Agenda Date: 05/08/18
Subject:
Title
Preliminary Project Plan process for “Littleton Retirement Residences” Parcel H, Tract 1, Littleton Village, Littleton CO
Body
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Presented By: |
Jocelyn Mills, Community Development Director |
REQUESTED ACTION:
The Preliminary Project Plan process (P4) provides the opportunity for council to give informal and non-binding input and feedback on a development concept during a study session. Staff will provide a general overview of P4s to council, and applicants are allowed to be in the audience, but do not present their concept to council.
Hawthorne Retirement Group has submitted this P4 for a development concept entitled “Littleton Retirement Residences,” which would be located on Parcel H, Tract 1, in Littleton Village.
BACKGROUND:
The applicant and property owner had pre-application meetings with city staff on July 27 and September 25, 2017. From these meetings, the applicant selected to submit a P4 on their development concept, to obtain informal input from the planning commission and city council. This P4 was presented at the April 23, 2018 Planning Commission study session.
P4 CONCEPT:
The Littleton Retirement Residences P4 is a residential use concept for Parcel H, Tract 1 of Littleton Village PD. There was an amendment to the Littleton Village PD in August, 2013, entitled Littleton Village PD, Major Amendment 1 (“PD plan”). This concept would be subject to the development regulations set forth in the PD plan.
Hawthorne Retirement Group’s concept is for a 142 suite, four-story elderly congregate care housing facility on the site. As stated in the proposed development narrative, page 1:
The Hawthorne Senior Living concept is designed for aging residents who are still ambulatory but desire the unique services provided at our facility. Our typical resident is a single woman in her late 70’s or 80’s who lives within 10 miles of the site. Approximately 10% of suites will be rented by couples resulting in a total building population of approximately 156.
Services for residents include three prepared meals per day, housekeeping, linen service, private van transportation, and various social and physical activities. Medical or nursing care is not provided. The Management Team lives on the premise and is available to residents 24 hours a day. Residents pay a monthly rent which covers their private suite, all meals, all services and utilities, and no “buy-in” fee is required.
Fewer than 20% of the residents will be driving their own cars. Most of our residents prefer not to drive, we provide private van transportation for their use. Van service is included in the monthly rent and [is] available 24/7 and offers residents independence and mobility while providing families peace of mind.
EXISTING PD PLAN REGULATIONS FOR PARCEL H:
The PD plan identifies Parcel H as located in the mixed use category (category 2), and describes Parcel H as:
Defined by the close proximity to Village Park Drive, the Village Plaza and Central Park, Parcel H shall include locations for a mix of uses that cater to the needs of those who use Village Park Drive and the Village Plaza. Buildings located within Parcel H shall have strong links to Central Park via Village Park Drive and pedestrian walkways. These uses include residential, medical/dental office, entertainment, employment-generating uses and convenience and specialty commercial uses.
The following table outlines the existing PD Plan requirements for Parcel H:
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Residential Uses allowed |
Nursing Home/Congregate Care is an allowed use. Definition per zoning code: Nursing Home/Congregate Care - A residential facility for more than 8 elderly and/or handicapped persons within which are provided living and sleeping facilities, shared food preparation service and major dining areas and common recreation, social and service facilities for the exclusive use of all residents. Such facilities may include full or part time domestic or medical assistance for the residents. |
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Maximum Density |
• Nursing home/Congregate Care maximum of 50 units • Parcel H has a maximum residential density of 46 units/acre • Tract 1 (Parcels A-J) has a maximum of 600 residential units total • The entire PD has a maximum of 900 residential units allowed |
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Maximum Height |
55 feet |
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Open Space Required |
20% |
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Minimum Setbacks |
• 0 ft front; 0 ft side; 0 ft rear. • Any street-side facing setback from the right-of-way of 5 feet |
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Parking Required |
Must adhere to the city’s parking requirements in Zoning Code, Section 10-4-9 4.(c): Elderly Housing (Self or Limited care): ½ space/buffet [studio] unit; 2/3 space per one bedroom unit; and, 1 space per two or more bedroom unit. |
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Parcel H development standards (paraphrased) |
• 75 percent of the horizontal distance of the net parcel boundary edge fronting Village Park Drive shall be used for building façade within established setbacks • Design and orientation of buildings within Parcel H along Village Park Drive shall be pedestrian oriented and special streetscape shall be considered. Full story blank wall facades are discouraged along streets. • Any surface [parking] lot along Village Park Drive should include a screening wall and landscaping buffer. • Buildings located at the intersection of Village Park Drive and the north/south street west of Parcel H should consider a higher level of architecture and design. |
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Littleton Village Design Guidelines |
Must adhere to the PD plan’s design guidelines |
The concept is considered congregate care since it meets the zoning code definition of Nursing Home/Congregate Care. The concept appears to show a maximum building height of 55 feet, appears to show parking to meet the city’s parking requirements for elderly housing, and appears to show open space to meet the required 20 percent. All landscaping would need to be located on-site in order to be considered as part of any proposed development; off-site landscaping would be considered outside of the minimum required. Any future development application for Parcel H would also be required to meet the street-facing side setback of 5 feet, the specific development standards for Parcel H, as well as meet the architectural and design guidelines of the Littleton Village Design Guidelines.
The Littleton Retirement Residences P4 concept, as shown, would need to amend the existing PD plan for the following items:
• Increase in density from 46 dwelling units/acre to 47 dwelling units/acre of congregate care housing, which would allow a total of 142 units.
• Increase the maximum number of congregate care units allowed from 50 up to 142.
• Increase the maximum number of residential units in Tract 1 allowed from 600 up to 624. Currently there are 482 units are accounted for in Tract 1.
• Increase the maximum number of residential units in the entire PD from 900 up to 905. Currently there are 763 units accounted for in the entire PD.
ATTACHMENTS FOR REVIEW:
The following P4 items for Littleton Retirement Residences are attached to this staff communication:
• P4 application and associated documents (attachments 1-9)
ATTACHMENTS FOR REFERENCE:
The following items from the existing Littleton Village PD plan are attached to this staff communication:
• Littleton Village PD plan 2013 (approved Littleton Village Planned Development, Major Amendment 1)
• Littleton Village Design Guidelines
The following city documents are attached to this staff communication:
• Citywide Plan
• Zoning Code Section for P4