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HomeMy WebLinkAboutBANNER HEALTH MEDICAL CAMPUS - PDP - PDP130003 - CORRESPONDENCE - (7)Jason Holland, City Planner Page 2 December 4, 2012 Since the underlying Parcel G primary uses allow for the development of the medical campus, Banner and Imago Enterprises, Inc., have agreed that a request to relocate the Parcel G secondary uses will not be necessary or included in the Banner Heath Presidio medical campus site development application. It is proposed that any future, potential relocation of the existing Parcel G secondary uses should occur via a separate application and after discussions between Imago and the City specific to this topic. Second, Banner has confirmed that Timberwood Drive is not part of the City's Master Street Plan and, pursuant to previous discussions with the City, has been recommended by staff to be a private drive in order to allow for greater roadway design flexibility based on a specific site development plan. Banner has modified its site design to accommodate the intended functions of Timberwood Drive as a private drive through the medical campus and will not be eliminating Timberwood Drive but enhancing its connection between Lady Moon Drive and Cinquefoil Lane with a north and south loop, further increasing its intended purposes on the ODP. Matt Delich with Delich and Associates has prepared the attached Memoradum regarding Timberwood Drive. Delich and Associates has been the principle traffic engineer for this ODP, completing various traffic analyses for the ODP and for specific parcel developments. This Memo provides an historic perspective on the role of Timberwood Drive within the ODP and a professional assessment that this role is not compromised by Banner's revised site plan. In conclusion, Banner's development application does not propose to shift secondary from Parcel G and the revised site plan does not "eliminate" but rather accommodates the functions of Timberwood Drive. For these reasons, we believe that there is no change to the character of the ODP and that formal modification to the ODP is not warranted. We are hopeful that the information herein and the attached Memo from Delich and Associates together provide what is required for staff to reach the same conclusion. We loo�forw! to any further discussion on this matter with City staff. J1P E ar s Vicd President Development and Construction Cc. Ted Shepard, Chief Planner Cliff Trausch, Banner Health Project Executive Paul Klumb, PCK Real Estate Consulting Les Kaplan, Imago Enterprises, Inc. Attachment: (1) Delich Associates Memorandum Banner Health. Development & Construction 11441 N. 12"' Street. Phoenix, AL 85006 Banner Health.. December 4, 2012 Jason Holland, City Planner City of Fort Collins Community Development and Neighborhood Services 281 N. College Avenue Fort Collins, CO 80524 Re: Banner Medical Center Follow-up to October 3, 2012 Staff Comments October 1, 2012 Conceptual Review Meeting Dear Jason: Thank you for the timely and detailed staff comments following the October 1, 2012 Conceptual Review meeting for the Banner Medical Center campus on Parcels G and H of the Harmony Technology Park Fourth Amendment Overall development Plan. Banner Health is proceeding with its preliminary development application for submission in January 2013. To determine all the components of this application, we are following -up on a comment from you, stating that this project will "likely" require a major amendment to this ODP. We appreciate that staff is open to discussing this requirement and believe that, with our research, changes to the site design, and the attached traffic engineering information, City staff will conclude that no modification to the ODP is necessary or, at most, it would be minor and administrative only. Based on statements by you and Ted at our October meeting, it appeared that staff anticipated at that time that two (2) changes to the ODP would be required: ■ The first would be the relocating of the approximately nine (9) acres of "secondary" uses in Parcel G to elsewhere within the ODP east of Lady Moon Drive. ■ The second change would "eliminate" Timberwood Drive across Parcels G & H as shown on the ODP and, presumably with this, the lost of its intended functions as part of the overall roadway circulation network. Our meeting notes indicate that you were inclined toward a "major" amendment due to the combined impact of these two anticipated changes, but that neither one in itself justified a major amendment. Since our October meeting, Banner Health, as applicant, has re -considered both changes to the ODP, and now neither are proposed for the following reasons: First, according to the City's Land Use Code, the secondary uses in Parcel G do not need to be relocated in order for Banner's land uses to proceed. In the Harmony Corridor District, a designation for secondary uses is in addition to the underlying primary uses, which include a medical campus as a permitted use.