the campus provide a high level of continuity along the streetscape of Fort
Collins Good Samaritan Village.
These DAS are intended to promote a high level of design quality and assure compatibility between
residential, clinical and accessory products within the community. Together, these key architectural
components comprise an essential part of the Fort Collins Good Samaritan Village image.
Styles/Models of Building Types:
Duplex/ Triples Homes: A minimum of three models shall be available in the Duplex/Triplex Residential
Development. Each model shall have characteristics which clearly and obviously distinguishes it from the
others, (i.e. exterior materials, roofless, garage placement, etc.).
Therapy Center: A single building will comprise the Therapy Center. The form, colors and materials of
the structure will be similar to the residential units, but will not necessarily be identical to them.
Maintenance Building: The maintenance structure will again be comprised of forms, materials and colors
which are similar to those of the residential development. The primary structure will be a pre -manufactured
metal structure which will be accented with decorative masonry and have a roof line similar to that of the
residential units and the therapy center.
Street Front Facades:
The design theme created at Fort Collins Good Samaritan Village is exemplified primarily in the facades of
the residences. Covered front entry porches and porticos set relatively close to the access easement line
invite interaction between neighbors and pedestrians and are a dominate feature along the streetscapes.
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DESIGN AND ARCHITECTURAL DEVELOPMENT STANDARDS
Fort Collins Good Samaritan Village December 31, 1998
The following is intended as an outline of design and architectural development standards that will apply to
the construction of the Fort Collins Good Samaritan Village. Prototypical Architectural Elevations have been
provided with this submittal in order to help illustrate the aforementioned design standards for the Village.
INTRODUCTION
Purpose and Intent:
The following Design and Architectural Standards ("DAS") have been prepared to ensure that the goals and
vision are realized for properties in the Community known as Fort Collins Good Samaritan Village. The
purpose of these DAS is to provide specific design criteria for the subsequent improvement or modification
of individual homes and for the development and subsequent improvement or modification of landscapes
within the community. The DAS are designed to establish and maintain a quality community appearance,
assure compatibility, direct character and form and enhance property values.
All residential development within the Fort Collins Good Samaritan Village is to abide by the applicable
criteria established by these DAS in addition to the development standards established by the City of Fort
Collins.
Community Concept and Character:
Fort Collins Good Samaritan Village shall create a campus neighborhood of duplexes/ triplexes, a physical
therapy center and a maintenance building linked by greenbelts, pedestrian walks, and private driveways.
The architecture incorporated into each of the projects will be similar in nature to create a consistent sense
of place. The consolidation of fully landscaped open space linked by pedestrian walkways will provide focal
points throughout the development. The entry drive will be accentuated with a stone entry wall project
identity sign.
Relationship of the Design and Architectural Standards to Other Regulations:
The DAS are not intended to supersede applicable Federal, Colorado, or Fort Collins codes or ordinances.
In case of conflict or discrepancy, or for subjects not addressed in the DAS, the more restrictive DAS,
governing agencies, codes and/or regulations shall take precedence. The DAS are to be used by the developer
when modifying or upgrading homes, property, or individual residential units within the Fort Collins Good
Samaritan Village.
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The Duplex/ Triplex Development shall be fully landscaped by the Developer and maintenance shall be
accomplished by the Fort Collins Good Samaritan Village.
' The Therapy Center and Maintenance Building landscaping will also be installed by the Developer, and
' maintained by Good Samaritan.
Along Trilby Road and Constellation Drive, the Developer shall install street trees at approximately 40' o.c.
' within a formal 10' wide tree lawn as shown on the Landscape Plan. The trees along these streets shall be
consistent and in harmony with other tree species within the development. Common open space areas, as
shown on the plans, including landscape medians, landscape within the access easement, streetscapes, entry
features and landscaping shall be planted, irrigated and maintained by the Developer.
' Project entry sign walls will be constructed at the main site entries as shown on the plans. The entry sign
walls shall incorporate a consistent project entry theme utilizing a stone or simulated stone entry wall.
Appropriately sized project signage shall be applied to the wall, at each entry for added visual interest and
nighttime visibility, the primary entry signs may be illuminated. In order to provide additional buffering of
' the Development between Good Samaritan and the surrounding residential neighborhoods to the north and
west, a 5' high architectural screen fence shall be installed by the Developer.
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All open space areas, landscaping, and the neighborhood park within the privately owned property shall be
maintained by the Good Samaritan Village. All landscaping shown within the adjacent public right-of-way
' shall also be maintained by the Good Samaritan Village.
Fire and Police - This development will be served by the City of Fort Collins Police Department and the
Poudre Fire Authority.
' Drainage
The site lies in the Fossil Creek Drainage Basin for which a master drainage way 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 nearby railroad property to the West. 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 flood plain 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 from 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."
' Landscape
Common Open Space areas and landscape within the public right-of-way. shall be landscaped by the
' developer with regionally appropriate plant materials. In open space and bufferyard areas a naturalistic
design approach with clustering of plant materials shall be used.
These areas shall include informal plantings of coniferous and deciduous trees with large drifts of deciduous
and coniferous shrub beds. Common open space areas and landscaping within the public right-of-way. shall
be maintained by Fort Collins Good Samaritan Village.
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Along the private interior driveways, the developer shall provide deciduous street trees in a formal allay to
reinforce the pedestrian scale of the neighborhood and to assist in reducing traffic speeds. A variety of tree
species shall be used throughout the development for visual interest and horticultural stability, thus creating
"view windows" as the project matures.
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' and on -street parking along the outside of the private residential roadway. Parking will only be allowed on
one side of the street.
' Parking for the new Therapy Center clients will be provided in a new parking lot adjacent to the building.
New employee parking will be created adjacent to the new Maintenance Building.
' Parking for the existing long term care facility will occur at its existing location.
The existing residential parking will be modified to accommodate a proposal of one car per unit. Due to the
nature of the residents in the assisted and independent living apartments, one car per unit is adequate.
Currently there are approximately (8) vehicles on site for the entire 64 residential units. The residents at this
facility are more likely to use the "on demand" transportation services provided by Fort Collins Good
Samaritan Village when off site travel is necessary.
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Public Facilities
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.
Water - Water service will be provided by the Fort Collins - Loveland Water District. An existing 6" water
main in Constellation Drive and existing 24" water main in Trilby Road will service the development.
Sewer service will be provided by the South Fort Collins Sanitation District via an existing 8" line which
runs through the site. An 8"-12" sanitary sewer line will be extended through the site as shown on the utility
1 plans, and tie into the existing 8" line currently onsite.
Storm Drainage -A Master Drainage Report has been prepared for this Project Development Plan. Locations
and sizing of detention and conveyance facilities are included in the PDP Drawings, and associated report.
' 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 lines will be placed
underground by the City of Fort Collins.
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.
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' 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.
' 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 terms 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 driveway 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.
Circulation
Primary access to the existing 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 private driveway
system will distribute traffic through the site, which will connect the four access points.
fInternal Components
Vehicular: A 28 foot wide interval private residential driveway 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 driveway system.
' Pedestrian: An overall system of pedestrian walkways will be provided, along adjacent public and internal
private driveways as well as through open space areas. Detached walks will be provided along Trilby Road
and Constellation Drive.
5' Attached walks will occur along the internal 28' wide private driveway.
Parking: Parking will be provided throughout the site for the various Land Use types. Within the Residential
Block of the development, parking will be available for one car on the driveway, 8 off-street parking spaces,
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' 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.
tBlock 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. In this phase of the The Fort Collins Good Samaritan Village development, the Mixed -Use Block will
house the existing long term care and independent/ assisted living facilities, the proposed physical therapy
clinic, and the proposed maintenance building.
Residential Block - Two residential blocks are proposed. The Phase 1 duplex/triplex development will be
entirely residential in nature and will contain 34 residential units.
Civic Block - A neighborhood park is being proposed to provide the civic requirement of the block structure.
Land Use Categories and Definitions - The land use categories provided for in this Phase 1 Project
Development Plan are residential, civic, commercial, and accessory uses. The following definitions apply
to the uses within this Phase 1 Project Development Plan (Land Use Code, Div. 5.1):
Block - A unit of land bounded by streets or by a combination of streets and public lands, railroad
right-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. (Duplex)
' Multi -Family Dwelling - A dwelling containing three (3) or more dwelling units. (Triplex)
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.
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PROJECT DEVELOPMENT PLAN NARRATIVE
Fort Collins Good Samaritan Village December 31, 1998
Purpose of the Project
The following goals, concepts and development standards shall apply to the entire Phase I development areas
which comprise the Fort Collins Good Samaritan Village. The purpose of the Phase 1 - Project Development
Plan portion of the project is to provide new independent living facilities (in the form of a Duplex/ Triplex
Development), aphysical therapy center forresident andpublic use, expanded campus maintenance facilities
to support the proposed and future development, and a neighborhood park , all of which will continue to
provide the continuum of healthcare for the senior population of Fort Collins Good Samaritan Village.
tProject 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 20t years is proposed for this 13.89 acre site currently zoned M-M-N. The project proposes 34t
independent living residential duplex/ triplex units, 55t independent living apartment units, a physical
' therapy center, additional skilled nursing care facilities, associated support facilities, and a neighborhood
park.
Land Use
' Overall Concept - The Phase 1 aspect of the Overall Development Plan provides for the addition of a mix
of block types to the existing Good Samaritan campus. This mix will expand the goal of the Good Samaritan
Village which is to provide a continuum of heath care for seniors. The density of the residential block is
approximately 5.4 dwelling units per acre net, and will be in the form of Duplex/ Triplex Residential Units.
The units are single story homes which will be of an independent living nature, and be maintenance free for
the residents.
The mixed use block will provide a clinic in the form of a Physical Therapy Center that will also be open
to the public. A maintenance building will also be added to the mixed -use block. This structure will provide
a garage to house the facilities two shuttle buses, storage for the campus maintenance equipment, a work area
for the maintenance staff, and storage for old files, etc.
A civic block is provided for in the form of a neighborhood park.
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1 14. Q. Do you have any fencing plans?
A. At this time a fence is being considered along the North and West property lines.
It will be a simple, architectural, wood fence.
' F. Conflicts Between Land Uses
' A variety of land uses are being proposed with this development; medium and low density
residential, and long term care, with accessory uses tied to each of these. Fort Collins Good
Samaritan Village offers a continuum of care, including independent/assisted living and long term
nursing care. Conflicts between these uses are not anticipated due to the comprehensive and
' coordinated campus like planning approach to the project. The uses for this particular campus are
designed to compliment each other in providing multi -functional full service senior care.
We expect to generate compatibility with the surrounding residential neighborhood by building a
better sense of scale and detail into the future site development. By introducing a more residential
scale and design detail, we can lessen the impact of the existing institutional land use.
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A. Will followup with Sanitation District to determine the sewer lines capacity.
Response: Sewer line capacity is adequate for new development. The cause - junk
in the manhole.
Q. My front door opens directly to the site, so I'm concerned about what the project
looks like.
A. All of the units constructed (including duplexes, apartment building and physical
therapy building) will be very residential in nature with sloped roofs and residential
architectural detailing. Landscaped buffer zones and open space will also be
created to serve as transitions from the existing surrounding residential to the new
construction and existing facilities.
Q. Is this development going to be under the three dwelling units per acre minimum.
A. With M-M-N zone, an overall average of 12 dwelling units per acre must be
achieved. The duplex development will be approximately 6 dwelling units per acre
(which will require a modification of standard), whereas the apartment development
will be about 24 dwelling units per acre.
Q. What will the maintenance building look like?
A. This structure will be used for storage of the vans, as well as maintenance
equipment. It will have residential type detailing with a great deal of landscaping.
Q. 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 synthetic stone and synthetic stucco. They will be
single story structures laid out in a nontraditional lot system. There will be
common open space with landscaping and berms. This phase of the development
is expected to build compatibility into the neighborhood, as the current Fort Collins
Good Samaritan campus is currently not of a very compatible residential design.
Q. 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 will address these concerns as the design progresses.
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A. No, the City has only annexed (and subsequently will only maintain) the portion of
Constellation Drive which is directly adjacent to the Fort Collins Good Samaritan
property. The traffic study has shown that there will be a minimal traffic impact on
Constellation Drive at the time the project is completely built out.
4. Q. There has 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. It puts all the traffic on our
street.
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A. At the time of the neighborhood meeting, there were discrepancies between the
approved utility stripping plans and the existing land markings. Currently, Trilby
Road is stripped with two through lanes, and a center left turn lane at the property
frontage. Continuing East on Trilby, the road narrows to two lanes at the
intersection of College Avenue and Trilby Road.
Q. When Ridgewood Hills started construction, we were told traffic would be kept off
of Constellation Drive. The City of Fort Collins did not listen to our concerns.
A. The City is committed to taking care of their impacts. Construction traffic for the
first phase of the Fort Collins Good Samaritan development will primarily occur off
of Trilby Road onto the West side of the site.
Q. Could you shed a little more light on the drainage? 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 require storm water detention onsite with a controlled release. We would
like to release to the West. However, this will require Fort Collins Good Samaritan
to obtain a drainage easement from the adjacent property owners.
Q. Would there be a drainage pipe underground far water?
A. Unclear about question. No response.
Q. We have had a severe sewage problem. In the last two years sewage has backed up
into our basement several times.
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ID. Number of Employees
Fort Collins Good Samaritan Village currently has a staff of 95 employees, with a maximum of 70
�1 employees during the day time shift. An additional 20 - 25 employees are anticipated based upon
' buildout of the entire project.
E. Description of Rationale
' The assumptions and choices made by the applicant are based on a detailed assessment of the long
term senior care needs which have developed in the Northern Colorado area. The applicant
generated a Market Study Survey which demonstrated a need for various independent living options
for seniors that would be tied to a full service nursing care facility which can provide ancillary
services, such as housekeeping and dining if desired. The continuum of care provided by Fort
Collins Good Samaritan offers a complete range of services for its residences from independent
living and assisted living, through full time nursing care.
F. Neighborhood Meeting Issues
A neighborhood meeting was held on October 16, 1996 to present the annexation and overall
development plans to the adjacent property owners. The following are issues that were raised
regarding the overall development plan.
1. Q. How much construction, how long, and when will you start?
A. The project will be phased with the first phase, independent living duplexes and
therapy center, tentatively beginning in the Fall of 1998. The remainder of the
phases will occur over the next 10± years.
' 2. Q. We were told that there would be no construction traffic on Constellation Drive, but
there was. Will the homeowners have to pay for repairs?
rA. Good Samaritan will be monitoring construction access and street conditions.
Adjustments will be made, if necessary.
3. Q. If your traffic study shows an increase, will the City take over maintenance of
' Constellation Drive?
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3. Although this M-M-N zone is not directly adjacent to an existing or proposed neighborhood
commercial center, these necessary services are currently available to the residents of the
Fort Collins Good Samaritan Village on site. Residents are able to purchase small retail
items and have personal retail services available to them onsite. An Owner operated shuttle
van is also available to transport residents as required to offsite services.
C. Description of Open Space, Buffering, Landscaping and Site Access
1. The development will incorporate a network of open space areas, as well as a neighborhood
park throughout the residential phase and the therapy center addition to the development.
Open spaces shall be connected by pedestrian walks and trails which will meander through
the site and provide pedestrian connectivity to all the onsite uses as well as existing and
future proposed offsite uses. Landscaping shall be developed to accent the open spaces, not
overpower them, and to screen and buffer the new site development from the existing
surrounding uses.
A landscape buffer zone will be created at the perimeter of the site. At the two public street
frontages of the property, this buffer zone will include a detached walk with street trees and
a traditional tree lawn. The remainder of the buffer zone areas will include a variety of
rlandscape features, including trees, berms and detention areas.
2. Primary access to the independent living duplex development will be from Constellation
Drive, with a secondary access from Trilby Road at the West side of the site. Access to the
existing nursing facility and independent assisted living residential units will continue to
from Trilby Road built. At be
come until the new apartment units are this time access will
divided between a second Constellation Drive entry point, and the existing Trilby Road
entry point. A private "loop" driveway will circulate through the site with access points
along it to parking for the various secondary uses. A pedestrian walk will follow the "loop"
driveway, tying into the pedestrian walk and trail system at several locations.
3. All common open space areas, including the neighborhood park, buffer yards, perimeter
landscaping features
streetscape areas, within the right-of-way, entry and greenbelts will be
installed, owned and maintained by the Fort Collins Good Samaritan Village.
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PROJECT DEVELOPMENT PLAN PLANNING OBJECTIVES
Fort Collins Good Samaritan Village December 31, 1998
IA. 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 20t years is proposed for this 13.89 acre site currently zoned M-M-
N. The project proposes 36f independent living residential duplex/triplex units, 55t independent
living apartment units, a physical therapy center, additional skilled nursing care facilities, associated
support facilities, and a neighborhood park.
B. Specific City Plan Principles and Policies Achieved by this Phase I Project Development Plan
' (based on an approved Overall Development Plan and approved Modification of Standards)
are as follows:
1. Two diverse housing types will ultimately be created to enhance the existing 56
independentlassisted living apartments currently provided onsite. During this phase, an
iindependent living duplex/triplex development is proposed. These units will provide
maintenance free living for the residents. There are no publicly dedicated right-of-ways
and/or publicly dedicated open space areas proposed within this development. All
roadways, open spaces, and the park are private and will be maintained by the Fort Collins
Good Samaritan Village. The non-residential accessory uses included in this phase of the
project are intended as aphysical therapy center (clinic), a storage/maintenance building and
additional parking.
2. The layout and design of this neighborhood will form a link to existing surrounding
neighborhoods by reducing the scale and massing of the new structures. This transition from
the existing "institutional" building will incorporate new buildings and structures of a scale
' and detail which is more harmonious with the surrounding residential neighborhood. These
structures will face sidewalks, streets and/or open spaces that will connect to public streets.
The block pattern will follow the "loop" form of the private driveways, and is such that a
pleasant, interesting and diverse streetscape is achieved with a variety of housing types.
Each structure will be easily accessed and identified from the private driveway system
' which is directly tied to the surrounding public street system. The accessory structures, such
as the storage building, and the clinic are intended to be secondary in nature, but consistent
and complimentary in design form and scale to the sites primary elements.
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OWNER/ APPLICANT
Fort Collins Good Samaritan Village December 31, 1998
OWNER: The Ev. Lutheran Good Samaritan Socie
Lenny Kemnitz
4800 W. 57th Street (57106)
P.O. Box 5038 (57117)
Sioux Falls, SD
Phone: 605-362-3100
FAX: 605-362-3302
APPLICANT: Fort Collins Good Samaritan Village
Sherry Friesen, Administrator
508 W. Trilby Rd.
Fort Collins, CO 80525
Phone: 970-226-4909
FAX: 970-226-6976
PLANNER: Landmark Planning & Architecture
Ken Merritt, Project Manager
3521 W. Eisenhower Blvd.
Loveland, CO 80537
Phone: 970-667-6286
FAX: 970-776-6298
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LEGAL DESCRIPTION (ENTIRE ODP)
Fort Collins Good Samaritan Village December 31, 1998
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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 Corner
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 Comer 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.
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Containing 604,932 sq. ft. or 13.887 acres more or less.
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VICINITY MAP
Fort Collins Good Samaritan Village December 31, 1998
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CITY LIMITS
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TABLE OF CONTENTS
Fort Collins Good Samaritan Village December 31,1998
SECTION
PAGE NUMBER
1. Table of Contents ................................................ 1
2. Vicinity Map .................................................... 2
3. Legal Description ................................................ 3
4. Owner/Applicant............................................4
5. Project Development Plan Planning Objectives .................... 5
6. Project Development Plan Narrative ............................ 11
7. Design and Architectural Development Standards ................. 17
8. Land Use Summary ......................................... 23
9. Land Use Data By Phase 1 Development Area .................... 24
10. Building Setback and Development Requirements ................. 26
11. Project Development Plan Development Schedule ................. 28
12. Storage/Maintenance Building Uses ............................ 29
13. Hazardous Materials Impact Evaluation ......................... 30
14. Conceptual Review Staff Comments ............................ 31
15. Response to Staff Comments - Conceptual Review ................ 36
16. Phase 1 Project Development Plan Staff Comments and Response .... 40
October 2, 1998
Revised: December 31, 1998
Phase 1
Project Development Plan
Fort Collins
Good Samaritan Village
508 West Trilby Road
Fort Collins, Colorado 80525
970-229-4909
Prepared by:
Landmark
Planners Architects Engineers
3521 West Eisenhower Blvd.
Loveland, Colorado 80537
970-667-6286
Project No. FTCG 6G8B04 216