HomeMy WebLinkAboutGENERAL CARE HEALTH SERVICES - PDP - 22-00 - DECISION - FINDINGS, CONCLUSIONS & DECISIONeneralCare Health Services I-_,�
Administrative Hearing
February 1, 2001
Page 8 of 8
STAFF RECOMMENDATION
Staff recommends approval of the Generalcare Health Services, Project Development
Plan, Current Planning File # 22-00.
FINDINGS AND CONCLUSIONS
After reviewing the staff report and the record of the public hearing, the Hearing Officer
makes the following findings and conclusions:
A. The Generalcare Health Services Project Development Plan is subject to
administrative review and the requirements of the Land Use Code (LUC).
B. The Generalcare Health Services Project Development Plan conforms to
standards of the CCR zoning district.
C. The Generalcare Health Services Project Development Plan complies with all
applicable General Development Standards contained in Article 3 of the Land
Use Code.
D. Future development of the property will be required to meet Land Use Code
Division 2.6 DEVELOPMENT CONSTRUCTION PERMITS; and, Division 2.7
BUILDING PERMITS.
DECISION
Based on the findings and conclusions, the request for the Generalcare Health Services
Project Development Plan is approved with the following conditions:
1. The applicant shall ensure that the building basement is limited in use to a storage
and mechanical equipment area.
2. This approval is contingent upon execution and recordation of a Quit Claim Deed for
the former Hoffman Mill Rd. right-of-way.
Dated this 16th day of February 2001, per authority granted by Sections
1.4.9(E) and 2.1 of the Land Use Code.
Cameron Gloss
Current Planning Director
eneralCare Health Services F-,.P
Administrative Hearing
February 1, 2001
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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]
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
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.
eneralCare Health Services F r�
Administrative Hearing
February 1, 2001
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and 3pm on December 215t. 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(B)(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]
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
eneralCare Health Services F
Administrative Hearing
February 1, 2001
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• 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 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 roofs access to sunshine between gam
eneralCare Health Services E _d
Administrative Hearing
February 1, 2001
Page 4 of 8
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]
• 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)] —Ali 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]
eneralCare Health Services F ter'
Administrative Hearing
February 1, 2001
Page 3 of 8
BACKGROUND
The staff report states the following:
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
eneralCare Health Services r �P
Administrative (IHearing
February 1, 2001
Page 2 of 8
STAFF RECOMMENDATION: Approval
HEARING OFFICER DECISION: Approval
ZONING DISTRICT: CCR— Community Commercial River
NOTICE OF PUBLIC HEARING: Notice of public hearing was made on January 18 by
mailing to property owners within 1,000 feet of the subject property.
The public hearing was advertised in the Coloradoan.
PUBLIC HEARING
After reviewing the Staff Report and recommendation, a public hearing was held on the
subject application at 2:00 PM on February 1, 2001. The hearing was held in
Conference Room D at 281 North College, Fort Collins, Colorado.
HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE:
The following is a list of those who attended the meeting:
From the City:
Troy Jones, City Planner
Marc Virata, Development Review Engineer
From the Applicant:
Charles Hatchette, Applicant
Alan Hauser, Architect
Written Comments:
►=
Commi ty Planning and Environmental rvices
Current Planning
City of Fort Collins CITY OF FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
HEARING OFFICER: Cameron Gloss
Current Planning Director
PROJECT NAME: Generalcare Health Services Project Development
Plan
CASE NUMBER: #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.
SUMMARY OF RECOMMENDATION AND DECISION:
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.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020