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Home My WebLink AboutWINDSONG AT ROCK CREEK - PDP - PDP150024 - SUBMITTAL DOCUMENTS - ROUND 1 - LUC REQUIREMENTS……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 f 503 399 0565 w lenityarchitecture.com ARCHITECTURE & PLANNING November 18, 2015 Windsong at Rock Creek Project Development Plan Statement of Planning Objectives Project Description & Introduction  The subject parcel is a 3.337‐acre piece of an 18.70‐acre parcel, generally located on the NE corner of Ziegler Road and Rock Creek Drive. The existing zoning is Harmony Corridor District (HC) and the site is located within the Harmony Technology Park Overall Development Plan.  The subject parcel is currently vacant and is used for agricultural purposes. There are no natural features, existing trees, or natural areas that required preservation.  The area around the subject parcel is currently developed or included in an overall plan for development.  The PDP proposal is to subdivide the parcel and develop a 38,303 SF, 64‐bed memory care facility. The City of Fort Collins Land Use Code defines this use as a Long‐Term Care Facility, which is an allowed use in the Harmony Corridor District (HC) with a Type II review by the Planning & Zoning Commission.  The Windsong at Rock Creek Memory Care facility will be a state licensed facility that expects to have approximately 35 employees.  No new street names are proposed with this project.  The project is to be developed in a single phase. Construction is expected to begin Fall of 2016 with completion expected in 2017. Property & Development Ownership  The current property owner is: Harmony Technology Park, LLC a Colorado limited liability company Mark S. Melchi & Jeffery T. Harshe South State Commons I 2723 South State Street, Suite 250 Ann Arbor, MI 48104  Upon closing on the property prior to the start of construction, the property owner will be Vista Pointe Development Co., LLC. They are the current contract purchaser on the property and will be the owner and operator of the proposed memory care facility. Vista Pointe Development Co.,LLC Don Harris and Mike Zingg 1883 SW Vista Avenue Portland, OR 97201  Lenity Architecture is the applicant and consultant to Vista Pointe Development who is submitting this application with the full knowledge of the existing property owner. ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 f 503 399 0565 w lenityarchitecture.com ARCHITECTURE & PLANNING Conceptual Review  The proposed development had a Conceptual Review Meeting on July 20, 2015 under the title Harmony Technology Park ‐ Long‐Term Care Facility  The design concern brought up during the Conceptual Review was the build‐to requirements of the Land Use code. The nature of a Memory Care facility requires a drop off area at the front of the building which limits the ability to push the building up toward the street as required by the code. In further discussions with the planning department and some site design changes a consensus was reached that with the proposed pedestrian amenities, this design is an acceptable exception to the required build‐to standard.  The original design showed an emergency access only drive exiting onto Ziegler Road. The planning department requested that the fire department consider alternative designs. The civil engineer on the project met with Poudre Fire Authority and they discussed the current proposal, which provides an emergency access easement to the northern property line. When the site to the north develops, a connection could be made to provide a through fire access drive. Design Rationale  The site is designed to orient the main entry toward Rock Creek Drive with a berm and landscape buffer along Ziegler Road. The south facing entry provides weather protection for residents and visitors. The site is designed with a shared access drive that will connect future developments North and East of the site to the development and also provide a through access road to Rock Creek and Precision Drive.  The front entry and drop off area has been designed to allow vehicles to return to the parking area east of the entry without exiting onto Rock Creek Drive.  Currently the site is developed for agricultural purposes. No existing natural features, trees, wetlands, or open spaces exist onsite.  The site has been designed with extensive pedestrian amenities to connect the building to the public rights of way and to mitigate the increased setback required by the use for the front drop off area.  Sidewalks connect the site to the adjacent parcels to encourage connectivity to future developments.  Service locations have been placed on the site at the area farthest from the public right of way and is provided with screening with both and enclosure and appropriate landscaping.  Onsite stormwater management is proposed and has been incorporated into the landscape design.  The building is a single story structure that is compatible with the surrounding area. The building is an appropriate size for the site and is in character with the use and the surrounding developments. Neighborhood Meeting  No significant issues were raised at the neighborhood meeting. The questions were about some of the graphic items on the site plan and the nature of the facility. No major issues were brought up that needed to be addressed. ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 f 503 399 0565 w lenityarchitecture.com ARCHITECTURE & PLANNING Parking & Traffic  The standard in the Land Use Code for Long‐Term Care Facilities is .33/bed plus parking for employees on the major shift. With 64 beds and 22 employees, the standard is calculated as 43 spaces. The proposed 51 spaces is sufficient parking for employees, visitors and guests.  A traffic memo was prepared for this project and is included in this submission. The traffic analysis concluded that there will be less than 12 AM peak hour trips and 15 PM peak hour trips. The conclusion was that with the development of the project, the future level of service would be acceptable. City Plan Principles and Policies The City Plan Principles and Policies achieved by this development are as follows: Economic Health EH 1.1 – Support Job Creation: The proposed Windsong at Rock Creek Memory Care Facility will provide 35 skilled jobs to the community. These jobs support the economic health of the community. EH 3.1 – Support Programs Emphasizing Local Business: Facilities for the ageing population is a needed asset to the City of Fort Collins. Providing specialized facilities like the Windsong at Rock Creek project allow residents and their families to stay in Fort Collins rather than look for services outside of the community. Environmental Health ENV 8.3 ‐ Employ a Citywide Approach & ENV 8.6 – Prevent Pollution: Providing the unique services offered by the Windsong at Rock Creek project has the potential to reduce emissions by keeping residents or their family members from traveling outside the city to get the services they need for their family members. ENV 19.2 – Pursue Low Impact Development: This project will meet the City’s Low Impact Development (LID) requirements to minimize the impact of the development on urban watersheds. ENV 20.2 – Follow Design Criteria for Stormwater Facilities: The Windsong at Rock Creek project utilizes Best Management Practices (BMPs). The site specific BMPs proposed include permeable interlocking concrete pavers, grass swales, and an extended detention basin for water quality treatment. ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 f 503 399 0565 w lenityarchitecture.com ARCHITECTURE & PLANNING Community and Neighborhood Livability LIV 5.4 – Contribute to Public Amenities: The site development for this project includes public facilities adjacent the site including ADA accessible pedestrian amenities along Ziegler Road and Rock Creek Drive, landscaped tree lined streetscapes, and site amenities adjacent to the Public Right‐of‐Way. LIV 6.2 – Seek Compatibility with Neighborhoods & LIV 6.3 – Encourage Introduction of Neighborhood‐Related, Non‐Residential Development: This project is compatible with the surrounding area in use and intensity based upon the existing business, commercial use and residences in close proximity to the site. The building design is compatible with both commercial and residential developments. LIV 7.1 – Encourage Variety in Housing Types and Locations & LIV 7.5 – Address Special Needs Housing & Policy & LIV 7.6 – Basic Access: Windsong at Rock Creek is a unique housing opportunity for a very specific population. This facility will add housing options to the community and provides for those with special memory care needs. The facility will be ADA accessible and will provide a functional living opportunity for those with a variety of mobility concerns. LIV 10.1 – Design Safe, Functional, and Visually Appealing Streets & LIV 10.2 – Incorporate Street Trees LIV 10.5 – Retrofit Existing Streetscapes: Ziegler Road will be enhanced with the addition of street trees, landscaped berms, and by strategically placing pedestrian entry points near building entrances. Rock Creek Drive will be provided with a landscaped parkway and street trees. The proposed landscape design will greatly improve the visual quality and character of the existing streetscape as viewed from the surrounding neighborhoods, pedestrian ways, and vehicles passing by. LIV 12.1 – Design for Crime Prevention and Security & LIV 12.2 – Utilize Security Lighting and Landscaping: The landscape and lighting for the project is designed with security in mind. The lighting layout provides visibility in areas with additional security needs like parking areas and on walkways. The landscape plan is designed to avoid hidden area and to promote visibility. LIV 14.1 – Encourage Unique Landscape Features & LIV 14.2 – Promote Functional Landscape & LIV 14.3 – Design Low Maintenance Landscapes: The landscape design is centered on providing a reasonably maintainable, safe and natural living environment for residents of the memory care facility. More than half the planting areas consist of low and very low water use. Lawns have been confined to areas of high visual impact. Landscaping has been designed to be very functional, especially in areas where stormwater management is ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 f 503 399 0565 w lenityarchitecture.com ARCHITECTURE & PLANNING implemented. Landscape berms undulate along the western boundary to provide visual and audible buffering from the arterial road. LIV 15.2 – Seek Compatibility with Surrounding Development: This project is compatible with the surrounding area in use and intensity based upon the existing business, commercial use and residences in close proximity to the site. The building design is compatible with both commercial and residential developments. LIV 30.1 – Provide a Balanced Circulation System & LIV 30.3 – Improve Pedestrian and Bicycle Access & LIV 30.4 – Reduce Visual Impacts of Parking: Windsong at Rock Creek includes public pedestrian improvements, improved access to surrounding developments and buffers parking areas from Public Rights‐of‐Way. Bicycle parking is provided at both entrances, which are connected by private onsite sidewalks to the public sidewalks. LIV 31.2 – Site Layout and Building Orientation & LIV 31.4 – Design for Pedestrian Activity & The primary entrance of the WIndsong at Rock Creek building is oriented toward pedestrian areas and has an enhanced pedestrian connection to both Rock Creek Drive and Ziegler Road. LIV 38.3 –Land Use Transitions This project is right at the edge of the employment district. It is a perfect transition from the high school and nearby residential properties to the future commercial developments intended for the parcels north and east of the site. Safety and Wellness SW 1.5 ‐ Maintain Public Safety through Design: The Windsong at Rock Creek project is designed with security in mind. The lighting layout provides visibility in areas with additional security needs like parking areas and on walkways. The landscape plan is designed to avoid hidden area and to promote visibility across the site. Transportation T 3.1 – Pedestrian Mobility & T 3.2 – Bicycle Facilities & T 12.1 – Connections T 12.4 – ADA Compliance: Windsong at Rock Creek includes ADA compliant public pedestrian improvements and private improvements to increase access to surrounding existing and future developments. Bicycle parking is provided at both entrances, which are connected by private onsite sidewalks to the public sidewalks to encourage bicycle usage.