HomeMy WebLinkAboutGENERAL CARE HEALTH SERVICES - PDP - 22-00 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS0
Generalcare Health Services, Project Development Plan, File # 12-00
February 1, 2001 Type 1 Hearing
Page 7
Staff recommends approval of the Generalcare Health Services, Project Development
Plan, Current Planning File # 22-00.
Generalcare Health Services, Project Development Plan, File # Z2-00
February 1, 2001 Type 1 Hearing
Page 6
1. Building and Project Compatibility [3.5.1] — The proposed masonry
building with a 6:12 pitched roof and individually defined casement
windows is compatible with the established architectural character and
materials of buildings in the surrounding area. Utility meters, trash
collection, and other service functions are incorporated into the overall
design scheme of the site so that these uses are screened and out of
view of high visibility areas.
2. Mixed -Use, Institutional and Commercial Buildings [3.5.3] — The proposed
building is in conformance with the prescribed build -to line, satisfies the
variation in massing, fagade treatment, entrance treatment, and the base
and top treatment requirements, therefore the application satisfies the
requirements of this section of the code.
D. Transportation and Circulation [3.6]
1. Master Street Plan [3.6.1] —Lemay Avenue is designated as a 4-lane
arterial on the Master Street Plan. It is currently built as a 4-lane arterial
designed to old standards. The proposed development provides an
additional dedication of 7.5 feet of right-of-way in order to fulfill the current
required street right-of-way width of today's standards.
2. Transportation Level of Service Requirements [3.6.4] — The
Transportation Planning Department has determined that the project
meets the applicable Level of Service(LOS) requirements.
3. Transit Facilities Standards [3.6.5] — There is an existing Transfort route
that goes down Riverside Avenue and Lemay Avenue. Employees and
customers can utilize this existing system including the existing bus stops.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Generalcare Health Services, Project Development Plan, staff makes
the following findings of fact and conclusions:
1. The proposed land uses are permitted in the (CCR) Community Commercial,
Poudre River zone district.
2. The Project Development Plan complies with all applicable district standards
of Section 4.16 of the Land Use Code, the (CCR) Community Commercial,
Poudre River zone district.
3. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code.
RECOMMENDATION:
Generalcare Health Services, Project Development Plan, File # Z2-00
February 1, 2001 Type 1 Hearing
Page 5
2' overhang area for the stalls, therefore is in conformance
with the required stall size requirement.
3. Solar Access, Orientation, Shading [3.2.3] — The proposed plan is
designed in a way that protects its roof's access to sunshine between
9am and 3pm on December 21'. The physical elements of the
development plan are located and designed in a way that will not cast a
shadow onto structures within the site or on adjacent property greater
than allowed in this section.
4. Site Lighting — [3.2.4] — As required the applicant is using lighting fixtures
that are concealed and fully shielded featuring sharp cut-off capability
which reduces up -light, spill -light, glare and unnecessary diffusion on
adjacent property. The maximum and minimum lighting on -site lighting
levels are in compliance with this section.
B. Engineering Standards [3.3]
1. Plat Standards [3.3.1 ] The plat has been reviewed against the criteria of
the Plat Standards under Article Three, Division Three of the Land Use
Code. The request to create a 48,508 sq. ft. lot complies with the
following standards:
• Lots [3.3.1(13)(1)] - The new lot has frontage along Lemay
Avenue, Poudre River Drive and Hoffman Mill Road, all
dedicated public right-of-ways. Vehicular access will be off of
Hoffman Mill Road. Side lot lines are substantially at right
angles or radial to the street line. The lot layout is consistent
with the Poudre River Business Park Master Plan and meets
the City's street connectivity standards to the extent feasible.
• Public Sites, Reservations, and Dedications [3.3.1(C)(1)] - The
plat indicates proper dedications for drainage and utility
easements as needed to serve the lot. In order for the City of
Fort Collins to obtain the ultimate right-of-way for a potential
future T-intersection of Hoffman Mill Road in the southeast
corner of the site, additional right of way has been dedicated to
the city.
2. Water Hazards [3.3.3] — The PDP has been reviewed by and complies
with the requirements of the Stormwater Department.
3. Engineering Design Standards [3.3.5] —This project complies with all
design standards, requirements, and specifications for all of the
commenting departments and agencies.
C. Building Standards [3.5]
Generalcare Health Services, Project Development Plan, File # Z2-00
February 1, 2001 Type 1 Hearing
Page 4
• Safety Considerations [3.2.2(C)(1)] — Pedestrians are
separated from vehicles and bicycles to the maximum extent
feasible, thereby satisfying this requirement.
• Curbcuts and Ramps [3.2.2(C)(2)] — Ramps are provided for
the sidewalk where the sidewalk crosses the parking lot, and a
ramp is also provided for the handicap parking space to give
access to the front door, thereby satisfying this requirement.
• Bicycle Facilities [3.2.2(C)(4)] — A bicycle rack is being
provided near the main entrance to the new building, thereby
satisfying this requirement.
• Walkways [3.2.2(C)(5)] — A grade separated sidewalk directly
connects the street sidewalk with the main entrance of the new
building without requiring a pedestrian to cross a drive aisle or
vehicle area, thereby satisfying this requirement.
• Access and Parking Lot Requirements [3.2.2(D)] — Vehicle
areas are clearly separated from walkway areas. Unobstructed
vehicular access is provided from the public street to all
parking spaces. All off-street parking areas are surfaced with
materials in conformance with city specifications. The project
therefore complies with access and parking lot requirements.
• Parking Lot Layout [3.2.2(E)] — The parking lot provides well-
defined circulation routes for vehicles, bicycles and
pedestrians. Landscaped peninsulas with raised curbs define
parking lot entrances and the end of parking aisles. The
proposed plan provides continuous, direct pedestrian access
with a minimum of driveway and drive aisle crossings. No
parking bays extend more than 13 spaces without an
intervening landscape peninsula.
• Required Number of Spaces for Type of Use [3.2.2(K)] — The
proposed building has 8626 square feet of medical office use
which is limited to a maximum of 4.5 spaces per 1000 square
feet of gross leasable area. The proposed medical office use
is allowed 38 spaces. The site plan shows 36 parking spaces,
thereby satisfying the maximum parking space limitation.
• Handicap Parking - [3.2.2(K)(4)] — The applicant has provided
two handicap spaces, therefore the application satisfies this
requirement.
• Parking Stall Dimensions - [3.2.2(L)] — The standard parking
stalls are 9'x18'. The stall length requirement is 19 feet long
unless the stalls allow for a 2' overhang with a curb or wheel
stop provided. The proposed parking lot provides a qualifying
Generalcare Health Services, Project Development Plan, File # 1-1-00
February 1, 2001 Type 1 Hearing
Page 3
• Full Tree Stocking [3.2.1(D)(1)(c)] — Full tree stocking is
required in all landscaped areas within 50 feet of any building
along high use or high visibility sides. Full tree stocking is
formal or informal groupings of trees planted at 30' to 40'
spacing intervals for canopy shade trees, or at 20' to 30'
spacing intervals for coniferous evergreens or ornamental
trees. The proposed site plan satisfies this standard.
• Street Trees [3.2.1(D)(2)] — Street trees are required at 30 to
40 foot spacing along adjacent streets. The applicant satisfies
this standard.
• Minimum Species Diversity [3.2.1(D)(3)] — Based on the total
proposed number of new trees (49), the applicant would be
allowed to have up to 25% of any one species (12), but has
only proposed a maximum of 9 of one species, therefore
satisfies the minimum species diversity requirement.
• Foundation Plantings [3.2.1(E)(2)(d)] —All exposed sections of
building walls have planting beds of at least 5 feet in width.
The landscape plan therefore satisfies the foundation plantings
requirement.
• Parking Lot Perimeter Landscaping [3.2.1(E)(4)] —Trees are
provided at the required 1 tree per 40 feet around the parking
lot. The parking lot is also screened by plant material from the
abutting Poudre River Drive and Hoffman Mill Road. The
landscape plan therefore satisfies the parking lot perimeter
landscaping requirement.
• Parking Lot Interior Landscaping [3.2.1(E)(5)] — The parking lot
area on the site plan is required to devote at least 6% of the
area of the parking lot to landscaped areas. There are eight
landscape peninsulas proposed within the parking lot, which
together satisfy the 6% minimum area for landscaping
requirement.
• Screening [3.2.1(E)(6)] —Landscape and building elements
are placed to adequately screen areas of low visual interest
and visually intrusive site elements including the trash
enclosure area.
• Utilities [3.2.1(K)] — The landscape and utility plans have been
coordinated and the required tree/utility separations have been
provided, thereby satisfying this standard.
2. Access, Circulation and Parking [3.2.2]
Generalcare Health Services, Project Development Plan, File # 1-2-00
February 1, 2001 Type 1 Hearing
Page 2
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N:
CCR;
Poudre River Drive, Existing medical clinic
RC;
Vacant property,
POL;
Poudre River Trail, Poudre River,
S:
CCR:
Burlington Northern and Santa Fe Railroad right-of-way,
I;
Riverside Avenue,
E;
Existing restaurants, existing tire store, existing credit
union,
E:
CCR;
Hoffman Mill Road, Burlington Northern and Santa Fe
Railroad right-of-way, vacant property,
SE:
E;
Existing auto repair shop, existing glass shop,
W:
CCR;
Lemay Avenue, Burlington Northern and Santa Fe
Railroad right-of-way,
SW:
NC;
Intersection of Riverside Avenue and Lemay Avenue,
shopping center anchored by Albertson's and Longs
Drugs, bank, restaurants.
The property was annexed as part of two different annexations. The majority of
the property was annexed in June of 1983 as part of the Riverside-Lemay
Annexation. A portion of the property was annexed in April of 1989 as part of the
Lemay Avenue First Annexation.
2. Division 4.16 of the Land Use Code, Employment District (E)
The proposed use of "clinic" is a permitted use in the (CCR) Community
Commercial, Poudre River Zoning District subject to administrative review.
The PDP meets the applicable Development Standards [4.16(D)] as follows:
• The street connections, building massing and placement, building
character and image, building color/materials, and the landscaping
site design are all compliant with the standards of this section.
3. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General Development
Standards as follows:
A. Site Planning and Design Standards [3.2]
1. Landscaping and Tree Protection [3.2.1 ]
ITEM NO.
MEETING DATEZDD 1
STAFF iiA 0
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Generalcare Health Services, Project Development Plan, File
# 22-00
APPLICANT: Alan Hauser
Architecture One
150 E. 29th Street
Loveland, CO 80538
OWNER: Charles S. Hatchette
Generalcare Medical Services, Inc.
700 East Elizabeth Street
Fort Collins, CO 80524
PROJECT DESCRIPTION:
Generalcare Medical Services, Inc. is proposing to develop an 8,626 square foot medical
clinic building with a 2,730 square foot basement for storage and mechanical equipment.
The 1.1 acre site is located east of Lemay Avenue, south of Poudre River Drive, west of
Hoffman Mill Road, and north of the Burlington Northern Railroad tracks. The property is
located in the Community Commercial, Poudre River (CCR) zone district.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The proposed land use is permitted in the CCR zone district subject to a type 1 review.
The Project Development Plan complies with all applicable district standards of Section
4.16 of the Land Use Code, (CCR) Community Commercial, Poudre River zone district.
The Project Development Plan complies with all applicable General Development
Standards contained in Article 3 of the Land Use Code.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT