HomeMy WebLinkAboutMAINSTREET HEALTH & WELLNESS SUITES - PDP - PDP140018 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSAgenda Item 2
RECOMMENDATION:
Staff recommends approval of Mainstreet Health & Wellness Suites Project Development Plan,
PDP 140018.
ATTACHMENTS
1. Site Plan (PDF)
2. Landscape Plan (PDF)
3. Elevations (PDF)
4. Lighting Plan (PDF)
5. Plat(PDF)
6. Neighborhood Meeting Notes (PDF)
7. Summary of the TIS (PDF)
Item # 2 Page 8
Agenda Item 2
4. Neighborhood Meeting
A neighborhood meeting was held for the proposed project on September 18th, 2014. The
meeting lasted approximately a half hour and three citizens attended. The following is a
summary of the discussion had that night and responses by the applicant (see attachment for
full meeting notes).
Question (Citizen): What will the side facing our home (toward Ziegler) look like? Will
there be landscaping?
Response (Applicant): Yes, there will be landscaping facing Ziegler. There is a small
building face that is located close to Ziegler, with the "wings" located further back on the
site.
Question (Citizen): What is the use for the project?
Response (Applicant): It's an assisted living facility, but designed to look and function
like a boutique hotel.
Question (Citizen): Do you think there will be a lot of landscaping around to shield it?
Response (Applicant): We're still early in design and the City has landscaping
requirements as well.
Response (City): There will be street trees along the roadways, as well as requirements
for general landscaping with trees, and shrubs throughout the site.
Response (Applicant): Main Street is committed to make this feel like a home and
someplace their clients want to be while they recover; the patients are essentially living
there. There has been a landscape architect on board for the project from the beginning.
Main Street tries to make these facilities look nice and have done so in their past
projects, in my opinion.
Since the neighborhood meeting staff has not received any emails concerning this project.
5. Findings of Fact/Conclusion
In evaluating the request for Mainstreet Health & Wellness Suites Project Development Plan
Staff makes the following findings of fact:
A. Mainstreet Health & Wellness Suites PDP complies with the process located in
Division 2.2 - Common Development Review Procedures for Development
Applications of Article 2 - Administration.
C. Mainstreet Health & Wellness Suites PDP is in conformance with the Harmony
Technology Park Overall Development Plan approved by the Planning and Zoning
Board on June 2000 and subsequent minor amendments.
D. Mainstreet Health & Wellness Suites PDP complies with relevant standards
located in Article 3 - General Development Standards.
E. Mainstreet Health & Wellness Suites PDP complies with relevant standards
located in Division 4.26, Harmony Corridor (H-C) District of Article 4 - Districts.
Item # 2 Page 7
Agenda Item 2
Division 3.4 - Environmental, Natural Area, Recreational and Cultural Resource
Protection Standards
1) 3.4.1 Natural Habitats and Features:
Mainstreet Health & Wellness Suites site does not include any natural areas,
habitats, or features within its boundaries.
Division 3.5 - Building Standards
1) 3.5.3 Institutional Buildings:
This project contains one (1) institutional building that incorporates human
scale urban design and provides visual interest through the following:
o The building fronts to streets and there is no parking in between the
building and these streets.
o Where there is a vehicle drive area used for the delivery services
and trash and recycling removal, between the building and
Precision Drive, the landscape has been enhanced with additional
tree plantings, meeting the alternative compliance of this section.
o The building mass is articulated by projections and recesses of
portions of the building facades.
o The building elevations are further divided by different fenestration
patterns and a variety of building materials.
Division 3.6 - Transportation and Circulation
1) 3.6.3 Street Pattern and Connectivity Standards:
The project is proposing to install the section of Precision Drive from
Technology Parkway to Ziegler Road. The project was required to build
the portion of Precision Drive that fronts the property. However, the
applicant has elected to construct the extension all the way through to
Technology Parkway.
2) 3.6.4 Transportation Level of Service Requirements:
The Traffic Operations Department required completion of a traffic impact
study to identify the projected impacts of vehicle traffic. Their review
concluded that this project, with the improvements to be built by the
applicant, results in an acceptable Level of Service for the surrounding
streets and intersections.
Item # 2 Page 6
Agenda Item 2
the public right-of-way, in compliance with the standard.
2) 3.2.2 Access, Circulation and Parking:
New sidewalks along both Ziegler Road and Precision Drive will be
installed with this project. The sidewalks are detached and are lined
with trees.
A major walkway will be installed, extending from Ziegler Road to the
internal sidewalk leading to the main entrance. An additional sidewalk
extension is proposed from Precision Drive to the internal sidewalk
system.
The internal sidewalk system creates safe paths to all points of the
building entrances and other parts of the site.
This project is required to provide fourteen (14) bicycle parking spaces.
There are two -hundred and eighteen (18) spaces being provided,
twelve (12) of those are enclosed spaces.
FE The project is limited to a maximum 56 off-street parking spaces. The
proposal requests 100 off-street parking spaces. This code section
allows for an alternative compliance to the standard if the project: does
not detract from the connectivity of pedestrians, places parking areas to
the rear or side the building, the visual impacts are minimized, and
maintains handicap parking ratios. The parking areas of the project are
in compliance with these additional standards of the alternative
compliance request.
- The vehicle parking locations and building minimize impacts to the other
modes of transportation. Off-street parking spaces are located to the
side of the building and not between the building and the public right-of-
way.
As required, the sidewalk system provided contributes to the
attractiveness of the development and safety of the pedestrian and
bicyclist.
3) 3.2.4 Site Lighting:
A photometric site plan was submitted for the project. As proposed, the
project complies with the minimum standards of an average of one (1)
foot-candle for the parking area.
Item # 2 Page 5
Agenda Item 2
Section 4.26(E) - Development Standards
1) Section 4.26(E)(2)(a) requires a project to enter into cooperative agreements
with adjacent property owners to create a comprehensive development.
Compliance with this standard has been achieved through the projects
compatibility with the Harmony Technology Park ODP and the use of the
existing access easement on the Intel Campus. Additionally, an access
easement is proposed for the new drive aisle on -site.
2) Section 4.26(E)(2)(b) requires the gradual transition from a residential area
that abuts an employment area. West side of the project across Ziegler is a
residential neighborhood. This project does not create a drastic or abrupt
transition from the neighborhood due to the following conditions:
At least 80 feet of Public right-of-way exists between the residential
properties and the project boundary.
A proposed 45 foot wide of landscaped yard is located from the
property line to the western most portion of the building.
The building along the west property line is 2 stories in height, similar to
the 2 story residential buildings across Ziegler Road.
3) Section 4.26(E)(2)(c) requires that all uses are conducted entirely within a
structure. The project is not proposing any outdoor uses.
3. Compliance with Article 3 of the Land Use Code - General
Development Standards:
The project complies with all applicable General Development Standards; with the following
relevant comments provided.
Division 3.2 - Site Planning and Design Standards
1) 3.2.1 Landscaping and Tree Protection:
The existing conditions of the site do not include any trees. Therefore, a tree
mitigation plan was not provided with this PDP. The proposed landscape plan
design has been reviewed by the City Forester. The landscape plan includes
the following:
Twenty-five (25) new street trees along Ziegler Road and Precision
Drive.
One hundred and thirty-nine (139) new trees to be planted on private
property. The number of trees and locations are in compliance with the
full tree stocking requirement.
- Foundation plantings, such as shrubbery and planting beds, are
included around the sides of the building and that are highly visible from
Item # 2 Page 4
Agenda Item 2
In 1997 upon adoption of the Land Use Code the property was rezoned to the
Harmony Corridor (H-C) district. The H-C zoning has remained intact to the present.
The current surrounding zoning and land uses are as follows:
Direction
Zone District
Existing Land Use
North
Harmony Corridor
Harmony Technology Park First
Filing: Intel Campus
South
Harmony Corridor
Public Right -of -Way: Precision
Drive
Harmony Corridor
Harmony Technology Park CDP:
Vacant Land
East
Harmony Corridor
Harmony Technology Park CDP:
Vacant Land
West
Harmony Corridor
Public Right -of -Way: Ziegler
Road
Low Density Residential
Wild Wood Farm PUD: Single
Family Detached homes
2. Compliance with Article 4 of the Land Use Code - Harmony Corridor (H-C):
The project complies with all applicable Article 4 standards as follows:
Section 4.26(A) and (6) - Permitted Uses
The proposal of the Harmony Corridor District is to be a mixed -use area with a
major employment base. A long term care facility will contribute to the mix of uses
in the area and will provide new employment opportunities. The long term care
facility is permitted as a primary use in the Harmony Corridor District.
Section 4.26(D) - Land Use Standards
1) Section 4.26(D)(1) requires a development project to comply with the
Harmony Corridor Standards and Guidelines. These standards are intended
primarily for developments that front onto Harmony Road. Therefore, this
project is in compliance with the applicable standards.
Item # 2 Page 3
Agenda Item 2
minor amendments.
The PDP complies with relevant standards located in Article 3 - General
Development Standards.
The PDP complies with relevant standards located in Division 4.26, Harmony
Corridor District (H-C) of Article 4 - Districts.
COMMENTS:
1. Background:
Vicinity Map:
Mainstreet Health & Wellness. PDP140018 mE Soo
e Feet
The following approvals have been granted to the property:
❑ Harmony Farm Annexation, City Council - July 1994
❑ Harmony Technology Park Overall Development Plan - June 2000
Today the property is used for agricultural purposes. The site does include minimal
improvements of curb and gutter along the Ziegler Road.
Zoning History:
_ In 1994, upon annexation, the Harmony Farm Annexation was zoned Employment
Park (E-P) zone District.
Item # 2 Page 2
Agenda Item 2
PROJECT NAME
MAINSTREET HEALTH & WELLNESS SUITES PDP140018
STAFF
Noah Beals, Senior City Planner/Zoning
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request for approval of Project Development Plan (PDP), Mainstreet
Health & Wellness Suites, PDP140018. The project is located south of Harmony
Road on the east side of Ziegler Road, abutting the south side of the Intel
Campus. The site will plat approximately 7.5 acres located in the Harmony
Technology Park. The proposal includes 1 building with 69,685 square feet to
be used as a Long-term Care (Skilled Nursing and Assisted Living) Facility. The
site has two accesses, one from Precision Drive and another from the access
easement on Intel property that extends to Ziegler Road. On -site there are 100
off-street parking spaces and 18 bicycle spaces. Also proposed is a major
walkway that extends from the Ziegler Road sidewalk to the internal walkway of
the main entrance.
APPLICANT: Eric Morff
Cole & Associates, INC.
401 South 18'h Street, Suite 200
St. Louis, MO 63103
OWNER: Harmony Technology Park LLC
2727 South State Street Suite 100
Ann Arbor, MI 48104
RECOMMENDATION: Staff recommends approval of Mainstreet Health & Wellness Suites Project
Development Plan, PDP140018
EXECUTIVE SUMMARY
The Mainstreet Health & Wellness Suites Project Development Plan complies with the
applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically:
The PDP complies with process located in Division 2.2 - Common Development
Review Procedures for Development Applications of Article 2 - Administration.
E The PDP is in conformance with the Harmony Technology Park Overall Development
Plan approved by the Planning and Zoning Board in June 2000 and subsequent
Item # 2 Page 1