HomeMy WebLinkAboutBRITTANY KNOLLS PUD SECOND TRACT A RESPITE CARE CENTER - Filed GC-GENERAL CORRESPONDENCE - 2003-11-06RESPITE CARE
STATEMENT OF PLANNING OBJECTIVES
March 31, 2003
Respite Care is a 24-hour care facility for children who have developmental disabilities.
Child care is provided for families of all socio-economic backgrounds regardless of
handicapping condition. This new facility will enable Respite Care to increase capacity
and provide service to more families in the community. Licensing will allow for 30
children at any one time with a maximum of six children overnight.
The development will consist of a single building which includes day-care activity areas
with administrative offices, overnight sleeping areas, an enclosed gym area and a garage.
Also included on site are a fenced playground and a picnic patio area. Parking is provided
in accordance with city standards based on a maximum employee count of 18. The
majority of the building will be single story with a walk -out basement under only the
sleeping area.
The site plan proposal has been prepared in accordance with Fort Collins City Plan
Principles and Policies. The site design and architectural elevations compliment the
adjacent neighborhood uses while blending with the natural environment. Large areas of
open space are preserved including, but not limited to, existing wetlands and drainage
areas. Landscaping is designed to compliment the architecture and the neighborhood as a
whole, while being sensitive to the native environment.
Ownership of the parcel will be transferred from Brittany Knolls North, Inc. to Respite
Care prior to completion of the project. Maintenance of all areas within the property
boundaries, including the rights -of -way, will be by Respite Care.
Two modifications to the Fort Collins Land Use Code are requested as a part of this
submittal. First, the driveway will run parallel to Lemay between the building and the
street. Second, pedestrian access to the building will cross the driveway to reach the
building. Both of these modifications are necessary in order to accommodate vehicular
access to the building entry. Due to the physical limitations of some of the children, the
pick up and drop off point for school busses and for families needs to be at the building
entry near a covered canopy.
Construction of the project will commence immediately upon approval of this submittal
and receipt of a building permit, expected to be about August 1, 2003. Construction
duration will be approximately 6 months, allowing occupancy about February 1, 2004.
Regarding the practical difficulties imposed by physical conditions, the site in question
totals 89,254 square feet of which 41,720 square feet are within a natural resources buffer
zone. The building and drive aisles have been sited to avoid encroachment into that zone
in accordance with city Land Use Policy NOL-1.2. The use of the building requires that it
be entirely handicap accessible, which precludes a two-story solution and requires drive -
up access to the building entry.
In addition, the development area was originally approved with two points of entry of
which the northern point has been converted to fire access only at the City's request. The
remaining southern access point is at the narrowest end of the site which makes parking
at that end unfeasible. Parking is provided on the plan at two spaces per three employees
as required by Land Use Code Section 3.2.2 (K)(1). School busses require access to the
building, as do private vehicles used for drop off and pick up of disabled children. These
constraints make it necessary for the drive aisle to run between the building and the
street.
The proposed facility addresses an important community need described in the
Comprehensive Plan Section HSG-1.5 Special Needs Housing. The section states, "the
housing needs of all special populations within the community shall be met." Respite
Care is the only facility in the city which provides housing specifically for
developmentally disabled children. This new facility will enable Respite to double their
current capacity which is now stretched beyond its limits.
Respite Care respectfully requests the applicable modifications be granted so that this
project may move forward in a timely manner. Please contact Darrin Jensen at The
Neenan Company, 970-416-3531, with any questions.
Commr.:tity Planning and Environmental services
Current Planning
City of Fort Collins
PROJECT:
DATE:
APPLICANTS:
CONSULTANT:
Respite Care Center
May 19, 2003
Respite Care, Inc.
c/o Sherry Pelton
The Neenan Company
c/o Darrin Jensen
CITY PLANNER: Steve Olt
")
The developers are proposing a respite care center for children with
developmental and/or physical disabilities. Licensing for the facility will allow
for 30 children at any one time, with a maximum of 6 children overnight. There
will be a maximum of 18 employees. The total square footage of floor area will
be 10,584 square feet in a one-story building with a walkout basement. The
property is Tract A of Brittany Knolls, 2nd Filing and is located on the west side
of South Lemav Avenue between Fossil Creek Parkway and Brittany Street. A
single point of access to the site will be from South Lemay Avenue. The
property is in the RL - Low Density Residential Zoning District.
................. QUESTIONS, CONCERNS, COMMENTS, RESPONSES .................
1. Question: What course of study does your staff have?
Answer: The people working here will have education and experience
in human development. Most of our employees and interns
are Colorado State University students. They commit to 3
months at a time, generally about 2 hours at a time.
2. Question: What kind of fencing will be around the playground area?
Answer: The fence material will be wrought iron and it will be 6' high.
7
281 North College AN-enue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 22-6750 • FAX (970) 416-2020
3. Comment: When it rains the water will come all the way up to the road.
Response: TST, being the engineers on this project, has been involved
with Brittany Knolls from the beginning. This development
proposal is part of Tract A of the Brittany Knolls, 2nd Filing.
The drainage has been looked at and this site is being
designed to be out of the 100-year floodplain. The drainage is
also being addressed with the South Lemay Avenue
improvements in this area.
4. Comment: This whole area will be flooded at times. This project sort of
spooks me.
Response: The drainage will be channelized and directed around the
building and playground area.
5. Comment: There are many people in the surrounding developments
that did not receive a letter notifying them of this meeting.
Response: The applicant was asked by City staff to meet at least the
minimum notification area requirement of 500' from the
property in all directions, based on Section 2.2.6(D)
Supplemental Notice Requirements of the Land Use Code.
A letter notifying all Affected Property Owners within the
aforementioned distance of the development proposal was
sent out by the Current Planning Department on May 5,
2003.
6. Comment: I am concerned about the wildlife (deer, coyotes, foxes, etc.)
in the area that move through the existing natural
drainageway below my house. I have invested a lot of money
in my house and am concerned about losing what I bought
property her for. We were told that this property would
always be open space.
Response: I (City Natural Resources Department representative) don't
doubt that wildlife is coming and moving through here. This
area ties into a natural, wildlife system that goes for quite a
distance in both directions (west and east). We find that a
50' buffer in an area like this is sufficient to sustain wildlife.
This project will maintain much more than a 50' buffer to
the wildlife movement corridor.
E
Also, the City cannot be responsible for what you were told,
possibly by a developer or real estate person, about the
status of development potential on adjacent land. This
property has always been zoned as a developable piece of
land, subject to the permitted uses and requirements set
forth in the City's Zoning or Land Use Code.
7. Question: When did the proposal on the site change from 2 single
family residential lots to a commercial development?
Answer: The land was donated to Respite Care, Inc. by the property
owner and at that time the nature of the proposed land use
changed. Also, the property owner did not pursue the 2
residential lots because of the difficulty and expense of
developing the property in that way.
8. Question: How has your relationship with the neighbors been in your
present location and facility?
Answer: They have been good over the 20 years we've been there. We
have extremely good supervision of the children that we work
with.
9. Question: How is your trash covered?
Answer: The trash receptacle is covered and contained in an
enclosure that is compatible with the building.
10. Question: What size trees are to be planted?
Answer: The evergreen trees will be a minimum of 6' in height, the
deciduous shade trees will be a minimum of 2" caliper
(diameter of trunk), and the deciduous ornamental trees will
be a minimum of 1-1 / 2" caliper.
11. Question: Is it correct that most of the activity on the site will face
South Lemay Avenue versus the homes to the north?
Answer: Yes, that is correct.
3
12. Question: What is the maximum number of children that will be
allowed at any one time?
Answer: We will be licensed through the State for a maximum of 30
children.
13. Question: Is there a lot of alarms going off or ambulances coming to
this facility?
Answer: We do not have a judicial problem, alarms are not a factor,
and we have had only one ambulance response to our center
in 20 years.
14. Comment: You have a building that will be about 6 times as big as the
standard house in the area.
Response: We have broken down the building into several pods, or
components, with varying roof heights and lines. This will
break up the appearance to look more like a cluster of
buildings than one larger building.
15. Question: What if this property sells? What could this facility be
changed to?
Answer: It could change to only uses permitted in the RL - Low
Density Residential Zoning District.
16. Comment: This site design and landscaping is very nice, but we would
like to see more plant materials that will enclose this site
visually from the adjacent homes. We reside above this
property in Huntington Hills and would rather not look down
into a playground.
Response: We may be able to increase the amount and size of the
vegetation, depending on the donations we receive.
17. Comment: This sounds like the project is a done deal and is definitely
going in. Just make it the best you can.
E
18. Question: Is there a time frame that the landscaping has to be put in?
Answer: The landscaping has to be either installed or secured with a
bond or money in escrow prior to issuance of a certificate of
occupancy for the building. The timing for landscaping on
any project is somewhat seasonally controlled.
19. Question: How many feet are you raising the site?
Answer: We cannot raise the site or the building very much because
of our handicapped accessibility requirements.
20. Question: How tall is the building?
Answer: The building will be a maximum of 25' high.
21. Comment: This site quite often looks like a lake.
Response: We have the storm drainage for this project taken care of
with our development plans.
22. Question: You have the site drainage taken care of. How do you handle
the off -site drainage?
Answer: We are dealing with the off -site drainage on our development
plans, as well.
23. Question: I live Huntington Hills, directly north of this proposed
facility. How much space is there going to be between my
rear lot line fence and your landscaping?
Answer: There will be about 3' to the first trees and 5' to the edge of
the driveway/parking area.
61
Community Planning and Environmenta. services
Current Planning
City of Fort Collins
May 2, 2003
Dear Resident:
On Monday, May 19, 2003, from 7:00 p.m. to approximately 9:00 p.m. at the Heart of the Rockies
Church*, 6501 Brittany Street, the City of Fort Collins Planning Department will conduct a
neighborhood information meeting to discuss a development proposal in your neighborhood.
The applicants are proposing a Respite Care Center br children who have developmental
disabilities. Licensing for the facility will allow for 30 children at any one time, with a maximum of
6 children overnight. There will be a maximum of 18 employees. The total square footage of floor
area will be 10,584 square feet in a one-story building with a walkout basement. The property is
Tracf A of Brittany Knolls, 2nd Filing and is located on the vest side of South Lemay Avenue
between Fossil Creek Parkway and Brittany Street. A single point of access to the site WII be
from South Lemay Avenue. The property is in the RL — Low Density Residential Zoning District.
The purpose of this meeting on May 19th is to give all participants the opportunity to ask questions
of the applicant and express their concerns in an informal setting. This is an information sharing
meeting only and no official City decision will result from this meeting. A 'formal'
development review request was submitted to the City on March 31, 2003, and has completed
one round of review by City staff. This development request must comply with the
requirements and standards as set forth in the City's Land Use Code. Representatives for the
applicant will be present to discuss their proposal. City representatives will be present to respond
to questions about the proposed development, City policies and regulations, and to record
questions, comments, and concerns a)pressed at the meeting.
The list of affected property owners for this public information meeting is derived from official
records of the Larimer County Assessor. Because of the lag time between home occupancy and
record keeping, or because of rental situations, a few affected property owners may have been
missed. Please feel free to notify your neighbor of this pending meeting so all neighbors may have
the opportunity to attend. If you are unable to attend this meeting, written comments are welcome.
If you have any questions regarding this matter, please call myoffice at 221-6341.
Sincerely,
Steve Olt,
City Planner
*The City of Fort Collins will make reasonable accommodations for access to City services,
programs, and activities and will make special communication arrangements for persons
with disabilities. Please call 221-6750 forassistance.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
X
NEIGHBORHOOD INFORMATION MEETING
Meetincy
for
Date:��D3
Attendees: Please sign this sheet. The information will be used to
update the project mailing list and confirm attendance at neighborhood
meetings. contact the Planning Department (221-6750) if you wish to
receive minutes of this meeting.
Did You Receive
Written NotificationAddress?
of this meeting?
Correct
Name Address Zip
Yes
No
Yes
No
O
il`
Jami S Ltz, 1013 Fa55il
A 44. /C Fa S�
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1'1,"sL \C)31 foSSlL IGn f W t0152
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Mr. Champney A. McNair, Jr.
City Engineer
City of Fort Collins Engineering
P.O. Box 580
Fort Collins, CO 80522
Re: Respite Center Sight Distance Variance
Project No.: 0739-100
Dear Cam:
August 15, 2003
This letter is regarding a variance request to Figure 7-16 of the Larimer County Urban Area
Street Standards (LCUASS) for the Utility Plan approval for the Respite Care Center.
Figure 7-16 provides the criteria for sight distance at street intersections. We originally were
asked to provide documentation that the "driveway" entrance into the site would meet the
required site distance. At that time we consulted the Fourth Edition of A Policy on Geometric
Design of Highways and Streets "AASHTO" and also the Colorado State Highway Access Code,
dated August 31, 1998. 1 have included the Figures/Tables from those respective manuals for
your review. AASHTO specifies for a 50 MPH design a sight distance of 425 feet and CDOT
specifies a range of 475 down to 400 feet. Figure 7-16 specifies 1,030 feet. I was unable to
obtain from the reviewing person how the 1,030 feet was obtained other then what is shown on
the Figure which references the ASSHTO manual.
The intersection in question and which we are requesting a variance for is located on the west
side of Lemay Ave. just north of Trilby Road. The driveway intersection provides only a right in
right out movement, as there is a concrete median in Lemay at this location.
Your city crews installed this driveway, as part of the South Lemay Ave. improvement project. I
have contacted Quentin Egan, your Construction Inspector on this project, and he informed me
that Eric Bradkee and the Transportation Department approved the design for this driveway
location.
We appreciate the review and approval of this variance. If you have any questions or concerns
regarding this matter, please feel free to contact our office.
Respectfully,
TST, Inc. Consulting Engineers
Richard A. Dvorak Steve F. Humann, P.E.
RAD/amb
Enclosures
TST, INC.
Consulting Engineers
748 Whalers Wa% - Building 1)
Fort Collin" ('U 811525
(970)226-0557
Nh9rn 13113) 595-9103
Fa, (97() 226-0204
Email info(I tolinc.com
NNH'.tstlncxonl
A�
AASHTO-Geometric Design of Highways and Streets
Time gap (s) at
design speed of
Design vehicle major road t
Passengercar 6.5
Single -unit truck 8.5
Combination truck 10.5
Note: Time gaps are for a stopped vehicle to turn right
onto or cross a two-lane highway with no median
and grades 3 percent or less. The table values
require adjustment as follows:
For multilane highways:
For crossing a major road with more than two
lanes, add 0.5 seconds for passenger cars and
0.7 seconds for trucks for each additional lane to
be crossed and for narrow medians that cannot
store the design vehicle.
For minor road approach grades:
If the approach grade is an upgrade that exceeds
3 percent, add 0.1 seconds for each percent
grade.
Exhibit 9-57. Time Gap for Case B2-Right Turn from
Stop and Case B3-Crossing Maneuver
Metric
US Customary
Intersection
sight
Intersection sight
Stopping
distance
for
Stopping
distance for
Design
sight
passenger
cars
Design
sight
passengercars
speed
distance
Calculated
Design
speed
distance
Calculated
Design
km/h
m
m
m
(mph)
ft
ft
ft
20
20
36.1
40
15
80
143.3
145
30
35
54.2
55
20
115
191.1
195
40
50
72.3
75
25
155
238.9
240
50
65
90.4
95
30
200
286.7
290
60
85
108.4
110
35
250
334.4
335
70
105
126.5
130
40
305
382.2
385
80
130
144.6
145
45
360
430.0
430
90
160
162.6
165
50
425
477.8
480
100
185
180.7
185
55
495
525.5
530
110
220
198.8
200
60
570
573.3
575
120
250
216.8
220
65
645
621.1
625
130
285
234.9
235
70
730
668.9
670
75
820
716.6
720
80
910
764.4
765
Note: Intersection sight distance shown is for a stopped passenger car to turn right onto or cross a
two-lane highway with no median and grades 3 percent or less. For other conditions, the time
gap must be adjusted and required sight distance recalculated.
Exhibit 9-58. Design Intersection Sight Distance -Case 112-Right Turn from Stop and
Case 153-Crossing Maneuver
,
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4.3 Sight Distance
(1) Permits shall not be issued that include any design element or allow any turning movements where
the sight distance is not adequate to allow the safe movement of a motorist using or passing the access.
The permittee shall maintain adequate, unobstructed sight distance in both directions from the access. This
sight distance shall be the distance necessary according to the posted speed of the highway using the
tables below. Any potentially obstructing objects such as but not limited to advertising signs, structures,
trees, and bushes, shall be designed, placed and maintained at a height not to interfere with the sight
distance needed by any vehicle using the access. Reconstruction of the horizontal and vertical curvature
along the roadway and side slopes adjacent to the roadway may be necessary to increase sight distances
to meet the requirements of tables 4-1 and 4-2.
(2) Sight Distance Along Highway.
(a) Table 4-1 shall be used to determine the required horizontal and vertical sight distance necessary
as measured from the vehicle traveling on the highway to the access. The design sight distance figures
shall be used unless a design waiver is issued in accordance with section 4,12. However, in no case shall
the sight distance used be less than the minimum sight distance set forth in table 4-1 and adjusted for
grade as required by table 4-4.
Table 4 -1 Sight Distance Along Highway
Posted speed in MPH
25
30
45
50
55
60
65
70
Design sight distance (in feet)
150
200
422251M
400
475,
550
650
25
850
Minimum sight distance in feet
150
200
325
400'
450
525
550
25
(b) For calculating table 4 - 1, sight distance at the proposed access location, a height of 3.5 feet shall
be used for the driver's eyes of a vehicle on the highway approaching the access location. The driver's eyes
shall be assumed to be at the centerline of the inside lane (inside with respect to the curve) for
measurement purposes. A height of 4.25 feet shall be used for a vehicle assumed to be on the centerline
of the access five feet back from the edge of the roadway.
(c) The lengths shown in table 4-1 shall be adjusted for any grade of three percent or greater using
the figures set forth in table 4 - 4. Grade is the ratio of the change in elevation to the length of slope.
Multiply the length required in table 4-1 by the appropriate factor in table 4-4.
(3) Entering Sight Distance
(a) In addition to the sight distance necessary in accordance with section 4-3(2), it is also necessary
to provide the entering vehicle adequate sight distance in order to enter or cross the highway. Table 4-2
shall be used to establish the minimum sight distance necessary for the entering vehicle. These lengths
shall be adjusted for any grade of three percent or greater using table 4-4. The vehicle used to determine
the entering sight distance necessary shall be selected from table 4-3.
State Highway Access Code, August 31, 1998
Page 48 of 62
(b) For calculating table 4-2 sight distance, a height of 3.5 feet shall be used for the driver's eyes at
the access location and a height of 4.25 feet for the oncoming vehicle. The entering driver's eyes shall be
assumed to be 10 feet back from the edge of the roadway.
(c) If there is no median or if the median is too narrow to safely store a left turning or crossing vehicle,
a 20 foot minimum is necessary for passenger cars, both directions shall be considered from the access
location. If the median can safely store the turning or crossing vehicle, then the sight distance shall be
calculated assuming a two stop condition. The vehicle shall be assumed to stop once at the outside edge
of the outside lane and again within the median. Each one-way roadway direction shall be considered
separately.
Table 4 - 2: Entering Sight Distance (in feet)
FVehicle expected to enter or Posted Speed of Roadway in MPH
s highway as determined
from table 4-3 25 30 35 40 45 50 55 60 65 70
Two Lane Roadway
Passenger Cars, Pickup Trucks 250 300 350 400 450 500 E715
0 600 650 700
Single Unit Trucks Over
10,000 Ito GVW 325 390 455 520 585 650 780 845 910
Multi -Unit Trucks 425 510 595 680 765 850 935 1020 1105 1190
Four Lane Roadway
Passenger Cars, Pickup Trucks 300 360 420 480 540 600 660 720 780 840
Single Unit Trucks Over 10,000 lb GVW 375 450 525 600 675 750 825 900 975 1050
Multi -Unit Trucks 1 500 600 700 800 900 1000 1100 1200 1300 1400
Six Lane Roadway
Passenger Cars, Pickup
Trucks 325 390 455 520 585 650 715 780 845 910
Single Unit Trucks Over
10,000 lb GVW 425 510 595 680 765 850 935 1020 1105 1190
Multi -Unit Trucks 525 630 735 840 945 1050 1155 1260 1365 1470
State Highway Access Code, August 31, 1998
Page 49 of 62
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B F, 1, L \ I ' I ;, CO 80512
91)1213122
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RESPITE CARE
LANDSCAPE PE Ptoil) P^A. SAL
fire fnlloveing Ian_i.cape t'>rnpr!=al vItus crcaicd acwrding to ille IT l oLms t nt. C'odc.
l ialc wnend 1 wx a kwillem Vfah(l ll.1 DA is & a 3.2 Site {'tart ang al[d Desi 'n. �r ail C
adhcren t,i Seri ,..ipc cant u.,!s tisih ^art: a li n h-,ca landscape that its, casilst
1 i.Ilnt;lll t_.; iidil i'I nil wdj _1Letl_ Chi. �.'(: i��v �.; aY"i sjInljti7l �lT }1tiiS uvli.: ,. t71
Ind thLI 1161. ':Al Ioo'µla ;In Ls ct SIi y d CnIl.an' :. die
Peilidcmi'd lttlllCX1.
V; IdIgrlrn lht: II'IJ "balk G1''ttugh' e.A dI „I_lli,S W corpt I. wiin and
then 71 c :,Cie n p ;n'Ittt i 'Icac f 'doA' in imon n'l dlu(IS.
pclst-
!uhlishnlent_
The Site
I 1111 & m, the "em An of smah I ;'' lKsphe ( orC in SALMI t1 hemcan rho 1'ldnam
Kim ON and I hyrinym"Ii i Wd" tl;e a tl I'!o ' l;nc Is Li
.,�.. t'-c'.T-r t.. d;r)C !)I, i=1 ou _1 h; Al'2I. it_i IT ,'
Inkier �, I�,r_tri�>I1 Ioondhlar: and htm 8 en% clopun 1 [it north lltc Tent i e muicsm
alnL l) ,I oOde pi %:ico Was the Wih ail the Now. jJ 1 tiny it gm die rnWhvJ
.� TC911 R_ 11 , U-tcr l l U ing I N= PhU'. '.as proll `r 1 'le iro t
Landscape 11 alk-Thratn"'ll
Rr Spite I .L: iw jingachat heading soon o❑ 1 A!, . 1 int I, ilTe of ih"' 'ad';vjlk and
OQ the parkina In 1.010 'S ✓ he br doticd rlati �I_nlln t:r, thy'
Incdltln V,0N he UI Ill) ncr'tc "lihon[ 1 I,1j"'.': \till
-21 tht2loon Im do , I h1UC'_.laint it 1,1_Cate I... �Identl l .._pect.atl? Mimi l-,
�"C t1�7n i iv
rnrfilc GKIi Ova It I,� a.,w ct' Flom t?]'. trilimL .Ournecicstins to t. Vchms 111x3
cars at filirre❑ [o Ibrtp milts per hour.
i iw parks truci mcs are panned aeerAKU u, ,\rtiele 2(E.)1- jia) and 3._i4)i6)
which r .,Lurch I to: per 25 to 40 tin al Ixt of public sir eet. ! his om. c^,rtl'& 1.2' K IM
'Still tS Il Lvlthi n t rl lect "t the aminu sewer I lC. Thempiru. a hiowr doom Of talle('
9hluh5 t 'ri aanCU on Cho puhl c ii!rccl Wliltn the _wer'_-dscin Cant. ill plate a0
ure5, IN, Prime n'cet start west r.c the sldre a(k and ant oi the i,"alklr,,l 101 drive VA III
r.e Uu yvier. _n Virvilm tnd lalki SIVI s: aV,011 as mid-vtor to I trrotnidcover
u eaLnaent. - -
Fir:;• ir-ock acccss ut the qordi cast pet,ltietet- is I.Inicrgene limited acet�ss and will he
near La d 1s uch.'�i dw, po a, the puniic ...._, talc is d )iglledl to ca crate a nowhie
aaUhl larK" !at IA_apt: ;>12mt' i.n_ the IDnroach OF die ?ZMr.le C iaCP PrOperlL #s thin Is
diCtriu signoyc K PIMUwd 01 he nuh1c: a "I amb-, 1,11"! ." an h'-, irsCd a.
IY�Iw r a v ir q,w wco i n�-, fhL'21 11 er : "__rind ,f 1 lcr ti "'C' If , I It,- ! thibij lru 11 and Id riot
(d f%il d I Iov,, !-, l In; do wr Awnly; wulv I low the Vnwl I li�h. o all oFlhe �Lna:Cc-:, nnt!
lollo\" the d! in",
\t-J,Je 1,20)(6) ry"As at laist "701. of the' knudi of4ti'et hunt w of the parking lot"
n) 'achJ %e lctluircd ofloeit� n lt:, ,Virana-scasollhl COI)Jiliol. otilLnnl 3 ovars A
corl 5t I u�"l drill (I l the NAOMI- wc area to he scl-oemt !." I he Jmce I -sCllpt: alolig vd!
t;. 1 :U —i , .h I f%ill� ; __, Rt 1-It t) r �,In;;o A L', ! :-'I a Ch thi5.
-,drili plapi locks" Tl he uwd to 1507 rumnuva Aplefdon wor IRL hk Pi the
otld-,capc 1 he f"t-OW inogn %,Hl rMat rosidewin! without across at; too
for n noii-lnioi-ii
�� scCi)ii,i lancntank" rl-,aihra� "Ol alarls ',a, if ( dr-dhaw-- dl�
L'dt,c i,Cthc sn, Done do "us to .t am! a Wh A "owl,. 0, n-r-W raw jylvdhw,
IS-, ells r- Per deciduoa�. wh,, ilsd t":!h,�cc(i In
:idhXlflil 1.) an'l dl� 1! lhk-
wyahn UJIr QW: K 2 mul-PIA, JoyinaRXI of whed incyin not 2whk olvAinl-,
p r - I - -11
nihilcil:- �tnd -'uletinv t(' ol� Rlmlll,�s elnldl�, -
liw, Is'ek a \\aafll all'i oot, ltlands,,ol),.', Rh-, to il`: ,, ill
%Wrl, tovwaid, lihs fan! and rattaii-Cment, of tile t it,, ( ndc tcwc, ta- shell it I(, tile
wlijAgs Mwornowbil design. VCh 10 WILI'Ll-, aim ll�lwm- and ad
daltallpl"�, \fi!) ttl Inad� to "lal-ei" onllijni,'.. ill_ o' if
and its :ollk.2�,!.
t Ipon turninr In thc R.,--spin: (atrc drive. 6�fll dilect ochiculat lwcu. s ill and
I ii If (l�il thl.parkilllot. Trivoic .Sri " Nci[i i�n I I I c the prisai,� h.( \,Jl I ia 0
\0! ajinotaic,-- e!M)loKCC sl�in dIt, I I,- i u, ,I all'i
pairtCd tin ill'-' dri%eva,. f,,, ill dirw plc kiwrk plwsl parktip I QuAcy)
p; Irk m_-, %Varh to-o)dc iLnttc .', it I he pr;)-, Bled In dl,' !-it ,�,_:.all il l)�I: � t octlwi I i It l-,
mlivid tile parkin' lot. a SItc�iolid bJ will plo" addiiJillilai Ill l-llillP-
marko"
The Parkinu tot island (also acting as peWuhan refuge) cojilairilie-1 the dmct pedcarlall
I
acce,,, Goin 1 (:\to\ as "ell as A- ha ansn ti ldivop ace In -�- 'ut ntralzc 1 he valkwa}
will have required sigilagu pavemew chan2cs and 112hing ") mow uticsin WX aeanm
the 'J. itu aljk:1 Jill, the jaeillt". A, per Arlieie-1.2(-'if fnit 1 1 Ile tile i"i;aId Snall
he I am I ,capcdl with the appropilaL0 CMHT5 1100,'l, WI!, And lki Lo)LI I I d CO', 2l-s. fhkf 'tilt
rro,. de Shade and cooling irf lhe ;uinrncr arld vi%ltlalk enhanc,,, and -often the hard- uape
ck:nicriL of the pedestrian rchtge in this parking Ra.
flu nni-th pnTery line will he landscaped as per City Code \rticic 3.'(4)(a.bt & '.'(Si.
- \ percent huftcl and --acening for headlight ImMon and d1bring iliv l)l
%whicular parkin" haclk,,alds.
i-,:R �k i1),. I rot K, Lions of,. branched J te IdLIOLIS Shrub, � Lr�z 011"ll"CLI I o c', crtntcit to
.IUfor rk kk", a; loak-I "In"! rteicrink& "0 hu plEntud El Col-InUnctioll t'Lith. dIc
'tint k"o )dell p en(l: s niect t!)c u ),, craov it, i I h in All -to V L,'ar,, ol'
pond 11
I )CCidirous cavlop�' shade tro,,-, -N-,iH shade the %yesiorn wymsury of the' parking Ki. arrd
Uddiliori'd NNA imr1cript-, kit the facilin", , PapidV,,ill Wider -plant
lhR- i1c,", i U to ill-, 1,0 z i4 .0, all m. ":1)oadko, "
iht, R; t'pro, Rio i lok' n''EklielianoL, "h'ickilic scaklL= fo lho pkv' --rourld. "Smooth
>t o I I it, I ; ti I id :' droll I I I � I oi -'ral J Ln ass, I h;l I i., t I-' n al I C"i " : ILl,'i I < I lid -'rec I I, Vhi it
!I '-'Irol, ki t_i A Sea= "WhIM VIOM1112 Pill Mill WWO it l"Aliv hvirmhd \ "i;E-'It
nuns Ili fi" !11 ill, !! v ll! picl'al - it hol she nt'�_as'kn" I$,": !1W nana:
I
kc. ;ijjjj,!.. !L,n,,r.capc to th, jIvAing lot skill aaAlp", U. Munduthm Tdamings x thv
)l;:� it) !Eros I-'ed , and dic I ot ! lho% ot rvwm " M he PONY own,-,
dW I ItQ a I Maj', NCLIKU PRE Mi"4' I` JQONE Paitt!
I tL I I n not I d'--, I plil I I'. t I! k I!' no o nid'i I �2 L'C!!; % t! Es:. -LE- o!, the
LI I ci I i to,,:; I i!
( mounnj ckw4mim arryincl tin, facility, vidirlm! phnitinut "Al narven ark! olioi Ihs
ArMattpe or Ole yaRyc whi Wlk,% nl\\ il�idL the
loccparcle,
11exond div picim, Imno. Numblawn phraings " ill mem K rounnikip "all ifthe park,
.Jnlj (riXt. \j",piOj`kFiLII--' !1d11\12S Inj LKA1121-E DAmm sprains Nne Won Samd for thm,
ro:'R'n -In,i i ri, o!l'- }}�; pecies i;a, t also
11ccil sci-'k:n:C! !"o- their TratlArdi COEIN , hLaitan itl the ,, cflarld'fioodplei lhcbonc. I ira'lcs are
'tr!Ccicd Zind spec tied to hiond in and oloniei: n;kIIjlt'jl.' ,
1 hi the mouth We MR &HAY , [ho mamm! raymove OnScIncill kll!'1kc or all"i
4Aootll shfUlls In ill',: 11"OdIdain. lWoncr. in the mmunq nWar MY&- and Audirly.
riparian sp,cc ion aces haze heen woun-nondA.
( ollollmn'-- %Lcst kdollL, the rtal of W Ablim. "here space along the emmm alh"w
rmti\ " accs and or dromt w4rant trecq cut pKirrIcL! LO screen AM! SlIdde fat huff, Of the
WilhIN
Me N) slove corlsomm. We chi ldmi-I's playground i,, tt,csa of the llrcilwy. For this rl.-a.,�ori,
lhoic :Irc a concentration of C%. c _==reel trey to rkuffl-n- tire plat, iround from M), ,l, inds and
V Cajljej FlIeSC e1 cr�-,rccns alti(l protect the N'tk a„pck't of the RAW.\
I he L!CLtTT'UCt1VU !)oti-MI[Ell 01'thC children -111 lau,b(La11111g (UtsidQ of the
pAwyan-IN 6 Once. I his &H conshm of v ariet% ol-'rapiJI,, l2roLkt�, flva,�sc9 and
pof"rmi'li ,, I hoc plane_: Lrdl ',-)V ti U. Mk-sl %,ill hir"e a v, inter alohnectity"
that IIt'hl- l( L-IALS mahmmuv w an armiml mriny-back in the J I lam. F %cmhanomo
i
hkl-ooln 'ecd It 'r I :i [I trII, voila ji P 't: , i I] I d tc: I m, I! V. i 1) 1 "'alk:r 1 the
will h_ 'c-dcd to lid ji the traw,ition to the matimal te,,)tirt--c I-loodpiew
Landscape Installation
;)� k' '�J;I'i.lrd '111'! pra'dc"'t 'tpet
ant iil�
X!J r I iwImzt w, i}rtolilw tr„`-, I oriii
of if L�ISI, I':AT11 L-la! lollC-- ot p!aimCd.
1"Intkcapc lrri'wior
lm, I!; --- 171—"
- '; oj - A I row
v vo a4whkomslit pamw :& duo, v am, WK rKrl YaRkaj 4AC "Acrin-
Al�el- dm,:' ;wrpQ law vowng hchAS: WH Wad Uruner
"olm )k'purIilj hitkiry RNalcr
"A'lint-natice, HrN9 Jlhrec Ysar'
'Intl trccanii "Jii h, !CC" 1 Ill :'(1 �t': I('
PKIltit", IA' Jffld i!t laoi�t , 3.;_c -o,'fornr it ;,"/ o, 1;liwc
AW a, _WAT 0 Wqw gmnclb: Nind ;11lm7'd 1,11QSWUPC'
im hoc 11Crcrniak and ornAmutwal cranes to 47j�t9! hcforc bticl-hl-eak- R&
nHilch nherc it her seqhni ordCAAW 10 Wq AM 11 My ,are to kcq, noVwphni
H<. 'Ild ao'<I� 11 oill trt:c trunk,'
HKv. ion rwittining autuirn KCLI%tf', out
pe&W Up riii!,-ttion cticic. Piocijc for
wllix lvdq. al"Ll> dild 1100dpilill.
) lkl Llt iT1Cn ;Ill:'.paIlmaL.
11 71-1
1;21tandirl �t 'Iol.conn
RESPITE CARE
REQUEST FOR MODIFICATIONS
May 7, 2003
Respite Care hereby requests modifications to the General Development Standards set
forth in Section 3 of the City's Land Use Code for the Brittany Knolls 2Id Filing Respite
Care Center PDP #21-83M. Modifications are specifically requested for Section 3.2.2 (J)
Parking Setbacks, Section 3.5.1 (13)(1) Orientation to a Connecting Walkway and Section
3.5.1 (13)(2) Orientation to Build -to Lines for Street -front Buildings.
Description of Land Use Code Requirements and Requested Modifications
Section 32.2 (J)
A 15 foot setback is required by this section for "any vehicular use area containing six (6)
or more parking spaces or one thousand eight hundred (1800) or more square feet". The
area in question contains a total of 12 parking spaces, in groupings of no more than 5 in a
row. The total paved area is approximately 13,500 square feet consisting mostly of drive
aisles for reasons described below.
Section 3.5.3 (13)(1)
This section requires the main entrance to "face and open directly onto a pedestrian
walkway with pedestrian frontage" While it is not feasible to have the main entry open
directly onto the Lemay sidewalk for reasons described below, the entry will face the
walkway and will be connected to it by a raised concrete path which crosses the drive
aisle.
Section 3.5.3 (B)(2)
Paragraph (B)(2) calls for "no vehicle use area between building faces and the street". As
shown on the plan, and for the reasons described below, the drive aisle will need to cross
between the street and the building. This section also requires "build -to" lines to be
established which alien with "previously established building -sidewalk relationships."
This lot is the only developable parcel between Fossil Creek Parkway and the wetlands to
the south which fronts on the west side of Lemay. Therefore, there are no established
building -sidewalk relationships to follow, nor will the siting of this building create a
precedent for future adjacent development.
Standards for Granting Modifications
These modifications are requested in accordance with Section 2.8.2 (H) of the Land Use
Code which sets forth standards for granting modifications. Specifically, the
modifications requested "would not be detrimental to the public good; and by reason of
exceptional physical conditions ... the strict application of the standard sought to be
modified would result in unusual and exceptional practical difficulties.... [and] such
difficulties ... are not caused by the act or omission of the applicant" (Paragraph 3) In
addition, the proposed project "would substantially address an important community need
specifically and expressly defined and described in the city's Comprehensive plan"
(Paragraph 2).