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HomeMy WebLinkAboutEYE CENTER OF NORTHERN COLORADO - PDP - PDP150029 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSalternative parking ratio to the above maximum parking spaces by being allowed to have 209 total parking spaces, which equates to 6.35 spaces per 1,000 sq. ft. We feel that the proposed alternative plan accomplishes the purpose of the Section equally well or better than a plan which complies with the Standards for the following reasons: • There is no available on -street parking on Ziegler Road or Precision Drive or available shared parking with the adjacent land uses. The Eye Center anticipates having 105 employees at this new location. The clinic is open from 7 a.m. to 6 p.m. will all staff having staggered start and end times. This staggered schedule makes carpooling difficult. • The patient demographics: 64% of patients are over 60; 29% are between 16 and 60; 7% are under 16. Essentially the facility serves a predominantly elderly population with vision problems. The new facility will have capacity for 6 providers and 3 operative rooms. Patients in the OR are at the facility an average of two to three hours. Many of the clinic patients are at the clinic for 1 '/2 hours. During the busiest times of day there is a need for 84-89 parking spaces to accommodate the overlapping hours of patient appointments. In order to create a "better than" scenario, we have added plaza areas (entry portals) where the main on -site sidewalks meet the sidewalk on Ziegler and Precision. These plazas are enhanced with ornamental trees and shrubs. We have also provided generous plaza areas on both the north and south building entrances. In addition, there are berms and landscaping along both street frontages to further minimize the visual impacts along the streets. The larger parking ares do not detract from pedestrian connectivity or convenience to and from adjacent uses. • The parking area conforms to the established street pattern and is consistent with the Main Street Health and Wellness and the Windsong Memory Care buildings and parking patterns. Eve Center of Northern Colorado Alternative Compliance 12-2-15 GROUP andsaipeajdAuct.ne planning I inustratior December 2, 2015 Re: Eye Center of Northern Colorado Please accept this request for an Alternative Compliance to the General Office Parking Standards. Background This proposal is for a new single story medical office building that will include clinical space for six ophthalmologists and a 3 operating room ambulatory surgery center. The project is currently 32,903 square foot. In addition, the building and site will be master planned to allow for the addition of clinical space and another operating room. The project location is at the southeast corner of Ziegler Road and Precision Drive in the Harmony Technology Park Subdivision. This Alternative Compliance is requested in accordance with Section 3.2.2(K)(3) Alternative Compliance. Exeption to Section 3.2.2(K)(2)(a) Code Language: Section 3.2.2(K) (2) Nonresidential Parking Requirements: Nonresidential uses shall provide a minimum number of parking spaces, and will be limited to a maximum number of parking spaces as defined by the standards defined below. (a) The table below sets forth the number of minimum required and maximum allowed parking spaces based on the square footage of the gross leasable area and of the occupancy of specified uses. In the event that on -street or shared parking is not available on land adjacent to the use, then the maximum parking allowed may be increased by twenty (20) percent. Use Minimum Maximum Parking Spaces Parking Spaces Medical Office 2/1000 sq. ft. 4.5/1000 sq. ft. Justification Based on 32,903 sq. ft. of office space, the project would be required to provide a minmum of 66 spaces. The maximum amount of parking allowed (credit given for the future expansion areas), and with 20% bonus for no on -street parking, is 178. The request for 209 spaces exceeds the maximum allowed by 31 spacesThe proposed project is requesting an 444 Mountain Ave. TEL 970.532.5891 Berthoud,C080513 wee TBGroup.us I The impetus of this project is to create a facility to provide eye care services. The medical office building is complimentary to the surrounding uses. (v) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. The project meets the applicable criteria and there are no variances requested other than the Alternative Compliance request for the parking. (vi) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. There are not existing wetlands. natural habitats or features currently located on site. (vii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. There was no neighborhood meeting. (viii) Name of the project as well as any previous name the project may have had during Conceptual Review. The project name is The Eye Center of Northern Colorado and had the same name for the PDR meeting. Page 4 Policy LIV 38.5 — Coordinate District Design Policy LIV 38.7 — Address Parking Policy LIV 38.8 — Provide Walkways and Bikeways The area surrounding the Harmony Technology Park contains a mix of residential, institutional, employment, office and retail. The site is located in the Harmony Technology Park, which provides a campus -like setting, with platted lots, streets, sidewalks, and infrastructure already in place. The medical office building represents a primary use in the Employment District. Transportation Principle T 9: Enhanced Travel Corridors will contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Policy T 9.1 — Locating Enhanced Travel Corridors Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 —Transit Stops Policy T 10.6 — High Frequency Transit Service Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities The location of this project at the north end of an employment campus, near residential subdivisions, Fossil Ridge High School and its proximity to Harmony Road will promote and support the idea of a predominance of the daily trips of the employees of this project utilizing alternative modes of transportation (walking/biking) or public transportation. The on -street bike lanes will help to encourage safe cycling. Harmony Road is designated as an enhanced travel corridor. (i) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. There are no wetlands or significant natural habitats within the boundaries of the site. (ii) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. The building will be owned by the LLC formed by the Eye Center and will be maintained by the ownership. (iii) Estimate of number of employees for business, commercial, and industrial uses. 105 (iv) Description of rationale behind the assumptions and choices made by the applicant. Page 3 • the building for the discharge of patients after surgery. We are proposing to include three pedestrian entry plazas; two on Zeigler Road and one on Precision Drive. Two of these entry plazas will allow pedestrian traffic to enter the building without crossing a street or parking lot. Due to the demographics of the patients, more parking will be required than the Land Use Code allows. therefore, an Alternative Compliance request is provided with the P.D.P. submittal. Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: Economic Health Principle EH 3: The City will support local, unique, and creative businesses. Policy EH 3.1 — Support Programs Emphasizing Local Business Policy EH 4.1 —Prioritize Targeted Redevelopment Areas Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.2 — Reduce Barriers to Infill Development and Redevelopment The Eye Center will continue to promote and sustain local businesses thereby further enhancing the economic health of Fort Collins. This represents job creation and business retention for a business that are successful and unique to Fort Collins. Environmental Health Principle ENV 19: The City will pursue opportunities to protect and restore the natural function of the community's urban watersheds and streams as a key component of minimizing flood risk, reducing urban runoff pollution, and improving the ecological health of urban streams. Policy ENV 19.2 — Pursue Low Impact Development The Eye Center is implementing LID by incorporating new drainage bio-swales, water quality pond, rain gardens, and permeable pavement areas with under drain systems (25% of new pavement area will consist of permeable pavement). Community and Neighborhood Livability Principle LIV 38: Employment Districts will be the major employment centers in the community, and will also include a variety of complementary uses to meet the needs of employees. By design, they will be accessible to the City's multimodal transportation system and encourage walking, bicycling, car and van pooling, and transit use. Policy LIV 38.1 — Mix of Uses Page 2 • 1 0 = GROUP December 2, 2015 Eye Center of Northern Colorado Statement of Planning Objectives This proposal is for a new single story medical office building that will include clinical space for six ophthalmologists and a 3 operating room ambulatory surgery center. The project is currently 32,903 square foot. In addition, the building and site will be master planned to allow for the addition of clinical space and another operating room. The project location is at the southeast corner of Ziegler Road and Precision Drive in the Harmony Technology Park Subdivision. Uses surrounding the property consist of the following: South: The proposed Windsong Memory Care, Zoned HC West: Ziegler Road, Zoned HC North: Main Street Health and Wellness, Zoned HC East: Vacant land in the Harmony Technology Park As described above, the building is sited to be consistent with and compliment the adjacent properties. We have also positioned the building so the main entry can have a strong visual presence to the corner of Zeigler Road and Precision Drive. Although the design of the exterior has a 1.5 to 2 story glass atrium/element facing towards the intersection. The architecture will be similar in design and character to the surrounding developments. There is currently a skilled nursing and assisted living facility being constructed north of our site, across Precision Drive and a memory care facility is currently planned directly south of our site, so this location is ideal for this type of building. The proposed project will have curb cut access off Precision Drive, aligned with the curb cut for the new Main Street Health and Wellness building being constructed on the north side of Precision Drive. We are proposing to have a shared access road with the Windsong Memory Care facility planned to the south of our project. This would provide a connection between Rock Creek Drive and Precision Drive for both properties. We are orienting and locating our building and parking in the same east -west direction as the other adjacent developments. This allows us to take advantage of the exposure to Zeigler Road and provide the most functional site layout for this type of medical facility. Since most of the patients arriving at this facility are elderly, it's important to position the patient parking as close to the front door as possible. Also, because of the volume of deliveries coming to the facility, it's important to separate the delivery trucks away from the patient parking. Consequently, patient parking will be provided on the north side of the building and staff parking, as well as deliveries, will occur on the south side of the building, which will also face the proposed staff parking and delivery area for the memory care facility. There will be a main entry canopy on the north side of the building and a smaller canopy on the east side of Page 1 444 Mwrtain Ave. Tm 970.5325891 ButnW,C080513 I w® TBGroup.us m a 0 U I Preston Middle School Ct ■111■1 1■111■1 I■1111111■ ! �, � � . � I■111111■ ! ■111■ ■III■ ■111111■ � �I� �_ . E Harmony Precision Dr c Creek u Fossil Ridge High School Future Southeast Community Park R®® ®� ® M ® 1 inch = 600 feet Eyecare of Northern Colorado " Eye Center of Northern Colorado #PDP150029 Administrative Hearing: March 2, 2016 Page 115 B. The P.D.P. is in compliance with the Harmony Technology Park Overall Development Plan, Seventh Amendment. C. The P.D.P. complies with the applicable standards of the Harmony Corridor zone district, Land Use and Development Standards, of Article Four. D. The P.D.P. complies with the applicable standards of the General Development Standards of Article Three with one exception. E. A Request for Modification of Standard to Section 3.5.3(C)(2)(a) — Orientation to Build -to Lines for Streetfront Buildings — has been requested and found to be in compliance with the criteria by which such Modification may be granted. F. The proposed building placement is found to be not detrimental to the public good and equal to or better than would a building placement that would have otherwise complied with the standard. This is because: (1.) The proposed building placement allows the necessary number of parking spaces to be distributed over two parking lots versus one large parking lot. This allows the overall development to be visually more appealing. (2.) The proposed building placement allows for multiple entrances. This creates four-sided architectural interest and precludes the building from having a back side. (3.)The proposed building placement is mitigated by site design features that emphasize a building relationship to the corner of Ziegler Road and Precision Drive. RECOMMENDATION: Staff recommends the approval of the Request for Modification of Standard to Section 3.5.3(C)(2)(a) and the Eye Center of Northern Colorado P.D.P., #PDP150029, based on the findings of fact found on pages 14 and 15 of this Staff Report. Eye Center of Northern Colorado #PDP150029 Administrative Hearing: March 2, 2016 Page 114 As can be seen, the H.T.P. is developing in a campus -like pattern envisioned by the Harmony Corridor Plan in order to meet the specific needs of each firm. The Ziegler Road frontage is not developing in an urban -like form where a variety of smaller -scaled buildings, on individually platted lots, are brought up to the street edge to create an urban context. Having toured the facility and inspected the parking lots at 1725 East Prospect Road, Staff agrees that there are unique attributes associated with a large-scale Ophthalmology practice, particularly the aspects of the surgery component. D. Staff Findings on the Request for Modification: Staff finds that proposed site plan, which distributes the necessary parking over two parking lots, each with its own building entrance, is an appropriate response to both the needs of the firm and the context of the surrounding technology park. With its north - facing entry, featuring a porte cochere, the building entrance is prominent and allows the building to relate to the corner of Ziegler Road and Precision Drive. The three walkways that connect the two public streets to the north and south entrances also help establish a positive relationship between the building and the streets. Finally, the added design features of the low screen wall and entry portals, all with matching stone, act as extensions of the building that effectively mitigate the proposed building placement. For these reasons, staff finds that the proposed building placement is equal to or better than a building placement that would have otherwise complied with the standard. 7. Neighborhood Meeting: A neighborhood meeting was not held as a Medical Office Building is classified as a permitted use in the Harmony Corridor zone district, subject to a public hearing with the Administrative Hearing Officer. S. Findings of Fact/Conclusion: In evaluating the request for Eye Center of Northern Colorado P.D.P., staff makes the following findings of fact: A. The P.D.P. is in compliance with the Harmony Corridor Plan. Eye Center of Northern Colorado #PDP150029 Administrative Hearing: March 2, 2016 Page 113 Also based on past practice, the applicants find there are efficiency and safety factors gained by separating the staff entrance and parking lot from the patient entrance and parking lot. With both staff and patients having a clear expectation as to where to park, there is less conflict between the two groups. Each group has a greater likelihood of finding a space closer to a building entrance. From an urban design perspective, the impact of distributed parking over two lots is less visually impactful than one large parking lot with a single entrance. Having multiple entrances, served by two parking lots, creates a building that is more architecturally interesting than a building that has a an attractive front but an unattractive back. As mitigation, the building orientation establishes a strong visual presence to the corner of the two streets. This is accomplished by the low parking lot screen wall and the two entry portals which repeat the use of cultured stone and sloping metal roof found on the north building entrance. As noted, each entry portal features a connecting walkway to a landscaped plaza at the main entry. For these reasons, per Section 2.8.2(H)(1), the applicant contends that the proposed site plan, with distributed parking and multiple entries, results in a design that is not detrimental to the public good and is equal to or better than a plan that would otherwise comply with the standard. C. Staff Evaluation of the Request for Modification: The subject P.D.P is part of the Harmony Technology Park where relatively large users have selected to locate in business park setting that allows for each firm to operate at a scale that would not be possible in the Downtown, the South College Avenue corridor or within typical commercial centers. For example, along Ziegler Road, between Harmony Road on the north and Rock Creek Drive on the south, a distance of approximately one-half mile, the development pattern consists of single buildings on various sized parcels: • Intel (microchip processing) 34.40 acres • Mainstreet Health (skilled nursing) 9.37 acres • Eye Center (Ophthalmology) 4.16 acres Windsong (Memory Care) 3.34 acres Eye Center of Northern Colorado #PDP150029 Administrative Hearing: March 2, 2016 Page 112 6. Section 3.5.3(C)(2) — Orientation to Build -to Lines for Streetfront Buildings — Request for Modification: A. The Standard at Issue and Extent of Divergence: This standard requires that for at least 30% of the total length of the building along Ziegler Road, the building must be placed to within 10 and 25 feet. And, for at 30% of the building's length along Precision Drive, the building must be placed no greater than 15 feet. If a parcel adjoins two streets, then the building shall be built to the comer. In contrast to these build -to lines, the building is placed in the following manner: • 30 feet from Ziegler for 53% of the building side; • 80 feet from Ziegler for 47% of the building side; and • 167.5 feet (average) from Precision for the entire building front. As can be seen, the divergence along Ziegler Road is nominal. The divergence along Precision, however, is more notable. B. Applicant's Justification: As mentioned, the applicant contends that the operational aspects of a high -volume, modemly-equipped ophthalmology practice is unique. Various procedures and operations require time. With hours being from 7:00 a.m. to 6:00 p.m., there are both patient and staffing needs that require overlap. Based on data derived from the existing facility at 1725 East Prospect Road, a parking ratio of 6.4 spaces per 1,000 square feet of gross leasable area is needed which translates into 211 spaces. Without this number of spaces, there is a risk that parking could spill off -site creating a negative externality that would have to be absorbed either by the public (illegal parking on public streets) or by adjacent private property owners (unauthorized parking in private parking lots). For a medical practice, having patients park remotely or off -site is more inconvenient than perhaps a retail center during holiday season. Eye Center of Northern Colorado #PDP150029 Administrative Hearing: March 2, 2016 Page I11 entrances. The predominant exterior material is cultured stone. This stone product is repeated at the columns and the three entry portals along the two public street which helps to unify the four acre site. The balance of the walls will be stucco. Wall planes are significantly articulated with multiple recesses and projections. By use of materials and form, the building is found to be compatible with the newer buildings within the Harmony Technology Center: Banner Health and Fuse Office Building. Further, the building complies with the standard to include a distinctive base and top. L. Section 3.5.3(B)(2) — Orientation to Build -to Lines for Streetfront Buildings The building program requires a high number of parking spaces. In order for these spaces to be effectively mitigated, and to divide patient and staff traffic, the parking has been distributed over two lots, north (96) and south (106) of the building (there are nine spaces on the east). This layout causes the building to not comply with the build -to lines. A Modification of Standard has been submitted and evaluated and is discussed in the next sub -section. M. Section 3.6.4 — Transportation Level of Service Requirements A Transportation Impact Study was submitted (see attached). The Study concludes the following: • The P.D.P. will generate approximately 1,062 daily trips, 67 morning peak hour trip ends, and 115 afternoon peak hour trip ends; • Current operation, with Eye Center of Northern Colorado, the unsignalized intersections of Ziegler/Rock Creek and Ziegler/Precision will continue to meet the City of Fort Collins Motor Vehicle Level of Service Standards; • By 2020, including new background traffic, all of the affected intersections will continue to operate acceptably without the need for a new traffic signal. • Acceptable Level of Service is achieved for pedestrian, bicycle and transit modes based upon the measures in the multi -modal transportation guidelines and future improvements to the street system in the area, including the completion of Technology Parkway between Harmony Road and Rock Creek Drive. Eye Center of Northern Colorado #PDP150029 Administrative Hearing: March 2, 2016 Page 110 • The P.D.P. creates no physical impact on any facilities serving alternative mode of transportation, especially by adjoining Transfort Route 16 along Ziegler Road. • The P.D.P. creates no detrimental impact on natural areas or features because there are no such attributes on the former cultivated agricultural ground. • Finally, the P.D.P. exceeds the minimum required handicap parking ratios (seven handicap accessible spaces are required and 10 are provided). Staff finds that the Request for Alternative Compliance to allow 34 extra parking spaces is reasonable based on the unique operational aspects of a large-scale, high volume, modern ophthalmology practice. The number of spaces requested is roughly comparable to an existing facility located on East Prospect Road based on the one observation by Staff and the four observations by Delich. The larger parking lots are well -buffered from the two public streets by a variety of effective screening techniques that exceed minimum standards. J. Section 3.2.4 — Site Lighting Parking lot pole lighting and wall -mounted sconces will feature down -directional and full cut-off fixtures. There are no foot-candles that exceed the maximum allowable. K. Section 3.5.1(B)(C)(E)(F) — Building Project and Compatibility The essence of these standards is to encourage new commercial buildings to take their architectural cues from the surrounding context, and where there is no established context, to create new buildings that set an enhanced standard of quality. The context of the area is influenced by following large buildings within the Harmony Technology Park: • East: Banner Health Hospital • North: Skilled Nursing Facility and Intel • South: Long Term Memory Care Facility • Southeast: Fuse Office Building, Numerica, Custom Blend ing/Rodelle The proposed building features an interesting variety of clerestory windows capped by shallow sloping standing seam metal roofs. This roof feature is repeated over portions of all four elevations as well as the three building Eye Center of Northern Colorado #PDP150029 Administrative Hearing: March 2, 2016 Page 19 • The applicant owns and operates an existing facility at 1725 East Prospect Road consisting of 26,000 square feet. Per the Delich study, based on four observations during the day, the average parking demand for this facility is 167 spaces for a ratio of 6.42 spaces per 1,000 square feet. Staff has evaluated the request for Alternative Compliance per Section 3.2.2(K)(3): • Staff inspected the existing facility on East Prospect Road on January 12, 2016 approximately between the hours 10:30 and 11:30 a.m. This inspection revealed that the facility appeared to be operating near full capacity. Based on this one observation, the three parking lots were inspected and found to contain approximately between and 120 and 130 cars, slightly below the Delich average of 167 which was based on four observations. o East Prospect, Staff Observation = 5.0 spaces/1,000 sq.ft. o East Prospect, Delich Observations = 6.4 spaces/1,000 sq. ft. o Proposed Facility Request = 6.4 spaces/1,000 sq. ft. The request for 34 additional parking spaces would not detract from continuity, connectivity and convenient proximity for pedestrians between or among existing or future uses in the vicinity. This is because the site is connected to Ziegler Road and Precision Drive by three walkways that are highlighted by architectural features that match the building entrances. Each walkway ties into a building entrance that is enhanced by a landscaped plaza. • The P.D.P. minimizes the visual and aesthetic impact along the two public streets by placing parking lots to the rear or along the side of the building, to the maximum extent feasible. Most of the parking lot (202 spaces) has been divided into two lots, north and south, for the sole purpose of mitigating the impact of one large parking. By breaking up the total number spaces, the sea of asphalt is reduced. Further, the two parking lots, each served by its own entrance, divide the users between patients and staff. The surgery drop-off entrance further separates users based on need. • The P.D.P. minimizes the visual and aesthetic impact on the surrounding neighborhood by the use of a low screen wall, landscaping and a series of undulating earthen berms. Eye Center of Northern Colorado #PDP150029 Administrative Hearing: March 2, 2016 Page 18 The applicant has requested Alternative Compliance. (Please see the attached documents from Delich and Associates, dated November 25, 2015, and from TB Group dated December 2, 2015.) The applicant contends that extra spaces are justified for the following reasons: • The facility will house a variety of examination and surgical procedures and will be open from 7:00 a.m. to 6:00 p.m., Monday through Friday, with an anticipated 105 employees. In addition, there will administrative, support and reception staff. These employees will be staggered over various shifts which will, by necessity, overlap so that patient care is not disrupted. • The surgery center will have six surgeons and three operating rooms. Patients are in the operating rooms an average of two to three hours. For other procedures and exams, patients are in the facility for an average of 1.5 hours, primarily due to dilation time. The facility operates in a manner where a logical progression takes a patient through a specific sequence of steps. In order to achieve efficiency, each step is occupied by patients and attending staff. During the busiest times of day, there is a need for 84 to 89 spaces to accommodate the system. • A floor plan has been submitted. Typically, floor plans are not a required component of a P.D.P., but where a unique operational aspects result in a request for an increased number of parking spaces, the layout of the facility is informative. The floor plan reveals a sophisticated, systematic approach to a wide variety of eye care exams and procedures. The applicant contends that the Land Use Code category of "medical office," with its maximum of allowance of 4.5 spaces per 1,000 square feet, is more reflective of a prototypical "doctors' office" and not an accurate ratio that reflects the high volume, modem practice of ophthalmology. • For example, due to the aging population, there is an increased demand for cataract and glaucoma procedures. There are new procedures for macular degeneration that involve retina injections versus surgery. Pediatrics care continues to be a service that is in much demand. Finally, the use of lasers in Lasik surgery has increased the demand for these procedures. All of these treatments involve specialists, technicians and support staff. Consequently, each patient is treated by a team over the course of their stay. Eye Center of Northern Colorado #PDP150029 Administrative Hearing: March 2, 2016 Page 17 G. Section 3.2.2(C)(6) — Direct On -Site Access to Pedestrian and Bicycle Destinations As mentioned, the multiple sidewalks to the two adjoining public streets allow for both bikes and pedestrians to connect to multiple destinations and the surrounding Harmony Technology Park, including Transfort Route 16 (southbound) which adjoins the site along Ziegler Road. H. Section 3.2.2(J) — Setbacks for Vehicular Use Areas As mentioned, the parking lots face both Ziegler Road and Precision Drive. The two parking lots are setback in compliance with the standard in the following manner: o Ziegler Road: required average setback is 15 feet (minimum width at any point if 5 feet); setback provided ranges from 30 to 35 feet. o Precision Drive: required average setback is 10 feet (minimum width at any point is 5 feet); setback provided ranges from 27 to eight feet. Section 3.2.2(K)(2)(3) — Parking Lots — Maximum Number of Spaces and Request for Alternative Compliance A medical office building is required to have no less than 2 spaces and no more than 4.5 spaces per 1,000 square feet of gross leasable area. The building will contain 32,903 square feet at full build -out. In cases where there are no opportunities for shared parking with adjoining uses or on -street parking, a 20% bonus to the allowable maximum is allowed. For the P.D.P., no parking is allowed on either public street. Required/Allowed Provided Difference Minimum 66 211 Maximum 148 (+ 20% = 29) = 177 211 34 As can be seen, P.D.P. provides 211 spaces which exceed the allowable maximum by 34 spaces. Section 3.2.2(K)(3) allows for an applicant to request Alternative Compliance as a method for seeking a higher number of parking spaces. Eye Center of Northern Colorado #PDP150029 Administrative Hearing: March 2, 2016 Page 16 D. Section 3.2.2(B) — Access Circulation and Parking The parking and circulation system is complete and capable of serving the expected number of patients and staff in the following manner: o North Parking Lot — main entrance for patients and visitors; o East Parking Lot — surgery patient drop-off; and o South Parking Lot — secondary entrance for staff, deliveries, trash/recycling pick-up. As mentioned, there is a private north -south drive along the entire length of the east property which allows for connectivity between Precision Drive and Rock Creek Drive. This allows for circulation within the Harmony Technology Park without having to rely on Ziegler Road, an arterial street. E. Section 3.2.2(C)(4) — Bicycle Parking For a medical office building, bike parking is required to be no less than one space per 4,000 square feet with 20% being enclosed and 80% may be outside in fixed racks. This means for the Eye Center, there must be at least nine spaces, two enclosed, and seven in a fixed rack. The P.D.P. provides a total of 10 spaces, two enclosed, and eight in fixed racks, at the north and south entrances, in compliance with the standard. F. Section 3.2.2(C)(5)- Walkways There are three direct connecting walkways that link the sidewalks along the two public streets to two of the three building entrances: o Ziegler Road to the south entrance; o Ziegler Road to the north entrance; and o Precision Drive to the north entrance. As mentioned, each of these walkways is highlighted by a detail feature referred to as an entry portal. The cultured stone and metal overhang is a design that matches the three building entrances and is intended to invite pedestrians and bicyclists into the site. At the north and south entrances, the walkways are enhanced with plazas and landscaping. The two walkways from Ziegler Road do not cross a drive aisle. The walkway from Precision crosses one drive aisle where a cross walk is provided. Eye Center of Northern Colorado #PDP150029 Administrative Hearing: March 2, 2016 Page 15 5. Compliance with Applicable General Development Standards: A. Section 3.2.1(C)(D) — Landscaping and Tree Protection The P.D.P. provides full tree stocking around the entire site. Street trees are provided along both Ziegler Road (4-lane arterial) and Precision Drive (commercial local, no parking). Foundation shrubs are provided around all sides. The two patios (north and south) that frame two of the three the building entrances are landscaped by a combination of trees and shrubs. There are three entry portals, two on Ziegler Road and one on Precision Drive, located behind the public sidewalks. These pedestrian portals consist of a cultured stone column and a metal canopy that match the building entrances, and are designed to draw attention to the three connecting walkways. Each of these portals is detailed with landscaping. B. Section 3.2.1(E)(4)(a)(b) — Parking Lot Perimeter Landscaping There are three parking lots with two facing public streets. The north parking lot contains 96 spaces and serves the main entrance and the surgery center drop- off porte cochere. The south parking lot contains 106 spaces and serves the employee entrance and deliveries. (A small parking along the east side of building contains nine spaces and serves the entrance to the surgery center.) Both of the large parking lots are screened from the adjoining streets by a continuous row of shrubs. In addition, between this shrub bed and the back of the public sidewalks, there is a mix of both deciduous and evergreen trees that are planted informally and interspersed with a series of undulating earthen berms ranging in height between two and three feet. As a further enhancement, the north parking lot is partially obscured by a solid, low screen wall, four feet in height, constructed of cultured stone that matches the building's exterior. This wall screens the entire length of the north lot along Ziegler Road and approximately one-half of the length along Precision Drive. The streetscape design along Ziegler Road has been coordinated with the project to the south, Windsong at Rock Creek P.D.P., which is being reviewed concurrently with the Eye Center P.D.P. This will allow for a consistent design between Precision Drive on the north and Rock Creek Drive on the south; a distance of approximately 800 feet. C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping Both parking lots exceed 10% interior landscaping in the form of islands which exceeds the required minimum for lots with more than less than 100 spaces. Eye Center of Northern Colorado #PDP150029 Administrative Hearing: March 2, 2016 Page 14 2. Compliance with Harmony Corridor Plan: The entire 270 acre O.D.P. is within the Basic Industrial Non -Retail Employment Activity Center (B.I.N.R.E.A.C). The proposed land use, Medical Office / Surgery Center, is a primary use in the H-C zone district. Development of the subject parcel, therefore, contributes to fulfilling the vision of the Harmony Corridor being an area reserved for a variety of both primary and business -related uses on relatively large parcels within an attractive industrial park setting. 3. Compliance with the Harmony Technology Park, Seventh Amendment Overall Development Plan: By being located within the B.I.N.R.E.A.C. and zoned H-C, the Overall Development Plan is divided between 75% primary and 25% secondary uses. Eye Center of Northern Colorado is a Medical Office and Surgery Center which is permitted in the H-C as a primary use. The parcel is located on Parcel C of the O.D.P. which is 42.55 acres and designated on the O.D.P. for Primary Uses. The project, therefore, complies with the approved Overall Development Plan. 4. Compliance with Applicable Harmony Corridor Zone District Standards: As mentioned, a Medical Office Building / Surgery Center is a permitted primary use subject to review by the Administrative Hearing Officer. The building is below the maximum allowable height of six stories. The applicant is participating with the master developer of the Harmony Technology Park to establish and comply with an integrated pattern of streets and streetscaping along Ziegler Road. For example, in conjunction with the recently approved Windsong at Rock Creek Memory Care P.D.P (Planning and Zoning Board — February 11, 2016) to the south, the following site plan elements of Eye Center of Northern Colorado are being coordinated: • Both P.D.P.'s will share a north -south private drive along their respective east property lines that will connect Precision on the north to Rock Creek Drive on the south. This drive will be designated as a public access easement allowing for internal circulation without having to load local traffic onto Ziegler Road. • Both P.D.P.'s will share a common emergency only access drive for the benefit of a providing a secondary access for emergency vehicles and equipment. • Both P.D.P.'s are designing an integrated landscape along Ziegler Road that coordinates a common theme for over 800 feet of public street frontage. Eye Center of Northern Colorado #PDP150029 Administrative Hearing: March 2, 2016 Page 13 Since 1997, the following annexations occurred: • Kendall -Harmony Annexation — June, 2000 • Johnson -Harmony Annexation — July, 2000 These annexations triggered cooperation among various land owners which created the Harmony Tech. Park, First Amended O.D.P. (267 acres) — September, 2000 In 2004, the Harmony Technology Park, O.D.P., Second Amendment was approved which added three residential properties and increased the total acreage of the O.D.P. from 267.19 acres to 270.19 acres. Since 2004, five additional amendments to the O.D.P. were approved in response to the great recession, parcel adjustment for various end -users, and re -allocation of the primary and secondary uses. The governing O.D.P. is the Seventh Amendment approved in 2014 and encompasses 270 acres among several property owners. The following projects have been approved in the Harmony Technology Park: Project Name Applicant/Use Year Site acres H.T.P.1 Filing Celestica/Intel 1998 34.4 H.T.P. 2" Filing H-P South Campus 2001 60.14 Brookfield Townhomes Chateau Development 2002 42.39 H.T.P. 3rd Filing Custom Blending 2008 5.01 Presidio Apartments 2011 11.83 H.T.P.3` Filing -Multi-Family Numerica 2012 4.90 Milestone Apartments Multi -Family 2013 10.20 Banner Health Hospital 2013 27.95 H.T.P. 41Filing Fuse Office 2014 1.62 Main Street Health Long Term Care 2015 7.5 The following projects are under current review: Project Name Proposed Use Site acres Harmony Commons Commercial Mixed -Use 4.00 Windsong at Rock Creek Long Term Medical Care Facility 3.34 Eye Center of Northern Colorado #PDP150029 Administrative Hearing: March 2. 2016 Page 12 Executive Summary: A. The P.D.P. is in compliance with the Harmony Corridor Plan. B. The P.D.P. is in compliance with the Harmony Technology Park Overall Development Plan, Seventh Amendment. C. The P.D.P. complies with the applicable standards of the Harmony Corridor zone district. Land Use and Development Standards, of Article Four. D. The P.D.P. complies with the applicable standards of the General Development Standards of Article Three with one exception. E. A Request for Modification of Standard to Section 3.5.3(C)(2)(a) — Orientation to Build -to Lines for Streetfront Buildings - has been requested and found to be in compliance with the criteria by which such Modification may be granted. F. The proposed building placement is found to be not detrimental to the public good and equal to or better than would a building placement that would have otherwise complied with the standard. Comments: 1. Background: The surrounding zoning and land uses are as follows: N: H-C Intel S: H-C Windsong at Rock Creek Memory Care E: H-C Vacant, Tract C (42 acres), Harmony Technology Park W: R-L Wildwood Farm Neighborhood The property was annexed as part of the 156 acre Harmony Farm in 1984. The first Harmony Technology Park Overall Development Plan consisted of 155 acres and was approved in 1997 in conjunction with Celestica Manufacturing. City of FCollins ITEM NO One MEETING DATE March 2. 2016 STAFF Ted Shepard HEARING OFFICER Project: Eye Center of Northern Colorado P.D.P., #PDP150029 Applicant: Eye Center of Northern Colorado c/o Ms. Cathy Mathis TB Group 444 Mountain Avenue Berthoud, CO 80513 Owner: Harmony Technology Park, LLC c/o M.A.V. Development 2723 South State Street Ann Arbor, MI 48104 Staff: Ted Shepard Project Description: This is a request for a P.D.P. for a 32,903 square foot, one-story medical office building and surgery center located on 4.16 acres at the southeast corner of Ziegler Road and Precision Drive. Primary access would be gained from Precision Drive. There would be 211 parking spaces divided between three parking lots. The P.D.P. includes a request for a Modification of Standard to the build -to line requirement of Section 3.5.3.(C)(2)(a). The parcel is a component of the Harmony Technology Park Overall Development Plan and zoned H-C, Harmony Corridor. Recommendation: Approval of the Modification of Standard and approval of the P.D.P. Planning Services fcgov.com/developmentreview/ 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580 970.221.6750