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HomeMy WebLinkAboutMORNINGSTAR ASSISTED LIVING & MEMORY CARE - PDP130024 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESPage 1 August 14, 2013 MVG-Morningstar Assisted Living & Memory Care PDP Statement of Planning Objectives The MVG-Morningstar PDP is located at the northwest corner of East Horsetooth Road and Lochwood Drive. The property is currently vacant. Uses surrounding the property consist of the following: South: Horsetooth Road and Collindale Golf Course West: Collindale PUD 2nd and 3rd Filing Condominiums North: Collindale II Condominiums East: Schrader C-Store and KinderCare Learning Center The proposed project consists of a 71,165 sq. ft., two story building for an assisted living and memory care facility. The building is designed to have a central core area with two wings for the living spaces. The core area will contain the main entrance foyer, reception, administrative offices, a lounge, a bistro and a common dining area for the assisted living residents. The dining room opens into a courtyard/patio. The kitchen and “back of house” facilities are also located here, utilizing the service drive on the west side of the building. The south wing will contain the assisted living units for the residents and the north wing will house the memory care residents. It is designed to revolve around a central courtyard. IN addition to a small dining and gathering area, there will also be an outdoor fenced-in pathway for the use of the residents. The architectural style of the building is unique to both Fort Collins and the owner utilizing a combination of materials, elevations and building massing breaks to create both interest and maximize views and orientation. The creation of an interior courtyard with a portion of the building along the northwest containing only one story will reduce the impact of the building for the residents within the memory care wing and allow both visibility and light to enhance their daily lives. The reduction in the building scale permits the adjacent neighbors to welcome the reduced scale visually. The mix of stone, horizontal siding, and architectural elements with bay windows, brackets and mix of composition shingles and metal roofing will create a very aesthetic building for the community. Main access to the site will utilize two entrances entrance off of Lochwood Drive. All drives will be 24’. There is a circular drive drop-off area at the main entrance to the building. 49 off-street parking spaces will be provided. 58% of the site is open space, detention and landscaping. The landscape material will provide seasonal interest and color as well as meeting the City’s code for foundation planting and vehicle use screening. The service area on the west side of the building will be screened with landscape and a 6’ high solid privacy fence. Page 2 Unit Mix: 1. Memory Care a. Studios 15 b. Singles 8 ______________________________________ Total Memory Care 23 2. Assisted Living a. Studios 19 b. Singles 21 c. Doubles 15 ______________________________________ Total Assisted Living 55 Total All Units 78 The 4.9-acre site is in the L-M-N zoning district. According to the Purpose Statement contained within Article 4 of the Land Use Code, “The Low Density Mixed-Use Neighborhood District is intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by the pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this District shall be arranged to form part of an individual neighborhood.” The area surrounding the MVG-Morningstar project contains a mix of single-family homes, condominiums, a daycare care facility, convenience store, golf course, restaurant and other office uses. The site is ideal for this type of density as it provides a transition between the single-family attached neighborhoods to the north and west and the more intensely developed areas to the east. The project will provide a concrete pad for a future Transfort bus shelter on Horsetooth Road. Assisted living facilities are defined as a “Long Term Care Facility” in the LMN Zoning District. Long term care facilities are permitted as a Type II use. (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: The MVG Morningstar PDP meets the following applicable City Plan Principles and Policies: Economic Health Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Page 3 Policy EH 4.1 –Prioritize Targeted Redevelopment Areas Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment The MVG-Morningstar PDP will provide a compact urban redevelopment project that is in an ideal location, is within walking distance to many destinations and is within an established neighborhood infill area. Environmental Health Principle ENV 8: Continually improve Fort Collins’ air quality Due to the nature of this type of population, the residents of MVG- Morningstar PDP are not expected to drive vehicles at all. The employees will be encouraged to utilize alternative transportation and public transportation for the majority of their daily trips. Community and Neighborhood Livability Principle LIV 6: Infill and redevelopment within residential areas will be compatible with the established character of the neighborhood. In areas where the desired character of the neighborhood is not established, or is not consistent with the vision of City Plan, infill and redevelopment projects will set an enhanced standard of quality. Policy LIV 6.1 – Types of Infill and Redevelopment in Residential Areas Policy LIV 6.2 – Seek Compatibility with Neighborhoods The MVG-Morningstar PDP provides an opportunity for redevelopment of an existing underutilized site and the design of the building will be compatible with the surrounding neighborhood. The architectural design will be sensitive in shape, form and patterns of building materials. Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.5 – Address Special Needs Housing Plan for and meet the housing needs of special populations within the community. Disperse residential care facilities, shelters, group homes, and senior housing throughout the Growth Management Area. MVG-Morningstar PDP is a residential care facility. The central location is ideal and will be convenient for family members and employees. Principle LIV 28: Low Density Mixed- Use Neighborhoods will provide opportunities for a mix of low density housing types in a setting that is conducive to walking and in close proximity to a range of neighborhood serving uses. Policy LIV 28.2 – Mix of Uses Policy LIV 28.4 –Neighborhood Center Page 4 The project is located in a well-established neighborhood containing a mix of uses such as single-family detached housing, a day care center, and offices as well as within walking distance to a neighborhood center. Transportation Principle T 9: Enhanced Travel Corridors will contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Policy T 9.1 – Locating Enhanced Travel Corridors Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 – Transit Stops There will be a future Transfort stop adjacent to the site. Horsetooth Road is a 4-lane arterial street. (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. There are no wetlands or significant natural habitats within the boundaries of the site. (iii) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. Open space and landscaped areas will all be maintained by Morningstar. (iv) Estimate of number of employees for business, commercial, and industrial uses. There are estimated to be approximately 20 employees in the building at one time. (v) Description of rationale behind the assumptions and choices made by the applicant. Morningstar chose this location because there was a need in the Fort Collins area for assisted living. Morningstar provides senior living communities. Within these communities, residents can still maintain their independence, while requiring help with other daily activities. A licensed nurse is available and a 24-hour care staff. The memory care community offers secured environment to safeguard those with memory impairment (Alzheimer’s and other forms of dementia). The building has exceptional architecture and meticulous attention to details and we feel will be a good fit within the established neighborhood. This building is a new design and uniquely Fort Collins. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The planning Director may require, Page 5 or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. At this time the project is not proposing any variance from the City of Fort Collins criteria. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. There are no existing wetlands, natural habitats or features currently located on site. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. Questions and concerns raised at the neighborhood meeting: Issue: Ditch backing up when it rains. Answer: The drainage ditch will convey water to the downstream pond located at the northwest corner of the site. The pond cannot release water with any more frequency than what currently exists today. Morningstar does not plan on piping the ditch and the drainage report provided with the submittal will show that the construction of the improvements on the site will not exacerbate the problem. Issue: Possibly move the northernmost access away from Building A of the Cherry Hills Condos. Answer: The PDP shows the access moved south as requested, but we’re not sure if the City will allow it. Issue: Concerns with detention pond holding water/mosquito risk Answer: The detention ponds will hold water for a very short period of time before releasing downstream. Issue: Proximity of building to western boundary Answer: The building has been re-designed since the neighborhood meeting. It is now longer in a north-south direction and the “west” wing is now gone. There is a service drive between the building and the retaining wall along the drainage easement. The retaining wall will have a 6’ fence on top of it to provide screening to the service area. In addition, landscape is provided within the drainage easement, at the bottom of the wall. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The project is called MVG-Morningstar Assisted Living & Memory Care PDP. The project was referred to as Horsetooth & Lochwood – Morning Star Assisted Living at Conceptual Review.