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HomeMy WebLinkAboutBANNER HEALTH MEDICAL CAMPUS - PDP - PDP130003 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSThe developers claim the economic impact will be great, but any company coming in there would provide just as many jobs without the safety concerns and the 24/7 traffic and light pollution. There Was a great article in the Denver Post written this year (April) about the battle between PVHS and Banner. If you havent read it, I suggest you do: http://www.denverpost.com/news/ei 20506083/colorado- hospitals-competition-leas-eye-bigger-health-care We will be in touch soon. 44 Jason Holland From: Scott O'Brien <obrienscott33@gmail.com> Sent: Tuesday, November 27, 2012 2:34 PM To: Jason Holland Cc: Kelly O'Brien; Amy Coen Subject: Banner Health Hospital Proposal and its impact on Observatory Village Categories: Red Category Hi Jason Thank you again for taking the time last night to listen to our concerns about the proposed campus. Being a home owner and a landlord in the community, we are taking this proposal and its possible implications and dangers very seriously and feel the city should as well. Let me be clear that I personally do not have a problem with a health campus. Our issues lay with the ambulatory ER, the obstructive three story hospital and the heli pad as per your sketches. Our safety, health, noise and traffic concerns about the proposed campus have been shared with the Master HOA in Observatory Village and the feedback has already been similar. We are positive that the residents in this community (which will have the most impact) are NOT fully aware of the scope of this project and we will do our best to share this information. We will also be putting together a list of names and addresses of homeowners who feel the same way and will forward this to you. In the meantime, I have taken some time to do some research.... First and foremost, there are literally hundreds of children riding their scooters and bikes to Zach every morning and back in the afternoon and there are literally hundreds of high schoolers driving down Rock Creek and Lady Moon every morning and afternoon. There is a pool and park on Cinquefoil and there are tennis courts and parks on Lady Moon. To think that ambulances and toxic hazardous waste trucks will be driving through our community on a daily basis is outrageous. When someone is rushing a loved one to the hospital they are very distracted and are wanting to get there as fast as they can. The safety of the children and the residents has to take priority over the economics of the project. Hospitals are not meant to be in or this close to residential neighborhoods for this exact reason. Even more so, this facility will be open 24/7/365. The noise from a helicopter this close to the ground and the community is unimaginable. Any other business will not have these types of concerns. Imagine if a wreck happens in the neighborhood. Imagine if a child is hit by an ambulance while walking to school. Imagine if a hazardous spill occurs from the daily drop off / pick ups. What then?? Fort Collins, Loveland, Greeley, Johnstown and Windsor have a combined population of 320,000 people (give or take). Within a 15 mile radius there are currently 6 hospitals (PVH, NCLT, McKee, MCR, NCMC, NCRH). Banner on Harmony would be the 7th hospital within that radius. To put this in perspective, we moved here from Long Beach CA and it has a population of over 525,000 people (including the small surrounding cities). Within a 15 mile radius they have 4 hospitals (St. Mary's, Memorial, Pacific and Community). All in all, Long Beach has 65% more people and yet we already have 2 more hospitals than they do. Do we really need another? There is a dearth of information about ambulatory wrecks. Neither the Centers for Disease Control and Prevention nor the National Institute for Occupational Safety and Health (NIOSH) require reporting. This means there is no central repository for crash reports, making it difficult to quantify the number of incidents that occur in any given year. It's important to note that of the 264 crashes found by some organizations, very few, if any, occurred in large metropolitan areas. They were all in residential areas. 43 Banner has a contract to buy Kaplan's land contingent on its ability to get approval for the medical campus. Formal development plans will likely be submitted to the city of Fort Collins early next year, city planner Jason Holland said. Woman is 53 But Looks 25 Mom reveals 1 simple wrinkle trick that has angered doctors... http://th i rd pa rtyoffers.netzero. net/TGL3341/5Ob6406539b240640ad8stO2duc 40 Jason Holland From: Paul Rosenzweig <r_u_sure@mybluelight.com> Sent: Wednesday, November 28, 2012 9:47 AM To: ptagfortcollins@gmail.com Cc: Jason Hoiland Subject: Banner Health Fort Collins expansion Categories: Red Category From : Paul Rosenzweig Address : 112 Rutgers Avenue #207 Fort Collins, CO 80525 EMAIL: r_u_sure@mybluelight.com Phone : 970 2212358 Regarding : Banner Health Fort Collins expansion I am a resident of Fort Collins On November 27th 2012, the Coloradoan printed an article concerning Banner Health's plans to build a large facility providing health care on East Harmony. The complete article is here: http://www.coloradoan.com/article/2012ll26/BUSINESS/311260053/Banner-pushes-ahead-Fort-Collins-medical- campus?nclick_check=1 The relevant excerpts appear at the end of my text. One of the reasons 1 joined the Barrier Busters Public Transit Advocacy Group was the lack of consideration the Poudre Valley Hospital Administration had for patients without private automobiles. PVH chose to locate their Medical Campus on East Harmony when no bus routes ran there. The City confounded the problem, when it resisted the establishment of bus routes to serve the PVH campus. Currently, East Harmony has hourly bus service, a 50% reduction of the original route frequency. The City, Banner Health, the PVH administration and other East harmony businesses should augment the inadequate bus routes serving East Harmony. This could take the form of restoring half hour, or South Side Shuttle service on East Harmony. My excerpts of the Coloadoan article are placed below: Plans for a new Banner Health hospital, clinic and emergency department in Poudre Valley Health System's own back yard are moving forward with potential ground breaking next year and opening date in late 2015 or early 2016. Arizona -based Banner announced last month it wanted to expand its Northern Colorado facilities increasing the competition for patients' health care dollar. It chose 29 acres at Presidio, an 85-acre mixed use project off Harmony Road across from Hewlett-Packard owned by longtime Fort Collins developer Les Kaplan. <snip> 39 facilities increasing the competition for patients' health care dollar. It chose 29 acres at Presidio, an 85-acre mixed use project off Harmony Road across from Hewlett-Packard owned by longtime Fort Collins developer Les Kaplan. <snip> Banner has a contract to buy Kaplan's land contingent on its ability to get approval for the medical campus. Formal development plans will likely be submitted to the city of Fort Collins early next year, city planner Jason Holland said. Woman is 53 But Looks 25 Mom reveals 1 simple wrinkle trick that has angered doctors... http://thi rd pa rtyoffers. netzero.net/TGL3341/5Ob6406539b240640ad8stO2d uc 38 Subject: FW: Banner Health Fort Collins expansion Emma, I talked on the phone with this gentleman today in advance of his email below. We are requiring a new bus stop on Harmony in front of the new Banner Health campus, is that right? Any other thoughts, concerns or information to add? I have copied Sarah on this so she is up to speed. Thanks, Jason Holland 970.224.6126 -----Original Message ----- From: Paul Rosenzweig [mailto:r_u_sure@mybluelight.com] Sent: Wednesday, November 28, 2012 9:47 AM To: ptagfortcollins@gmail.com Cc: Jason Holland Subject: Banner Health Fort Collins, expansion From : Paul Rosenzweig Address : 112 Rutgers Avenue #207 Fort Collins, CO 80525 EMAIL: r_u_sure@mybluelight.com Phone : 970 2212358 Regarding : Banner. Health Fort Collins expansion I am a resident of Fort Collins On November 27th 2012, the Coloradoan printed an article concerning Banner Health's plans to build a large facility providing health care on East Harmony. The complete article is here: http://www.coloradoan.com/article/2012ll26/BUSINESS/311260053/Banner-pushes-ahead-Fort-Collins-medical- campus?nclick_check=1 The relevant excerpts appear at the end of my text. One of the reasons I joined the Barrier Busters Public Transit Advocacy Group was the lack of consideration the Poudre Valley Hospital Administration had for patients without private automobiles. PVH chose to locate their Medical Campus on East Harmony when no bus routes ran there. The City confounded the problem, when it resisted the establishment of bus routes to serve the PVH campus. Currently, East Harmony has hourly bus service, a 50% reduction of the original route frequency. The City, Banner Health, the PVH administration and other East harmony businesses should augment the inadequate bus routes serving East Harmony. This could take the form of restoring half hour, or South Side Shuttle service on East Harmony. My excerpts of the Coloadoan article are placed below: Plans for a new Banner Health hospital, clinic and emergency department in Poudre Valley Health System's own back yard are moving forward with potential ground breaking next year and opening date in late 2015 or early 2016. Arizona -based Banner announced last month it wanted to expand its Northern Colorado 37 Jason Holland From: Emma McArdle Sent: Thursday, November 29, 2012 8:41 AM To: Jason Holland Cc: Sarah Burnett Subject: RE: Banner Health Fort Collins expansion Categories: Red Category Hi Jason, / Yes I've required 2 bus stops to be located on this site, one on Lady Moon and one on Harmony Road. The Lady Moon stop would be utilized right away once it is built as Route 16 and 17 operate adjacent to it, but the stop on Harmony Road does not yet have service past Lady Moon for that stop to be served. The reason I've requested this stop is because our Strategic Plan has a route operating on Harmony Road between the Harmony Transfer Center at 1-25 and Harmony to the South Transit Center. The pad provided by this development will have a shelter installed once we do begin service on this segment of Harmony Road. I share Mr. Rosenzweig's concerns about people who don't own cars accessing this site. In the Conceptual Review meeting that was one of the comments I made to the applicants. Currently their site plan requires people to walk a long distance from either stop to access the entry of the building. Unfortunately the zoning requirements for locating structures 80' back from Harmony Road is not ideal for those who utilize transit, but this plan sets the structures further back than the minimum making the situation worse for pedestrians. Below are the comments I made in the Conceptual Review meeting. ' I'm happy to reach out to Mr. Rosenzweig if you like. Please let me know if so. Two routes run adjacent to this site along Lady Moon Drive (route 16 and 17). Two stops are located on this site, one the southwest corner and one on the northwest corner. These stops will need to be upgraded and integrated into this site plan according to the Land Use Code Section 3.6.5. A concrete pad shall be provided for a stop of at least 12' by 18' wide with a direct connection to a sidewalk and curb. The stops shall be located in a Transit Easement. Please contact me and I can assist in exact location of stops. 2. The land use code also requires development provide accommodations for future transit routes. The Harmony Road corridor is identified as an Enhanced Travel Corridor and within the next few years transit service is planned -to be expanded beyond Lady Moon Drive to the Harmony Transfer Center at Harmony Road and 125. This site will need to incorporate one bus stop pad along Harmony Road for future use, the pad will need to be located in a Transit Easement and shall have direct access to the sidewalk and adjacent to Harmony Road. Please contact me with questions as you integrate these stops into your site. 3. Design considerations should be made to accommodate ease of access into this site from Harmony Road. The current site plan would require pedestrians travel 200 plus feet to get to the entry of the structures. Thanks, Emma McArdle I Transfort -----Original Message ----- From: Jason Holland Sent: Wednesday, November 28, 2012 4:31 PM To: Emma McArdle Cc: Sarah Burnett 911 Jason Holland From: Patti Springer <PSpringer@waterpik.com> Sent: Friday, November 30, 2012 2:14 PM To: Jason Holland Subject: Banner Health facility - opposed! Categories: Red Category Dear Jason Holland, This letter is to let you know that I am against the proposed Banner Health facility on Harmony between Lady Moon and Cinquefoil. First and foremost, to think that ambulances and toxic hazardous waste trucks could be driving through our community on a daily basis is outrageous. The safety of the children and the residents has to take priority over the economics of the project. If finalized, this will be the 7th hospital within a 15 mile radius and the 4th with a heli-pad. Can't we find a more suitable business to move into this space? There are literally a couple hundred kids walking; running, scooting and riding their bikes to and from Zach elementary and Fossil Ridge High, every morning and afternoon. Throughout the year (mostly in summer) there are a vast amount of children playing in the park and going to the pool. Think about the traffic and speeding going down Cinquefoil and Lady Moon. Now think about all of the kids! The facility will attract at least 400-500 cars per day and does not include all of the vendors as well as the patients (by the way have you seen what traffic is like during school drop off and pick up hours). It would be irresponsible of the city to place such a facility that attracts large amounts of traffic in this family dominated community. Please reconsider for the safety and well-being of our children. Thank You and Best Regards, Patricia A. Springer 3815 Cosmos Lane Fort Collins, CO 80528 970-222-6628 34 Jason Holland From: kelly johnston <kellyjohnston3@me.com> Sent: Friday, November 30, 2012 3:01 PM To: Jason Holland Subject: hospitol at harmony and Lady Moon Categories: Red Category To Whom It May Concern: i am writing on behalf of my family to ask you to consider NOT approving this hospital! There are already so many health care facilities in a short distance. Hundreds of little kids are walking, skating, biking around our community, we chose this Observatory Village location because of it's safe streets for kids. With all the traffic of a hospital, I do not feel our kids will be safe. I hope you will consider the NOT approving this proposal. Thank you for your time! Kelly and Tyler Johnston 33 Jason Holland From: chad and connie p <chad.connie@gmail.com> Sent: Friday, November 30, 2012 3:42 PM To: Jason Holland Subject: Banner Health Proposal at Harmony and Lady Moon Categories: Red Category Dear Mr. Holland, I am a resident of Observatory Village. Me and my family strongly oppose approving the Banner Health proposal at Harmony and Lady Moon. Not only would this bring our property values down, but it would cause a substantial increase in traffic not only on Lady Moon, but on Cinquefoil, which is right through the middle of our neighborhood. Our neighborhood has many families with kids of all ages, but also very young that walk or ride their bikes to the pool and parks located on Cinquefoil. There are also two schools, Zach Elementary and Fossil Ridge High School that would be affected. The traffic on Lady Moon is already congested in the mornings with the students that drive to school or are dropped off. It would also be a safety issue for those needing to cross Lady Moon for school, but also where many sports take place such as football, soccer, baseball, tennis, track, etc. We have many hospitals in this area that are easy and quick to get to within minutes. We do not NEED nor WANT this facility. There are better options available. Respectfully, Chad and Connie Pallansch 32 Jason Holland From: Donna Hochberg <dshochberg@yahoo.com> Sent: Friday, November 30, 2012 3:55 PM To: Jason Holland Subject: Potential Banner Hospital Location Categories: Red Category Dear Mr. Holland, I am a resident of Observatory Village, and I vigorously object to Banner building a hospital/medical campus near Fossil Ridge High School and the Observatory Village neighborhood. There are literally hundreds of children walking, running, scooting and riding their bikes to/from Zach Elementary School and Fossil Ridge High School every morning and afternoon during the school year. During the summer, innumerable children play on the fields surrounding Fossil Ridge High School, as well as the surrounding neighborhoods. The increase in traffic, speeding vehicles, noisy ambulances & dangerous hazardous waste vehicles will increase the likelihood of accidents and reduce our quality of life in the surrounding areas. Also, evening lights at such a facility will adversely affect Observatory Village's observatory, which is a core part of our neighborhood. Lady Moon is currently where parents and busses park to attend school & sporting events, which will be significantly affected if you build a large, active medical facility. Certainly there is a better, less intrusive location for this medical facility. If finalized, this new proposed hospital will be the 7th hospital within a 15 mile radius and the 4th with a heli-pad. I realize there is an economic benefit to having Banner locate to a site in Fort Collins, but it cannot outweigh the safety concerns and negative affect on the nearby neighborhoods. Please keep in mind the importance of maintaining safe, quiet neighborhoods for our children and families. Sincerely, Donna Schwall 31 Jason Holland From: Andrea Bradford <abradford72@yahoo.com> Sent: Friday, November 30, 2012 5:05 PM To: Jason Holland Subject: Proposal for new Banner Hospital on Harmony Categories: Red Category Jason, I live in the Observatory Village neighborhood and have concern over this proposal —As you know, the Observatory Village neighborhood is mainly comprised of families with young children. We have 2 little boys. If this proposal is approved, we will definitely put our home on the market. We see this hospital as having a very negative impact on this area, and will present many dangers for our children. Please reconsider. There are many other businesses that would have a positive impact on our community. Thank you, Andrea Bradford Sent from my iPhone 30 Jason Holland From: J YOUNGHU, J YOUNG HU <jyounghu@msn.com> Sent: Friday, November 30, 2012 5:11 PM To: Jason Holland Subject: Possible Banner Health Development Categories: Red Category Hi Jason, I am sure you are receiving tons of messages opposing the idea of a Medical Campus off Harmony north of the Observatory Village Subdivision. Unlike many of the messages you are receiving I do NOT strongly oppose the project. Overall a medical campus would be good for the economy and provide much needed jobs. My one and only concern is traffic. You may not be aware but traffic and speeding are already a huge problem in our community. Between parents rushing to pick up/drop off their children at Zach Elementary and teenagers from Fossil Ridge High School, it is a mad house already and I anticipate the problem will get worse with the completion of the community park directly west of Zach Elementary nearing completion. We have a very active community with tons of children and frankly I already fear for their safety. If the medical project does occur the only responsible thing would be to add speed bumps on Lady Moon, Rock Creek and Cinquefoil. Personally I think this should be done whether the Banner project occurs or not. Thank you for reading my concern. Sincerely, Jenny Young 3714 Eclipse Lane Ft Collins, Co 80528 970-207-9329 29 Jason Holland From: Colleen Pontes <pontesjc@me.com> Sent: Friday, November 30, 2012 6:20 PM To: Jason Holland Subject: New Banner Health Campus Categories: . Red Category Hi Mr. Holland, As a resident of Observatory Village I am VERY concerned about the proposed Banner Health Campus on the corner of Cinquefoil & Lady Moon. At least 90% of our neighborhood consist of families with young children. The beauty of our neighborhood is in the community of all these children playing together, walking or biking to each others homes, Zach and the various parks in our area. We have already seen - & will see more - a significant influx of traffic due to the new apartments & homes being built in our area. That alone has been concerning. I cannot imagine how dangerous it will be for our kids with another 500-1000 employees, patients & ambulances speeding through our residential streets. Plus I really do not understand why another medical facility is even needed when we have 4 within a 15 mile radius. Please feel free to reach out to me for any further questions. We moved her from New York City two years ago for the quality of life for our children. I am personally a die-hard urbanite & I am all for urban planning & job creation. However I feel this Medical Campus goes completely against all what Fort Collins stands for & why it's consistently rated one of the Top 10 places to raise a family. Warmly, New Program Starts JAN 2013! www.AtHomeWeightLossCamp.com Get on the Insiders List Now + a FREE Cookbook Colleen Joyce Pontes - CHCC, AADP Weight Loss Coach & Owner www.reJoyceHealth.com 28 Jason Holland From: Jeff Pontes <jdpontesnyc@yahoo.com> Sent: Friday, November 30, 2012 10:03 PM To: Jason Holland Subject: Fwd: Banner Health Facility Categories: Red Category Hi Mr. Holland, As a resident of Observatory Village I am truly concerned about the proposed Banner Health Campus on the corner of Lady Moon and Harmony At least 90% of our neighborhood consist of families with young children. The beauty of our neighborhood is in the community of all these children playing together, walking or biking to each others homes, the neighborhood pool, school and the various parks in our area. We have already seen a significant influx of traffic due to the new apartments & homes being built in the area. I cannot imagine how dangerous it will be for our kids with another 500-1000 employees, patients & ambulances speeding through our residential streets. Plus I really do not understand why another medical facility is even needed when we have 7 in a 15 mile radius. Please feel free to reach out to me for any further questions. We moved her from New York City two years ago for the quality of life for our children. I feel this Medical Campus goes completely against all what Fort Collins stands for & why it's consistently rated one of the Top 10 places to raise a family. Warmly, Jeff Pontes 917-579-1012 Sent from my iPad 27 Jason Holland From: The Soke <thesoke@yahoo.com> Sent: Saturday, December 01, 2012 12:27 AM To: Jason Holland Subject: Banner Health medical campus Categories: Red Category Mr. Holland, Hello. I am a home owner in Observatory Village and I am totally against the Banner health medical campus being built near here. Having fast moving ambulances and toxic hazardous waste trucks operating so close to several schools is in my opinion a very bad combination. Not to mention the fact that we have six hospitals within a 15 mile radius and .three with a heli-pads. Why not put it somewhere that it can actually do some good for the surrounding residents. Thank you, Randall Brown 26 Jason Holland From: danielle buchanan <dani_musgrove@yahoo.com> Sent: Saturday, December 01, 2012 9:57 AM To: Jason Holland Subject: Banner hospital. Categories: Red Category I am voicing my concerns as a homeowner in Observatory Village regarding placing a hospital in our neighborhood. We have a beautiful community in this area. Pools, parks, schools, wonderful shopping and beautiful neighborhoods. And the city of Fort Collins wants to put a hospital in this area! Why? There are enough hospitals!!!! Harmony exit is the gateway into Fort Collins and instead of building more shopping, restaurants, hotels, you want to stick a hospital here. Harmony is congested as is with traffic so let's make it worse with adding a hospital. A hospital is not going to benefit anyone but CEOs that want to compete with Poudre Valley which is much respected in Fort Collins. Much the neighbors have been talking that if this is something that the city will approve of, we will sell our homes and move out of the neighborhood that our children have grown to love and move to Windsor away from this nonsense! Make the gateway into Fort Collins beautiful and welcoming, don't stick a hospital here!!! How embarrassing for someone out of town driving down I25 and sees a hospital off Harmony and then a few miles down I25 another hospital. Makes no sense. You see hospitals tucked away. The gateways into Westminster, Thornton, Brighton, even Lovelands bridge are beautiful and welcoming with shopping and restaurants. You don't see them sticking a hospital off the entryway into their town. Please don't approve of this. I don't want to have to move my children away. Thank you Danielle 5427 Cinquefoil Lane Sent from Yahoo! Mail on Android 25 Jason Holland From: Beth Meyers -Bass <bethbass5@gmail.com> Sent: Saturday, December 01, 2012 10:50 AM To: Jason Holland Subject: Proposed Banner Hospital Categories: Red Category Dear Mr. Holland; Unfortunately; I was unable to attend the meeting about the proposed Banner facility. I would like to express to you my personal perspective on the facility. First, as a member of the Observatory Village community for the past 7 years, we take great pride in the community we have developed with the neighborhood. It is a sought after location due to its proximity to schools, location and access to I-25, and convenience of shopping areas. When we purchased our home; we were told that particular parcel of land had been slated to be "The Presidio" which would entail shopping, restaurants, pedestrian trails, and a fitness center, perhaps a small hotel. I was clearly okay with such a development, as were many others in this neighborhood, since we chose to buy here. Hearing the news that there may be yet another hospital within a 15 mile radius is, quite honestly, ludicrous. There are clearly ample medical facilities in the area. That said, the idea of Cinquefoil and Lady Moon being access points for the hospital's ambulance service and toxic waste removal is unsafe and detrimental to our neighborhood. Surely, you are familiar with Cinquefoil. Not only are there homes that face the street, we have children continuously crossing the street to play in the parks and green spaces; we use that street to access Fossil High School and Zach Elementary; we use the bike paths; we have our pool located on that street; we have an annual 4th of July parade on Cinquefoil as well. Cinquefoil is the heart of this neighborhood. Lady Moon also has homes facing out onto it. We use Lady Moon, again, as access for the high school, tennis courts, bike track, etc. Currently, I feel very safe allowing my children to cross those streets. Allowing this developer to use either street, boxes this community in with NO safe access to parks, pools, schools, etc. I am certain I am not the first concerned member of this community to send you their thoughts. Please don't allow this developer to override the safety and sense of community in Observatory Village merely for money. All too often we lose sight of what is important in this world and, I can assure you, it is not money. Thank you for your time. Sincerely, Elizabeth Bass 3751 Full Moon Drive 970-213-3449 24 Jason Holland From: Staci Clark <smclarkslp@yahoo.com> Sent: Saturday, December 01, 2012 1:26 PM To: Jason Holland Subject: New Banner hospital Categories: Red Category Hello, I am writing to voice my opposition to the new hospital being proposed to be built in southeast Fort Collins. First and foremost it seems completely unnecessary. My husband is a physician in town who operates at both McKee medical center and PVH so he is well aware of the political "battle" between the 2. It is ridiculous to build a hospital especially on such a large scale when the NEED is not there. I realize Colorado does not have the certificate of need law but if we did, there is no way this hospital would have been approved! There are already 3 major hospitals in the Fort Collins/Loveland area and the medical needs of our community are more than met by the present infrastructure. Building a new hospital in Fort Collins will lead to duplication of services that already exist. This ultimately will lead to unnecessary medical care being given to patients in order to maintain profits. For these reasons I'm strongly opposed to the building of the additional hospital in southeast Fort Collins. Thank you for your time. Sincerely, Staci Clark Resident of southeast Fort Collins Sent from my Phone 23 Jason Holland From: Scott <scottmattoch@gmail.com> Sent: Saturday, December 01, 2012 1:14 PM To: Jason Holland Subject: I am against the hospital Categories: Red Category Mr holland I am writing to express my concern about the proposed hospital. Les Kaplan has demonstrated his lack of concern for our neighborhood. Please review the monopoly house apartment project he just built on rock creek. We really do not need another hospital in the area. My wife who is a doctor can testify to this fact. We certainly do not need a helicopter flying over our homes. Banner can fly patients to the Greeley hospital. The difference in flight time is less than five minutes. Sincerely Scott Mattoch 3633 Little Dipper dr. Sent from myiPhone 22 Phone : 970 2212358 Regarding : Banner Health Fort Collins expansion I am a resident of Fort Collins On November 27th 2012, the Coloradoan printed an article concerning Banner Health's plans to build a large facility providing health care on East Harmony. The complete article is here: http://www.coloradoan.com/article/2012ll26/BUSINESS/311260053/Banner-pushes-ahead-Fort-Collins-medical- campus?nclick_check=1 The relevant excerpts appear at the end of my text. One of the reasons I joined the Barrier Busters Public Transit Advocacy Group was the lack of consideration the Poudre Valley Hospital Administration had for patients without private automobiles. PVH chose to locate their Medical Campus on East Harmony when no bus routes ran there. The City confounded the problem, when it resisted the establishment of bus routes to serve the PVH campus. Currently, East Harmony has hourly bus service, a 50% reduction of the original route frequency. The City, Banner Health, the PVH administration and other East harmony businesses should augment the inadequate bus routes serving East Harmony. This could take the form of restoring half hour, or South Side Shuttle service on East Harmony. My excerpts of the Coloadoan article are placed below: Plans for a new Banner Health hospital, clinic and emergency department in Poudre Valley Health System's own back yard are moving forward with potential ground breaking next year and opening date in late 2015 or early 2016. Arizona -based Banner announced last month it wanted to expand its Northern Colorado facilities increasing the competition for patients' health care dollar. It chose 29 acres at Presidio, an 85-acre mixed use project off Harmony Road across from Hewlett-Packard owned by longtime Fort Collins developer Les Kaplan. <snip> Banner has a contract to buy Kaplan's land contingent on its ability to get approval for the medical campus. Formal development plans will likely be submitted to the city of Fort Collins early next year, city planner Jason Holland said. Woman is 53 But Looks 25 Mom reveals 1 simple wrinkle trick that has angered doctors... http://th ird pa rtyoffers.netzero. net/TGL3341/50b6406539b240640ad8st02duc 19 back than the minimum making the situation worse for pedestrians. Below are the comments I made in the Conceptual Review meeting. I'm happy to reach out to Mr. Rosenzweig if you like. Please let me know if so. 1. Two routes run adjacent to this site along Lady Moon Drive (route 16 and 17). Two stops are located on this site, one the southwest corner and one on the northwest corner. These stops will need to be upgraded and integrated into this site plan according to the Land Use Code Section 3.6.5. A concrete pad shall be provided for a stop of at least 12' by 18' wide with a direct connection to a sidewalk and curb. The stops shall be located in a Transit Easement. Please contact me and I can assist in exact location of stops. 2. The land use code also requires development provide accommodations for future transit routes. The Harmony Road corridor is identified as an Enhanced Travel Corridor and within the next few years transit service is planned to be expanded beyond Lady Moon Drive to the Harmony Transfer Center at Harmony Road and 125. This site will need to incorporate one bus stop pad along Harmony Road for future use, the pad will need to be located in a Transit Easement and shall have direct access to the sidewalk and adjacent to Harmony Road. Please contact me with questions as you integrate these stops into your site. 3. Design considerations should be made to accommodate ease of access into this site from Harmony Road. The current site plan would require pedestrians travel 200 plus feet to get to the entry of the structures. Thanks, Emma McArdle I Transfort -----Original Message ----- From: Jason Holland Sent: Wednesday, November 28, 2012 4:31 PM To: Emma McArdle Cc: Sarah Burnett Subject: FW: Banner Health Fort Collins expansion Emma, I talked on the phone with this gentleman today in advance of his email below. We are requiring a new bus stop on Harmony in front of the new Banner Health campus, is that right? Any other thoughts, concerns or information to add? I have copied Sarah on this so she is up to speed. Thanks, Jason Holland 970.224.6126 -----Original Message ----- From: Paul Rosenzweig[mailto:r_u_sure@mybluelight.com) Sent: Wednesday, November 28, 2012 9:47 AM To: ptagfortcollins@gmail.com Cc: Jason Holland Subject: Banner Health Fort Collins expansion From : Paul Rosenzweig Address : 112 Rutgers Avenue #207 Fort Collins, CO 80525 EMAIL: r_u_sure@mybluelight.com 18 Jason Holland From: Emma McArdle Sent: Monday, December 03, 2012 9:47 AM To: 'r_u_sure@mybluelight.com' Cc: Jason Holland; Sarah Burnett Subject: FW: Banner Health Fort Collins expansion Attachments: Re_write_Phasel_Offerl19.9.pdf Categories: Red Category Hello Paul, Thank you for taking the time to talk to me this morning. As we discussed on the phone, below is my response to your concerns about bus stops' vicinity to the Banner Health Medical campus plans. However, I did not address your question about frequency and I'd like to speak to that briefly. Currently, much of the Harmony corridor only has 60 minute service as most of the eastern half of the city does. Increasing this frequency to 30 minutes was a priority for Transfort during the city's budget cycle, but unfortunately the increase in budget was not approved. We have high hopes that there may be some mid cycle budget funds that become available to fund some improvements in service for the 2014 year, but right now the approved budget only includes 60 minute frequency on the Harmony Corridor. The map attached shows the approved route frequencies on the left and our proposed route frequencies on the right. As you can see there would be a big improvement from one to the other. I am happy to talk with you more about this. Please give me a call anytime. Thanks, Emma McArdle Transit Planner Transfort I City of Fort Collins emcardle@fcgov.com (970)224-6197 -----Original Message ----- From: Emma McArdle Sent: Thursday, November 29, 2012 8:41 AM To: Jason Holland Cc: Sarah Burnett Subject: RE: Banner Health Fort Collins expansion Hi Jason, Yes I've required 2 bus stops to be located on this site, one on Lady Moon and one on Harmony Road. The Lady Moon stop would be utilized right away once it is built as Route 16 and 17 operate adjacent to it, but the stop on Harmony Road does not yet have service past Lady Moon for that stop to be served. The reason I've requested this stop is because our Strategic Plan has a route operating on Harmony Road between the Harmony Transfer Center at 1-25 and Harmony to the South Transit Center. The pad provided by this development will have a shelter installed once we do begin service on this segment of Harmony Road. 1 share Mr. Rosenzweig's concerns about people who don't own cars accessing this site. In the Conceptual Review meeting that was one of the comments I made to the applicants. Currently their site plan requires people to walk a long distance from either stop to access the entry of the building. Unfortunately the zoning requirements for locating structures 80' back from Harmony Road is not ideal for those who utilize transit, but this plan sets the structures further 17 Jason Holland From: revfox@comcast.net Sent: Monday, December 03, 2012 10:04 AM To: Jason Holland Subject: Banner's Plans Categories: Red Category Dear Jason, As a resident of Observatory Village I want to express to you my deepest concern for the development of a hospital and its facilities on the corner of Lady Moon and Harmony. It is not only a massive development of something I'm not sure we need. We certainly have lots of medical facilities already within walking distance of our area. I am concerned that the development of such a huge medical facility so close to a residential area...... actually right within a residential area ..... is not wise. It will mean more traffic cutting through a family friendly neighborhood as well as increased noise levels, etc. Please reconsider allowing Banner to develop a medical facility on this large piece of property. Thank you, Carol Fox Little Dipper Drive 16 Jason Holland From: Tenley Haack <tenleyhaack@gmail.com> Sent: Monday, December 03, 2012 12:03 PM To: Jason Holland Subject: No to Banner Health hospital Categories: Red Category Dear Mr. Holland, I am a resident of Observatory Village and am asking you to please REJECT Banner Health's proposal to build a new hospital at Harmony Rd. and Lady Moon. We are very concerned about several issues. First, the sheer increase in traffic will be a huge detriment to our neighborhood schools. Zach Elementary is the largest elementary school in PSD and has 600 students that all walk or ride bikes to school each morning and afternoon (with the exception of only 1 school bus of kids). The traffic on Kechter Rd. (from Windsor) already makes this a very congested area in the mornings and afternoons. Lady Moon is also one of the main entrances for Fossil Ridge High School. This obviously means students are walking, riding bikes, and driving on Lady Moon at all hours of the day. In fact, Ziegler Rd. had to rebuild it's turning lanes because of the traffic back up in the morning and at noon for the other entrance for FRHS. Fort Collins is known for its exceptional school districts and family -friendly neighborhoods. A hospital with 500-1000 employees plus traffic from patients and vendors would kill this area! What we need are more restaurants and shops (think Old Town on the SE side)! We are well -served in terms of medical access in this area (this coming from parents who demand high -end care for our families). We do NOT need or want another hospital! , Secondly, as our neighborhood name indicates, we house the Observatory. Our entire neighborhood is built around that fact. We have very few street lights to facilitate the viewings. The evening parking lot lights of the new hospital would add light pollution to our Observatory, rendering it less usable. PLEASE, please, please reconsider approving this new hospital. We are "die-hard" Fort Collins residents who absolutely want the BEST city! Building the hospital in this location would be a huge setback to the quiet, family -friendly, bike -friendly SE area. Keep this area as a place people want to live, go to school, and play! If you truly feel Fort Collins needs another hospital, please consider another, more commercial, area. Please do not ruin the good thing we have started in our SE area! Thank you for your consideration. Sincerely, Tenley Haack 15 Jason Holland From: Amy Michael <amyvmichael@gmail.com> Sent: Monday, December 03, 2012 10:20 PM To: Jason Holland Subject: New Banner Hospital Categories: Red Category Dear Mr. Holland: My husband and I live in Observatory Village and we are opposed to building the new Banner Hospital near Lady Moon -and Cinquefoil. We enjoy our safe, quiet, family -oriented neighborhood. We don't want the extra noise, traffic, and safety issues a hospital would bring to the Southeast corner of Fort Collins. We do not want another hospital near our neighborhood under any conditions. Jon and Amy Michael 14 Jason Holland From: Jessica O'Brien <jrjonesl0.jj@gmail.com> Sent: Tuesday, December 04, 2012 10:53 PM To: Jason Holland Subject: Re: Banner Health Medical Campus Project Development Plan. Categories: Red Category Dear Jason Holland, I am a new resident in Observatory Village. I am very concerned and disappointed about the Banner Health Medical Campus Project Development Plan for many reasons. I am a RN and have worked in the hospital system for 5 years. ' I am very surprised that anyone would think it appropriate to build a major hospital system near a neighborhood and high school. I know that the city is concerned with continuing to make money at any cost but this is potentially a very dangerous situation. First of all, I would like to express that my husband and I moved from Houston, TX with the hopes of living in a more peaceful, quiet community. We had lived down the street from a fire station and those sirens went on 24/7. So you can imagine our disappointment to find that not even 6 months into our move to Fort Collins, we could potentially be living near a major Medical Campus with a major ER and helipad. Not ideal. Second of all, I am also very disappointed to find out that this hospital will have a helipad. So not only will we be dealing with sirens from ambulances but also helicopter noise. Also, I am very concerned about the helicopter traffic between this new hospital and the MCR helicopter traffic. Helicopters have a very high accident rate and this just seems like a very unnecessary risk to take. Why is this necessary? I know it is less than 15 minutes to travel by car from our exact location(and the future Banner Health location) to MCR. I am pretty sure that helicopters travel faster than cars and that any emergency can wait the extra 2 minutes if they are coming in from the north to travel to MCR instead of traveling to Banner. Thirdly, I spent 4 of my 5 years in the ER. I worked with my patients who came to the ER just for narcotics, drunk patients, and violent patients. Many times an ER becomes a dumping ground for Police to leave a person who was too intoxicated to go to jail but will be sobering up for hours. So these are the types of people who will be leaving the ER just in time for students to be arriving at school. This increases risks for persons to be hit by a car. Not to mention the multitudes of people who drive themselves to the ER high on narcotics or intoxicated already. It does not matter what type of facility a hospital claims to be, these types of patients are to be expected in an ER. Despite what the general public may think about what happens in a hospital setting, the truth is that hospitals increase incidences of crime, loitering and essentially making an area less than desirable. I am very concerned about the safety of the high school students across the street, traffic safety and then our own personal safety. It is a proven fact that incidences of violence in hospitals is increasing, and what is Banner going to do to help to protect our safety? I don't think whatever they could implement would be -sufficient, unless it involved getting rid of the ER department. Thanks for your time, Jessica O'Brien 12 Jason Holland From: Susan Mobley <susanlmobley@yahoo.com> Sent: Wednesday, December 05, 2012 7:28 AM To: Jason Holland Subject: Banner Hospital Proposal Categories: Red Category Good Morning, I'd like to give you my thoughts on the new Banner Hospital. I live in the Observatory Village neighborhood and am opposed to having the hospital built. My points are below and probably aren't surprising to you. 1.Noise pollution. 2.Having a helipad so close to where people live and sleep is very insensitive to those that have invested in Fort Collins real estate. Most of us came to Fort Collins to enjoy this awesome well developed city. Putting a helipad in goes directly against all you have done to keep this city safe and well planned. 3.Increased traffic in our neighborhood and so close to schools just does not seem safe. Again, sacrificing safety for some tax dollars? Not a good call. 4.As far as my medical needs, I feel very much in good hands with the numerous hospitals and clinics within a 15 minute or less drive from my home. We do not need another hospital! Please save this land for a development that would be helpful and safe for all those in the community, especially those that live so close to it. Thank you for your time. Sincerely, Susan Mobley 11 Jason Holland From: Tara B <tarazplace@gmail.com> Sent: Thursday, December 06, 2012 10:45 AM To: Jason Holland Subject: Proposed Development Categories: Red Category Mr. Holland, It has come to my attention that the City of Fort Collins Planning and Zoning Board will be deciding on whether or not to approve a new Banner Health medical campus and hospital located on Harmony between Lady Moon and Cinquefoil. As a resident of Fort Collins I believe there are many points which I believe do NOT' make this an ideal location for development. First, this will be the 7th hospital within a 15 mile radius and the 4th with a heli-pad. Second, and perhaps the most important is the safety of our community. Lady Moon would need to become a thorough fare for the new center. This road runs right near a major elementary school and right next to a high school. In addition, it runs through the Observatory Village neighborhood. All three of these points assure constant foot traffic, young children and adolescents throughout the area. With increased high speed traffic (not only ambulances but worried/anxious injured people/family members) the risk for an increased amount of serious accidents rises substantially. The proposed location for this medical facility is located way to close to schools and neighborhoods to make sense for construction to even be considered. I'm quite sure that there are many other beneficial business that could be built upon this empty lot. Please reconsider your development plan, something that effectively completes your goas, yet maintains safety to that residential portion of Fort Collins. Sincerely, Tara Brown 8 Jason Holland From: Nicole Holmes <colochiefsfan@msn.com> Sent: Sunday, December 09, 2012.10:34 PM To: Jason Holland Subject: Banner Health Center Categories: Red Category I just heard some information that there might be another hospital going up, this time on South Harmony. As a concerned resident of this area, I would like to know when there will be meetings announced so that we can voice our concern for this project. I do not think we need another hospital in the area, especially in an area so close to so much residential housing, where the pollution, the HAZMAT waste and the noise, just to name a few, will not be beneficial for these neighbors. Sincerely, Nicole Holmes Jason Holland From: Janet <janet_mylott@yahoo.com> Sent: Wednesday, December 12, 2012 10:35 PM To: Jason Holland Cc: Michael Subject: Banner Health Proposal Categories: Red Category Hi Jason, I am a resident of Observatory Village writing to you to let you know I am concerned about Banner Health's proposal to build a hospital adjacent to our neighborhood. I am not opposed to commercial development, but have to voice my objection to this particular proposal: 1) We have an excellent reputation for our existing healthcare services. As a community have Fort Collins residents expressed interest in competition as a means of providing more access to or higher quality services? 2) The proposed location shows a disregard for the density of foot and bike traffic by children. I have heard (not sure this is true because it seems ridiculous) that Cinquefoil will be a secondary route for ambulances to the hospital. This street is flooded with children going to Zach Elementary during the school year and the pool in the Summer. I invite you to come to my porch where you can see this first hand. This street was not designed to be an access route and signing off on making this a route routinely or even an occasional path for ambulances would be negligent. 3) Do we have proof that this proposal will result in more jobs for Fort Collins residents and more tax revenue? And if so, isn't there an alternative site more suited to this kind of development? I worked at both the old and new UCH and know that more and more, the realities of the needs of hospitals require campuses and acreage that are not compatible with situating them next to high density neighborhoods and schools. Like many residents in Observatory Village, my husband and l moved here because Fort Collins valued families. We are lucky to telecommute (there are many like us in the community) and can live anywhere, but we are so proud to live here and support our community and our local businesses. A disregard for our concerns may mean that we misplaced our trust. Thank you for your attention to my concerns. I have copied my husband as I know he shares them. Please reach out with any questions or to clarify the proposal, the review process or your position. Happy Holidays, Janet Mylott Jason Holland From: Stacy Bustamante <bustamantestacy@gmail.com> Sent: Thursday, December 13, 2012 10:55 AM To: Jason Holland Subject: Regarding the Banner Health medical facility Categories: Red Category Hello Jason, My Name is Stacy Bustamante and I am a resident of Observatory Village. It has recently been brought to my attention that the City of Fort Collins is proposing to build a new Banner Health medical facility directly North of our neighborhood. I understand that the land being considered for development is zoned for commercial purposes. I believe that our community in Southeast Fort Collins could benifit from commercial development, and I am in no way opposed to such progress. However, I am concerned that the placement of a new hospital in this area could have a detrimental affect on our community. Our neighborhood is filled with young families who chose this area for the sense of community and safety that has been established by the residents and the schools surrounding Observatory Village. Because of the close proximity of Zach Elementary, Kinard Middle School, and Fossil Ridge High School, most children must walk or ride their bikes to and from school daily. I watch my neighbors and other families from surrounding areas walk their kids to school, and it is important to our community that this ability remains unihiUited. It is my understanding that the current proposal presents the use of Cinquefoil (and Lady Moon) as an alternative thoroughfare for emergency vehicles and hazardous material transport. Please consider the negative impact that this admittance would have on the families of Observatory Village and surrounding neighborhoods. There are countless other types of commerciaal development to be considered that would not place our children at risk on a daily basis. Although increased revenue for the City of Fort Collins is very important, the safety of our communities and the children who are being raised within them is our greatest responsibility. I believe that there are other areas within Fort Collins that could host the development of a medical facility without such adverse effects. We have entrusted the employees of the City of Port Collins and our government officials to accurately represent the morals, ideals and values of its residents. I am asking you to hear the concerns that are being voiced at this time and allow the residents of Observatory Village to be properly represented and considered. Sincerely, Stacy Bustamante Attachment 15 Jason Holland From: ERICK LARSON <emlarson05@msn.com> Sent: Monday, December 17, 2012 8:11 PM To: Jason Holland Subject: Banner Health proposal Categories: Red Category Mr. Holland, I understand that Colorado does not have a certificate of need requirement for new health care facilities. At the same time I hope that you do not treat the Banner proposal for a new health care facility the same as if was a department store. I believe there are more issues than noise, parking and traffic involved. I would at least hope that PVH and other health care providers are able to have some input as to why we need the additional duplicative healthcare services being proposed by Banner. I would hope that the Planning and Development would encourage mutual communication between these two major healthcare providers. There is a huge difference between a department store and a healthcare facility. Please keep me informed regarding the progress of the Banner proposal. Thank you, Erick Larson Attachment / 7 Jason Holland From Sent: To: Cc: Subject: Attachments: Dear Fort Collins Residents, Jason Holland Tuesday, February 12, 2013 11:20 AM 'Amy Michael'; 'Janet'; 'ERICK LARSON'; 'Nicole Holmes'; 'Jessica O'Brien'; 'Stacy Bustamante'; 'Susan Mobley'; 'Tara B'; 'Scott'; 'danielle buchanan; 'revfox@comcast.net'; 'Devin Hirning'; 'Tenley Haack'; 'Paul Rosenzweig'; 'J YOUNGHU, J YOUNG HU'; 'Colleen Pontes'; 'Jeff Pontes'; 'The Soke'; 'Staci Clark'; 'Beth Meyers -Bass'; 'Andrea Bradford'; 'chad and connie p'; 'Donna Hochberg'; 'kelly johnston'; 'Scott O'Brien'; 'Patti Springer' Sarah Burnett Proposed Banner Health Medical Campus, second neighborhood meeting banner_health_pdp_ngbh_mtng_notification2.pdf; harmony_lady_moon_medical campus_map.pdf I wanted to let you all know that I received your e-mailed comments for the proposed Banner Health medical campus, and that the correspondence will be presented to members of the Planning and Zoning Board for their consideration prior to any public hearing for the project. Based on both Banner's request and staffs suggestion, there will be a second neighborhood meeting for the proposed medical campus. The meeting is scheduled for February 201", from 6:30— 8:30 p.m'. at the Council Tree Public Library; the same time and location as the previous meeting. Representatives of Banner Health will be present to discuss the project and your concerns in further detail. Attached please find the meeting notification letter. The Observatory Village H.O.A. was also notified so that this letter can be e-mailed to their distribution list. City staff is currently in the process of reviewing the project, which was formally submitted several weeks ago. The review is ongoing and will continue past the second neighborhood meeting on February 20`h. I hope to see all of you on the 20`", and look forward to talking with you all further. Thank you for your time and consideration. The submittal documents can be seen and downloaded at the following link: http://citydocs.fcgov.com/?scope=doctvpe&dn=Current+Planning&dt=SUBMITTAL+DOCU MENTS&vid=185&q=banner& curd=search The proposed plans submitted can be seen and downloaded at this link: http://citydocs.fcgov.com/?scope=doctvpe&dn=Current+Planning&dt=MAPS%2FGRAPHICS&vid=185&q=banner&cmd=s earch Warm Regards, Jason Holland, RLA I City Planner City of Fort Collins 281 North College Avenue Fort Collins, CO 80522 970.224.6126 4holland()fcgov.com Q: Can we dead end Cinquefoil Lane? A: Traffic issues occur in all developments and neighborhoods. Speed radar signs could be be placed on neighboring streets, and those do work. However, difficulties do confe with growth. The city encourages the public to deal with traffic issues they are having within their neighborhoods by contacting the police or using neighborhood resources available to them. For example, renting the speed gun and then sending letters to speed offenders from the neighborhood. Q: Is Cinquefoil Lane scheduled to go through no matter what development comes in? A: Yes, Cinquefoil is a planned street as part of the Master Street Plan. A connective grid of streets and street patterns are planned and are a key provision of the Land Use Code. The idea is to have connectivity between main roads and neighborhoods and businesses. Q: What is the timeline for construction from ground breaking to opening? A: Banner is expecting a fall ground breaking around September or October of this year with plans for opening in the spring of 2015. The contractor, Hazelton, has projected an 18 month schedule for the project. Q: Observatory Village is a low light neighborhood. Will low lights be used on the campus site? A: Yes. The lighting code in Fort Collins is stringent. The requirements are for full shield or full cut off lights and zero illumination at the property line. A: This is a health facility focusing on special care, emergency care, outpatient surgery and clinical care. The idea is to place the medical campus in neighborhoods where it may best serve the community; the right place for care. r Q: If you are willing to make improvements to the roads, and access is from Harmony and Interstate 25, why not build this facility in Timnath? There is plenty of open land in Timnath. A: Banner is trying to bring facilities into the communities they serve. Citizen Comment: Kaiser employee and neighbor mentioned he is happy to have the facility come in because he will be allowed to use their services for treatment instead of driving all the way to Kaiser or another location in Denver. Q: If you did not have any beds, would you be able to do surgery that is called outpatient? A: Yes at the proposed surgery center. Q: I have concerns about people driving recklessly to get themselves to the medical facility and travelling through the neighborhoods. A: That could happen anywhere at any time. Citizen Comment: Resident of a nearby neighborhood and a mother of children, who attend Fossil Ridge High School, said that she was happy that the proposed project is a medical facility and not a strip mall. Especially considering that the school has an open campus policy which means the kids can leave during the day. She is welcoming the idea that emergency vehicles which typically go to hospitals (ambulances, fire trucks and police cars) will be more visible around her neighborhood. She also mentioned that she believes the traffic congestion problem in the area is because of the schools and that this facility won't add to that traffic. Citizen Comment: Another neighbor stated she was not opposed to the hospital or a medical campus at all but is passionate about the traffic in the area. The increase in the morning traffic with the high school has increased the amount of traffic in the neighborhoods. Kids are cutting through and speeding down the neighborhood streets, not the main roads. Q: How many deliveries do you expect to be made by larger trucks like oxygen trucks? A: Typically 2 to 3 deliveries by larger trucks per month including oxygen trucks. Q: What are the projected staff numbers for the medical facility? A: Approximately 175 total employees are anticipated, which will equate to around 70 at any one time due to shift work and different hours of operation. Q: How often will hazmat trucks pick up and drop off and what will their routes be? A: Hazmat drop off and pick ups will occur approximately once or twice per week. The hazmat routes are very restricted by city and state mandates. Banner will also have a contract with the trucks and determine the routes they will be taking. Basically, it will be the safest most direct route to and from the building off of Harmony Road. Q: What is the time frame between phase one and full build out? A: Phase one is projected to get us through 2020 as far as maintaining optimum service. It is possible that a full build out will never occur. The full build out will be very far off in the future. Q: What will be the trauma level at the Medical Facility? A: It will be a trauma level 3. Q: In the event that future expansion happens in the area, will another traffic study be done? A: All new developments are required to have a traffic study completed when they come in if impacts are anticipated Q: Looking at the occupancies of other area hospitals in the area, do we even need this hospital? Attachment 4, Banner Health Medical Campus Neighborhood Meeting February 20, 2013 Q: Is the review process the same for hospitals and hotels? A: The Land Use Code is divided into different uses, so, yes the process is different based on the use of the building. Some uses are subject to Planning and Zoning Board decision and others are decided by a Hearing Officer. The general development code standards are the same, and there are specific standards for each zoning category. Q: Will surrounding residents and businesses be notified if the project goes to the Planning and Zoning Board for review? A: Yes, the same notification areas will be contacted just like they were for this public meeting. Q: Will Cinquefoil be extended all the way past Rock Creek Drive or will it dead end at La Fever? A: Yes, at some point, it will be extended based on future development in the area. It will not be extended with this project with Phase One. Q: Will the ambulance service use Cinquefoil Lane? A: No, there will be very little traffic through the surrounding neighborhoods unless there is an emergency in those neighborhoods. Q: Was a traffic study done in the area? A: A study was done and there will be improvements based on that study. At final build out of the Banner Medical Facility, there will be 2 left hand turn lanes from Lady Moon Drive onto westbound Harmony Road. In the future, there will be westbound duel turn lanes on Harmony Road as well. Q: There was a mention of Lady Moon Drive expanding into 4 lanes. Where would it stop? A: It would stop at Rock Creek Drive with a merging of lanes north of Le Fever Drive. Banner Health note:Level 2 trauma centers are required to be able to have orthopedic surgeons, neurosurgeons and anesthesiologist on -site within 20 minutes. Level III The Level III trauma center serves communities that do not have immediate access to a Level or II institution. Level III trauma centers can provide prompt assessment, resuscitation, emergency operations, and stabilization and also arrange for possible transfer to a facility that can provide definitive trauma care. General surgeons are required in a Level III facility. Planning for care of injured patients in these hospitals requires transfer agreements and standardized treatment protocols. Level III trauma centers are generally not appropriate in an urban or suburb an area with adequate Level I and/or Level II resources. Banner Health note: Level 3 trauma centers are required to have general surgeons on -site 24/7. Level IV Level IV trauma facilities provide advanced trauma life-support prior to patient transfer in' remote areas where no higher level of care is available. Such a facility may be a clinic rather than a hospital and may or may not have a physician available. Because of geographic isolation, however, the Level IV trauma facility is the de facto primary care provider. If willing to make the commitment to provide optimal care, given its resources, the Level IV trauma facility should be an integral part of the inclusive trauma care system. As at Level III trauma centers, treatment protocols for resuscitation, transfer protocols, data reporting, and participation in system performance improvement are essential. HW in hospitals comes from the Lab (histology/staining chemicals, like alcohol and xylene), Pharmacy (used/outdated pharmaceuticals and trace chemotherapeutic drug waste, like gloves, IV bags and tubing). The HW regulations come from the federal Environmental Protection Agency (EPA) but are enforced by the State of Colorado - Colorado Dept. of Public Health & Environment (CDPHE). The storage and transport of HW is similar to the storage and transport of RMW. Holding rooms are located in areas as required by the FGI (in labs and pharmacies). These rooms are locked and accessible via card access only by staff with the appropriate security clearance. Banner Health staff transports containers to a secure, central holding room where it is picked up by a licensed HW contractor. Banner Health uses Clean Harbors to remove and recycle or incinerate all of our HW at their facility. Clean Harbors is an EPA approved HW hauler with a licensed Treatment, Storage and Disposal (TDS) facility in Kimball, Nebraska. The transport of HW and RMW is regulated by the City of Fort Collins on city streets and State of Colorado on state highways and interstates. All regulations require transport of waste in the most direct and safe route possible between the origin and destination. At the proposed Harmony Road medical center, the City of Fort Collins will require that the licensed transporters exit the loading dock, go north directly to Harmony Road then east to 1-25. Once on 1-25, State Regulations will require the transporters to stay on 1-25 until necessary in order to reach their destination. City and State regulations prohibit transport through residential neighborhoods unless absolutely necessary. At the Harmony Road location, Harmony Road will be easily accessible from the loading dock via the north end of Cinquefoil Lane. Therefore, transport through residential neighborhoods is not necessary and will likely not be permitted. See attached for the location of the loading dock and access to Harmony Road (Exhibit 3). Exhibit 1 - From the American College of Surgeons website. Trauma center levels: Level I The Level I facility is a regional resource trauma center that is a tertiary care facility central to the trauma care system. Ultimately, all patients who require the resources of the Level I center should have access to it. This facility must have the capability of providing leadership and total care for every aspect of injury, from prevention through rehabilitation. In its central role, the Level I center must have adequate depth of resources and personnel. Banner Health note:Level 1 trauma centers are required to have orthopedic surgeons, neurosurgeons and anesthesiologists on -site 24/7. Level II The Level II trauma center is a hospital that is also expected to provide initial definitive trauma care, regardless of the severity of injury. Depending on geographic location, patient volume, personnel, and resources, however, the Level II trauma center may not be able to provide the same comprehensive care as a Level I trauma center. Therefore, patients with more complex injuries may have to be transferred to a Level I center (for example, patients requiring advanced and extended surgical critical care). Level II trauma centers may be the most prevalent facility in a community, managing the majority of trauma patients. Q: Any distance requirements from neighborhoods, schools, etc.? A: There are no required distances away from neighborhoods or schools. However, all helicopter operators realize that air traffic can be disruptive and undesirable in high -density areas. Therefore, the Banner Health Med-Evac program, as well as most other emergency air transport providers in the State of Colorado, voluntarily participates in the "Fly Neighborly" program. As participants in this program, Med-Evac will develop flight patterns and FATO routes that are published and distributed to all other helicopter operators. All helicopters must follow the published flight pattern and FATOs when landing at the proposed Harmony Road medical center. Banner Health has not yet filed with the FAA or submitted plans to Fly Neighborly. But, when these documents are filed, helicopters will be directed to approach the hospital from Harmony Road and, as stated previously, fly clear of the high -density areas, including the residential developments and schools in the area. Q: Frequency of helicopters? A: This is difficult to estimate. However, at Banner North Colorado Emergency Care in Greeley, we have had two helicopter transports out of the facility from August 1, 2012 to December 1, 2012. At McKee Medical Center and Banner Ironwood Medical Center an average of 1-2 patients per week is helicopter transported from each of those medical centers to other medical centers. Based on this data, our best estimate would be that the Harmony Road medical center would helicopter transport 0-1 patient per week to other medical centers. We do not anticipate any helicopter transport of patients in to this medical center. Q: Also include any other information from Banner to explain the operations and impacts from helicopters to the surrounding neighborhoods. A: The helistop at the proposed Harmony Road medical center facility has been intentionally located on the north side of the campus in proximity to Harmony Road. This placement will result in the most direct flight path for the helicopter from the prescribed flight pattern and keeps the helicopter as for away from the neighborhoods and schools as possible. 3. Toxic Waste: Q: What are Banners procedures regarding the storage and disposal of any toxic waste? A: RMW is "bio-hazardous" waste that includes used bandages, dressings, sharps (needles), blood, lab cultures, and tissue from pathology. By State of Colorado regulation [25-15-401 CRS], the hospital (as a generator) is held accountable for the proper destruction/disposal of all RMW. The disposal of RMW is regulated and enforced by the State of Colorado. Banner Health complies with all State regulations related to the internal facility collection and storage of RMW and the external disposal of RMW generated materials through the use of licensed RMW disposal vendors. There are no federal regulations or enforcement. Per the Facilities Guidelines Institute (FGI), Soiled Utility Rooms are required in every patient wing, clinic and other appropriate departments (surgery, lab, etc). At Banner Health, all Soiled Utility Rooms are locked and accessible to staff only with appropriate security clearance via card access security system. Banner Health staff picks up RMW from Soiled Utility, Rooms throughout the hospital and transfers RMW containers to a central, secure holding room where it is picked up by a licensed RMW disposal company. Banner Health uses Stericycle, a licensed RMW disposal company, to pick up and autoclave our RMW at their facility in Dacono. by The American College of Surgeons. A quick description of each level as defined by The American College of Surgeons is attached to this document (Exhibit 1). The Harmony Road Fort Collins facility is anticipated to be a Level 3 or Level 4 trauma Center. Because of this trauma level, it is anticipated that most ambulances responding to emergencies will not bring patients to this facility. Emergency cases will likely go to Medical Center of the Rockies or North Colorado Medical Center. And, all patients picked up at an emergency by helicopter will be taken to Level 1 or 2 trauma centers instead of the Banner Health Fort Collins facility. Q: How is the helicopter route determined? A: There are two different "zones" where helicopter routes are prescribed. First, the route that helicopters follow as they approach or depart from a landing is called Final Approach and Take Off (FATO). Second, when the helicopter is 500' above ground level and higher where helicopters are in FAA regulated airspace and restricted to designated flight paths as approved per the FAA AC No. 150/5390-2C Section 4, Ground -Level Hospital Heliport Notice of Landing Area Proposal submitted flight path. The FATO for the Harmony Road Medical Center will generally involve the following: • Helicopters will fly into the wind. In Fort Collins, the prevailing winds come from the northwest direction. • During Take Off, the helicopter will travel northwest from the helistop towards Harmony Road and Lady Moon Drive. After reaching a ground level above 500'the helicopter will turn to fly over Harmony Road. • During Final Approach, the helicopter will fly over Harmony Road and then when the helicopter reaches 500' above ground level, approach the helistop from the southeast. • See the following map showing the approximate approach and departure routes for this facility (Exhibit 2). When the helicopter is 500 or more feet above ground level, it must follow a prescribed flight pattern. In populated areas like Fort Collins, the prescribed flight pattern is to fly over industrial corridors. In this area, helicopters will fly over 1-25, Harmony Road and HWY 287. They avoid flying over high -density areas like residential developments, schools, churches, commercial areas, sensitive ecological areas, etc. Q: What FAA approvals are required? A: Notice of Landing Area Proposal is required to be filed with the FAA for approval of the hospital helistop flight path, FATO and the Touchdown and Lift -Off area. A primary and secondary FATO will be filed with the FAA. The secondary FATO is required if wind direction shifts dramatically. The FATO will be aligned with the predominant wind direction to avoid downwind operations and minimize crosswind operations. To accomplish this, the helistop will have more than one approach/departure path. Based on the approach/departure paths on the assessment of the prevailing winds, a secondary FATO will be provided at least 135 degrees from the primary FATO. Banner Health medical centers helistops are developed to FAA hospital design guidelines and standards to provide the maximum safety to all patients, air emergency transport service providers and emergency medical service personnel. a safe clearance through the intersection (Slow, Stop and Clear, as stated above). Additional emergency vehicles from police or fire agencies may also be responding to the same emergency, so all emergency vehicles will approach intersections and "Slow, Stop and Clear' to ensure that no other emergency vehicles are crossing the intersection at the same time. Ambulances are not operated in such a manner that will cause discomfort to the patient(s) being transported. A patient in the back of an ambulance may be sensitive to sudden jarring movements due to injuries or illness. Ambulances that aggressively accelerate and/or decelerate could be detrimental to a patient's condition. Therefore, unless a patient's condition is life threatening, rarely will an ambulance respond or transport using their lights and sirens. Instead, an ambulance will be operated no differently from the safe operation of a personal vehicle. At Banner North Colorado Medical Center in Greeley, there are private residences directly across the street from the hospital. Being a Level 2 trauma center, ambulances bring patients to the emergency department several hundred times a week throughout the year. Quite often, ambulances will access the emergency department by driving down 15th Street where there are numerous private residences, Heath Middle School and Greeley Central High School. To be good stewards of our neighborhood and to provide a safe and quiet environment for our neighbors, ambulances turn off their lights and sirens approximately 1/2 mile from the hospital. Should ambulances have to drive through the neighborhoods south of the proposed Harmony Road medical center, Banner Health will designate a zone where ambulance operators will be required to turn off lights and sirens and obey all traffic laws. We are sensitive to this issue and strive to be a good neighbor at all times. All Banner Health ambulances have forward- and rear -facing cameras. Should an ambulance be involved in an accident or receive a complaint, the Directors and Administrators will review recordings and act accordingly. Any employee who operates the ambulance with disregard for safety or is found to be in violation of State of Colorado Model Traffic Code and/or departmental policy will be subjected to applicable fines from law enforcement including disciplinary action up to and including their termination. 2. Helicopters: Q: Will there be a permanent helicopter station with helicopter at the proposed facility? A: There will be a permanent "helistop" built at the Harmony Road medical center along the Harmony Road frontage. This helistop will be an 80' x 80' concrete pad surrounded by approximately 40' of landscaping built at grade level. There will not be a heliport, hangar or any other building or facilities to support the helicopter at this medical center. Helicopter medical transport aircraft are permitted only to land at helistops for limited periods of time to pick up or drop off patients. Refueling, parking and maintenance is not permitted at helistops. Q: Will helicopter service be picking -up and/or delivering patients? A: We anticipate that the helicopters will be used exclusively to transfer patients to higher level trauma centers or other regional medical facilities as required. Q: What is Banners "trauma care" classification, and what does this mean? A: In Colorado, trauma centers are rated by levels ranging from Level 1 through Level 4, with Level 1 providing the highest level of emergency care and Level 4 being the lowest level of emergency care. These designation levels are earned by meeting specific requirements defined option but to drive through a neighborhood. This would be an extremely rare occurrence. Please be aware that ambulances avoid driving through neighborhoods as much as possible. This is due to the following: The goal of the ambulance is to get to the patient or hospital as fast and safely as possible. Neighborhoods generally have slower speed limits than arterial streets and contain school zones, speed bumps and pedestrians, all of which will slow down response times to and from the calls for service. In southeast Fort Collins, ambulances will drive primarily on 1-25, Harmony Road, Zeigler Road, HWY 287 and Frontage Road. 2. Ambulances are equipped with Opticom transmitters that change traffic lights on arterial streets in their favor. This provides for a safe, smooth and rapid transport that can only be provided on arterial streets. Q: What is the expected frequency of ambulance arrivals and anticipated approach distribution? A: Assuming that this question is in reference to the number of ambulances coming in from Harmony Road vs. from Cinquefoil Lane or Lady Moon Drive from the south, unless an ambulance is responding to an emergency in the neighborhoods to the south of Harmony Road and east of Ziegler Road, we do not anticipate any ambulances approaching the hospital from the area directly to the south of the medical center. Therefore, practically all ambulance traffic is anticipated to come from Harmony Road. A response to the question below regarding trauma center level designations states that ambulances will likely take patients to other medical centers with higher level trauma center designations. It is difficult to estimate the number of ambulances that will transport patients to the Harmony Road medical center. We anticipate that it will be minimal due to the trauma level designation. However, Banner Ironwood Medical Center (BIMC) in San Tan Valley, AZ is a 36 bed Level 3 trauma center in a community of approximately 120,000 people. An average of 8 patients are transported by ambulance to the Emergency Department at BIMC each day. Based on this data, we would estimate that approximately 2-4 patients would be transported to the Harmony Road medical center per day since Poudre Valley Hospital will also receive patients throughout the day. It is also difficult to estimate the number of ambulances that will transport patients to other medical centers. BIMC transports an average of 8 patients per day to other medical centers. Based on this data, we anticipate that ambulances will be transporting 2-4 patients per day to other medical centers. All transports to other medical centers will take Harmony Road to 1-25 then down to Loveland, Greeley or the Denver metro area. Q: Also include any other information from Banner to explain the operations and impacts from ambulance service associated with the proposed Banner facility. A: Please remember that the staff members who operate ambulances are healthcare workers whose goal is to safely tend to sick or injured people. They operate the ambulance in a manner to ensure the safety of patients in the ambulance as well as the public around them. They will not endanger the general public when responding to routine or emergency calls or when transporting a patient to a hospital. Despite having an Opticom transmitter that will change traffic lights in the favor of the responding emergency vehicle, Banner Health staff will still slow down at intersections to ensure Attachment 16r Exhibit A: Neighborhood Meeting Comment and Question Response Banner Health Medical Campus April 04, 2013 Ambulance Traffic: Q: Does Banner have its own ambulances or contract this service? A: Banner Health owns and operates Banner North Colorado Paramedic Service. Q: -How will PVH vs. Banner emergency response be determined? A: Emergency responses to calls for service in Larimer County are routed through the 911 System in Fort Collins to the Public Safety Answering Point (PSAP) closest to the call's origin. The PSAP receiving the call will dispatch the appropriate and closest responders to the emergency. Q: How do ambulance drivers decide their route? Is there a map screen as with fire engines? A: Banner Health ambulances have computers mounted in the vehicle providing GPS guided routing. Spillman Technologies is our Computer Aided Dispatch (CAD) service provider for computerized mapping that provides the fastest, least obstructed route to emergencies. Q: Can ambulance drivers deviate from prevailing traffic regulations (i.e., stop signs, speed limits)? A: The Colorado Model Traffic Code applies to the operation of ambulances. Section 108 describes the rules that apply to emergency response. Safe operation is the priority to ambulance response to and from calls for services at all times. However, Banner Health has strict policies for ambulance operations that are often more stringent than State requirements. Our policies require the following: • Employees receive driver training during their initial employment training. • Employees must pass motor vehicle record checks on an annual basis. • Ambulance operators are not permitted to exceed the posted speed limit by more than 10 mph. • Ambulance operators are required to approach all controlled intersections and "Slow, Stop and Clear." This means that ambulances will slow down when approaching intersections, stop as necessary to verify that there are no vehicles approaching the intersection and proceed through the intersection only when it is safe. • If an ambulance is forced to drive in an on -coming lane of traffic, the maximum speed is 20 mph. • When operating in a school zone, ambulances will follow all posted speed limits, stop signs and crossing guards. Q: What would be the circumstances under which an ambulance would be using a neighborhood street? A: An ambulance will drive through a neighborhood in two cases only. 1. There is an emergency in. that neighborhood. 2. There are unusual circumstances where all major arterial streets are closed off, such as an accident, water main break, or some other condition where there is no other C: Lady Moon is a mess in the morning/evenings with the schools; if it is to be a major road it will need improvements. Q: Does Banner currently own the property? A: Working on finalizing. A: 207 acre area subject to an approved overall development plan approved in 1999 and amended four times describing land use, streets. Harmony Corridor intended to promote primary jobs along Harmony Road and secondary support uses. The proposed site currently shows retail/office development. This proposal unifies two tracts of land for the medical campus project. The Overall Development Plan also includes a master utility plan in order for development to proceed in phases. Extensive planning for 13 years on the property. Property owners that share in ownership have already extended South Fort Collins Sanitation sewer line 2 miles, put in water lines, Lady Moon Drive, storm sewer. Q: Would there be emergency/overnight stay for psychiatric emergencies? A: Psychiatric care now being placed and incorporated into primary care clinics. Use tele-health for 24h site care and also set up contracts for psychiatric care. Q: Closing of in -patient at NCMC. A: Business decision as it wasn't consistently full. Aligned with two psychiatric hospitals (all they do) and can send patients to them. A: Not enough volume at each facility. Psych hospitals in Denver that have the capacity and willingness to take patients. Q: Does the planning process look at the need of another hospital / health care costs. A: No, the land use code is based on the physical aspects of a project, compatibility with the surrounding neighborhoods, and the application code standards for the development. Code requires that developers pay review fees and other development fees. Land Use Code does not dictate marketplace needs, but does address whether impacts of the development are mitigated based on the standards. A: Competition may help bring costs down, but more shifting to population health management. If part of a plan, pay a flat rate — similar to Kaiser Permanente. Work to keep people healthy and out of the hospital beds; a shift in the system. C: Would prefer to see something like this go up along Harmony rather than another big -box store. Q: What 'is being discussed for other services across town? A: A clinic off Harmony currently and working on adding additional services. Q: Traffic increasing on Cinquefoil and going to get worse once the rest of the area is developed — can it be closed off to diminish traffic going south? Can Le Fever be extended to Strauss Cabin? Is it redundant with Lady Moon Drive? A: The Overall Development plan shows a network of streets; a grid of streets interspersed through the property. Collector streets to help connect neighborhoods. A: O.D.P. shows La Fever on the south side of intel; unknown when it is planned to be constructed. A: Other planned streets: Timberwood, Technology Parkway to feed the arterial street system. Unlikely for the City to allow any stoppage; always intended to go through. LUC requires minimum street spacing and connectivity. A: At intersection of Cinquefoil & Harmony there is only a right -in, right out. A: Lady Moon Drive has full movement at Harmony; main entrance for the medical campus is off Lady Moon. A: Lady Moon intended to eventually connect to College as a way for people from Loveland to get into town. Lady Moon Drive likely to have more traffic. Don't envision much more traffic on Cinquefoil, instead on Lady Moon. Q: Has there been an independent needs study for the facility. A: Not an independent study, but have studied extensively to make sure the need is there; otherwise a bad investment. Q: What's the potential impact concerning traffic around the facility? A: Compared to planning done to date for the overall plan for the area, create a slight increase overall but a decrease in the peak periods. A transportation impact study will be prepared for the facility with experience in other Harmony Corridor projects. The City will require a transportation impact study as the project moves forward. Will compare it to the previous uses on site; anticipated likely that traffic will be close to the same as previous proposed land uses. Afternoon peak goes down slightly compared to previous uses. Q: How many employees will be on the campus? A: No specific number yet; based on size of services but several hundred. McKee is at 1,000; smaller footprint than McKee. Employees arriving at different shifts. Q: Who pays for the extension of Cinquefoil Drive and utilities? A: Paid by the developers for local portion of road improvements required. Q: When would the doors open? A: Late 2015 to early 2016. . Q: Are physicians on staff or individual contractors? A: Employed, independent contractors, community physicians. Employee group growing nationally. Employed groups likely to grow faster. Work with a large number of independent groups. Q: Has there been an independent study on property value impacts? A: Not specific impact on property values, but an economic impact (positive economic impact). Usually asked by community to develop for access to health care services. Q: How can a facility on an unoccupied field produce less vehicular traffic. A: An overall development plan developed for the area. Each parcel had a use associated with them; two parcels in the overall development plan associated with the current proposed medical campus site. They had trip generation assigned. Trip generation compared to the overall development plan assigned use. A: Hospitals work in 3-shifts, letting out during periods that may vary from normal employer schedules. Sporadic use throughout the day. This is the typical pattern seen with this type of use based on experience with similar projects. Q: How do you see mental health fitting into a primary care setting. A: Hospital is a permitted use in the Harmony Corridor zone district — A Type 2 use requiring Planning & Zoning Board approval. Part of the overall Harmony Technology Park (200 acres). Permitted use in part because it's along Harmony Road with the idea Harmony is one of the major arterial corridors within Fort Collins. Q: A lot of vacant land, what might develop in the next 20 areas. A: Entire area designated Harmony Corridor District; many different uses permitted in the zone district. Typical uses are employment uses with good access. Some secondary uses can go in the district but at a limited amount (restaurant, hotels, retail). What develops decided by the marketplace and fit within the zoning and development standards. Q: Campus is just down the road from the Poudre Valley campus —why is it located here rather than other parts of the City not as well served by medical facilities? A: Internal debate about where to locate facility. Fort Collins balanced north/south. Part of challenge was finding property of sufficient size for this type of development. Need a campus that can develop over a long life. Great location with access to Harmony. Proximity to 1-25 and an area of future growth in Fort Collins. Positioning additional services across town. Q: Comparing this campus to McKee, is there something new or something that will not be present? A: Scope has not been determined yet. As population grows and with partner organizations we will meet the needs based on future assessment. Cancer center at McKee but not a cancer center here at present — meet needs in the future. Not trying to duplicate high -end equipment all over, trying to be efficient. Specialists available to see patients. Q: Is there bed capacity? A: Still working on the numbers. Q: When are you looking to break ground? A: End of 2013. Q: Will there be any LEED certification, public art? A: Do not do LEED certification, but do what it takes to get LEED certification and green design. Look for architectural components that are hard to distinguish in early renderings. Do a substantial amount of art in the facility and within reason outside; business is health care for servicing the community but have to be careful how money is invested. Q: What is being planned for the properties on either side of the campus (east/west). A: No development proposals submitted for the east or the west sides. The Overall Development Plan for the area is a mix of primary and secondary uses. Generally employment and commercial/retail secondary uses. Q: Is there any coordination amongst helicopter operators? A: Transfer center dispatches the helicopter; called to launch the helicopter. Attachment Banner Health Medical Campus Neighborhood Meeting November 26, 2012 Q: Will Kaiser have a presence on the campus? A: Not a full time presence, physicians may come in. Kaiser just opened a clinic across the street with room to grow. Q: Is urgent care included? A: Yes. Many emergency room walk-ins are urgent care. Also, we are planning a clinic in town with extended care for urgent care needs. Q: Concerns with noise on the campus with ambulances, helipad. A: Ambulances use siren to clear up traffic; tend to shut down siren as they near medical center. Ambulance volume / arrivals not anticipate to be high. Q: Where will ambulances come from? A: Can come down both Lady Moon and Cinquefoil. It is anticipated that most traffic will come from the north from Harmony. Q: What is the city code for ambulances running through neighborhoods? Many people don't want to have ambulances running through their neighborhood. A: No city code language specific to ambulances. other code provisions for mitigating noise. A: Helicopter will not be parked and stored at the site; want the ability to land a helicopter if necessary for transports. Unlikely in the early days to have a helicopter bring patients to the facility rather than transporting a patient to another facility. A: Helicopter flight path to follow/fly over Harmony road into and out of the site. C: Many children in the neighborhood going to neighboring schools, potential problem with speeding ambulances and noise going down Lady Moon Drive. A: Ambulance volume / arrivals not anticipate being high. Q: What is the anticipated trauma level designation? A: Not yet determined, but likely a level III. A: Four trauma level designations. Level 1(some Denver hospitals) that require on site specialists. Level 2 requirements not as stringent as a level 1. Subsequent levels less stringent requirements. No level 1 trauma center in Northern Colorado. Q: What ambulance service will serve the campus? A: Poudre Valley owns ambulance service in Fort Collins. Not bringing in an ambulance service, will have to work this out with the City. Q: Are there any variances on density/zoning? Is the overall use within what it is currently zoned for? Attachment 13 j Banner Health Medical Campus oorn000 nneetins concerns & Kesoonse bum Ambulance Impacts Ambulances typically avoid neighborhood streets as much as possible unless (neighborhood traffic, there is an emergency within the neighborhood itself. Neighborhood streets speed, noise) feature slower speed limits, school zones, speed bumps, etc. that decrease ambulance response times. In southeast Fort Collins, ambulances will primarily utilize 1-25, Harmony Road, Ziegler Road, HWY 287, and Frontage Roads. It is estimated approximately 2-4 patients would be transported by ambulance to the Harmony Road medical center per day and 2-4 would be transported to other medical centers from the Harmony Road facility per day. Transports to other facilities will utilize Harmony Road & 1-25. At other Banner medical facilities, such as North Colorado Medical Center in Greeley, ambulances turn off their lights and sirens approximately % mile from the hospital to be good stewards to the surrounding neighborhood. Hazardous Material The proposed hospital, as a generator of Regulated Medical Waste (RMW) Removal and Hazardous Waste (HW) is held accountable for the proper destruction/disposal of the waste and will follow State of Colorado regulations, including internal facility collection, storage, and external disposal through the use of licensed disposal vendors. The facility will follow City of Fort Collins regulations for the transport of RMW and HW which require the most direct and safest route possible between origin and destination. At the proposed hospital, this will require licensed transporters exit the loading dock, go north directly to Harmony Road and then east to 1-25. Transport through residential neighborhoods is not necessary and unlikely to be permitted as Harmony Road is easily accessible from the loading dock via the north end of Cinquefoil Lane. Helicopters A permanent "helistop" will be built along the Harmony Road frontage. Helicopter medical transports are permitted only to land for limited periods of time to pick up or drop off patients. It is anticipated helicopters will be used exclusively to transfer patients to higher level trauma centers. In general, helicopters will fly over Harmony Road after takeoff or on final approach to the hospital. In populated areas, flight patterns typically involve flights over industrial corridors. In this area, helicopters will fly over 1-25, Harmony Road and HWY 287. Xylene The Laboratory will be secured with card Security cameras will be located 2 Lab testing procedures Patient Tower 1st Floor Laboratory access control system. throughout the laboratory. The Laboratory will be secured with card Security cameras will be located Acetone 2 Lab testing procedures Patient Tower 1st Floor Laboratory access control system. throughout the laboratory. The basement level will be secured with Ethyl chloride Pharmaceutical preparation card access control system. The Pharmacy will be secured with card Security cameras will be located 0.1 Patient Tower Basement Pharmacy access control system. throughout the pharmacy. Ethyl alcohol The Laboratory will be secured with card Security cameras will be located 2 Lab testing procedures Patient Tower 1st Floor Laboratory access control system. throughout the laboratory. Isopropyl alcohol The Laboratory will be secured with card Security cameras will be located 2 Lab testing procedures Patient Tower 1st Floor Laboratory access control system. throughout the laboratory. Formaldehyde The Laboratory will be secured with card Security cameras will be located 2 Lab testing procedures Patient Tower 1st Floor Laboratory access control system. throughout the laboratory. Methyl alcohol The Laboratory will be secured with card Security cameras will be located 2 Lab testing procedures Patient Tower 1st Floor Laboratory access control system. throughout the laboratory. The basement level will be secured with Methyl alcohol Pharmaceutical preparation card access control system. The Pharmacy will be secured with card Security cameras will be located 0.25 Patient Tower Basement Pharmacy access control system. throughout the pharmacy. Oxygen The gate providing access to the bulk Security cameras will be located in 575 Patient care lFenced bulk storage tank storage tank will have locking hardware. areas adjacent to the oxygen tank. Nitrous Oxide The basement level will be secured with card access control system. Storage Security cameras will be located in 5-'E'tanks Patient care Patient Tower Basement Bottle Storage Room room will have locking door hardware. corridors leading to storage rooms. The basement level will be secured with Nitrogen card access control system. Storage Security cameras will be located in tanks & 50'H' Patient care Patient Tower Basement Bottle Storage Room room will have locking door hardware. corridors leading to storage rooms. Nitrogen Tanks are delivered to patient rooms 10'H'tanks Patient care Patient Tower 2nd Floor Patient Rooms only as needed. Calcium chloride The building will be secured with card Facilities Services Storage access control system. Storage room Security cameras will be located in 250lbs Snow melt Plant Services Building 1st Floor Room will have locking door hardware. corridors leading to storage rooms. Hazardous Materials Impact Analysis Banner Fort Collins Harmony Medical Center - Hazardous Materials VOLUME CHEMICAL (gallons) USE BUILDING FLOOR ROOM SECURITY NOTES The building will be secured with card Maintenance vehicle and equipment fuel Facilities Services Storage access control system. Storage room Security cameras will be located in Diesel 30 (Utility ATVs, snow plow and snow blower) Plant Services Building 1st Floor Room will have locking door hardware. corridors leading to storage rooms. The building will be secured with card Herbicide- Potassium salt of Facilities Services Storage access control system. Storage room Security cameras will be located in glyphosate (Round Up) 2 lWeed control Plant Services Building 1st Floor Room will have locking door hardware. corridors leading to storage rooms. The building will be secured with card Facilities Services Storage access control system. Storage room Security cameras will be located in Insecticide - Isopropanol (Raid) 2 Pest control Plant Services Building 1st Floor Room will have locking door hardware. corridors leading to storage rooms. The building will be secured with card Facilities Services Storage access control system. Storage room Security cameras will be located in Paint thinner 2 Building maintenance Plant Services Building 1st Floor Room will have locking door hardware. corridors leading to storage rooms. The building will be secured with card Cleaning chemicals - alcohol Environmental Service access control system. Storage room Security cameras will be located in ethoxilates, nonyl phenol ethoxilates 50 Building maintenance - bulk storage Plant Services Building 1st Floor Storage Room will have locking door hardware. corridors leading to storage rooms. Cleaning chemicals - alcohol Clinic, Patient Tower and D&T 1st and 2nd ethoxilates, nonyl phenol ethoxilates 2 Building maintenance - daily use Buildings Floors Housekeeping closets The building will be secured with card Glutaraldehyde -2.55%solution (Cidex) Environmental Service access control system. Storage room Security cameras will be located in SO Medical equipment sterilization Plant Services Building 1st Floor IStorage Room will have locking door hardware. corridors leading to storage rooms. The Procedure Room area of the floor will be secured with card access control Glutaraldehyde -2.55%solution (Cidex) system. The Equipment Cleaning Room Security cameras will be located in Procedure Room - will be secured with card access control corridors outside of the Equipment 2 Medical equipment sterilization D&T Building 2nd Floor Equipment Cleaning Room system. Cleaning Room. The building will be secured with card Bleach -10%solution Sterilization of patient rooms contaminated Environmental Service access control system. Storage room Security cameras will be located in 12 by clostridium di ficile (C Dif) infections. Plant Services Building 1st Floor Storage Room will have locking door hardware. corridors leading to storage rooms. Bleach -10% solution Sterilization of patient rooms contaminated Clinic, Patient Tower and D&T 1st and 2nd Housekeeping closets are secured with 2 by clostridium difficile(CDif) infections. Buildings Floors Housekeeping closets locking door hardware. The building will be secured with card Solvents (Gum -Out, W030, degreasers Facilities Services Storage access control system. Storage room Security cameras will be located in 2 Equipment maintenance Plant Services Building 1st Floor Room will have locking door hardware. corridors leading to storage rooms. The building will be secured with card Lubricants (chain oil, machine oil) Facilities Services Storage access control system. Storage room Security cameras will be located in 1 Equipment maintenance Plant Services Building 1st Floor I Room 1will have locking door hardware. corridors leading to storage rooms. N Pedestrian Level of Service Appendix I shows a map of the area that is within 1320 feet of Banner Health Medical Campus. There will be three pedestrian destinations within 1320 feet of Banner Health Medical Campus. These are: 1) the Hewlett-Packard Campus, 2) the residential areas to the south and southeast of the site, and 3) the commercial/industrial uses within the Harmony Tech Park (Custom Blending). This site is in an area type termed "Transit Corridor." Acceptable pedestrian level of service will be achieved for all pedestrian destinations in the short range (2018) future. The Pedestrian LOS Worksheet is provided in Appendix I. The minimum level of service for "Transit Corridor' is C, except for directness and security which is LOS B. . Bicycle Level of Service There are no bicycle destinations within 1320 feet of Banner Health Medical Campus. The Bicycle LOS Worksheet is provided in Appendix I. The minimum level of service for this site is C. This site is connected to Harmony Road and Lady Moon Drive. Therefore, it is concluded that level of service C can be achieved. Transit Level of Service Currently, this area of Fort Collins is served by Transfort Routes 16 and 17. Route 16 operates along Harmony Road, Timberwood Drive, Ziegler Road, Rock Creek Drive, and Lady Moon Drive. Route 17 operates along Timberline Road, Harmony Road, Ziegler Road, Rock Creek Drive, and Lady Moon Drive. It is expected that these types of land uses will precipitate an increase in transit service. Ambulance/Emergency Services A neighborhood meeting was held on November 26, 2012 for the Banner Health Medical Campus. Many of the concerns/questions were with regard to emergency services that will be present at the Banner Health Medical Campus. Banner Health's detailed responses to the three general comment categories (ambulance traffic, helicopters, and toxic waste) discussed during the November 26, 2012 Neighborhood Meeting and subsequent follow up questions submitted to the City of Fort Collins are provided in Appendix J. The Banner Health Medical Campus will have ambulance service, as well as a helicopter pad. Ambulance service will be similar to smaller hospitals in the area, since the Banner Health Medical Campus will not be a major trauma center. There will not be a helicopter "parked" on the helipad full-time. Rather, the helipad is for specifically transporting patients to the Banner Health Medical Campus or to other area hospitals. The transport of hazardous waste (HW) and regulated medical waste (RMW) is regulated by the City of Fort Collins on city streets and State of Colorado on state highways and interstates. —/,/.DELICH Banner Health Medical Campus TIS, January 2013 %� r 1=ASSOCIATES Page 30 r r w =w 1 �— Access Timberwood + � � Main Access O co J no Ambulance/ ER Access 0 m U ry Acces Access LONG RANGE (2035) GEOMETRY Harmony f— - Denotes Lane Two-way ,00(/1 -Continuous Left -turn Lane LeFever Precision Rock Creek Figure 14 Banner Health Medical Campus TIS, January 2013 '71;f'ASSOCIATES Page 29 o_ =w —�1 l� Acccee ss 1 Main Access 0 m0 o J Precision Ambulance/ ER Access Rock Creek Seondary Access � I Acces LeFever 0 iJ N Harmony - Denotes Lane Two-way Continuous Left -turn Lane SHORT RANGE (2018) GEOMETRY Figure 13 jf'"DELICH Banner Health Medical Campus TIS, January 2013 1 O'rASSOCIATES Page 28 Continued from previous page TABLE 7 Long Range (2035) Total Peak Hour Operation Intersection Movement SIMON Level of Service Rock Creek/Lady Moon (roundabout) EB APPROACH A C WB APPROACH B B NB APPROACH B A SB APPROACH A C OVERALL B B Harmony/Cinquefoil (RT-in/RT-out) NB RT E F Cinquefoil/ER Access (stop sign) EB LT/T/RT B C WB LT/T/RT B D NB LT/T/RT A A SB LT/T/RT A A Cinquefoil/Secondary Access (stop sign) EB LT/RT B B NB LT/T A A Cinquefoil/Le Fever (stop sign) EB LT/T/RT C C WB LT/T/RT B C NB LT/T/RT A A SB LT/T/RT A A Cinquefoil/Precision (stop sign) EB LT/T/RT B B WB LT/T/RT B C NB LT/T/RT A A SB LT/T/RT A A Rock Creek/Cinquefoil (stop sign) EB LT/T/RT A A WB LT/T/RT A A NB LT/T/RT C D SB LT/T/RT B C Le Fever/Office Access (stop sign) EB LT/T/RT A A WB LT/T/RT A A NB LT/T/RT B B SB LT/T/RT A B -11=LDELICH Banner Health Medical Campus TIS, January 2013 =%, +rASSOCIATES Page 27 f r TABLE 7 Long Range (2035) Total Peak Hour Operation Intertsection Movement Level of AM Service PM Harmony/Lady Moon (signal) EB LT E F EB T C F EB RT B A EB APPROACH C E WB LT D F WBT D C WB RT B B WB APPROACH D D NB LT E F NB T/RT D E NB APPROACH E F SB LT D E SB T/RT D F SB APPROACH D F OVERALL D E Lady Moon/RT Access (RT-in/RT-out) EB RT B B WB RT B C Lady Moon/Timberwood-Main Access (stop sign) EB LT/T/RT F F WB LT/T/RT F F NB LT A A SB LT A A Lady Moon/Le Fever (stop sign) EB LT/T/RT C D WB LT/T/RT C D NB LT A A SB LT A A Lady Moon/Precision (stop sign) EB LT/T/RT B C WB LT/T/RT B B NB LT A A SB LT A A Rock Creek/Lady Moon (all -way stop) EB LT/T E F EB RT B C EB APPROACH E E WB LT/T/RT D F NB LT/T/RT E D SB LT B B SB T/RT C F SB APPROACH C F OVERALL D F Continued on next page DELICH Banner Health Medical Campus TIS, January 2013 l ASSOCIATES Page 26 TABLE 6 Short Range (2018) Total Peak Hour Operation Intersection Movement Level of RENLArMIMPM Service Harmony/Lady Moon (signal) EB LT E E EB T C D EB RT C E EB APPROACH C E WB LT D E WB T B B WB RT A A WB APPROACH B B NB LT C D NB T D D NB RT C D NB APPROACH C D SB LT D D SB T/RT D E SB APPROACH D D OVERALL C D Lady Moon/RT Access (RT-in/RT-out) WB RT A A Lady Moon/Main Access (stop sign) WB LT/RT B B SB LT A A Lady Moon/Precision (stop sign) EB LT/T/RT B B WB LT/T/RT A A NB LT A A SB LT A A Rock Creek/Lady Moon (all -way stop) EB LT/T A B EB RT A A EB APPROACH A A WB LT/T/RT A B NB LT/T/RT B B SB LT A A SB T/RT A B SB APPROACH A B OVERALL A B Harmony/Cinquefoil (RT-in/RT-out) NB RT A B Cinquefoil/ER Access (stop sign) EB LT/RT A A NB LT/T A A _—�� L-DELICH Banner Health Medical Campus TIS, January 2013 %l rASSOCIATES Page 25 Continued from previous page TABLE 5 Long Range (2035) Background Peak Hour Operation Intersection Movement Level of AM Service PM Rock Lady Moon (roundabout) EB APPROACH A B WB APPROACH B A NB APPROACH A A SB APPROACH A B OVERALL A B Harmony/Cinquefoil (RT-in/RT-out) NB RT D F Cinquefoil/ER Access (stop sign) EB LT/T/RT B B WB LT/T/RT B D NB LT/T/RT A A SB LT/T/RT A A Cinquefoil/Le Fever (stop sign) EB LT/T/RT -C C WB LT/T/RT B C NB LT/T/RT A A SB LT/T/RT A A Cinquefoil/Precision (stop sign) EB LT/T/RT B B WB LT/T/RT B B NB LT/T/RT A A SB LT/T/RT A A Rock Creek/Cinquefoil (stop sign) EB LT/T/RT A A WB LT/T/RT A A NB LT/T/RT C C SB LT/T/RT B B %LDELICH Banner Health Medical Campus TIS, January 2013 �`/ ' rASSOCIATES Page 24 TABLE 5 Long Range (2035) Background Peak Hour Operation Intersection Movement Leyel of Service Harmony/Lady Moon (signal) EB LT E F EB T C F EB RT A A EB APPROACH C E WB LT D F WBT D C WB RT B B WB APPROACH D C NB LT E F NB T/RT D E NB APPROACH D E SB LT D E SB T/RT D F SB APPROACH D E OVERALL C E Lady Moon/RT Access (RT-in/RT-out) EB RT B B WB RT B B Lady Moon/Timberwood (stop sign) EB LT/RT B C NB LT A A Lady Moon/Le Fever (stop sign) EB LT/T/RT C C WB LT/T/RT B B NB LT A A SB LT A A Lady Moon/Precision (stop sign) EB LT/T/RT B C WB LT(r/RT B B NB LT A A SB LT A A Rock Creek/Lady Moon (all -way stop) EB LT/T C D EB RT A B EB APPROACH C C WB LT/T/RT C E NB LT/T/RT C C SB LT B B SB T/RT B D SB APPROACH B C OVERALL C D Continued on next page ­111-DELICH Banner Health Medical Campus TIS, January 2013 ,>.*frASSOCIATES Page 23 Using the traffic volumes shown in Figure 8, the key intersections operate in the long range (2035) background traffic future as indicated in Table 5. Calculation forms for these analyses are provided in Appendix F. The Harmony/Lady Moon intersection will not achieve level of service E or better for all movements or achieve level of service D or better overall during the afternoon peak hour. The Harmony/Cinquefoil intersection will not achieve level of service E or better for the northbound approach during the afternoon peak hour. The Rock Creek/Lady Moon intersection was analyzed with all -way stop sign control and roundabout control. This intersection will operate acceptably with both all -way stop and roundabout control. The other key intersections will operate acceptably. Using the traffic volumes shown in Figure 11, the key intersections operate in the short range (2018) total traffic future, with the existing geometry at existing intersections, as indicated in Table 6. Calculation forms for these analyses are provided in Appendix G. The key intersections will operate acceptably. Using the traffic volumes shown in Figure 12, the key intersections operate in the long range (2035) total traffic future as indicated in Table 7. Calculation forms for these analyses are provided in Appendix H. As with the long range (2035) background traffic, the Harmony/Lady Moon intersection will not achieve level of service E or better for all movements or achieve level of service D or better overall during the afternoon peak hour. The Harmony/Cinquefoil intersection will not achieve level of service E or better for the northbound approach during the afternoon peak hour. The Lady Moon/Timberwood-Main Access and Lady Moon/Le Fever intersections will not achieve level of service C or better for all approaches during the morning and afternoon peak hours. The Rock Creek/Lady Moon intersection will operate acceptably with roundabout control. Geometry Figure 13 shows a schematic of the short range (2018) geometry. There are no geometric improvements needed at the existing intersections. Figure 14 shows a schematic of the long range (2035) geometry. The geometry at the Harmony/Lady Moon intersection in the long range future should include dual northbound and westbound left -turn lanes. This will require Lady Moon to have two southbound receiving lanes. Based upon the long range (2035) traffic forecasts, Cinquefoil Lane should be classified as a major collector street from Harmony Road to Rock Creek Drive. The long range (2035) daily traffic volumes will be in the range of 4500-5000 vehicles per day, which puts Cinquefoil Lane in the major collector street category. If there was a desire to allow on -street parking south of Le Fever Drive (since most land uses in this area are residential), Cinquefoil Lane could be classified as a minor collector with parking, south of Le Fever Drive. Le Fever Drive should be classified as a major collector street from Lady Moon Drive to the Site Access. The long range (2035) daily traffic volumes in this segment will be in the range of 4000-4500 vehicles per day. The daily volumes on Le Fever Drive will be in the range of 3000-3300 east of the access. ---'*'%L�—DELICH Banner Health Medical Campus TIS, January 2013 rASSOCIATES Page 22 1 ; TABLE 4 Short Range (2018) Background Peak Hour Operation Intersection Movement Level of AM Service PM Harmony/Lady Moon (signal) EB LT E E EB T C D EB RT C E EB APPROACH C D WB LT D E WBT B B WB RT A A WB APPROACH B B NB LT C D NB T D D NB RT C D NB APPROACH C D SB LT D D SB T/RT D E SB APPROACH D D OVERALL B D Lady Moon/Precision (stop sign) EB LT/T/RT B B WB LT/T/RT A A NB LT A A SB LT A A Rock Creek/Lady Moon (all -way stop) EB LT/T A A EB RT A A EB APPROACH A A WB LT/T/RT A A NB LT/T/RT A A SB LT A A SB T/RT A A SB APPROACH A A OVERALL A A t�—DELICH Banner Health Medical Campus TIS, January 2013 rASSOCIATES Page 21 f r .. (LN _Cc w 180/15 f 2460/2505 . 350/265 120110 J 1850/2920 —� 295/220 O R Ch NN 0 10/40��55/120 Access TT —15/35 Timberwood 15/105 —)( 35/20 — 5/25 Main Access N O N MN otD 3 no fh T 0 f0 0 N� co 55/215 �s 20 c'o —5/5 m � 15/65 1725/3115 i 215/190 Ambulance/20/30 —� ER Access 5/5 5/5 0 JIB l� f 1 2990/2785 rHarmony N 0 10/65 —15/50 ,— 40/210 �+ Seondary } Access 10/30� 5/10 O N O � C N O N � Oy 3OISS 16\5 6p �— 35/85 30/85 5/35 r 5/5 y o o n 5o\ti°y. ay\a 5/350—,. u� o 1-5/5 B6\10 O M �2 m o so ` 2100/80 `I° 1. 4(--15/30 �0 5/30 1 f f 5/5 10/35 r' O � M � N oOp 65/35 f 215/265 50/80 170/90 `— 1 } 175/250 —► 35/150 N o o � N --w— AM/PM Rounded to Nearest 5 Vehicles 40/80 } LeFever 45/25 Zo 010/30 0 0 o Q zt o N 35/25 45/25 70/455 15/25\\\ !/— 1 ( Precision 10/30 o 0 0 5/25 ° � o roi N O n n 40/40 70 /10 5/10 11 } Rock Creek 210/180 — 40/140 —► 20/45 --- o in �n z o 0 ` v LONG RANGE (2035) TOTAL PEAK HOUR TRAFFIC Figure 12 DELI CH Banner Health Medical Campus TIS, January 2013 17,11 (=ASSOCIATES Page20 w (LU) =w m m `O u`Oi 163/14 2244 82f/3 16/6 f 1457/2380 79/109 --- v C O 00 6Access aD m O `6/12 + l- 28/52 Main M Access N iV F < TC N 0 0 N Im 1 �— 2334/2331 1531/2623 Harmony 8/5 N Ambulance/ 10/20 ER Access NOM Seondary 1/2_j Access LeFever f O N a — 47/22 0,0 i 113/6 1/6 f Precision 010 0 0/1� �;a • AM/PM 50/30 83/68 8/3 52/41 f Rock Creek 24/86 y 16/65 Q tO M M Oal SHORT RANGE (2018) TOTAL PEAK HOUR TRAFFIC Figure 11 DELICH Banner Health Medical Campus TIS, January2013 'ASSOCIATES Page 19 w aN =m w 74/41 21111 � (� 120/65 - n o n m po o� 41169 a Access 0 0 ` — 30/80 f 15/37 34/55 Timberwood 35120 Main I Access N a r TC 0 �s s 'asp �3/13 � 10/40 I pllal M fD lvI � n � N M N V R m o 10/5 N f 6/13 4/8 52/28 --y f r 13/7 y m o 0 M _-- 74/41 N 7/15i Harmony 21/11 N c2 co N Ambulance/ 18/30� } ER Access 3/5� am �o O N g � � 1 AM/PM Seondary7 Access 9/2�/I� 6/ r a � pan 1/5 } LeFever 5/14� a o n 0 m V tPrecision N N O � 9/5 10/ �— 10/5 20/11 �/ Rock Creek 5/10 —� FULL DEVELOPMENT SITE GENERATED PEAK HOUR TRAFFIC Figure 10 ,Z'"DELICH Banner Health Medical Campus TIS, January 2013 71 r=ASSOCIATES Page 18 a o =w Harmony ► AM/PM PHASE 1 (2018) SITE N GENERATED PEAK HOUR TRAFFIC Figure 9 I+AL—DELICH Banner Health Medical Campus TIS, January2013 %', rrASSOCIATES Page 17 w d N _ N u.I ` `180/15 f 2460/2505 275/225 f 2915/2745 A 1 V 20/10 } 1720/3100—� Harmony 1830/2910 —� o 0 195/180 175/155 v m mGo N i m Z M m 10/65 15/50 40/210 f0/ 15/50 40 fI RT ' Ambulance/ NOM I N N qcc es s ER Access 5/5 ' o � NOM Oz o � z o n c� Jr 0) �— AM/PM Timberwood 15/105� } Rounded to Nearest 5 Vehicles Q N m N C N � N O o 30/55 J ,C +n 35/85 Irn IN —30/85 O M a0\D 50/200 fff 1 \\\ —5/5 40/75 1 ( LeFever 5/25 45/25 I I `l 5/15� 12 5/35 ---/ r/ 5/5 o o 0 ? 35/25 5/350--\ o 45125 O N N0 (�{ Oa l00/80 /—70/45 � 5/5 15/30 15/25 1 Precision 10/30 5/30 `l 5/25 5/5 10/35 v � coi 0 n Co Q N o 55/30 o 30/35 Ir f 210/250 451755 I - .J j 1. f 120/65 5/10 115/60 ---/ "1 f 1900//170 7 } Rock Creek 160/245 —� o ,(, 35/130 y o o Q 35/150 o 0 20145 N Q co Q LONG RANGE (2035) BACKGROUND PEAK HOUR TRAFFIC Figure 8 ��+�_�DELICH Banner Health Medical Campus TIS, January 2013 /�+ASSOCIATES Page 16 w m ono v`Oi `O 163/14 — 2089/2244 -56/58 16/6 —r 1449/2375 34/84 ---% Harmony c� C --a*- AM/PM a, 47/22 0/0 13/6 1/6\\\ Precision 0/0 0/1 o o c� A a 43/26 O — 83/68 813 20/23 --y � f r Rock Creek 24/86 --- 16/65 M n � ER SHORT RANGE (2018) BACKGROUND PEAK HOUR TRAFFIC Figure 7 DELI CH Banner Health Medical Campus TIS, January 2013 71 rASSOCIATES Page 15 Background Traffic Projections Figures 7 and 8 show the respective short range (2018) and long range (2035) background traffic projections. Background traffic projections for the long range future horizon was developed by reviewing the North Front Range Regional Transportation Plan and the Fort Collins traffic model. The short range (2018) background traffic was developed by generally increasing the existing traffic counts by two percent per year. The background traffic growth was agreed to by City of Fort Collins staff in the scoping discussions. In the long range (2035) future, existing traffic volumes were factored by one percent per year and the entire Harmony Tech Park was assumed to be built and occupied. Trip Assignment Trip assignment is how the generated and distributed trips are expected to be loaded on the street system. The assigned trips are the resultant of the trip distribution process. Figures 9 and 10 show the Phase 1 (2018) and full development site generated peak hour traffic assignment, respectively. Figures 11 and 12 show the respective short range (2018) and long range (2035) total (site plus background) peak hour traffic assignment. Signal Warrants As a matter of policy, traffic signals are not installed at any location unless warrants are met according to the Manual on Uniform Traffic Control Devices. The Harmony/Lady Moon intersection is currently signalized. None of the current or future stop sign controlled intersections are expected to have traffic signals in the short range (2018) future. The Rock Creek/Lady Moon intersection meets peak hour signal warrants during the morning and afternoon peak hours in the long range (2035) future. A peak hour signal warrant is provided in Appendix D. However, roundabout control at the Rock Creek/Lady Moon intersection may be more appropriate. Operation Analysis Operation analyses were performed at the Harmony/Lady Moon, Harmony/ Cinquefoil, Lady Moon/Le Fever, Lady Moon/Precision,, Rock Creek/Lady Moon, Cinquefoil/Le Fever, Cinquefoil/Precision, Rock Creek/Cinquefoil, and the Site Access intersections. The operations analyses were conducted for the short range and long range futures, reflecting year 2018 and 2035 conditions, respectively. The long range (2035) analyses are provided for informational purposes. Using the traffic volumes shown in Figure 7, the key intersections operate in the short range (2018) background traffic future, with the existing geometry, as indicated in Table 4. Calculation forms for these analyses are provided in Appendix E. The key intersections will operate acceptably during the peak hours. --14—DELICH Banner Health Medical Campus TIS, January 2013 !=ASSOCIATES Page 14 � r o � m N 25% 20% mwi _. Harmony Iv Precision 5% 5% Rock Creek o 0 CD o N CD TRIP DISTRIBUTION -// L--DELICH -7® [-ASSOCIATES SCALE: 1 "=1000' Figure 6 Banner Health Medical Campus TIS, January 2013 Page 13 TABLE 2 Trip Generation for Banner Health Medical Campus Code Use Size AWDTE AM Peak Hour PM Peak Hour Rate I Trips Rate I In Rate Out Rate In Rate Out Phase 1 610 Hospital 147.0 KSF EQ 2320 EQ 106 EQ 62 EQ 64 EQ 104 720 Medical Office 13.0 KSF EQ 490 1.82 25 0.48 7 EQ 11 EQ 28 Total for Phase 1 2810 131 69 75 132 Phase 2 610 Hospital 183.0 KSF EQ 2885 EQ 133 EQ 78 EQ 79 EQ 130 720 Medical Office 57.0 KSF EQ 2155 1.82 107 0.48 28 EQ 48 EQ 124 Total for Phase 2 5040 240 106 127 254 Full Development Total 7850 371 175 202 386 TABLE 3 Trip Generation for Parcels G & H from Harmony Tech Park ODP Code Use Size AWDTE AM Peak Hour PM Peak Hour Rate I Trips Rate In Rate Out Rate In Rate Out Parcel G 710 Office 67.0 KSF 11.01 740 1.36 91 0.19 13 0.25 17 1.24 83 820 Shopping Center 108.0 KSF 42.94 4640 0.63 68 0.40 43 1.80 194 1.95 211 Parcel H 710 Office 181.5 KSF 11.01 2000 1.36 247 0.19 34 0.25 45 1.24 225 Total 7380 406 90 256 519 // '--DELICH Banner Health Medical Campus TIS, January 2013 -7,1 r-ASSOCIATES Page 12 /f%f�MDN'J I�D%fD i J r ! 40 jj'1 j � � Nn..�9; d � � • �� _,�°"-►��1 III —�"'.� ��+rl •��� +� f -. � � dNO TI[LaTn1/G/!T �� .��� ssrary i iNa ceuT,e.AG V urmrry rraKf /CANT V AuewGG N?N - i MA/N NfAI � ah 4 rN heL J III �I; ./' rrluRa W 1 �jtfl l4l F:, Or. :� •y- �' Orr LGL ' .._. I i✓ I , yi". ,,,} yI74 ff11E)e- Alp, SITE PLAN -// L--DELICH %,1 rASSOCIATES A& N SCALE 1" 220 Figure 5 Banner Health Medical Campus TIS, January 2013 Page 11 III. PROPOSED DEVELOPMENT The proposed Banner Health Medical Campus will include hospital, clinic, and medical office uses. Figure 5 shows a conceptual site plan of the Banner Health Medical Campus. On the site plan, the darker brown hatch on the main building is the approximate area of Phase 1 of the Banner Health Medical Campus site. The short range analysis (Year 2018) includes development of Phase 1 of the Banner Health Medical Campus site and an appropriate increase in background traffic due to normal growth and other potential developments in the area. The long range analysis year is considered to be 2035. The site plan shows that there will be one full -movement access to/from Lady Moon Drive, a right-in/right-out access to/from Lady Moon Drive, two full -movement accesses to/from Cinquefoil Drive, and one full -movement access to/from Le Fever Drive. In addition to these public accesses, there will be a "service" access to/from Cinquefoil Drive. Trip Generation Trip generation is important in considering the impact of a development such as this upon the existing and proposed street system. A compilation of trip generation information contained in Trip Generation, 9th Edition, ITE was used to estimate the trips that would be generated by the proposed/expected uses at the Banner Health Medical Campus site. A trip is defined as a one-way vehicle movement from origin to destination. Table 2 shows the expected trip generation for the Banner Health Medical Campus on a daily and peak hour basis. The initial phase (Phase 1) of the Banner Health Medical Campus site includes 147,000 square feet of hospital use and 13,000 square feet of medical office. All land uses for Phase 1 will be located in one building. The trip generation for Phase 1 of the Banner Health Medical Campus resulted in 2810 daily trip ends, 200 morning peak hour trip ends, and 207 afternoon peak hour trip ends. The trip generation for full development of Banner Health Medical Campus resulted in 7850 daily trip ends, 546 morning peak hour trip ends, and 588 afternoon peak hour trip ends. Table 3 shows the trip generation for Parcels G & H from the Harmony Tech Park ODP. The trip generation for Parcels G & H from the Harmony Tech Park ODP resulted in 7380 daily trip ends, 496 morning peak hour trip ends, and 775 afternoon peak hour trip ends. Based upon a comparison of Tables 2 and 3, the Banner Health Medical Campus will generate more daily and morning peak hour trip ends, but less afternoon peak hour trip ends than that calculated for the former proposed land use. Trip Distribution Trip distribution for the Banner Health Medical Campus site was based on existing/future travel patterns, land uses in the area, consideration of trip attractions/productions in Fort Collins, and engineering judgment. Figure 6 shows the trip distribution for the short range (2018) and long range (2035) analysis futures. The trip distribution was agreed to by City of Fort Collins staff in the scoping discussions. DELICH Banner Health Medical Campus TIS, January 2013 rASSOCIATES Page 10 Bicycle Facilities There are bicycle lanes along Harmony Road, Lady Moon Drive, and Rock Creek Drive within the study area. Transit Facilities Currently, this area of Fort Collins is served by Transfort Routes 16 and 17. Route 16 operates along Harmony Road, Timberwood Drive, Ziegler Road, Rock Creek Drive, and Lady Moon Drive. Route 17 operates along Timberline Road, Harmony Road, Ziegler Road, Rock Creek Drive, and Lady Moon Drive. 41'LDELICH Banner Health Medical Campus TIS, January 2013 t >1i rASSOCIATES Page 9 TABLE 1 Current Peak Hour Operation I rowfIService AM PM Intersection Movement Harmony/Lady Moon (signal) EB LT E E EB T B D EB RT B D EB APPROACH B D WB LT D E WBT A B WB RT A A WB APPROACH B B NB LT C D NB T D D NB RT C D NB APPROACH C D SB LT D D SB T/RT D D SB APPROACH D D OVERALL B C Lady Moon/Precision (stop sign) EB LT/T/RT B A WB LT/T/RT A A NB LT A A SB LT A A Rock Creek/Lady Moon (all -way stop) EB LTlT A A EB RT A A EB APPROACH A A WB LT/T/RT A A NB LT/T/RT A A SB LT A A SB T/RT A A SB APPROACH A A OVERALL A A .;—,..—/�'LDELICH Banner Health Medical Campus TIS, January 2013 %�� IrASSOCIATES Page 8 aN N= f0 w 0 145/12 �— 1855/1993 42/23 14/5 --f } Harmony 1287/2109 — 24/52 N N � N O �— AM/PM A C J z o_ 22/8 a a �—"0 } Precision 1/5 0/0 y o o 0/1 rn! o Q �n 21/14 J i — 56/50 l 7/3 16/11 --�f ) } r Rock Creek 18/59 - N ,\ 12/49 N � AVERAGED RECENT PEAK HOUR TRAFFIC Figure 4 �,— L DELICH Banner Health Medical Campus TIS, January 2013 �11,1rASSOCIATES Page 7 ER a' N 0 w C N " 145112 a I� —1855/1993 l ,r — 45/24 14/5 Harmony 1287/2109 —� u 25/55 — Q °D Z � N � --aAM/PM Tr- m M o� 22/9 0/0 Precision 1/5 0/0 —� 0/1 o n 20/16 °I ►— 56/50 I" J + 7/3 1`6/121� } Rock Creek 18/59 —� 12/49 N N RECENT PEAK HOUR TRAFFIC Figure 3 /Z'"DELICH Banner Health Medical Campus TIS, January 2013 ASSOCIATES Page 6 Cinquefoil Lane is a north -south street designated as a collector street south of Harmony Road on the Fort Collins Master Street Plan. Currently, Cinquefoil Lane exists between Precision Drive and Kechter Road. Cinquefoil Lane will be extended when adjacent development occurs or when it is determined to be necessary. With the Banner Health Medical Campus proposal, Cinquefoil Lane will be constructed between Harmony Road and Le Fever Drive. Existing Traffic Recent peak hour traffic volumes at the Harmony/Lady Moon, Lady Moon/ Precision, and Rock Creek/Lady Moon intersections are shown in Figure 3. The counts at the key intersections were obtained in November 2012. Raw traffic count data is provided in Appendix B. Since traffic counts were performed on different days, the traffic volumes between the intersections were averaged and are shown on Figure 4. Existing Operation The Harmony/Lady Moon, Lady Moon/Precision, and Rock Creek/Lady Moon intersections were evaluated and the peak hour operation is displayed in Table 1. Calculation forms are provided in Appendix C. The key, intersections are currently operating acceptably with existing control, geometry, and signal timing in the morning and afternoon peak hours. The intersections were evaluated using techniques provided in the 2010 Hi-ghway Capacity Manual. A description of level of service for signalized and unsignalized intersections from the 2010 Highway Capacity Manual and a table showing the Fort Collins Motor Vehicle LOS Standards (Intersections) are also provided in Appendix C. The Banner Health Medical Campus site is in an area termed "other." In areas termed `other," acceptable operation at signalized intersections during the peak hours is defined as level of service D or better for the overall intersection, and level of service E or better for any leg or movement. At unsignalized intersections, acceptable operation during the peak hours is defined as level of service E or better for any approach leg for an arterial/collector and level of service C or better for any approach leg for a local and collector/local intersection. Pedestrian Facilities There are sidewalks along Harmony Road, adjacent to developed properties (Intel, Hewlett-Packard, etc.). There are sidewalks along the east side of Lady Moon Drive, between Harmony Road and Precision Drive. South of Precision Drive, there are sidewalks along both sides of Lady Moon Drive. There are existing sidewalks along the south side of Rock Creek Drive. On the north side of Rock Creek Drive, there are sidewalks adjacent to developed properties. JZ,'LDELICH Banner Health Medical Campus TIS, January 2013 �1%1 ! rASSOCIATES Page 5 o N w N Harmony -Denotes Lane Two-way Continuous Left -turn Lane C j2 Precision I� Rock Creek EXISTING INTERSECTION GEOMETRY Figure 2 j—DELICH Banner Health Medical Campus TIS, January 2013 /; j=ASSOCIATES Page e UR��NCTo ti N tio�Ty� R qp Horsetooth O Banner Health N Medical Campus Harmony Precision O Rock Creek d) c a� E \aa� Kechter Ln N N l6 N N C SCALE: 1 "=2000' SITE LOCATION Figure 1 _/TLDELICH Banner Health Medical Campus TIS, January 2013 =7�jtrrASSOCIATES Page 3 II. EXISTING CONDITIONS The location of the Banner Health Medical Campus site is shown in Figure 1. It is important that a thorough understanding of the existing conditions be presented. Land Use Land uses in the area are primarily commercial, industrial, and residential. There are residential uses to the south of the site. There are commercial and industrial uses to the north, south, and west of the site. The center of Fort Collins lies to the northwest of the proposed Banner Health Medical Campus site. Streets The primary streets near the Banner Health Medical Campus site are Harmony Road, Lady Moon Drive, Rock Creek Drive, and Cinquefoil Lane. Figure 2 shows a schematic of the existing geometry at the key intersections. Harmony Road is to the north of (adjacent to) the Banner Health Medical Campus site. It is an east -west street designated as a six -lane arterial street on the Fort Collins Master Street Plan. .Currently, it has a six -lane cross section with appropriate auxiliary lanes at the Harmony/Lady Moon intersection. At the Harmony/Lady Moon intersection, Harmony Road has eastbound and westbound left -turn lanes, three through lanes in each direction, and a westbound right -turn lane. The existing speed limit in this area is 55 mph. Lady Moon Drive is a north -south street designated as a collector street south of Harmony Road on the Fort Collins Master Street Plan. Currently, Lady Moon Drive has a two-lane cross section, with a center continuous two-way left -turn lane, south of Harmony Road. The north leg of the Harmony/Lady Moon intersection serves the Hewlett-Packard campus. At the Harmony/Lady Moon intersection, Lady Moon Drive has northbound and southbound left -turn lanes, a northbound through lane, a southbound combined through/right-turn lane, and a northbound right -turn lane. The Harmony/Lady Moon intersection has signal control. At the Rock Creek/Lady Moon intersection, Lady Moon Drive has a southbound left -turn lane, a southbound combined through/right-turn lane, and a northbound combined left-turn/through/right-turn lane. The Rock Creek/Lady Moon intersection has all -way stop sign control. The existing posted speed is 30 mph on Lady Moon Drive. Rock Creek Drive is an east -west street designated as a collector street on the Fort Collins Master Street Plan. Currently, Rock Creek Drive has a two-lane cross section east of Ziegler Road. At the Rock Creek/Lady Moon intersection, Rock Creek Drive has an eastbound combined left-turn/through lane, an eastbound right turn lane, and a westbound combined left-turn/through/right-turn lane. The existing posted speed is 30 mph on Rock Creek Drive. !t, D E L I C H Banner Health Medical Campus TIS, January 2013 1�7`lt t r=ASSOCIATES Page 2 - 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. - Banner Health provides information regarding ambulance and emergency services in Appendix J. /'`DELICH Banner Health Medical Campus TIS, January 2013 r°ASSOCIATES Page 32 d ! IV. CONCLUSIONS This study assessed the impacts of the Banner Health Medical Campus site on the street system in the vicinity of the proposed development in the short range (2018) and long range (2035) future. As a result of this analysis, the following is concluded: - The development of Banner Health Medical Campus is feasible from a traffic engineering standpoint. The trip generation for Phase 1 of the Banner Health Medical Campus resulted in 2810 daily trip ends, 200 morning peak hour trip ends, and 207 afternoon peak hour trip ends. The trip generation for full development of Banner Health Medical Campus resulted in 7850 daily trip ends, 546 morning peak hour trip ends, and 588 afternoon peak hour trip ends. The Banner Health Medical Campus will generate more daily and morning peak hour trip ends, but less afternoon peak hour trip ends than that calculated for the former proposed land use in the Harmony Tech Park ODP. - The key intersections operate acceptably with the existing traffic and geometry. - The Harmony/Lady Moon intersection is currently signalized. The Rock Creek/Lady Moon intersection will meet peak hour signal warrants during the morning and afternoon peak hours in the long range (2035) future. However, roundabout control at the Rock Creek/Lady Moon intersection may be more appropriate. The other stop sign controlled intersections will not have traffic signals in the future. - In the, short range (2018) future, given development of the Banner Health Medical Campus site and an increase in background traffic, the key intersections will operate acceptably. - In the long range (2035) future, given development of the Banner Health Medical Campus site and an increase in background traffic, the Harmony/Lady Moon intersection will not achieve level of service E or better for all movements or achieve level of service D or better overall during the afternoon peak hour. There are several intersections that will not achieve level of service C or better for all approaches during both the morning and afternoon peak hours. The Rock Creek/Lady Moon intersection will operate acceptably with roundabout control. - The short range (2018) geometry is shown in Figure 13 and the long range (2035) geometry is shown in Figure 14. Based upon the long range (2035) traffic forecasts, Cinquefoil Lane should bey classified as a major collector street. The long range (2035) daily traffic volumes will be in the range of 4500-5000 vehicles per day, which puts Cinquefoil Lane in the major collector street category. DELICH Banner Health Medical Campus TIS, January 2013 '771% + ASSOCIATES Page 31 I. INTRODUCTION This transportation impact study (TIS) addresses the capacity, geometric, and control requirements for the proposed Banner Health Medical Campus. The proposed Banner Health Medical Campus is located on Parcels G & H in the Harmony Tech Park in the southeast quadrant of the Harmony/Lady Moon intersection in Fort Collins, Colorado. During the course of the analysis, numerous contacts were made with the developer (Banner Health), the developer's representative (PCK Real Estate Consulting), the project planning consultant (BHA Design), the project engineering consultant (Northern Engineering), Fort Collins Traffic Engineering, and Fort Collins Transportation Planning. The Transportation Impact Study Base Assumptions form and related documents are provided in Appendix A. This study generally conforms to the format set forth in the Fort Collins TIS Guidelines in the "Larimer County Urban Area Street Standards" (LCUASS). The study involved the following steps: - Collect physical, traffic, and development data; - Perform trip generation, trip distribution, and trip assignment; - Determine peak hour traffic volumes; - Conduct capacity and operational level of service analyses on key intersections;. - Analyze signal warrants; - Conduct level of service evaluation of pedestrian, bicycle, and transit modes of transportation s//,'LDELICH Banner Health Medical Campus TIS, January H13 ' rrASSOCIATES Page 1 r r LIST OF FIGURES 1. Site Location.............................................................................................................3 2. Existing Geometry .....................................................................................................4 3. Recent Peak Hour Traffic.......................................................................................... 6 4. Averaged Recent Peak Hour Traffic.......................................................................... 7 5. Site Plan..................................................................................................................11 6. Trip Distribution.......................................................................................................13 7. Short Range (2018) Background Peak Hour Traffic................................................15 8. Long Range (2035) Background Peak Hour Traffic.................................................16 9. Phase 1 (2018) Site Generated Peak Hour Traffic..................................................17 10. Full Development Site Generated Peak Hour Traffic...............................................18 11. Short Range (2018) Total Peak Hour Traffic...........................................................19 12. Long Range (2035) Total Peak Hour Traffic............................................................ 20 13. Short Range (2018) Geometry ................................................................................28 14. Long Range (2035) Geometry ................................................................................. 29 APPENDICES A. Base Assumptions Form B. Peak Hour Traffic Counts C. Current Peak Hour Operation/Level of Service Descriptions/Fort Collins Motor Vehicle LOS Standards (Intersections) D. Peak Hour Signal Warrant E. Short Range (2018) Background Peak Hour Operation F. Long Range (2035) Background Peak Hour Operation G. Short Range (2018) Total Peak Hour Operation With Existing Geometry H. Long Range (2035) Total Peak Hour Operation I. Pedestrian/Bicycle Level of Service Worksheets J. Emergency Services _—/�"L-DELICH Banner Health Medical Campus TIS, January 2013 %� rASSOCIATES TABLE OF CONTENTS I. INTRODUCTION..................................................................:..................................... 1 II. EXISTING CONDITIONS..........................................................................................2 LandUse.........................................................................................................................2 Streets............................................................................................................................. 2 ExistingTraffic................................................................................................................. 5 ExistingOperation...........................................................................................................5 PederstrianFacilities....................................................................................................... 5 BicycleFacilities..............................................................................................................9 TransitFacilities.............................................................................................................. 9 III. PROPOSED DEVELOPMENT...............................................................................10 TripGeneration.............................................................................................................10 TripDistribution.............................................................................................................10 Background Traffic Projections.....................................................................................14 TripAssignment............................................................................................................14 SignalWarrants.............................................................................................................14 OperationAnalysis........................................................................................................14 Geometry...................................................................................................................... 22 Pedestrian Level of Service........................................................................................... 30 Bicycle Level of Service................................................................................................ 30 Transit Level of Service................................................................................................. 30 Ambulance/Emergency Services.................................................................................. 30 IV. CONCLUSIONS.................................................................................................... 31 LIST OF TABLES 1. Current Peak Hour Operation.................................................................................... 8 2. Trip Generation for Banner Health Medical Campus...............................................12 3. Trip Generation for Parcels G & H from Harmony Tech Park ODP.........................12 4. Short Range (2018) Background Peak Hour Operation ......................................... 21 5. Long Range (2035) Background Peak Hour Operation ........................................... 23 6. Short Range (2018) Total Peak Hour Operation..................................................... 25 7. Long Range (2035) Total Peak Hour Operation......................................................26 •--/,/'LDELICH Banner Health Medical Campus TIS, January 2013 Jt ASSOCIATES Attachment 11 BANNER HEALTH MEDICAL CAMPUS TRANSPORTATION IMPACT STUDY FORT COLLINS, COLORADO JANUARY 2013 Prepared for: Banner Health Development & Construction, Western Region 1801 161h Street Greeley, CO 80631 Prepared by: DELICH ASSOCIATES 2272 Glen Haven Drive Loveland, CO 80538 Phone: 970-669-2061 FAX: 970-669-5034 Project #1267 ♦AW.db1,. M11NFM1Ar _ ' QMM6\ _ . Ui91FR Gia[Alµl'M!1• �1 WIl40l�YR�9C J _ _ _ _ _ _ a - - .t c a •Wr . .'Y •� eer r. r eW�r• r •� �. - ter. r PARCELG /IW�'RX�. 1 IMF 4``, •.,` OMNI"ulom P rig IN all, Hit i Hit } 7 Ilia ter. I r 44, u - r arr a: } . --.i---=-" (RrW N10TN )APoESJ - -- BSI -i p• �.'a... LEGAL DESCRIPTION A tract of land located in the Northeast Quarter of Section 4, Township 6 North. Range 68 West of the 61h Principal Meridian, City of Fort Collins. County of Larinter, State of Colorado being more particularly described as follows: Considering the North line of the Northeast Quarter of said Section 4 as bearing South 89' 29'07" East and with all bearings contained herein relative thereto: COMMENCING at the North Quarter Corner of said Section 4: thence along the North line of the Northeast Quarter of Section 4, South 89' 29' 07" East. 72.87 feel: thence, South 00' 30' 53" West. 30.00 feet to the South rghl-of-vvay line of Hannony Road, said point being the POINT OF BEGINNING: thence along said South riglwof--way line, South 890 29' 07" East, 228.11 feet: thence. North 00' 16' 58" West, 5.52 feet: thence. South 89' 34' 54" East. 263.61 feet: thence. South 89' 28' 54" East, 333.42 feel; thence departing said South right-of-way line, South 01' 32' 37" East, 1226.59 feel; thence, North $7' 46' 26" West, 4.51 feet; thence. South 01' 32' 37" East, 15.03 feel; thence along a curve concave to the Northwest having a central angle of 92° 03' 22", a radius of 15.00 feet, an arc length of 24.10 feet, and the chord of which bears South 44' 29' 04" West, 21.59 feet; thence. North 89° 29' 07" West, 14.30 feet: thence. South 00° 30' 53" West, 26.64 feet; thence, South 89' 30' 53" West. 54.66 feet: thence along a curve concave to the South having a central angle of 25° 20' 51 ", a radius of 600.00 feet, an arc length of 265.44 feet, and the chord of which bears South 76' 50' 28" West, 263.28 feet; dience, South 64' 10' 02" West. 101.58 feet: Unenre along a curve concave to the North having a central angle of 25° 17' 53". a radius of 600.00 feet, an arc length of 264.92 feet, aid the chord of which bears South 76' 48' 59" West. 262.77 feet: thence. South 89' 27' 55" West, 198.96 feet to a point on the West line of the Northeast Quarter of said Section 4: thence along said West line. North 01* 32' 05" West, 983.54 feel; thence departing said West line, North 89° 26' 08" East, 34.00 feel: thence. North 01' 32' 05" West. 211.00 feet: thence. North 070 31' 20" East, 113.45 feet: thence along a curve concave to the West having a central angle of 07° 00' 28 a radius of 753.00 feet, an arc length of 92.10 feet, and the chord of wldch bears North 04° 01' 06" East. 92.04 feet; thence. North 00" 30' 52" East, 42.21 feet: thence along a curve concave to the Southeast having a central angle of 84' 56' 38", a radius of 10.01 feet, an arc length of 14.83 feel, and the chord of which bears North 42' 59' 46" East. 13.51 feel to the Point of Beginning BEING A POKHON OF LOTS I AND 2, RICKE'ITS HARMONY MINOR SUBDIVISION. CITY OF FORT COLLINS, AND THE WESTERLY PORTION OF THE NE 1/4 OF SECTION 4. TOWNSHIP 6 NORTH, RANGE 68 WEST OF THE 6TH P.M., COUNTY OF LARIMER, STATE OF COLORADO 6 E. Harmony Road Grass Hayfield Frontage Driveway Remnant Farmstead Shade and Fruit Trees Remnant Farmstead Shade and Fruit Trees Grass Hayfield Residence - .,twat ra I LE GEND tttt. Project Area Boundary FIGURE 1 Habitat Boundary Habitat Mapping for the Banner Medical Campus Project Area Aenal Photo Source: Lanmer County LanU.capi imageryExplorer 20t t Aerial Imagery C.Trausch 12/21/12 Page 2 of 4 (c) The Banner Health Medical Campus site provides relatively unobstructed views of the Front Range foothills (d) As indicated under (a & i) the Banner Health Medical Campus site does not support any native vegetation, and significant trees are restricted to an existing residence and past residential or farmstead areas along the west edge of the property. (e) There are no natural drainages on or near Banner Health Medical Campus site. (f) There is no suitable habitat for any threatened, endangered, or other sensitive species on or adjacent to the Banner Health Medical Campus site. A small extension of a black -tailed prairie dog town south and southeast of the project site extends into the southeast property corner. The portion of the town on the project area appears to have been subjected to prairie dog removal or poisoning. Most burrows had been recently plugged and no prairie dog presence was observed on the project area. Prairie dog activity was observed immediately south of the project area. (g) Past agricultural and residential conversion of the lands on the Banner Health Medical Campus site has eliminated the potential for any special habitat features on the property. (h) There are no wildlife movement corridors on or near the Banner Health Medical Campus site. 0) Because of the lack of natural habitat features on the Banner Health Medical Campus site there is only one issue regarding the timing of property development and ecological features or wildlife use of the project area. If the development proposal includes removal of any trees on the property, tree removal during the songbird nesting season could result in the loss or abandonment of a nest and would be in violation of the federal Migratory Bird Treaty Act. (k) Since the entire project area has been converted to agricultural or residential land use, project development would have no impact on natural habitats or important habitat features, other than existing trees on the property. Because tree removal during the songbird nesting season could result in the loss or abandonment of a nest, it is recommended that tree removal or pruning occur outside of the songbird nesting season (April 1 — July 31), or trees be surveyed to ensure lack of nesting prior to removal during the nesting season. This mitigation recommendation would preclude the possible incidental take or disturbance of active songbird nests. Native trees or trees determined to be significant currently growing on the property should be preserved to the extent possible. Removal of any trees classified as significant would need to be mitigated with replacement trees, as determined by the City Forester based on the Land Use Code. This concludes Cedar Creek Associates, Inc.'s evaluation of the Banner Health Medical Campus development site. If you have any questions or require additional information regarding my evaluation, please give me a call. Sincerely, CEDAR CREIEKAssocr mm,InC. T. Michael Phelan Principal, Senior Wildlife Biologist attachments: Figure 1, Habitat Mapping for the Banner Health Medical Campus Project Area, Legal Description pc: J. Messaros, BHA Design Attachment 10 kesoy®cnk ll ms, INC. 11 916 Willshire Ave., Fort Collins, CO 60621 • (970) 493-4394 December 24, 2012 Mr. Clifford Trausch, Project Executive Banner Health Development and Construction, Western Region Northern Colorado Medical Center 1801 16`h Street Greeley, Colorado 80631 RE: Ecological Characterization Study (ECS) Letter Report for the Proposed Banner Health Medical Campus Project Site at the Southeast Corner of Harmony Road and Lady Moon Drive, Fort Collins, Colorado Mr. Trausch: This letter report is submitted to satisfy the requirements of Section 3.4.1 of the Land Use Code of the City of Fort Collins regarding the submittal of an ECS report for proposed development projects. The Banner Health Medical Campus project site is an approximate 28.2-acre parcel located south of Harmony Road and between Lady Moon Drive and Cinquefoil Lane in Fort Collins, Colorado. Ecological characteristics of the property were reviewed on December 18, 2012. The following provides a summary of information required by Fort Collins Land Use Code under 3.4.1 (D) (1) items (a) through (k). ECOLOGICAL STUDY CHARACTERIZATION CHECKLIST (a & i) The entire the proposed Banner Health Medical Campus site was historically converted from native grassland to non-native grass hayfield and a small area of residential and remnant farmstead tree stands. As a result the project area has minimal ecological value and supports no natural habitat features. The majority of the property's surface has been planted to non-native grass, primarily smooth brome (Bromus inermisl), for hay production (see attached Figure 1). Less dominant vegetation species recorded in the grass hayfield areas included tall fescue (Festuca arundinacea), cheatgrass (Bromus tectorum), alfalfa (Medicago sativa), field bindweed (Convolvulus arvensis), and common dandelion (Taraxacum officinale). The only woody vegetation. remaining on the property are a number of landscape trees and shrubs planted around an occupied residence and a number of trees that appear to have been planted around farmsteads or residences that no longer exist on the property (see attached Figure 1). A number of dead or decadent trees were recently removed from the property based fresh cut tree stumps noted during field survey, but several mature trees still remain. Remaining trees on the property consist primarily of blue spruce (Picea pungens), eastern cottonwood (Populus deltoides), green ash (Fraxinus pennsyvanicus), apple (Malus spp.), and cherry (Prunus spp.) trees. Most are over 6 inches in diameter and may be classified by the City Forester as significant based on the Fort Collins Land Use Code. The City Forester or a private arborist will need to evaluate the health of these trees in order for their significance status to be determined. Aside from potentially significant trees, the property does not support any native vegetation, wetlands, or other unique habitat features, and no features of ecological value exist within 500 feet of the development site. Wildlife use of the Banner Health Medical Campus site is minimal to nonexistent because of past conversion of native habitats to mowed hayfield. Trees on the property may be used for perching, nesting, and foraging by urban -adapted songbirds, and Canada geese grass may occasionally graze the hayfield areas. No raptor or songbird nests were located in the trees on the project area during the December 18th survey. (b) No wetlands are located on the Banner Health Medical Campus site or adjacent properties. 1 Scientific nomenclature follows USDA, NRCS Plants Database. Available online at: http://plants.usda.gov/java/ mI FOURTH AMENDMENT TO HARMONY TECHNOLOGY PARK OVERALL DEVELOPMENT PLAN LOCATED IN THE NORTH HALF OF SECTION 4, TOWNSHIP 6 NORTH, RANGE 68 WEST OF THE 6th P.M. CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO E%ISTINGSIGNALIZED INTEftEECTgN /\ - ENTERING SIGNALIZED - EXISTING FUTURE ,NTERSEGTIGN SI ISTIMG D RTGHTJWRIGM OUT CORRIDOR SETBACK i INrERsecnoN INTEREOCTxA4 HARMO 6.9 ACRES ,�,��■■nuny - -- ----....-- -_ _. .noon.\■.■Onntl.nnUWYY.■ONN■On■w...On.M■■ wrrp`.III ............■..................■....... (MAJOR, Attachment 9 .: -♦ ♦ ♦` ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ x _ 4 ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ NOT A PART EEslr: SECONDARY USES '- --- ------ OF THIS ODP NOT PART "LxE�LI�"T1NG) S0' HARMONY CORRIDOP /� V C -- eD nARMDNv coRRTIx3N LANDSCAPE SETBACK OF THIS ODP L - ,••.., - .0,B3ACRES ♦ �ANDSCAPE SETBACK C PRIMARY B SECONDARY USES = - J 13"ACRES TOTAL i T yT�uTc EL Q x PRIMARY & 4 215 ACRES PRIMARY 917n ACRES 9ECGNDARY p -ODP BOUNDARY (TYR) PRESTON RR .: , .... , , ♦ SECONDARY USES ♦ ♦ ♦ ♦ ♦ ♦ ♦ .....nn■.■ ....u...... CENTER a, ""' r it 21.5 ACRES TOTAL " _ - - 15.83 ACRES PRIMARY ,�PR„r,�°tlN d € 5.57 ACRES SECONDARY �' 1 3 NATURAL RESOURCES ♦ ♦ 4- 0.35 FAR S.F. GFA) xn1M. iorieeFo"IT Wk . BUFFER BUFFER '' INTEL Ur w Z IN FROM CREEK) ♦ O LU r 0.9 ACRES (EX�� Oo ♦ ♦ ♦ TIMOERWOOD DRIVE �Q 1 320I ACRNG)ES ` ♦ . O K TIMbEFDRI� OD - L) w / 7 w ♦ NOT A PART (ENIBTjM■) , W 0 X w H PRIMARY USES OF THIS ODP PmvnrE hccEss F- V 0 O y C7 19.7 ACRES C iomvE zm PRIMARY USES z` _- PARCEL BWNOARY IWP., 0 OO 13.9 ACRE TIMSERWoo0 DRIVE WILDWOOD o . SUBDIVISION ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ + + + ♦ . ♦ ♦ }0 , 40 NM OErMy) \ ' + Qw TURN `�0 Ar ♦ ♦ ♦ T p TNIEIRGFULL LA �� ♦ 0.N O IPUBLIG ROAD ACCESS) r . .w P • (!L Of , C �. . m O FNSPA F ♦ 03°i1C PRIMARY USES + m t�y Q_ 4in p 54 1 ACRES . PRIMARY USES Ci Q i . 0.35 FAR SECONDARY USES 144 ACRES =� O (+/-825,000 S.F. GFA) . 11.7ACRES uuo )r usi>. 4j U) W w M f I. �w Q J ♦ ♦ ♦ ♦ ♦♦ ♦ ♦ ♦ ♦ ♦ R P EO/S/ON SECONDARY (1 A a_ PRIMARY USES ♦ ♦ ♦ DRIVE tc USES14.15 t N' 40..3 ACRES ♦ '' ♦ ♦ ♦ ACRES FAR ♦ ♦ ♦ ♦ ♦ ♦ ♦ � ♦ ♦ ♦ ♦. ♦ . ♦ ♦ ♦ . ♦ - 18 DU/AC G - 7,00 ' (+/-607,000 S.F. GFA) (+/- 250 Units) SECONDARY 4 P NO i - . + + SECONDARY USES . `gyp •ML 104 ENTIAL Mrs) . 13.5 ACRES 4m ♦ ♦ SECONDARY USES 2.0 ACRES ♦ 11.2 ACRES DRAINAGE 6 G. 0.35FAR +/- .rely ♦ 18 DU/AC DETENTION M15� 30,500 SFr wA[.1.,, (+l- 200 Units) AREA GFA 'LCE59pY1 2.84 ACRES } .........................o"...............nnnnn■■nnn SKs LV ROCK CREEK DR HARVEST PARK INTERSECTION INTERSECTION (collecrGR STREET) SUBDMSION (4 41 G. DMMey 5 oe MM D.ImN) FOSSIL RIDGE HIGH SCHOOL LAND USE TABLE IUNCHANGM MW HARMONY TECHNOLOOY PARK THIRD AMENOMENT) APPROXIMATE PARCEL PROPOSED USES ACREAGE PERCENTAGE A D.WMYIOMMOWIW9 N.M4B■) n.0 t. 117% B S co Mry 003.c. O2% CNM C.r. Cx■w IMs.Igl C P1IrnMy 40.55t, 14M 0 S■mM.ry (Nv4ru10.nuEl) 2.0 t OM E Pm 541. 198% F OP.n Sy.lx 60. 2.5% H..nony CMTIOcr SeW W SUB -TOTALS (PARCELS Afl IWAS t. 48.7% exRR 1aaM 4nn ea4xy zmx oN _ rCHANOED PER HARMONY TECHNOLOGY PARKf URTH AMENDMENT) APPROXIMATE PARCEL PROPOSED USES ACREAGE - PERCENTAGE G' Fee.n.ET 9�E5■c. 7�4% Pm 4.215K. 15% H Pr 139t. 51% r S--Kk I 11 7 t. 4 3% J S.-WAN 135t. 49% IC Pm 197t. 72% L Op.O SPt. MAWMI RMv ul Buser 99 t. 0 3% M' Pnmxy 104t 3.8% SUB-TOTAS(PARCELS G4,M) 83,49 t. 30.5% Pxnxy eFmmiy 4e.zmx. v3mM i+sA z.s (UNCHANGED FROM HARMONY TECHNOLOGY PARK THIRD AMENDMENT) APPROXIMATE PARCEL PROPOSED USES ACREAGE PERCENTAGE N S-wKh" 112. 4.1% O SemdA, 14.15t 5.3% P 50--d" ON. 01% O open SP 4 M t 1 5% R Opt S Mm N.NM Rp.O2e Buller 2 M 4 1 0% S pnm 1593t 58% 9taM.ry 557. 2.1% - SU6TOTALS (PARCELS MS) 54.21 t 19.5% Pnn ISM OEM TOTALS (ALL PARCELS) 273.B8t 1O0% Rnyy 1.1%.. EE.TI NOTES_ t P.YV[Y..ECOIMPy.wpN;LkggCgvNM89N41 BE A5 CffIFFpxr1(: CRV OF Fdrt mLL.K I.VOlL9E [ox. 2 FIRMLF R\ELONEM MINK TM g2R41[ LOPLENr qµ AI BE MA,.f LR TO T1E V[FAVMC NFWKN! CORBIWi 101E dBIPICT IEOUEtl:xFMSNO OEWLOFYEM3TyQE1®EFMC ATM I.E CE Ep pEyFL W APR1flTW I YMTEA,B FgT'EE➢BY 11E flfv4Ft}FF LAILW AFD 54JL4ry 8EY.ET IB PNwIIEO ey TE$LVIx FORT cc L. s .TON pE1MCT MINOR AMENDMENT M R 11 00 (i9 FUTURE STREET WILLOW BROOK CONNECTUM SUBDIVISION ; NOT A PART (Pr.Pwt PIM..I POP 1 OF THIS ODP AS G C MN, 4.2 Nx Cen.ITY. r 540UTAC) r LEGEND: nnmumm�nnn o0P e0uNuw. ♦ ♦ ♦ ♦ FFSE8IIIMN�9ICQC GBTA.Y.AipN RALC 4fR[ll TPAINNR[ATbR CpMEC1gN NORTH za0 0 200 4a0 eOOFn.1 84-M 1 ,N FEET ) 1 min - 2a0 n F- F- Z }w W 02 d Oz O J va W ~ W F- z 2 O J Q q [L W P•l ShFHSt 1 OF 1 ShESats Banner Health Medical Center Issues Discussion • Medical Campus Helistop and Aircraft Flight Path: — The medical center helistop is located along the Harmony Road frontage and only used to aircraft arrival and departures with no permitted aircraft long term parking, maintenance, refueling or hanger storage facilities. — The helistop is anticipated to be used primarily to transfer patients to other higher level trauma centers or other regional facilities as required. The State of Colorado designates Level 1 to 4 for trauma center, with Level 1 providing the highest level of emergency care and Level 4 the lowest level of emergency care. The Harmony Road medical facility is anticipating to operate as a Level 3 or 4 trauma center. The helicopter flight path above 500 feet from ground level is regulated by FAA which prescribes that flight paths be limited to industrial highway/freeway/major arterial corridors and restricted from flying over residential neighborhoods, schools, churches and sensitive ecological areas, unless unusual weather conditions force deviation from normal flight paths for operational safety. It is anticipated that the Harmony Road medical center would have 2-4 helicopter patient transport per week at full build out (0-1 for Phase 1). Banner Health Helistop Aircraft Final Approach & Takeoff Primary Flight Path PRIMARY FATO ✓ - - - 4iC SECONDARY FATO -� I, .I I I I II I Dm uae suljllct tl lcma! } � Po DML LMmIC SiltACm USK :I " �IQ]' 0 900 1w ° iTA V Banner Health` Banner Health Medical Center Issues Discussion • Medical Campus Regulated Medical Waste ("RMW") & Hospital Waste ("HW" Disposal Transport : — RMW is "bio-hazardous" waste that is regulated by the State of Colorado and the hospital is accountable for the control of the RMW within the facility and for the proper destruction/disposal of the RMW. — Banner Health uses a licensed RMW disposal company to pick up and autoclave the RMW at their facility in Dancono, Colorado. — HW are EPA regulated materials and enforcement of control within the hospital facility and disposal of HW is under the jurisdiction of the State of Colorado. Banner Health uses an approved EPA disposal and transport firm from Kimball, Nebraska for HW. — Transport of RMW and HW is regulated by the City of Fort Collins on city streets and the State of Colorado on state highways and interstates. Regulations require transport of these materials in the most direct and safe route possible between the origin and destination of the RMW and HW. — City and State regulations prohibit transport through residential neighborhoods unless absolutely necessary. — All medical center RMW and HW routing for transport will be directly from the hospital central services facility to Harmony Road east to 1-25. 'Banner Health'° Banner Health Medical Center Issues Discussion • Ambulance Traffic: — All emergency response calls for service in Larimer County are routed through the 911 system in Fort Collins. — Typically ambulance service providers have GPS guided map routing to provide the fastest, least obstructed route to the emergency and to the designated medical facility (which requires using freeways, highways and major arterials). Emergency ambulance service providers would only use neighborhood streets if there was an emergency in the neighborhood or if major arterial streets were block off due to an emergency event. — Colorado Model Traffic Code, Section 108 regulations apply to all emergency response. — It is estimated that 6 — 8 patients would be transported to/from the Harmony Road Medical Center per day at full build out (2-4 for Phase 1). — Banner Health requires ambulance service providers to observe a designated safe and quiet environment zone within a one (1) mile area from the medical center campus. 0 Banner Health`- Medical Campus Access Routes _ i _ IVIRMONY ROti. - 1� II 1 1_ 1 I FMYt ~ I _ li Patient/Visitor Arrival/Departure Staff Banner Health` I � Uit7 Tf i 11 1111 I I FI 1 � 1 1 1 II I IC' 1 Emergency Vehicles/Ambulance -- ! Service Vehicles Ft Collins -Harmony Road Banner Health Medical Center Site Development Overview 2/20/2013 V P Banner Health` 0 Attachment 7 HORSETOOTH ROCK . ,,MEDICAL OFFICE BED TOWER BUILDING DETENTION BASIN —} LE FEVER DR.��� I, - ------ C - 1------ — - - --`. +— Cl NQU EFOIL LANE Banner Health' PRELIMINARY DEVELOPMENT PLAN BANNER HEALTH MEDICAL CAMPUS HARMONY RD. & LADY MOON DR. FORT COLLIIVS, COLORAC>O �>E R A CNTES ARCMITVC 1436 Pp RI ST.. SUITE 300 BOULDER, CO 303.4". J795 VIEW AN S H E E T l OF lALYSISow r�xw,R.. .., u,�',, ca:va.easxs JANUARY MARCH 2013 I.wasiiii»xn REV 1 ARCH 13, 2013 June 21 st @ 10am June 21 st @ 12pm _ June 21 st @ 2pm .I December 21st @ 10am December 21st @ 12pm December 21 st @ 2pm 0 III Ni1<Mi1J,II - MASONRY PARAPET CAP MASONRY, TYPES MASONRY PARAPET CAP MASONRY PARAPET [AP MASONRY, TYPE MASONRY, TYPE IA PRECAST CONCRETE, COLOR TO MATCH EIFS MASONRY, TYPE 1' METAL PANEL MASONRY, TYPE]A PRECASTCONCRETF., COLOR TO MATCH EIFS METAL PANEL MASONRY, TYPE SA T. O. PARAPET ----MEN - __ itWE LNEL1 m 0'T Pa NORTH ELEVATION - GARAGE I SCALE: 1 20'-0" WEST ELEVATION - GARAGE I SCALE: 1"= 20'-0 MASONRY PARAPET CAP MASONRY PARAPET CAP PRECAST CONCRETE, METAL PANEL CANOPY -PRECAST CONCRETE, COLOR TO MATCH EIFS r MASONRY, TYPE 1 METAL PANEL MASONRY, TYPE IA '- PRECASTCONCRETE COLOR TO MATCH EIFS MASONRY, TYPE 1 COLOR TO MATCH EIFS I MASONRY, TYPE lA METAL PANEL T. O.PARAPET - - - MASONRY PARAPET CAP — _ - LEVELx .......... . LEYEL] ... •• .. - I 25 SURFACE SPACES NCE PARKING GARAGE - LEVEL 1 /e1 k I ,Atl O^ ORTH PARKING GARAGE - LEVEL 2 1.. _ 4O C OR TH Banner Health® I" = 20'-0" PRELIMINARY DEVELOPMENT PLAN BANNER HEALTH MEDICAL CAMPUS HARMONY RD. & LADY MOON DR. FORT COLLINS, COLORA�O POULOER A±SOCIATES ♦RCMFRCTS 1 <'IG PEAftL ST . SVIT! 900 ROULOIR. CO 30. .997795 GARAGE ELEVATIONS APR�A8zo,3 MOWN SUNSHADE FIN EIFS. COLOR I METAL PANEL MEEHANICAL SCREEN METAL PANEL T.O. PgRgPET MASONRYP GP EIFS,COLOR3 �_ _ _ _ MASONRY, TYPE I _ _ _ _ _ TO PARAPET VERTICAL SUNSH DF 43O" MASONRY, TYPE IA --- _ _ — _ — — _- _ _ _------_ CURTAIN WALL_ T 0. ROOF - — - —fIP3, COLOR 1— - - _ STONE - _ _ _MASONRY _ttPf I 960" EIFS, COLORI STOREFRONTWINDOW MET PL PANEL n.QEeNsec� I -`- 14'.O' uDoEt I_ O'C' - HORIZONTAL SUNSHADE METAL PANEL MECHANICAL SCREEN - EIFS, COLOR CURTAINWALL METALPANEL =EIFS. COLORS � — ALL SOUTHF ACING ATIENT AT ROOMS EIFS, COLOR ALL SOUTH FACING PATIENT ROOMS --—- -- EIFS. COLOR /-STO0.EF—WINDOW METq_PANEL --------------------------------------------- — -.—.- --- — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — .. _ - — - — - — I MAEONRY,TYPEIA //--METALPANEL EIFS, COMA VIES, COLOR 1 ---- --- -- ---- ----------- -------------------- — - — - — -- - — -— METALPANEL STOREFRONT WINDOW EIFS, COLOR I CURTAIN WALL MASONRY PARAPET GP MASONRY, TYPE I MASONRY PARAPET CAP ULSUNSHAOE.ENJAT ROOFTOP STOREFRONT METALPANEL STOAEFRONTWINDOW TO PARAPET ALL E0.5T FACING PATIENT EIFS, COLOR MECHANICAL SCREEN rEIFS, COLOR 2 — WINDOW MECHANICAL -SCREEN MASONRY, TYPE] EIFS, COLORS 50<' _ —_ —- __ _—_—_ — l MASONRY. TYPf3T.O. PARAPET METAL PANEL EIFS, COLOR 2 — - — - — " — - - — — - - - — - — — - — — — - _ _ WALL MASONRY, TYPE IA EIFS COLOR: MECMPN GL C0.fEN MFtAL PANEL_ _ — _ - — _ — - — _ — _ _ — - — - — - — - 4�_ - _ _ _ _ —(� NRTAIN— _— _ —____— --— — _ — _ _ _ __ _ —EIf3. COLOR 3 MA90NR-TYPE ]A T M ROOF - /_ _ — _ _—AMBUTANCE _DRO_ _ — _ _ ___—_____— _ -{- ... OFF CANOPY - — _ — _ — _ _ IR'-0" — _ — - — _ — _ — _ _ _ _ - — _ __ _ MASONRY. T19E3AP MA90NP .TYPE 2A —MASONR.��YPA0.APETU Y�QGNOPY LEVER Banner Health' 111= 20'-0" PRELIMINARY DEVELOPMENT PLAN BANNER HEALTH MEDICAL CAMPUS HARMONY RD. & LACY MOON DiR. FORT COLLI"S, COLORP �O BOULDER wSSOCL TES NPCHITECYS 1 a1. PEARL I, SUITE SOO BOULDER. CO ]O].ae9. 11S. ® PHASE 1 ELEVATIONS sal SMITH6ROIPJJR APRIL 3, 2013 T.O. PARAPET MfiK FENCE AND SECURITY GATE_ - — — T.O. PARAPET METAL PANEL 42'-0 — - _ _ MECHANICAL SCREEN T D.gOOF MASONR_PARAPET GP - 3v-0 LEVEL 2— -- _ 18' 0" LEKL 1_ — - 01-T BUILDING MOUNTED SIGNAGE MASONRTPARAPETGP T.O. PARAPET AMBULANCE 0OP�OFFCANOPY 80'1' _ _ __-_ TO PARAPET CANOPYMOUNTFDSIGNADE ____— _ TO ROOF _ _ _ _ _ _-- - 36'-0 LPVEL2 _ _ _ _ _ _ _ _ _ _ _ ��MMBBUR�Lppff1�1�� _1. _ 18'L' - TIT"N'TT1l1�fllll-, T f$LCANQL/- 1d'-0' LEVEL I_ — CANOPY MOUNTED NGNAGE METAL. PANEL CANOPY'1 BUILDING MOUNTED SIGNAGE CURTAIN WALL METALPYNEL NRTAN WALL STONf META PAN6L METAL HANIC MQCHPNIGISCREEN _ _ _ _ — _ _ _ — _ _ _ _ _ — _ — _ _ MASONRY PARAPET CAP - — - — _ — _ _ _ — _ _ _ _ _ — - _ _ _ _ — _ _ _ — - — _ _ CURTAINWALL DROP-OFF CANOPY MASONRY, ME1 iL „III _ _ �. r _ -— _ — — _ — - — PANEL MASONRY. TYPE IA i STOREFRONT L L�_A, r- METAL PANEL ME[HANIGlS@EFN MASONRY PARAPET CAP STOREFRONTWINOOW MASONRY, ME MASONRY, ME MASONRY, ME METALPANEL SUNSHADE FIN - METAL PANEL MECHANICAL SCREEN STDREFRONTWINDOW METALPANEL CURTAIN WALL BUILDING Ir EIRE, COLOR 1 - MASONRY, ME 1A — MOUNTED SIGNAGF - CURTAIN WALL — MASONRY PARAPET CA STOREFRONT WINpOW SUNSFACING PATIENT ROOWESMS — STOREPRONT CURTAIN WALL M0.50NgY, ME2 MASONRY MEI MASONRY PARAPET UP STORURONTWINDOW q GP N ------ — --- —IF Ifi OL00.2 _--- _ KPNEL _ _______ __ ___ _ STONE MASONRY, TYVl 1 - -" - - __ -. Lr • -I _. _ �I .. ..._ ....- .. .. _� E L;�' RII Mg30NRV TYPE 1A IigCIN q IEiI METAL PANEL CANOPY FOR STAFF -— ENTRANCE AND SIRE PANNING .._ -_ __ _-_ __ ..._ __• / _ __ .. _-...V _ _ -. .— II - _1-" _. _ _ I / i T^l _iAt'-y��i. 'CS'ggF � ��� _ I a L i Banner Health° 11,= 20'-0" PRELIMINARY DEVELOPMENT PLAN BANNER HEALTH MEDICAL CAMPUS HARMONY RID. & LADY MOON DR. FORT COLLI"S, COLORA�O °OULDER wS50CWTE3 ARCHITECTS 1426 PEARL ST-. SUITE 300 MOULDER. CO 303 499.7795 ■ PHASE 1 ELEVATIONS A6 SMITH6ROUP1IR APRIL 3, 2013 EIFS, COLOR 1 — STOREFRONTWINDOW WITH HORIZONTAL SUNSHADE — EIFS, COLOR Z T& ROOF_ ara' _ LEVEL 1 I LEVELl _ a.o" — MASONRY, TYPE HORIZONTAL SUNSHACF MASONRY, TYPE RA METALPANEL CURTAIN WALL MASIRNPY PARAllT CnI• I�^ MASONRY, IYPF I MASONRY, rvPL :A METAL PANELMECHANIGL SCREEN — EIFS, COLOR 1 MASONRY PARAPET GP MASONRY, TYPE 1 MASONRY, TYPE 1A CURTAIN WALL _O ROor iea LEVEL 0•-0-0- WALK-IN ODOR METAL PANEL MECHANICAL SCREEN BIKE PARKING UNDER METAL PANEL OVERHANG METAL PANEL CURTAIN WALL TRASH ENCLOSURE ACCESS, HORIZONTAL METAL DOOR SUNSHADE, TRIP. EIFS, COLOR I MASONRY. TYPE SUNSHAOI': EIFS, COLOR 1 — STORFFR.!.'INT w.D011 _ EIFS, COLOR Z — _ _ EIFS, COLOR: - MASONRY, MASONRY PARAPET CAP MECHAMCALSCREEN MASONRY, TYPE 1 MASONRY, TYPE S MASONRY, TYPE 1 MASONRY, TYPE IA MASONRY, TYPE IA SUNSHADE, TYR. MASONRY, TYPE IA EIFS, COLOR I STOREFRONT WINDOW •mIP EIFS, COLOR it ILL MASONRY PARAPET GP TRASH ENCLOSURE FI •1. WALK IN DOOR 1 I A - I ,� I�_ i�ut l MECNANICALSCREEN MASONRYPARAPETCAP MASONRY PARAPET GP STOREFRONT MASONRY, TYPE1 STOREFRONTWINDOW MASONRY, TYPEI wINODw MASONRY, TYKE lA r SUNSHADE, TYP I MASONRY, TYPE IA CURTAIN WALL ,_ ..' i4-� 1 L.L_..1..I f I fl -I T II Banner Health" 11I = 201_0" PRELIMINARY DEVELOPMENT PLAN BANNER HEALTH MEDICAL CAMPUS HARMONY RED. & LADY MOON [DR. FORT COLLIIVS, COLOR'.A[DO iII L DER hi .CIATE3 I.R RHTECTS 1 O'1G PlU RL ST.. SUITE SOO BOULDER. CO IU3.L,P,,S FULL BUILD ELEVATIONS APRIL�3, Zo,s SMITHGROUPUR HORIZONTAL SUNSHADE, TYP. AT ALL SOUTH FACING PATIENT ROOMS MASONRY PARAPET CAP MASONRY PARAPET CAP STOREFRONT WINDOW -EIFS, COLOR MASONRY, TYPE METAL PANEL MfCNANIGLSGEEN - MASONRY,TYPEI EIFS, COLOR HORIZONTAL METAL PANEL SUNSHADE EIFS, COLOR EIFS, COLORI XORJZONTAl SUNSHADE, TYP, AT CURTAIN WALL MASONRY, TYPE IA T.O. PAMPFT FONPY, TYPE IA - - - _ -_ _ FITS, COLO0.1ALL SOUTH FACNG PATENTROOMS - _ - _ _ _ _ _ - _ _ _ _ - _ - _ - _ _ _ _ _ _ _ - _ _ - _ __H�ZOIVT�SUNNiADi -_-_ - _ - - _ flf5, COLOR I 59'.9' METAL PANEL EIFS, COLOR3 EIFS. COLORI METAL PANEL CUPTAINWALL MASONRY PARAPET GP CURTAIN WALL METAL PANEL STOREFRONTWINOOW10.ROOf _ ___ -.._ _.- ___ .... -----_----METAL PANEL - - - - EIfS, COLOR 3 MASONRY. TYPE 1 - - - - METAL PANEL - - - - _ -STONE----MASONRY, TYPE I_------ f EIFS. COLOR FIRS. COLOR MASONRY, TYPE IA _ - - - _ f9'0" SUNSHADE FIN STOREFRONT WINDOW METAL PANEL I4lY' - MEDIANIGLSGFEN LEVEL 2 Tow' .,.� -. -- - —._ -:'�. . , LEVEL 1 oa• HOSPITALCLINIC COURTYARD BEYOND BEDTOWER BED TOWER BEYOND BEDITOWER • ' • SUNSHAOFS PROTECT I' MASONRY P/IMPETCAP DIAGNOSTICS AND TREATMENT WALL SI75 FROM FAC4PARA METAL PANEL MASONRY, TYPE 'SEE SHEETAI FOR ADDITIONAL WFUxMATION ON THE APPROXIMATELY PLAN SEE NORTD TIREH EUVATICE OF N CENTRAL UTLITY DLAN. SEE NORTH ELEVATION FOR METAL PANEL MASSING OF THIS ELEVATION OFFSET MASONRY, TYPE STOREFRONTWINDOW METAL PANEL MASONRY CURTAIN WALL METFLPANEL CURTAIN WALL MA$0NRYSTOREFRONT WINDOW MASONRY PARAPET GV AQ�FO�F OO INFOSUNSHADE, TYPICAL At ALL MASONRY, TYPE IA FACING PATIENT ROOMS. SEE METAL PANEL MECHANICAL MASONRY _ _EIFS. COIOPl _ _ - - _ _ - _ T.O. PARAPET MASONRY TYPE IA _ S f _ -SCREEN J- __ _ - - _ _ _ _. _ _ _ -_ _-_ _ _ -__ __ _ _ _- _ _- _ _- __ _ -_ _ -_ -- 59'i' L- E COLOR 1 - ' -, I EIFS, COLOR -MASONRY. TYPE METAL PANEL METAL PANEL MECNANIGLS[REfN MECXANIGLSCPEEN IFS, -" EIFS, COLOR Z MASONRY, TYPE IA _ _ _ _ _ _ _ _ _ Law im� IEVELOOF _ _ - - _ _ _ _ _ _ <. _. _ L- MASON0.V PARAPET GP M0.90NRY, TYPE IA SA'A' _.....MASONRY. TYPE ZA fi.Yil 7�I _ _ _ _ _.._ .. _ _ _ _ _ L _ ..J.- ,r•Y Y _ MASONRY PARAPET GP - - p,.Q. _ - t.. ..--1 t 1 I r1 _ 1 _.... ,•+ _. .. - _ _ .. �" 14' L4 P. � L Banner Health® 1" = 20'-0" PRELIMINARY DEVELOPMENT PLAN BANNER HEALTH MEDICAL CAMPUS HARMONY RD- & LADY MOON DR. FORT COLLI"5, COLORA�O BOULDER PSSOCIATES MACHITEC . 1426 PEARL ST., SUM 000 BOULDER. CO SOJ. 499.7798 ■ FULL BUILD ELEVATIONS ^APRIL3, Zo,3 SMITHGROl1P11R METAL PANEL METAL FENCE AND T.O. PARAPET _ jECyxITY WT[ _ 59' B• T.O. ROOF>' +e•v LEVELS_ _ too _ 96'L' LEVELS F- - — MASONRY, TYPE 1 MASONRY, TYPE MASONRY, TYPEI METAL PANEL CANOPY FOR STAFF BUILDING MOUNTED MASONRY PARAPET CAP CURTAIN WALL BUILDING MOUNTED SIGNAGE ENTRANCE AND BIKE PARKING MASONRY, TYPE IA SIGNAGE MASONRY, TYPE to METAL PANEL MASONRY PARAPET CAP METAL PANEL MASONRY, TYPE1 CURTAINWALL DFS, COLOR METAL PANEL AMBULANCE OROP-OFF ROOFTOP MECHANICALSCREEN EIFS, COLORS SUNSHADE FIN TO. PARAPET ry Y _ ,_ - _ — MASONRY, TYPE 1A MASON0.Y, TYPE2 SUNSHADE, TYPICAL AT ALL ROOFTOP _ — _ — _ _ 59 B" — - — - — - - — — - — - .- WEST FACING PATIENT ROOMS MECNANICALSCNEEN STOREFRONT CURTAINWALL MASONRY, TYPES - _ SCREEN MASONRY PARAPET(AP — - — - —— T O. ROOF STOREFRONT WINDOW +BA"—_ — _ —_ _ _ —_ _—_ _- _- __ _ STONE S REF0.0M WINDOW CANOPYMOUNTED MASONAY.TYPE 3A LEVELS SIGNAGE -iF. �......Itl`Ty ..._ .-...__ —\ _ _- _ �. II LEVEL 2 e.o. uNorr 'L- -� ��'. ..�� L 1�_--.._ /. 1 _.. Lev L9_ — u. < h+ am 1 11-� ._ — -I i4i Fat Banner Health' 1" = 20'-0" PRELIMINARY DEVELOPMENT PLAN BANNER HEALTH MEDICAL CAMPUS HARMONY RD. & LADY MOON DR. FORT COLLINS, COLORA�O BOULDER ASSOCIATES APCHRECTS 1974 PEARL ST , SUITE 300 BOULDER. CO 308.+o9.)T98 FULL BUILD ELEVATIONS A3 SMITHROUNIR APRIL 3, 20'13 IMAGE 1: MASONRY, TYPE 1 MASONRY LOVEEAND STONE SHOWN WITH MASONRY TYPE I STONE ------------- VERTICALSUNSHADE COURSING ELEVATION -EXAMPLE FOR TYPE 1 AND 2 THERE ARE 4 DIFFERENT TYPES OF MASONRY WALLS: TYPE 1: 4 DIFFERENT COLORS, IN 2 FINISHES (GROUNDFACE AND SANDBLASTED( & 3 SUES (4",B" & 12"1. SEE IMAGE I TYPE 1A: 2 COLORS (THE DARKER TWO COLORS FROM TYPE 1), IN SPLITFACE FINISH, IN 3 SUES (4", Al" & 12") SEE IMAGE 3 FOR A TEXTURAL REFERENCE ONLY TYPE 2: 4 DIFFERENT COLORS (LIGHTER THAN TYPE 1), IN 2 FINISHES (GROUNDFACE AND SMNOBLASTEO) & 3 SUES (4", B" & 12"). SEE IMAGE 2 TYPE ZA: 2 COLORS (THE DARKER TWO COLORS FROM TYPE 2), IN SPUTFACE FINISH. IN 3 SIZES 44", B" & 12-) SEE IMAGE 3 THE MASONRY BLOCK WASLL IS ASSEMBLED IN A UNIOUE WAY, USING VARIOUS TONES, FINISHES AND SITES, TO CREATE A WALL WITH DYNAMIC VISUAL INifRPST. ME MASONRY H USED IN A PLANAR FORM AROUND THE WILDING, SHIMNG AND OVERLAPPING OTHER MATERIAL VOLUMES. THIS EXPRESSION OF FORM, ALONG WITH ITS DYNAMIC TEXTURE, ARE REFLECTIVE OF ME MOVEMENT OF THE MOUNTAINS AND STRIATIONS FOUND IN NATURAL STONE ITSELF. ALL MASONRY WADS WILL HAVE A MASONRY PARAPET CAP IMAGE 3: MASONRY, TYPE 2A SHOWN ON BASE, TYPE 2 SHOWN ABOVE LEGEND LITTLE .... ..,..... ■ e...ww ■ w.�w MATERIAL EXAMPLE -TYPE 1 - - - - - - - - - - - - - ------------- ( - - - - -- - - - - - --------------------------------- STONE WILL BE USED TO DEFINE ENTITY POINTS AND GATHERING SPACES FOR PATIENTS AND VISITORS COMING TO THE CAMPUS. IT IS STRATEGICALLY PULED AT THE MAIN ENTRANCE. ED ENTRANCE AND AT THE DINING HALL TO MARK THESE SIGNIFICANT PUBUC SPACES. IT IS EXPRESSED AS A MASS IN EACH OF THESE LOCATIONS, WHICH MFFERENTATES N FROM THE MASONRY BLOCK WALLS WHICH ARE USED AS PLMNES, ME STONE MARES ARE ALSO USED AT A PEDESTRIAN SCALE, SMALLER BY COMPARISON TO THE MASONRY WALLS, WHICH FURTHER REINFORCES THE LOC2ITONS WHERE PEOPLE WILL BE EXPERIENCING THE BUILDING UP CLOSE, METAL PANEL METAL PANEL — - — - — - — - — - L -------- I �RRRt I I IFR°NNr.R:r I •see�1 1 tl�W el►YN I HORIZONTAL SUNSHADE I WHILE VISUAL ACCESS AND DAYLIGHT ARE IMPORTANT TO THE OCCUPANTS OF THE BUILDING, CONTROUNG THE GLARE AND INTENSITY OF THE SUN 15 ALSO CRITG FOR BUILDINGS IN" COLLINS. ALL EAST AND WEST FACING PUNCHED OPENINGS IN THE BED TOIWER HAVE BEEN PROVIDED WIN VERTICAL SUNSHADES. ALL SOUTH FACING WINDOWS WILL HAVE A HORIZONTAL SUNSHADE. THERE 15 ALSO A THIRD SUNSHADE PROVIDED ATTHE CUNIC WHICH IS AN EXTENSION OF THE WINDOW MULLION AND ACTS AS A FIN, SHIELDING THE INTENSE WESTERN EXPOSURE. SUNSHADES I EIFS THIS MATERIAL IS USED IN A VERTCAL AND HORIZONTAL MANNER AT VARIGUS IM ERSTITAL SPACES MOUND THE BUILDING, THE MODULAR PANELS HELP TO BRING A DIFFERENT SCALE AND PATTERN TO THE FACADE, ALSO, THE COOL, CRISP NATURE OF THE METAL HELPS TO BALANCE THE WARM AND TEXNMO QUALITIES OF THE STONE AND MASONRY WALLS. Banner Health° PRELIMINARY DEVELOPMENT PLAN USED SELECTIVELY,THIS MATERIAL BRINGS BANNER HEALTH MEDICAL CAMPUS ANOTHER LEVEL OF WARMTH MO SCALE TO THE CAMPUS THROUGH THE COLOR AND REVEAL HARMONY RID. & LACY MOON DR. PATTERNING. THE REVEALS WILL BE SUED AND LOCATED TO CREATE A PLAYFUL COMPOSITION FORT COLLINS� COLD RA�O INTEGRATED WITH THE WINDOW OPENINGS. THERE WILL BE ALIGHTER SHADE ON TOP AND A BOULDER w55oC1ATES ARCHITECTS I426P[ARL ST., suIT[ODD BOULOl0..<O 303A99.7796 DARKER SHADE ATTHE BASE AS SHOWN INTHE ELEVATIONS. ® BUILDING MATERIALS APRILA3, 20'13 SMITNGROUPIIR Attachment 6 T -% I • .v .."' THESE RENDERINGS ARE FOR BUILDING MASSING REFERENCE ONLY. SEE BUILDING MATERIALS SHEET AND ELEVATIONS FOR SPECIFIC MATERIAL TYPES AND LOCATIONS. Banner Health' PRELIMINARY DEVELOPMENT PLAN BANNER HEALTH MEDICAL CAMPUS HARMONY RE). & LADY MOON EDR_ FORT COLLI"S, COLORA�O II0ULD1.Y ♦S'.00IATES ARCHITECTS 1426 PEARL ST . SUITE 300 BOULDER. CO 303.499.7795 PERSPECTIVES ^I SMITHGROUPHR APRIL 3, 2013 MATCH LINE TR 63 K 7 �77 TR - TR 62 TR 71 TR 60 TR 72 O L TR 61 o TR 73 o TR 58 o � TR 59 i i i TR 47 TR 48 TR 49 o TR 51 I w l TR 52 TR 57 ' o TR 50 w i TR 45 TR 56 o I i TR46 — �I i z II u Z O TR 55 i � -_ 4 TR 44 TR 42 _ TR 54 4 TR 53 ICI I i i TR41 TR 43 i vaov[aPY I BOUNOPRY/ a O.w. l i TR 38 TR37 TR 36A TR 35 TR 32 TR 36 i TR 34 TR 30 II 1 it TR 33 TR 29 — I � I � TR 12 TR 13 III i TR 14 � TR11TR15— L------------- TR1 I I TR 2 TR3 TR4- -;; TR5- TR I� ' TR 2811/A TR 23 I Its .iil►�.4!~� "ctll 0 = TR 17 rLTR16 TR 7 TR 6 = l TR 19 ( / — TR21 C �TR18 ------------------ 1 ���''/ � — PROPEpiYBWNOA0.Y/R.O W. i tKBlS OF WORK KPA BOIxJOPIY — / TR 18A TR 10 TR9 LEGEND \o E[511NG TRFEB rG BE REKgVED �^ 9• E4ST GTREESTO -- PROnOTM PROTEEp ^VJ --SCALE �'1 I��� Banner Health NORTH 0 20' 40' 80, PRELIMINARY DEVELOPMENT PLAN BANNER HEALTH MEDICAL CAMPUS HARMONY RD. & LADY MOON DR. 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I I- Four TR-8 Plm 16• Fu/God 71-9 Blue Spas- 21• faY/Geed TR 10 Nil lhm TROT BIa. 5pw. 2P Gad TR.12 81u. Sono. I Fas, TR.13 86. Spot. 2P Fair 7R.14 Bbe Space TV from TR-15 B .Sprce 21e FAY TR-16 Sd.w Maple IA Dmd TR.17 SNmp TR-18 Bbe Symms 21e F>/Geed M-18A M. Soupy IT Far TR.19 Coaoenyood 5? Far TR-NI Bb. Soho IT Far M-21 Alsip.. Ile FamrFaa n-n M. Si..IB Fv M-23 Bll. Span I Far M-24 Agee B' Dmd T11-25 Appm <w Far T0-26 Amen <6' Far U-22 Aspen <W far T28 p 6Bamro 19' Fay TR-Sono. 2P F. TR-29 Ills. Sprwa I Far TR-30 BIu. Spec. IS fahipnor TR-31 Bla 5pouca I F.0/43ood TR32 61aa Spun I foe TR-33 81u. $pwe 1p Farr TR34 9"$Imsce 13• Fab 7R-35 Na 69n TR36 Blue Spruce 10 Far Tl-3M Auaman Pero 24• F. M47 Doalb"Fa IP Paw 38 Oougb"I: P Pear iR.39 Doagb"Fir IT- fob/Pa:r i 0 DawbaFr 23• Good J1 42 5nmp M43 CNlon.aad 45- F.WQnnl TR-44 Spruay 2e F./(lood TR45 SRraoa 24r Good TR-46 Plum le Foe TR12 Aasrbn Is. 21• Far/Goad M48 Apple I Far/Good U49 Apple I Good M40 Sonia 24• Good TAdI Sp. I Gael T1032 Gam Ad 34- Task S3 APP6 1T To. s. e,m 14- F.. TR45 Applo 12• Farr/Good M56 C ny, 14- Fair/Good -52 Chw if- Fa./Geed TR-58 Crabapple 7w Fab -59 crabapple IT Iona 1R-60 C apple 14• Faa/Paa N-61 so- To' fa. R-62 Spuw Ul- Fa./Gond 63 Spun If- Pm FA (3r.m Adr 2P Goad TR.65 Spmp R." Conanmood 45- Geed M47 Conon.00d 39r Good 11.68a0 51-p TR.21 pm an P.- S far/Paw R-22 Mroo Nne I0' Pew -23 Pinyon Fn. IT Pow TR-14 Hala.ylww 2• Paw TRJ5 M .1/w.w SS Fair Rrm.Plan6 M-26 Gun Ad 25• Faa/Paar M-22 Gun Ad jr Far iR-28 Glom A.h 21- F.I,/P. na931 "rump n492 Blu Spun I5r Geed U43 Gam Aa 21a FulG Tff 4 crab0ppla 26, Igor TlB Gees Ash 34• iM/Gad Tim Green Ash w Fab/Geed -47 "o-0 cwt 27' Far,/Goad TR.BB GrecoA.M1 2T fa./ TR-89 Caaomm,4 48' Geed TR-90 CaMlwood BY Farl9aor 2 1 I 2 3 LEGEND E%ISTWG TREES To BE REMovEo EXISTING TREES TO - REENN PNDBE PROTECTED FREE PROTECTION NOTES Wdhn me drs lone of any pmsnl enaM1g oss Ihere,ha%be no c,o or HI ovu a to -inch depth ankss o olduml orbana or force¢, has mabmed ad approved the daaurla, a N',anneal among 1. hall 1 y pand ra dR co, of Fon Colons Fae"ny mnndad.. Pror as am dum9 mram.r. bwoao shall be emosd ommd aB '-roan, ma,m, haw main veal boles ro be al cons, hnoaga arm-sor of leer 141 leas M hMN. yyrard..m mewl T-Foes, n dwar Ikon m 16) leel from am yank or aye-h.9 'M of the drip line. mNah. Is greaser Thee and be m ". w non -an .1 mm, m ., ma4rld, dabrh or W mvir she bried. orolrctbn tma. During me camrcuroon as, of denbpm.m, the oppl-rl ahol Pre.. the dmay of egdpm-1 as malMal or the aarme oil disposal of nau mm.rol rock as Pa.. oils, sol,ram" awhah. apron, n,wor oil or any oamr mm... I hamfd n me Ill. of o the w .n Ma 6, lone a any p..d nee agroup of Mena. No domalml mladmant, man, ulna or mmora rove be fastened an an, eraswnd has Lag ,all .,.as mnrgmm, prm.rtd 1.1 od 1.11.Id from ronmuaion w bad Aeon., ono.. rood rghy.d-mm and mday Mumenk moy be'eYbarcd A. rasher man ereR.19 pa. lemma around each am as r.,On" To aA.10 m 10113) obave Th., may he ana8slsed by p6a, mmol I-p.al.mk. a modmam of Rhy 1501 Mr open ad rya, ribbon or asp. Imm "role-mmaR. along me a,m, penmys.. of sod ono. 6" dewed The ImmBc ion of vairle,, balahcn lams or any urdeground h aa. relunm, on-colun degar ft. as I61 roily mall be ooromploshed by horn, soon, are cool a,am .1 f raasad a., hens m o nanlml.m durh of (241 miles. Thy Dull dlaor- I. armblahed M1om the lace a the fro Iwer bah) and a sorW from yen aommm a base hn'm as daaca6yd n do chap beb. 3ENERAL NOTES me REMOVALS 51 WL BE DONE IN ACCOR➢ANCE W1111 LOCAL CODE ME REMOVALS AND MITIGATION SHALL BE M NEEDED BY FRME TREE REMOVAL MUST OCCUR OUT" Of THE SONGBIRD NESTING SEASON (AFDC 1-IULY 311. IF A PRE -CONSTRUCTION SURVEY INDICATES NO NESTS ARE PRESEM. MEN THE MIS C BE REMOVED INSIDE OF ME NESTING SEASON. ;ITY FORESTER SIGNATURE BLOCK MOvEO BY THE CITY FORESTER OF THE Ott IN FORT COU9 . :OLOMDO )N THIS _DAY Of 20_ CITY FORESTER n rMM1 " SCALE: 1'=40' . I V Banner Health NORTH 0 zo- 40' eo' PRELIMINARY DEVELOPMENT PLAN BANNER HEALTH MEDICAL CAMPUS HARMONY Rom- & LACY MOON E)R. FORT COLLIIVS, COLORA�O BOxIIDER ASSOCIATES ARCHITECTS 1426 PE L ST.. SMITE 300 BOIILOER. CO 303A99.7795 TREE MITIGATION PLAN .N Cw.n Faawmad SHEET 1 OF 2 Wi 3 TM. - iW�Cda.. Cdwvw BO5x5 JAN UARY 23, 207 3 e 970oa 22xxvvy 0 REV APRIL 03, 2013 ''y1o:n 1.21 MATCH LINE 1Ti I Ori` /itj!rP7JlA)YilgW4 � � � � � � B� � Bomq ,o Z 0 0 O �g BOlMOARY/ m /j UNITS OE J_ WORk I I `ogr / AA ft% WJW RBOREBTY BOUHOABY/R.O w. IµgTyuw ` µtABOI Y LEGEND ® HIOH HYOROZO RIOOERA WDROZa , Low WDROZw V RYLMWDRoz SCALE; I°=40 ONI Banner Health' NORTH o zd 40' so PRELIMINARY DEVELOPMENT PLAN BANNER HEALTH MEDICAL CAMPUS FiARMONY RD. & LADY MOON DR. FORT COLLI"S, COLORADO 1 r'Ec o . - _IATES ARCHITE 3 1426 PP ST-. Sl11TE 300 B IMER. C0303A99.1195 HYDROZONE MAP S H E E T 2 OF 2� JANUARY 23, 2013 ,,.•. o/1. 1027 REV APRIL 03, 2013 R.v/o mmn Nail �1f K 60UNOMr1 DRNE _-------------- — — — — — — — — — — — — — — — — — — — — — _ — BOGND4AY/RO.W. ______—__--- — _ — HARMONY __---------_-- ____ _ _ _ _____ — _ _ ROAD oPERTr LRWTs a wax 9� 0/ I I-- - - -- -- -J MATCH LINE PAOPERTY EOUNOAAY/RO.W. I I I I WATER BUDGET CHART HYDROZOt* ANEA WATER NEED ANNUAL WATER USE b.A.l (,N.V. Q 1po4Pee) FRGH 144,113 18 2,594,034 MODERATE 223A56 10 2.234,560 LOW 92,675 3 278,015 VERY LOW 38,749 0 0 TOTAL GALLONS 5,106 619 TOTALS f. 4M,993 AYFWHaE 10.2 GA.LONS/S.F./SEASON • Nobs: E 1 the areepe nedebbem.®rnumdl$ApRone/S.f.wpwrr E GEf$AA NOTFSFa HYDROZONE COMPWNQ 2A, mrdch otenm:nom drod` ddree 131 n>rr. . blROX—Pbn k rgwed b be6d m the came Inne db brMxape Pbn b aadonce wrtF the requlremmb m thh L-d od. e Land Urn CSem2 on 3 .1 1121 w 3 Wnen t.— bees aM rb„br, s, root ,hes of s— mobrb6(6orbp, Io-rc h- bo9r. Z none, tlu. , the berm, a Imm , upper 12 mcFn or t.o-derdr oHM roor boA, .hkhe.e. �s I gmbr oNer llwlree or eVsubb WNpbce. 0 3 I a U E LEGEND I® 1EDH lIYdAOZONE 1 =)VATEH ROZONE LOW HYOROZONE tIERY ADW 1WDRW(M Banner Health' /1 gnu^ NORTH 0 20' 40' 80. PRELIMINARY DEVELOPMENT PLAN BANNER HEALTH MEDICAL CAMPUS HARMONY RD. & LADY MOON DR. FORT COLLI"S, COLORA�O Soll ER ASSOCWTES ARCHITECTS 1426 PEML ST.. SIATE 300 Sol ILZ)ER, C0303,99.7795 m HEZONE MAP E ARAGTA�vwbrd S T 1 OF 2� t•R'D°A"'~"^ CAn.�.. g5Z5 JAN UARY 23, 2013 +mnvsn REV APRIL 03, 2013 A...7emetm7 PLANT NOTES REPRESENTATIVE PLANT LIST Km B.N-1 Name Common Neree 5m m R... mr" SPo.ng Q. nw, Five- FC Sheel tree DECIDUOUS CANOPY TREES GL FIT GBtA eoea..'I^am,U SkPkre H-,Iuu. T BE Sere Pan MN Our" Que-mmwc.ro Bur Oak Y Be See Plan M ' QU ALIT Ou-.w bepi CwNiu,'Ock 2' BB 5-Han MN ORNAMENTAL TREES AAF AS Amebrctia•9wndiflu.'AUNmn BAsc,,v? Auumn BAkpnas Sen{ca BroY B%. (dump) BB See Hu, I CEU Cem, mn.dews E..-Reibd Y Be See Hue MIT MA RA M.I. red.m Rpd."Crel.ppe 25' Be See Han M KO PA KaeleuNdp pe.cuh,. Gdden.d. T.ee S BB See Pl- M PRKR Prvn. mmdaw W.., V.-F Y,u. V.-I Plum Y ee See Han M PYAS P,cv Ire.,-Aurumn BleRe Aumn. Bee. Pa., 2.5- BB See PAn M ARCH Pews c.Beq.w Chanaded ChrNheae, Ye.r 3- BE See Hon M SY PB 511n9p'w-r a Iaklng Uac B%. W,,p) BB See Fan M.H EVERGREEN LEES AB CO Abies cpnro., While FV T Be Sea Pm MJR JU SC i-if., koaAan.m RerekF Mewmm J.Np e T Be See Plan l P P/ Peen N,.,F Blw SI- Y Be See Pan M41 PI AR NF, an,rd. Bridecene Pme P BB See Me MN PI ED P.u, ee.a P., P.e ? BB See Here WM P N PAus m,'. A,,.v^ Pme 2• Be See Plern MH P PO Pinu, p.nderm. P-rier.e. Hw ? BE See PI.. M PSME Pwud.eug.-rFb-Bb.a Bah, Mourne. D.,O. W P Be See Hm M-H •TAu wed b.M mmg.n.n eoqukmw shell be vpAmrcP .-1 b, lend U,A Cade DECIDUOUS SHRUBS CA Cmpplens. dadewWA BM Mm SFuro SGL Cur, $m Pan L.M COPY Cum. wre.. Anne Rd &Hn FI. Dog...od 5GFJ CPm, See Plan M LAMA l.med. omen.... W.A.., 5G1. C.e1, See Pbn LM TO E. L.-. eelemum EmAwE MroW EmmoM Ma,d H-&,rwekb 5 GPI Can. SM Pee L. IT TO ly.eeum. wcaRl Gaide. Pm. 5 Gd Cem. See Plpn LFA Ask AO Mah.ma cev&l um 0".. Grope ".a, 5 GA Co" See flvn LW PO FR Puanab MAmwitl.ndJe' Ku.dB. PoNmRlo 5Gd Cent See Hon I 0 AU RAe, a re.e Yelb.. He-, Cu~ 5 Get Can See Hm M SO GL Be. eLavcp Redle.l ITS. 5 Gd C. Sew Plm L•M SP FR Spbaro NPewe. fiwbdM F-bel SPin. 5 GI Cron. See pion M SP IF Spree ppm.. Y'inNRune GNIcA.me Spnv 5 W Can See Han M EVERGREEN SHRUBS JU BC lu. - hpALanW, l l.e CNp' 91ue CN, lumps, 5 W Cenl. See Prn LJ.I AU CC I ,me,.e wb-Col,, Oerper C.1"C.'rel 1.^.pa 5W. CmN See Pm I JU B0. Juel-i wb.9mpdme B,..dmue heifer 5Gel Ce,m. See Alm t HOL Ale. pur .'Cdob.W GlceS"uee 5W. Gm. See flan M ORNAMENT& GRASSES CAAC C.l.m.'.' . aFuNlerR U-clam Vaegmed F..RAer Reed Grp. I OR, Cem. See Pan M FE GL I. glace Blue f-Gen I Gd Can. See lan UA MI SI Mme.,efes ,a V.xgmed Vmegc4d Mpidur Gre. 1 W_ CRT. See Ron M PA HM Peru- drgaNm Hoary Me.T H, Meld BHP Swdch Gmel I GPL CaH. See Pon L EA PenniwNm d.pecweldes Femhergrem IGd. CaM Sro Pan M SC SC ScRn.d9r: wroaiu^4lart' Ink 6LlevemG IGd. Cw S«Pm l SP HE SpuabAM, he..Ip. P. Dmpeed G., 1 GA. Cam. See Pm M ERENNIAL$ AND GRO V NOCOYE%5 AG CO ARmbdR.0 HFawp IW. Can_ See PIPn lAE ARTS AR...d n Svnrh.' SFNkR' HFmvdv dhtim 9A.en SunnW IGd. H.'ecl Gem. See Pk. 4M k'R. Klemml, Se yHu Sege I W. Cm. See Pk. l CAA CA AD Cen wN.Aak. Olmp.d ll BoncesBw I W. Cad. SeaP. l CE RU uv Cenhemhu, ruby J Beard I W. Cam. See 1-N CEP Cualp,ym.dumb.BmrRcr br P-db IGRIGj Cem. Rl. 5 fan I-M a ¢aldMarn Sun Roy Core, Onw�a'H� I W. Cem S l EC SU EC SU eehl- a Care ......ye C.d,.ff I W. Gm, m.PlIn Sn PIRA M GAGO1 GalumroS.mF k ad.wNm Swam Wa.-d IGd. Cem. Seep M-H ESE fimPFF- .M E.eA, 1 (EdGd CoM. See Flm M GA U Geb Guw rn FIL en WM1NiAy BF r A i W. Can. See Plm l GE PI GAew.um pleryPoA.lum Purple c,.e64 1 Gd, Cem. See Hon M Uµ b,u,,I aeAu,Hic6. Ylidt ue' 1F. L-iR DeePBlu.lmender 1W Cem. See Hon L E I.Ane...mw Blue Elm 1 W. Ce, See Punk LM T TEST P*rrPPwVemm.rnao. Rocky M.., PennvwA 1 W. CoN. See Hon E.M SEAT by ANumn Hne Sedum S.d IGd. Cem. See Pkn l VE RE V..-oNm. Kweem opens Creeang Suaedwel 1 W. Cem_ See Alm 1 WET~ PANGS SOMA Bab.chov^...Amu, Poludmus AB.h Bdrud. Mul 5eA Pike, Sc PU Sdeemplec,us pungene Arne- Bd..h Pugs See Pan JU BA luncm le%a. Bdic Rue, Plug See PIR, EL PA %k'pdurms Comm.^ SpAkeru,h Pkw See Pbn EL AC ELulWd,-IFd..s Needle SplkmPdge Pay See Plan CANS Camnarear vs Neb,.d. S.dge P49` 5ee Plan u LA C.IeFu, a W..R, ledge PkoPk See Alm. SP Al 5p.' b Iu..oide, AA.di S.mwn IIv, see Pl- R A Ids rhwunew, W &I Id, p6p S.. P.. TRAM TrlBbdin eFmmmL 5... Ne Anawgm. PkW See Pan SP EU S"WNFm euryceryum B.-reed Pk" See Han REPRESENTATIVE SEED MIXES DRVUWD SEED MR UU F W.c Ppwap'rr" we,'. Wlrr h .. 125% B.uNbu.'.ahr Bhue Wm. 12.5% Bwldoua eunipmdul. S.&-.Or.- 12.5% Suddee duce b Tee SuNalagm,. 125% lek mA mubille.em A,.uei Rpr 5016 TRANSITION SEED MIX L15 PS/., Ru&eck'.h PJ Bl..i-eyed Swan 02 Ads -6.w Blue Fim 02 ocr w a greuYn OM gmm. 40 B.Alae docMkuRI. euffabgrm. 6.0 Sdgdpgo.enoden,l, C.-d. Goldenrod 0.B Gilad.e.w. Canm.. Pir,.-dG.M.J.. 03 DFY IM,.ie. Wheel Sdpw. 1.7 Pemem.^prgusel.lius Ne-eled Pemlem.^ 0.2 Dpk. Purpuma su N. Mee Prom. Cb.e, 0.2 C1,om.-IFNr R-A, Meunwm Seepbu 0.2 5parobdu,"m,,d'. Smd Dwpwed 40 Bourebua curaPo^dd. We-,, G.m. 5.0 Or-AwHVcoA,,, Skeder Wh" 22 P.rxum.r.gmum ench9r.0 13 R.Rblda c.lumnd<m UpngN Pml,le Cm11- O3 P.-PmAre-A. W. Wheagw. 30 Eufe,-del,h. madau, 5wneci J.epe.eed 0.2 H.koelh. meal. NuNA Sunflower 0.2 Mo^oreo hubs. Mmrled Baebelm 0.2 Themwpsu mdF S,d.y rhe^nupp 0.2 Thekc.urn&,.mum Pug4P Mead..rw 0.2 I LANDSCAPE MATERIALS SHALL BE IN ACCORDANCE WITH Aµ SPECIFICATIONS FOR NIWBER Old GUIDE 2. TURF AREAS SHKI BE IRRIGATED VAM AN AUTOMATIC POP -OP IRRIGATION SYSTEM SHRUB BEDS &NO TREES TO BE IRRIGATED WITH µ µtOIMTIC DNP (iRiCEE11PRIGAIION SYSTEM. TREES SHALT HAVE 5 DAP EMIfiFE Ppl PL.II, SHRIRS 5HAI1 HAVE 3 DAP ENTERERS PER THE IRRITo THE PLAN SNAIL BE 0.E ONG µIT REMFWEp µOAREOVEO BY ME CITY OF FT COLONS WATER NEEST DEPARTMENTPRIOR To THE LUNLESS EOFABISE NOTED 3. TRESTOBE BALLED µDIATTGai RE UNLESS OTERWLSE IOPYA 4. TO CANOPY. 2 THE TREE MITIGATION REQUIREMENTS, µ CAINOPY µIT ORNAMENT& TREES SHALL BE OF INCREASED CALR'fR 13.V CANOPY, 2.5' OANAMENT/dl 5. SHRUB SAREAS SHMLEE MUICIAp OR ECOSEOEOTH AN RESV WITH NO WEED CREW, FABRIC, d. LANIDACCOUNT FOR MUST BE F W VALUATION OR SEINED WITH µ IRREVOCABLE RLETTERPRIOR OF CIEUD, C EORMKNOE BOND OR ESCROW ACCOUNTFOR ZS%OFTEEV&LIAN MOF THE INANMATERIALS µOIABO0.PRPJK TO ISSUANCE OF TREES AND OF OCCUPANCY` 2, LWDSCARNG SHOE BE WSTAUFDAND MAMALNED BY THE PROPERTY OWNER, RVCLUONGiRESµD GAOUNDCOYFA VMIfEN ME RO W. 8. THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND UTILITIES. 8.1. AO FEET BETWEEN CANOFY TREES AND STREET LIGHTS 02 15 FEET BETWEEN ORNAMEN TAT TREES AND STREETIIGNI4 8.3. 10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM $EWER MAIN LAOS. d FEET BETWEEN TEES AND PUBUC WATER, SANITARY AND STORM SEWER SERVICE LINES, 84 4 FEET BETWEEN SHRUBS AND PUBLIC WATER AND SANITARY AND STORM SEWER UNITS R.S. 4 FEET BETWEEN TREES AND GAS LINES P. FIELD LOCATE UTILITIES PRIOR TO PUNTING. 10 TO THE MAIIWOM WENT FEASIBLE, TOPSUI THAT K REMOVED DURING CONSTRUCTION ACTIVITY SHAD, BE CONSERVED FOR LITER USE ON AREAS REQUIRING RNtGEIATION AND UNDSCATIG. 11. PEENNIK µD ORNAMENTAL GRASS BEDS TOM WLCHEDWTM 4-DEPTH SHREDDEDWOOD MULCH HJ WFfO BARROR SFULLRE PLACED N THESE BEDS. 12. THE TOP 61NCNES OF TOP50R WILL BE STEPPED APO STORED ON SITE. THE SOIL WRl THEN BE PLACED N THE PIMITING AREAS. I3. THE SOB IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYS AND MEDIANS, SHALL BE THOUGHLY LOOSENED TO A OEM OF NOT LESS THAN EIGHT (8) INCHES AND SOIL AMENDMENT SHALL BE THOROUGHLY INCORPORATED INTO THE SOIL OF ALI LANDSCAPE AREAS TO A DEPTH OF AT IEAST SOL (1) INCHES BY TILING, MCING OR OTHER SUITABLE METHOD, AT A ANTE OF AT LEAST THEE III CUBIC YARDS Of SOR AMENDMENT PER ONE THOUSAND (1,000) SOVARE FEET OF LANDSCAPE AREA. 14. A FEE PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ME PLANTED, PRUNED OR REMOVED ON THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIµ AND OTHER CITY PROPERTY THIS PERM SMALL APPROVE THE LOCATION AND SPECIES TO BE PANTED. FAILURE TO OBTAIN THIS KARST MAY RESULT IN REPLACING OR RELOCATING TEE$ AND A HOLD ON CERTIFICATE OF OCC(RRNCY. 15 THE DEVELOPER SHALL CONTACT THE CITY FOESIER TO INSECT ALL ME PLANTINGS AT THE COMPLETION OF EACH PHASE OF THE DEVELOPMENT, ALL TEES NEED TO NAVE BEEN NSTALIED AS SHOWN ON THE LANDSCAPE PON APPROVAL OF STREET TEE PUNTNGGEOUREO BEFORE FN&APPIOV&OF EACH PHASE. FI UTOOBTNNAp MMBYMECITYFOESTERFORTHE STREET TREES N A PHASE SHALL RESULT IN A HOLD ON CERTIFICATE OF OCCUPANCY FOR FUTURE PHASES OF Me DEVELOPMENT. Id SEE SECTION 3 4 1 OF THE LAIRD USE CODE FOR ALLOWABLE USES WITHIN ME NATURAL HABITAT BUFFER ZONE. 12. OROµIC MULCH. ORGANIC (WOOD) MULCH SHALL RE SIE.EDDED EOWOOD MULCH. PLACE ORGANIC (WOOD) MULCH TO A DEIN OF 4' AROUND ORNMSENT4 GRASSES AND PERENNIALS AND AT BASE OF SHRUBS AND TREES. NO WEED BARKER FABRIC REQUIRED IN ORGANIC (WOOD) MULCH AEA,, FIB ROCK MULCH. ROCK ML%CN SHALL BE 3' DREv AND MATCH V45T1NG, OVER WEp BARRIER, (E, SPECS] 19 LWDSCAP IMPROVEMENTS SHALL BE AS NEEDED BY MASS 20 All LANDSCAPING IN ME CITY RIGHT -OF -WAS SHALL MEET TRAFFIC AND TIUNSPORTATKDEI POLICIES N INASS AND THE CITY CODES REGARDING SIGHT DISTANCE AND MINIMUM CANOPY HEIGHT. Banner Health' PRELIMINARY DEVELOPMENT PLAN BANNER HEALTH MEDICAL CAMPUS HARMONY RE). & LAL7Y MOON OR. FORT COLLIiVS, COLORAL�O BOULDER ASSOCIATE$ARCJ-Rjl $ 1476 PEARL IT, $IATE t00 Be)I I LDER. lel 301 <99 I' I' LANDSCAPE PLAN S H E E T 3 OF 3«A..,..,,.. JANUARY 23, 201 3 REV APRIL 03, 2013 IDvnDE coeELE MtXOIPEdMFTER I� MATCH LINE �i►a�.: 1 ,eerie e�Po ���?!.ICI. �� e� _ ••.,ell I, a °° all I� boo / LWDSCME 3UEIEa _ PAOPERW 901O�DA¢Y/R0.w S OP WOpX ALTA MIJN Y LEGEND EXISWI EES TO v=�TR A . MDK PRDPDSED DEGID S "02IS O MW SED CNiOPY TREE go qT PROPOSED ORNNIENTK GRASSES PROPER DSEDPENNW.S �j (9t PROPOSED EVERGREEN SNiRIRS PROPOSED ORNAMENTAL MEE Abbe PROPOSEDSWLDERS Jy0�y� PROPOSED EOOEA Yll. f +i❑+ PROPOSED EVERGREEN TREE IRRIGATEDT RF GWSPAVE DRYLAND SEED MIX GRAVEL ❑ TRANSITION SEED MIX ® WETLAND PLUGSI WETLAND SEED MIX SEE SHEET 3 OF 3 FOR NOTES. �p� n n n ° " I1 6m�ALE: 7' 4 0I Banner Health NORTH 0 20' 40' 60, PRELIMINARY DEVELOPMENT PLAN BANNER HEALTH MEDICAL CAMPUS HARMONY RE). & LADY MOON L-)R. FORT COLLINS, COLORA�O -- ±TES MCMRECTS 1 A26 PFARL ST., SIIITE 300 BOIILDER, CO 303.A00.)l95 LANDSCAPE PLAN H E E T 2 0 3 F J rn c=►.._. .o eons AN UARY 23, 201 3 w.+RO Ruhn REV APRIL 03, 2013 eno nn.lm No Text FL 10'PVC ELEV. =49086E YfflO' ryIELp 'RIGHT LANE MUST TURN RIGHT' \ FL 24MCP ELEV.=4 O0 M 31NIIFPOALUMNST]59. CAP COOT M� R 10'PVC ELEV.. INLET ORATE ,' STORM MANHOLE - - RIM 4W971 RIM•49,171 LEVEL] W24Y31VELLIPRCP-49NIl \ ♦ \� \ \ E N'x%'ELiW.RCP•4BOt ttl FIBER �E 24_c ELLIP RCP=4904.48' 'WRONG WnI FF 24 WTUP.•490t.05 I.\ DO NOT ENTER�'zj ^`� - `- -� > �-., FEW 45TM1 , FND;M INLET GRATE BARRICADE - - - - - -- _ FL E A901.19 wP'AwR m RIM 4Mn - -E LS 1x314 T - - SE 15 PVC 490T.58 CAUTION: I<EEP RIGH7 --/� - ♦. 1 _ / - .-e..r ^^FL 1DT/C ELEAC 4 OT _ .:. ,' _ �` BARBBED WIREz,-E FENCE ,- _ • -'- -F'r - - - - - - - - - - - - - - - - - - - HARMONY TECHNOLOGY CENTER' "' -�. 1 -/ B SED WIRE F:- /i SPEED LVAfT 66'////i /ii/////i/i/.... ii II �Y 18'CMPFES - _ FND 85 RESAR� :III i I r rrr .r.....rr ., r.rrrr ...........uufiir,,,. 1 � 1 . \, STOP' INV•886.05 ' - ICAP 1 WPLASTIC CAP 7777�'"'aM9gZ MRESNE NOGP / 15'CMP FES ♦ -.-�- L&378B3 FES 15'RCP l �' 21W IO c-4911THY / WV•4897.13 �I B RE L58 Ji 4908.94' , ; 418'PVC•4BDS.iT I'`. / BS REfl4R wICFP STORM INLETGRATE 1( LW 3T9W �\ RIM.4909.rT 1 85 REBMSIF3CAP IN24-RCP= 4905.M' STORM MANH 74 . RIM = 809.14' E 24'RCP=4905.YY ' r' r BPVC \ \ 1 1 I aM x SW 24'RDP =4B08.17' \ FE324'RCF I - 8p5.25' lIDGKT LANE MUST TURN RIOHP 'CAUTION; KEEP RIGHT' �� '&KEWAY;RgKT IANE BB(ES ONLV' 12-CW 85 REBAR w/CAP 1 ( I I BARBED VARE fFNCE E=487SW LSM 37961 �/ I 1 I 1 '„ 1 I - MSOF BAR NO CAP FES 24"RCP A 1 : n WIRE FENCE 4903.38 \ rl I I a FOR IRRIGATION I Il - 1 I BARBS➢ WIRE FENCE E FENCE ( i STORM MANHOIE f wlvA ws - 1 l wu•491a9D - wx4'RCP.4soxsr ,11 �I �I i '., o.Ts'MEiAL Iz11'r.TEru IS 24'RCP•802.84 /f &NECTED wI VALVE 1 I' I V �I \ \� 'SPEED LM 30' jl W Ma� ♦ \ \ ♦ \ , BARBED N1RE FENCE 3'PVC 1 II' \♦\ pS RE L�5891%3 I I 10� � qa.� f t •. \ � � I \ ♦ ♦ \ \\\ ♦ 3'DIA METAL DESomsrHIGH 05 REAM w/CAP k ,G3UTI0N'\�,1I I / 34VC 0.T5•METAL 1 \ \ rl m \ \ \ SANITARY MANHOLE^', RIM =49t2.61 C�NNECTED W VALVE Iml W 8'PVC-4B8833 L18 - 'r-ti • 12PVC T 810'PVC • 1898.11 FOR WRIGATION 112'RCP 'CAUTION' Y fi ty.. - E 4902.83' `yA9 L'1 IVALVE / I E 49a2.ST \ \ 83 REB 3)9963 I � I I I[ I GGG _ � I i METK SHED t t LWOOD I. Y 1.5'WC8 .. YR tYCM 1ANEC E P 1 pit/ CONNECTED • N=IZCM4W2_21F STORM MANHOLEI _ S=4902IM' RIM•49T12o 11(� m �� N 2PRCP•49(0.84 I' F - I "A. j4 ¢. S 244CP•4900A5 �I O I 1YCMP r`� SiT \ 4'PVC FOR I� TIDN NS=i9ZZ I, \ \ I J `CHAINLINN FENCE j� wIY4VE •m I I, WOOD BRICK • METAL SANITARY MANHOLE '! RIM •491098'I r f. 4T/D I ISI �' e J 1 6Hm V 1 N8'FVC• 4896.16'1 `D' IS8•PVC . 4895.8r °o FES i 'X)SILSY � I mlu �\\ *1 I li /'1 �I Me FES W7.92- I " ,^ ; A 1 LAA 49oss2 I \'r r r li+ _ \� I M' � z \\\ \ \\\\\\ \ 1 1 91C 1 \ \ 1B'PVC _ \ COVERED E K PATIO ,_ T POBT SANITARY MANEKKE - I - �' � _ " �j�j swITARY SEWER RIM=4909C8 t2'PVC "CTRK:AL FENCE 4 ,71 N8'PVC-4 07 I : -- FORIRRIGATKN -r .� 6ARBED WIRE FENCE, \ S B'PVC=4B910> 1 WOOD FENCE III O I. - 2STORY ///// '/� r RCCESSOSEO I SANITARY MAIrHOLf'.' " FES 15'RCP\ D ti WOODI o /j/ �Z/I/r EMERGENCY ACCESa ONIv I RRA•4905.14 4900.4T I-- --, I= ENCLOSEDCK -" 4T ° ////////_ // %i%%{/r /i;. II W8'PVC= 8s012' MREBAR wCAP� 58 ]319] I GORCHA� % /'// i % �/ �/ ! /i 312'PVC y890.t4' T �A STORM MANHOIE I 1 _ / //'. l SANITN2Y MNJFIOLE - RIM.4908.61' -� .,x'WCw/VALVE s/; //�//�// l %i, 'il RIM =8W.85' I -I N 4'!R 89918 i WOOD FENCE / - / / /r I EB'PVC =4BBB.JJ' $30'RCP •4899.19 FES 24'RCP I L\; / % ffj// /i ( /i. S12'PVC-4M7" w lsT •8 Aw 4902.6r _ >� � rr � i//// / / 1 1 L EI]iFntEs _ � fix+raFoiCej�iNll/1/l1fl,P�,f./�/i�i��/// I � ��� li STORM MANHOLE VC N]�•RCP•EB12114'$LIP.p MPR4BINUE JUTR3S TE 0 ,� �RIM�49030J I�B'PVG MONITERINO WELL RIM-4%I8.2r { 1 WOOD / _ 1 TTYtATES MET SANRARYMANH Lc 1 � " w&'RCP=80/2) 1 I' 1 F 1 SHED METAL E r / ` J _.; l� Y }y. SANTTARYAIANIIDLET. LI' �i RM 491ND1.9I NEii we ieeB�B:J` _ I RM1=489175' '] -w W IT924'EILIPACP• 4904.41' / 512'PVC+48BB.}L I I r.- ` 8'PVCI 4 N 8'PVC=4B91.75' ' M - I Sa'WC=489,.5r I i �I »r �. �.1 SANITARYRI-898.58' 1 1 m 1?PVC FdI WIFE FENCE- C \ BiYWCC=4886.70'I WIRE FENCE _ / \ STORM MANHOLE _ I J - N 30'RCP = 4893.17 a 30'RCP • 4890.0T05 � I I I ' EXISTING (--OIVE)ITIOIVS 'ti n n r1 5 C Au 1"= 100 I1 Banner Healthe " NORTH 0 50' 100' 200' PRELIMINARY DEVELOPMENT PLAN BANNER HEALTH MEDICAL CAMPUS HARMONY RD. & LADY MOON DR. FORT COLLIIVS, COLORA�O BOULDER ASSOCIATES MCMITECTS 14261.1 ST.. SMITE 3O0 B.I ILDER.. 303.499.17" SITE PLAN S H E E T 5 OF 5 '^tea rwcdti.ceV.m•mss JANUARY 23, 2013 �..: 970" 7577 REV APRIL 03, 2013 6: 702]neD _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ RIGHT AAN IANE: MTPHASE MGM TURN ME: FOURS PHASE LEGEND FU SITE IMPROVEMENTMA. M1JlMAl M+TFMM $MF LMPROVEMFNIS INTENT Of BUILDING N GENERAL NOTES 3 SUE MP EMENTS SNOW I�TE COM ETION OF All PHASES, AND SFIAIL BE INSTAIEED BY PHASE AS INDICATED IN THE PHASING PUN. 3 ARfAS EN00DITED AS MORE MUSE MAY BE DEVELOPED IN ONE ON MORE M 4. TEAVORMY AILwEATHER ACCESS ROAD WILL NOT BE OPEN TO THE PUBLIC: TRAFFIC CONTROL DEVICES WILL BE USED TO L VEHICLE ACCESS TO TEMPORARY ROAD AID FUTURE MUSE AREAS. CONCEPTUAL PHASING PLAN 1 inu Banner Health NORTH O I W Zoo' PRELIMINARY DEVELOPMENT PLAN BANNER HEALTH MEDICAL CAMPUS HARMONY RD. & LADY MOON DR. FORT COLLIIVS, COLORA�O 3(>I ILDER ASSOCIATES ARCHITECTS 1426 PE RL ST.. SMITE 300 BOULDER, CO 303-499.7797 SITE PLION, WCm$+Muw.�a�N S H E E T 4 O� "°F 5sOeYtlLi°*- f�N,Cdru Cebelc N($5 JAN UARY 23, 2013 Prom>sn REV APRIL 03, 201 3 R.'. svom Len �� 11� S l � r 'll 1 0 PROPOSED 1 y O MATCH LINE RBR✓• /� RR� 1� Bti R� R� RRRRR� BIRIR!• � PROPOSED 16} '1���� I BED TOWER 0 0 0 0 0 BIKE PARKING n d/ o, PHASE 1 � R� Bl• R� -- FUTURE PHASE BED TOWER R� 1 ! I A I TRANSIT STOP I PROPERTY BOUNDARY /R.OW 1 111 II UMITS OF WORK I® I � F I # , PROPOSED (0) f BIKE PARKING I PROPOSED WALK L_ 6 CROSS WALKS SR.IT I � I PRorose0 GAS UNE. RE: CML 1 I I E— I UTILITY �I EASEMENT PROPOSED (6) BIKE PARKING I I II FUTURE MEDICAL ` 9 OFFICE BUILDING 2 STORY 40,000 SF I 1 II PROPOSED (12) I ARKIN KE PG, I ) COVERED - PROPOSED FIRE WATER, RE: CIVIL PROPOSED WATER UNE, RE: CIVIL O ASPHALT PARKINGI -� FUTURE PARKING STRUCTURE ENVELOPE PROPOSED DINING PATIO TOTAL AREA: 74,457 SF. ,.� LANDSCAPE AREA: 7,602 SF LANDSCAPE AREA - 10.2% I I PROPOSED STORM UNE, RE: CIVIL PROPOSED FIRE WATER. RE: CIVIL PROPOSED WATER I I ' UNE, RED CIVIL } PROPOSED SANITARY I E UNE, RE CIVIL PROPOSED LIGHTING PTyp" RE:ROPOSED CIVIL PROPOSED FIBER OPTICS, RE CIVIL PROPOSED WALK, 9TYP. PROPOSED STORM UNE, RE: CIVIL \' �a&. OPOSED WALK R� m RIVATE FRIV BII(i• RRR. t:!•� 1� m r - o - o Uj F Q PROPOSED TRASH o LLJ / RECYCLING PROPOSED UTILITY I ENCLOSURE - EASEM€M RE, CML Q T,,24' �— ASPHALT PARKING 14 14 34' 14 t 19 2p 14 I4 2plT ,y R _ _ o- 0 PROPOSED - I GAS UNE, RE: CIVIL 0 0 0 0 0 0 PROPOSED - ELECTRIC UNE, O RE: CIVIL PROPOSED 0 / WATER LINE, 7I RE: CIVIL 0 I l PROPOSED PROPOSED _/ COURTYARD STORM UNE 0 I I RE CIVIL O O 0 PROPOSED O SANITARY LINE 1 RECML O PROPOSED FIBER OPTICS UNE O O O O O RE. CIVIL I �e.w W � ` r e•w � I DETENDON / WATER OUA 1 Y BASIN _ _ _ BIOSWALE UI➢1TY 1• .. EASEMENT ' TOTAL AREA SF. 68,384 SF. _yam_ LANDSCAPE AREA 6,952 SF -- r . LANDSCAPE AREA=I0.2%—�- / __ T / PROPERLY BOUNDARY/R.O.W _ _ — - f LIMITS OF WORK L � - 'go''Ill IRE, LEGEND XiSIlN . NDOR RETI TREES TO BE REOCAiE11 SIGN KEY OMAIN ID MONUMENTS © DIRECTORY SIGN ODIRECTIONAL SIGN OO©O WALLSIGN NOTES I T PKN HEAD TO HEAD PARRPAi STA ARE 4.14 WHERE AH"S OARHANG IAPIOSCAPE. TYPFJ.(PARRNLS SIAl15 ARE VIT. 2. SITE WPROYENENTS SHONEBAICAIE CDAIREFONOFA1IPHASES.AND SNAIL BE BPSTALLEDBYPHASEAS INDICATED W THE PHASNO PLAN i W N I0CA11NS NGCATED FOR INFORMATON OW Y TO & REVIEWED LMDFR SEPARATE RO;E55- ' �L/ N $4fi •fA6A' � / 5 C A L E 1"= S 0'� / I Banner Health' NORTH 0 20' 40' 80' PRELIMINARY DEVELOPMENT PLAN BANNER HEALTH MEDICAL CAMPUS HARMONY RD. & LADY MOON DR. FORT COLLIIVS, (=OLORAE)O BO,RpER A550CIAi S ARCHITECTS I.16 PEARLIT.. SIIRE WO BOIII➢ER. CO 3Q ,499.7745 ® S I T E P *:-F S H E E T a 3 OF 5� Fen uB�.. ceR.m. wss JAN UARY 23, 201 3 w.. vv9m.Tsn REV APRIL 03, 2013 tr9'01"'a' _ LEGEND HARMONY ROAD _ - - _ SED - -' - - PROPERTY BOUNDARY /R,O.W - LIMITS OF WORK --- - --�- - _ REMOVED RREOBE _ - s _ _ _ _ _ __ _ _ _ _ _ _ _ -- _. _n&- - _r _ -_ REMOVED OR RELOUTED � RANOTOTOP € $ � � � _� ______ T _ -- - _-:- _ - ---_ ___________ -^. _ N ___ � ._-. �E%ISTIN WATER UNE � -- -- �- �._ IIINII IIIIIIIIIIIIIII �. _ EXISTING UTILITY EASEMENT------�J""" PROPOSED WALK F' �^ TO BE REMOVED A if TOTAL AREA :37,920 SF. UTILITY _ - --^�� DRAINAGE BO' HARMONY ROAD SETBACK LANDSCAPE AREA, 4,00. % EASEMENT _-- - EASEMENT LANDSCAPE AREA= 10.6% EASEMEM �'" ^ — ^ �i- I I' 1 SIGN KEY I LIMITS OF WORK - / DETENTION / WATER QUALITY BASIN / / I V E c IE 1,' I �tlI1I{�ITIlIIIIi �/Fylf L- I II� I' 11 I' I II PROPOS yI! ®©MAIN ID MONUMENTS OPTICS LINE - A UTILITY RECIVIL WE. BIOSwALE EASEMENT DIRECTORY SIGN O/ ( l 1 PROPERTY I M. RA' _ iB' 1 �i 1 BOUNDARY / R.O W I 1 1 I 1 PAINTED CROSSWALK, TYP. 1 ) PROPOSED STORM UNE �C' I • ` I I 1 _ 1 A 1 O DIRECTIONAL SIGN . II 11 AMBULANCE DRNE , RE CML I 1 E F G H EUTILITY ASEMENT ASPHALT PY-0 5 ARKING i ONE WAY _ PROPOSED "� I OOOO W� SIGN F I 1 I If'I i I PROPOSED LIGHTINPROPOSED WATER TYPG L RE CIVIL LINE, RE: CIVIL IF 000 1- 1 II © � � 1 � `� -1•. EMERGENCY DEPARTMENT - � - 121 E CERGEEN� LANK FENCE i - ' I 1 If R m - - - , w- -,rw VEHICLE G ...-N,y -rw - NOTES 3' C 1 1 I PROPOSED p0 / I r._, -PARKING ONE WAY DRIVE - ' ._._..._ - - - M----� I 0 SPECAL CROSSWALK, TYP. - r ' Q N 1. TYHCAL HEAD TO HEAD PARpNG STALLS ARE v.11. WHERE VEHICLES OVERHANG VUJDSCAPE TYPIUL PARRiNG STALLS ARF I WALK 1 1 FENCE SCREEN 1 � II� SITE lr. I ' , 1JF W CURB, .r 1 / _ A LAB ; THE IMPROVEMENTSPFALINGPSHONE INDIUif COMPLETION OF All PHASES, AND SMALL BE INSTADED BY PHASE AS INDICTED IN I 7 1 DRIVE �r� ~ I © ]V I- 4tl 1] 14O'X 14B'SAfEtt ZONE 1 3 1 3 SIGN LOCATIONS INDIUTTD FOR INFORIAI ONLY. TOBERENEWEDDNDERSEPAMTEPROCESS. II I o \\ CONCRETE HELL -STOP - ,LA s \ Bf R. O I 1 l 1 SERVICE DRIVE 11 l I I I � s 1� � l u 1/ I A I$ z CI I I ASPHALT I _ 1 PARKING PROPOSED SANITARY 1 J 1 y v LINE RE: CIVIL I + • 1 , s pA 1 1 R. 1 1 O O �_ E O 1 a I I ti - — 1 B'_IO' AMBULANCELL,I 11 , 14a I I 1 _ - I I I I I STORAGE �'D( TOTAL AREA: 5/,311 5F. o r ' ASPHALT PARKING� 4 IF S - — V 1 LL o_.... _ _ _ .. LANDSCAPE AREA: 10,456 SEw W 11 LANDSCAPE AREA -12D% o r MASONRY o f 1J.4 I° WAIL 1 l U GATE p �S777=71pff�ll ` r0 ,5 17 4 1 3 1 J y o I ti METAL FENCE C II I,. r- I 7 11 0 11 1 1 ,. o AMBULANCE CANOPY I 11 a ACCESSIBLE PROPOSED I 114'•0-CLEAR) 1 3 L1L I O- 1 +4 1 71 PARKING PA BIKE PARKING (5) EMERGENCY I i 1 • 4 \\ - „' I • r VEHICLE PARKING 1 1 0 I \ 1 o o ACCESSmLE r A 1 I TOTAL AREA: 19,789 SF. TRASH AND RECYCUNG f1 - PARKING LANDSCAPE AREA: 4,172 SF. DUMPSTERS O O I N 1. „ u` 1 1 LANDSCAPE AREA -21% l (2)EMERGENCY VEHICLE PARKING PROPOSED IIIBIKE PROPOSED GAS LINE, RE. CIVIL 1 1 1 PROPOSED UTILITY\ PARKING (8 COVERED) 11 < I EASEMENT RE. CIVIL\\ PROPOSED ELEC Q I f 1 _ o a I SPECIAL PAVING, ".,\ 'g TRANSFORMERS, �' . RE: CIVIL s PROPOSED EMERGENCY FUTURE PHASE CENTRAL UTIL(n I i A 1 , • r % 1 l - E (30) BIKE DEPARTMENT DIAGNOSTICS PUNT _1 PARKING AND TREATMENT I 1 �, AccesslBlE PARgNc 161 COVERED \.� Y - PROPOSED FIRE WATER UNE, RE'. CIVIL w " 1 1 SC 14 L E 0' _ PROPOSED WATER 1 IF o :w. n.w _-,rwrv�— -l_ - - ...- - HOSPITAL i 35TORV LINE, RE CIVIL - I. 1' � Banner He NORTH 0 20' 40' BO' .- O -0 _ - .. _.. -31STOR SF �� PHASE ONE - PROPOSED ELECTRIC - LINE, RE CIVIL I 1 I i . PRELIMINARY DEVELOPMENT PLAN I Y r G o'.-,,. O' - O - D o -O G' _ - e156.100 SF _ - PROPOSED 5TORM LINE T / RE. CIVIL li - I I. O r PROPOSED IBI / 11 W I 1 II O BIKE IRKING 1 � =_G// 1I o ..� - BANNER HEALTH MEDICAL CAMPUS _ PROPOSED INTERIOR COURTYARD 3 E g 7 HARMONY Rom. & LAL>Y MOON DR. �I 1 0 MEDICALOFFICEEA BUILDING - (COMMUNITY HEALTH CENTER) (MOM COURTYARD _ Ii '� 1 � FORT COLLIIV S, COLOI?A�O - L30,000 SF f uv- I- O l7 PROPOSED GAS LANE PHASE ONE RE: CML x7,200 SF PROPOSED WATER UNE I 1 - 1 -PROPOSED STORM UNE I PROPERTY BOUNDARY / ROW W 1 1 1 IIIIL I 1 R y +' - ' P�1I II I1ER /,SSOCIATE$ A0.�IIITECT$ 1926 PEARL $T., GI IITE 300 BOIILLTER. CO �0:1.�99. //96 SITE P L, IV S H E E T 2 OF 5 eHAC P ..q.m.d W D HHR III ° 1 RE: CIVIL RE: CMl I i I R Ir 23, 2013 ssr Cain.Gh eEOS]d «... wunarsn ■ JAN UARY MATCH LINE REV APRIL 05., 20l 3 LAND USE DATA VICINITY MAP SCALE: 1"=1000' EAE TINO /,Ir N- HnFMONv CORRIDOR DISTRICT 14Q • PROPOSED LAND USE HOSPITAL MEDICAL OFFICE BUILDING I • MARC BUILDING HEIGHT PERMITTED SIR 16)STORIES "1 • MI,C BUILDING HEIGHT PROPOSED THREE (3)90RES ,C. GROSS SITE AMf-A 4I86TAC. • ESTIMATED FLOOR AREA 3114,000 SE (8.6I5 AC.) FLOORAREARATO 0.33 . PIIBUC Row 1.041 AC • NET SITE AREA 36.826 AC. B IL COYERAGf AREA, 17.01%i �_ �/ _ - _ ®, _ • .. �� uILOLNGARRINGCOVIERAE 411,1@]S,F. 33.8% LANDORNISCAPE AREA SSOESO]S,F. 33.81% UNpSGPE AREA AND WAIK$(OPEN SPACE) 550.8063,F. 1538% -�-�.. ` �- \ �. -- _ ♦ \ \ \� \-• \ FeCM! RECREATIONS USE o5.P46 SF 3.74% TOTAL 1 313 B86 S F I FFF J - - HARMONY ROAD _ - --- PARKING R ♦ 1 -_ j A, 0 TYPE. FULL BUILDOUT MAK. ALLOWED WERE) MAIL MO WED PARKING COUNT \/ OUTPATIENT ]gaOD SF 4.5/1000 315 HOSPITAL 144 BEDS :luau. ,1 PROPOSED iT6WSIT ,��OPERIY BOUNDARY I CODE ARD to NeOWABLESHIFT INC EPAD RVOLUNTEER STAFF 61FMPL OYEE 398 5/FMP $ --I I STOP _ Ir�40% 15E - 1 _ TOTAL PARKIDIG ALLOWED BT GODEI BOB u' F j 113 STAFF FARKING \ / [/ 1 I SURFACE PARKING PROVIDED: ]A] / - '/ PARKING STRUCTURE: 1136 FIRST LEVEL+ 135 SECOND LEVEL 121 SURFACEI 149 lip jj11 (/ { a B. 1F 1•1 ... ..\ ' 'III' n FULL BUILD OLIT -.1--.GARAGE B96 _ VU \ 1 si I ( _ -✓(-- - �� REQUIRED Al SPACES: 4%- 18 SPACES 1 - _ ADA SPACES P0.0a0ED 31 _ EUII BICYCLE PARKING I / 2 MOVEMENT REQUIRED PROVIDED ACCESS, MEDICAL OFFICE 11/4,000 $O. ITT. 40%COVERED) IB 14 COAREDI IB (4. COVERED) F 1 Ilrl. _. H6LLTHEACHUTIESII/S,00050. IT 2014COVEREDI 63113 COVEREDI 6614 COVEREDI 40 PUBUC PARKING + I I 1 I SEMICf• VII�� IIIIIVJ` I 448 NBA: PARKING III B I •I I� 1 I 1 PROPOSED HOSPITAL - 1 t 1 / E I I `� I♦ 0 i -- PE '_ PROP OSEDBu1L01NGENVEIOPE MOVELLI ACCESS 1 _ - _ EWA I I ENTRY Q --�. TEMPORARY EMERGENCY - ALL WFATHER ACCESS ROAD- ,:...... U _ eI II PROPOSED MEDICAL 1 OFFICE oSLOG COURTYARD 1 " 30,000 SE INTERCO COURTYARD .TOR PHASE I BED TOWER - 1i 1 I, � • � a I --�rQdpll (f U p II o UI i rl I i Q As c i O I8% STAFF PA KI G SURFACE, [, I I E $` 11-H�P4N WI STRI111p, fB\�WE R UNAE e Iv IIG FTI o 1 li II 4 I I FULL ` "° MOVEMENT I ACCESS 1 ♦ A I%O FUTURE RANKING P0.0PERTYBOUNDrad .OW FUTURE I OFFICE BLW - 45TORY C . 1 III I.. l•�J ROME Sf I O d d nn .... 0.0R(,IF•� © I a r t I I so I �J I 1 I I i I 1 1 LEGAL DESCRIPTION A ua.r hard lr af,n.N.SheaQ-111.ISenrar 4,Town.hb6 Nanh, Rape AB n of fhe 61H Prcrl Manfln, C,4 al Fan C.Ill County at Lanmer, 51.1. el C.Lnran. barn, won n ,I dolnnbad dt hlfmA: Coladerol, me Ranh Ism. d m• NwMwo Quaar of and Sanan 4 e, beer, Sault 891M0T Ean ad arm all r.amq, commend herd, rel.. menre: COMLRENCING at the h Non Qwmr Cannot of wad OUT 317 4; went, ebp the Norm bad Nre NoMpan Qaar d Sepan 4, S.td, . d Fr44 OZ' Eau, %OPPET OF BEng, Sam OP 3@ 53' war, South hp o It,• S,dm South r 2Ime d SAFE 220.11 2 ry For; throd . 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Iln anegarhlrp Proctor, m®pIg me raquimmenh at IM1e Pwdm It. AuflontF. 5 annNop and Oruund.mnunacdmechancol a,ulpm.nl,hall be toolly-asaud hen Push, dew how sldl am ro pnn, snap.. 6. T-Ir cord an Part, .an". palter Parts oM :nluelfane,a obl•eu,hell be tuwlly scree .d ISM pubh, pa. 1. Sao -,.,-..A ah.- Hall c.mPle,en fall Rhos,. PM anall W InmIIM N, Ph- as mdua.dsn Insph.w, pbn A. In amr d1 wwm.edr uIRo M us ngdled hY Inol cat,. BANNER HEALTH MEDICAL CAMPUS SITE OWNERSHIP CERTIFICATION Imoga En apm..Inc a CalaMa nnardn.n IF Do,. No.. lamer Kaptan TRIP: STATE OF COLORADOI )a. COUNTY OF IARIMER I TM breoamp rrP.numew woS aUmowled9M 6ebn me IM1u any d_ _ 40_ Slgnaun d Nary- _ My camnmIml- Pupil wFar: N,Fary Sodl P PLANNING AND ZONING BOARD APPROVAL Appraised NY Rw Flannl%and Zonal Beard of me CIr el Fnn Call Caamn: Id. dud ,10 Seem., of IM1e PIan,lrp and Zary Board " SCALE.I 1"= 100 Banner Health® N C) R T H 0 50, 100, 200' PRELIMINARY DEVELOPMENT PLAN BANNER HEALTH MEDICAL CAMPUS HARMONY Rom. & LAI]Y MOON I]R. FORT COLLI"S, COLOFdA�O ILI t111D111 AII.CIATES ARCHITECTS I42. PEARL ST., 5111TE .300 ROI ILDER, CO 303. A 99.119. SITE PLAN %m mN:, Irca xb6 wR oaumd.Om. S H E E T JAIVUARY 23, 2013 M..o o'ia lip REV APRIL 05, 2013 (iii) 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. • Banner Health will own and maintain 27.88 acres bounded by Harmony Road to the north, Cinquefoil Lane to the east, Le Fever Drive to the south and Lady Moon Drive to the west. Maintenance will be completed by contracted services for landscape maintenance and roadway maintenance. Snow removal will be completed by Banner Health employees. • Banner Health will own and develop the entire 27.867 acre site and does not intend to sell off portions of the site. (iv) Estimate of number of employees for business, commercial, and industrial uses. • Phase 1 of the development incorporates approximately 163,300 square feet in three connected building masses. Approximately 130 Banner Health staff members will be employed at the hospital during Phase 1 . • At the completion of the final build out, approximately 714 Banner Health staff will be employed on this campus. (v) Description of rationale behind the assumptions and choices made by the applicant. • This project will comply with applicable city standards. (vi) 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. • There are no variances being requested at this time. (vii) 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 no wetlands or natural areas on the site. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. • A neighborhood meeting was held on Nov. 26, 2012. • An additional neighborhood meeting was held on Feb. 20, 2012. • See Exhibit A for responses to neighborhood meeting comments and questions. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. • Current: Banner Health Medical Campus • Conceptual Review: Medical Office Building • Previously: Presidio Statement of Planning Objectives Page 3 of 3 Corridor zone district. Bicycle and pedestrian access as well as connectivity to the rest of the Harmony Technology Park sites are integral to the proposed design. • The Harmony Corridor District is intended to implement the design concepts and land use vision of the Harmony Corridor Plan -- that of creating an attractive and complete mixed -use area with a major employment base. The Banner Health Medical Campus will be a major employer in for the Fort Collins community. • The Harmony Corridor zone allows for Institutional/Civic/Public Uses including Hospitals and Commercial/Retail Uses including Clinics subject to administrative review • The Harmony Corridor zone allow for Accessory/Miscellaneous Uses including helistops subject to Planning and Zoning Board review. (ii) 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. Open Space: • The site includes a substantial landscaped buffer area along the north boundary of the property which ties into a large detention basin. Another large detention basin is . located at the south east corner of the site providing a substantial landscape buffer and open space. Buffering: • Buffering is indicated to screen parking and service areas from adjacent properties. These properties are also anticipated to develop as similar manufacturing/office/manufacturing uses as well as some secondary uses. Landscaping • Appropriate landscaping will be installed at the building entrances, adjacent to parking areas and at building perimeters. Circulation: • A key feature of the site design is an interior loop road that provides necessary circulation around the site for users and security. The site will be primarily accessed from Lady Moon Drive with additional access to the south from Le Fever Drive and to the east from Cinquefoil Lane. The west access point central to the site will serve as primary access. The south access point along Le Fever Drive and the northern most access along Lady Moon Drive will provide secondary access. A separate service drive along Cinquefoil Lane will accommodate truck access to the service docks on the east side of the building. The east access points along Cinquefoil Lane serve as secondary access and emergency vehicle access. Accessible parking spaces are shown distributed between primary building access points. Pedestrian access is provided from parking areas to building entrances, and transit stops as well as circulation around the site. Wetlands and Natural Areas: • There are no wetlands or natural areas on the site. Statement of Planning Objectives Page 2 of 3 Attachment 3 Statement of Planning Objectives Banner Health Medical Campus April 04, 2013 This project is unique for Banner Health and integrates the inpatient and outpatient environment like no other facility in the system. The project proposes at least two phases, with the first phase to include a 163,300 square foot hospital, health center and central utility plant. The complete build -out proposed with future phases includes an additional 157,900 square feet of hospital area and 22,800 of community health center and a two-story, 40,000sf medical office building situated at the southwest corner of the site. This brings the total campus build -out to 384,000 square feet. Building areas on the campus are served by three parking areas including one parking structure located west the proposed bed towers. The hospital building will contain a clinic, inpatient beds, diagnostics and treatment, as well as an emergency department. The hospital varies in height from the one-story clinic on the west, to the 3-story bed tower on the east side. A proposed heli-stop pad will be located to the north of the hospital building. With incremental growth that is flexible, this facility will be able to adapt to emerging healthcare trends and remain a state-of-the-art facility for years to come. Architecture The Banner Harmony Medical Center is a small campus hospital that will provide inpatient and outpatient services to the community. There are two buildings on the campus served by three parking areas. The larger of the two buildings is a 344,000 sf hospital comprised of a clinic, inpatient beds, diagnostics and treatment, as well as an emergency department. The hospital varies in height from the one-story clinic on the west, to the 3-story bed tower on the east side. Each floor level is 18'-0" (finished floor to finished floor), with parapets ranging in height from 1'-0" to 6'-0" to help conceal rooftop equipment. A two-story medical office building sits at the south west corner of the site, which constitutes 40,000 sf. The campus buildings use specific materials and shapes to form a unique design language inspired by the views from the site. Masonry walls are stacked and layered in a planar form to mimic the panorama of the Rocky Mountains. These walls are built with various sizes, finishes and colors of masonry block to give the surface a distinct textural quality, yet make it feel homogenous similar to a piece of stone. These walls are sometimes interrupted by cascading curtain wall windows, slipping between the masonry much like snowmelt through the mountains. The public entrances to the building are marked by heavy Loveland buff sandstone masses which are scaled appropriately to the pedestrian. These entrances to the hospital and to the emergency department face north towards Harmony Road allowing a clear sightline to the front doors. Metal panel is also used throughout the buildings as a supporting material, as well as EIFS and various glazing conditions. (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan. The proposed project is consistent with the City's Comprehensive Plan as per the following • The Banner Health Medical Campus is being developed as part of the Harmony Technology Park ODP. The project will comply with the city code and the requirements set forth in the ODP. The land use is a primary use in the Harmony Statement of Planning Objectives Page 1 of 3 Attachment 2 0 C) L ' U LL i strauss Cabin Rd - OO• 0 LLJ a o :D G, o o DTP m . .... -- .. ..., . Al sly6ll wayyoN A;jW_d r 77—MIN. 0 pla9luoig o ❑ > m O y � 0 O a o - i ... �i.. ... .. .. :. N�. ul ssaO way1nog 2 w W - U] po}anbwO t N JIO o6lpul - S AO o61Pul m q ul uope�oldx3 Copemicus Dr.] c d J 2 O J a or m O � m rn m � N � u-I IsnO ie1S'. n O JQ uooN RpeI Z J _I 0 CL E m V LM Banner Health Medical Campus PDP #130003 Planning & Zoning Hearing April, 18, 2013 Page 12 5. View and Shadow Analysis 6. Banner Health 2"d Neighborhood Meeting Presentation 7. Overall Development Plan 8. Ecological Characterization Study 9. Transportation Impact Study 10. Hazardous Material Impact Analysis 11. Neighborhood Meeting Staff Summary 12. Neighborhood Meetings 1 and 2 Minutes, comments and responses 13. Letters from Neighbors Banner Health Medical Campus PDP #130003 Planning & Zoning Hearing April, 18, 2013 Page 11 Helicopters A permanent "helistop" will be built along the Harmony Road frontage. Helicopter medical transports are permitted only to land for limited periods of time to pick up or drop off patients. It is anticipated helicopters will be used exclusively to transfer patients to higher level trauma centers. In general, helicopters will fly over Harmony Road after takeoff or on final approach to the hospital. In populated areas, flight patterns typically involve flights over industrial corridors. In this area, helicopters will fly over 1-25, Harmony Road and HWY 287. S. Findings of Fact/Conclusion In evaluating the request for the Banner Health Medical Campus Project Development Plan, Staff makes the following findings of fact: A. The P.D.P. complies with process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. B. The P.D.P. is in conformance with the Harmony Technology Park Overall Development Plan 5t" Amendment. C. The P.D.P. complies with relevant standards located in Division 4.26, Harmony Corridor (H-C) of Article 4 — Districts. D. The P.D.P. complies with relevant standards located in Article 3 — General Development Standards, with conditions. RECOMMENDATION: Staff recommends approval of the Banner Health Medical Campus Project Development Plan, PDP #130003. ATTACHMENTS: 1. Statement of Planning Objectives 2. Site Plan 3. Landscape Plans 4. Building Elevations Banner Health Medical Campus PDP #130003 Planning & Zoning Hearing April, 18, 2013 Page 10 Banner Health Medical Campus Neianuornooa meetina concerns & Kesoonse su Ambulance Impacts Ambulances typically avoid neighborhood streets as much as (neighborhood possible unless there is an emergency within the neighborhood traffic, speed, noise) itself. Neighborhood streets feature slower speed limits, school zones, speed bumps, etc. that decrease ambulance response times. In southeast Fort Collins, ambulances will primarily utilize 1-25, Harmony Road, Ziegler Road, HWY 287, and Frontage Roads. It is estimated approximately 2-4 patients would be transported by ambulance to the Harmony Road medical center per day and 2-4 would be transported to other medical centers from the Harmony Road facility per day. Transports to other facilities will utilize Harmony Road & 1-25. At other Banner medical facilities, such as North Colorado Medical Center in Greeley, ambulances turn off their lights and sirens approximately '/z mile from the hospital to be good stewards to the surrounding neighborhood. Hazardous Material The proposed hospital, as a generator of Regulated Medical Removal Waste (RMW) and Hazardous Waste (HW) is held accountable for the proper destruction/disposal of the waste and will follow State of Colorado regulations, including internal facility collection, storage, and external disposal through the use of licensed disposal vendors. The facility will follow City of Fort Collins regulations for the transport of RMW and HW which require the most direct and safest route possible between origin and destination. At the proposed medical campus, this will require licensed transporters to exit the loading dock, go north directly to Harmony Road and then east to 1-25. Transport through residential neighborhoods is not necessary and unlikely to be permitted as Harmony Road is easily accessible from the loading dock via the north end of Cinquefoil Lane. Banner Health Medical Campus PDP #130003 Planning & Zoning Hearing April, 18, 2013 Page 9 Phase One: • Construction of Le Fever Drive from Lady Moon Drive to Cinquefoil Lane as a commercial local street, 72' ROW. • Construction of Cinquefoil Lane from Le Fever to Harmony Road as a minor collector, 82' ROW. • 245' extension of the center median on Lady Moon Drive. The median ranges in width from 7 to 15 feet and will be landscaped in accordance with recently adopted City streetscape standards. • Two right turn lanes will be constructed on east -bound Harmony Road, turning right onto Lady Moon Drive and Cinquefoil Lane. Final Phase: • In addition to the Phase One improvements, the project Will provide dual left turn lanes at Lady Moon Drive turning left onto Harmony Road. Currently one left turn lane exists at this location. 4. Neighborhood Meeting Two neighborhood meetings were held for the proposed project, and a staff summary of the neighbor's concerns and applicant's responses is included below. Detailed meeting minutes and letters from the neighbors are attached with this staff report. In addition to the concerns summarized in the table below, residents of Observatory Village expressed concerns that the proposed Banner Medical Campus would increase traffic on Cinquefoil Lane through the Observatory Village neighborhood. Banner Health Medical Campus PDP #130003 Planning & Zoning Hearing April, 18, 2013 Page 9 Phase One: • Construction of Le Fever Drive from Lady Moon Drive to Cinquefoil Lane as a commercial local street, 72' ROW. • Construction of Cinquefoil Lane from Le Fever to Harmony Road as a minor collector, 82' ROW. • 245' extension of the center median on Lady Moon Drive. The median ranges in width from 7 to 15 feet and will be landscaped in accordance with recently adopted City streetscape standards. • Twe right turn lane= will be constructed on east -bound Harmony Road, turning right onto Lady Moon Driven GiRquefc aee. Final Phase: In addition to the Phase One improvements, the project will provide dual left turn lanes at Lady Moon Drive turning left onto Harmony Road. Currently one left turn lane exists at this location id • A right turn lane on east -bound Harmony Road, turf nq right onto Cinquefoil Lane. 4. Neighborhood Meeting Two neighborhood meetings were held for the proposed project, and a staff summary of the neighbor's concerns and applicant's responses is included below. Detailed meeting minutes and letters from the neighbors are attached with this staff report. In addition to the concerns summarized in the table below, residents of Observatory Village expressed concerns that the proposed Banner Medical Campus would increase traffic on Cinquefoil Lane through the Observatory Village neighborhood. Banner Health Medical Campus PDP #130003 Planning & Zoning Hearing April, 18, 2013 Page 8 private property, particularly adjacent residential areas and public parks. Staff analysis: No residential areas or public parks exist adjacent to the project that could be impacted. 4. Neighborhood Scale. Buildings or structures greater than 40 feet in height shall be compatible with the scale of the neighborhoods in which they are situated in terms of relative height, height to mass, length to mass, and building or structure scale to human scale. Staff analysis: The project is situated on a portion of the Harmony Technology Park Overall Development Plan in which vacant land exists to the south and east that provides opportunities for transition to existing residential neighborhoods. D. Division 3.6 — Transportation and Circulation 1) 3.6.3 Street Pattern and Connectivity Standards: • The project continues to comply with the general framework established with the Overall Development Plan. The project provides for access points to Lady Moon Drive, Harmony Road, Cinquefoil Lane and Le Fever Drive that meet the purpose, general standard and spacing requirements of Section 3.6.3 with regard to safety, efficiency, and convenience for automobile, bicycle and pedestrian modes of travel. • The City Traffic Operations and Engineering Departments have reviewed proposed intersection locations and found the proposed intersections to be in compliance with the standards in Section 3.6.3. 2) 3.6.4 Transportation Level of Service Requirements: • The Traffic Operations and Engineering Departments have reviewed the Transportation Impact Study that was submitted to the City for review and have determined that the vehicular, pedestrian and bicycle facilities proposed with this P.D.P are consistent with the standards contained in Part II of the City of Fort Collins Multi -modal Transportation Level of Service Manual. Street improvements to be constructed meet the Level of Service and other requirements and are summarized as follows: Banner Health Medical Campus PDP #130003 Planning & Zoning Hearing April, 18, 2013 Page 7 • Areas of wall plane where stories are expressed over large expanses receive a substantial base plane treatment to provide vertical relief and human scale. Entrance canopies, window shades, and variations in materials are used to further emphasize the base of the buildings and provide vertical relief. • Significant attention is given to the variation in patterns and textures used in the masonry materials. In addition to masonry, stone is used to define and enhance entry points and gathering spaces. The use of materials and patterns is balanced, with colors and textures helping to emphasize and articulate overall building forms. • In accordance with Section 3.5.1(G), a view analysis was provided. This Section requires that buildings or structures that exceed 40 feet in height provide a view analysis. The view analysis must satisfy the following review criteria: 1. Views. A building or structure shall not substantially alter the opportunity for, and quality of, desirable views from public places, streets and parks within the community. Desirable views are views by the community of the foothills, mountains and/or significant local landmarks (i.e., Long's Peak, Horsetooth Mountain). Staff analysis: Opportunities for views by the community from public places are not substantially altered by the proposed project. The main building mass on the site is set back from Harmony Road allowing western views through the Harmony Corridor to be preserved. 2. Light and Shadow. Buildings or structures greater than 40 feet in height shall be designed so as not to have a substantial adverse impact on the distribution of natural and artificial light on adjacent public and private property. Staff analysis: The shadow analysis provided demonstrates that the proposed buildings do not cast substantial shadows onto adjacent public or private property. There is some slight shadow on perimeter street sidewalks, particularly Lady Moon Drive, however this shadow impact is minor and the same as what would normally be expected by buildings that are less than 40' in height. Shadows shown in the southwest corner of the site are cast by the two-story medical office building which is less than 40' in height. 3. Privacy. Buildings or structures greater than 40 feet in height shall be designed to avoid infringing on the privacy of adjacent public and Banner Health Medical Campus PDP #130003 Planning & Zoning Hearing April, 18, 2013 Page 6 Parking lot and drive lighting is provided by down -directional and sharp cut-off fixtures. B. Division 3.4 — Environmental, Natural Area, Recreational and Cultural Resource Protection Standards 1) 3.4.1 Natural Habitats and Features: • The project's Ecological Characterization Study reports that the proposed site was historically converted from native grassland to non- native grass hayfield and a small area of residential and remnant farmstead tree stands. As a result the project area has minimal ecological value and supports no natural habitat features. The majority of the property's surface has been planted in non-native grass, primarily smooth brome for hay production. • Aside from potentially significant trees, the property does not support any native vegetation, wetlands, or other unique habitat features, and no features of ecological value exist within 500 feet of the development site. • Wildlife use of the Banner Health Medical Campus site is minimal to nonexistent because of past conversion of native habitats to mowed hayfield. • No raptor or songbird nests were located in the trees on the project area during the December 18th survey. • No wetlands are located on the Banner Health Medical Campus site or adjacent properties. C. Division 3.5 — Building Standards • All building elevations provide a recognizable base and top treatment in accordance with Section 3.5.3(D)(6). • The overall design satisfies the institutional building requirements of Section 3.5.3. "Variation in massing" requirements are satisfied by breaking up the building mass into a series of intersecting wall planes in a module. format. Variations in massing, juxtaposed materials and forms,. and repeated patterns of recesses and projections provide vertical and horizontal interest, breaking down the overall scale of the buildings. Banner Health Medical Campus PDP #130003 Planning & Zoning Hearing April, 18, 2013 Page 5 • A detailed tree mitigation plan is provided with this P.D.P. in coordination and with the approval of the City Forester. In order to provide maximum benefit, street trees provided with the project will be upsized to meet the mitigation requirements; • "Full Tree Stocking" is provided along all high use and high visibility areas of the development, with generous quantities of trees located along building faces; • Trees are planted in the parking lot interior and perimeter in excess of the minimum requirements and in conformance with the high standards recommended with the Harmony Corridor design guidelines; • Ground cover areas in parking lots and at building foundations are also planted in excess of the minimum requirements, with deciduous and evergreen shrubs, perennials and ornamental grasses used extensively. 2) 3.2.2 Access, Circulation and Parking: • Sidewalk connections are planned for the campus between buildings and through parking areas. Bicycle parking is planned in accordance with the minimum quantity and is placed appropriately near building entrances. • Two transit stops are proposed with the project on Lady Moon Drive and Harmony Road. Sidewalks 8' in width are provided from the transit stops to the main hospital entrance plaza. • The parking and circulation of the developments is well designed with regard to safety, efficiency and convenience for vehicles, bicycles, pedestrians and transit, both within the development and to and from surrounding areas. Sidewalk connections are direct and continuous. • Parking requirements in terms of numbers and dimensions of parking stalls are provided in accordance with the standards. • As required, the sidewalk system provided contributes to the attractiveness of the development. 3) 3.2.4 Site Lighting: • A photometric plan was submitted for the project. As proposed, the project complies with the lighting design standards in Section 3.2.4. Banner Health Medical Campus PDP #130003 Planning & Zoning Hearing April, 18, 2013 Page 4 Corridor design standards. The project is in compliance with all applicable design standards as follows: • The required 80' landscaped setback is provided along the Harmony Road frontage as measured from the future edge of pavement. • The landscape pattern, berming, plant section, and sidewalk alignment are consistent with the Harmony standards. • Buildings are designed to ensure that all elevations are attractive and with an overall high quality architectural design consistent with the standard. Rooftop mechanical equipment is fully screened from view. • All parking is fully screened from public streets by plant material and berming. • The hospital loading and service area is designed as an integral part of the building architecture and is fully screened with fencing and extensive plant material. 2) With regards to the position of the main hospital building on the site, the project is in compliance with Section 4.26(E)(3)(b), which permits a "campus exception" to the "build -to" lines requirement contained in Section 3.5.3(B). In accordance with the campus exception requirement, the development provides a campus -like development block meaning development with a unifying, formative internal framework of pedestrian -oriented, nonvehicular outdoor spaces and walkways that function as an alternative to street sidewalks by organizing and connecting buildings. The internal campus pedestrian circulation system is designed to provide direct connections to street sidewalks and transit stops in conformance with the campus standard. 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: A. Division 3.2 — Site Planning and Design Standards 1) 3.2.1 Landscaping and Tree Protection: Banner Health Medical Campus PDP #130003 Planning & Zoning Hearing April, 18, 2013 Page 3 The P.D.P. is a part of the 274 acre Harmony Technology Park Overall Development Plan (O.D.P.). The O.D.P. is bounded by Ziegler Road to the west, Strauss Cabin Road to the east, Harmony Road to the north, and Rock Creek Drive to the south. A Fifth Amendment to the O.D.P. has been reviewed and approved by staff as a Minor Amendment in conjunction with the Banner Health project. The Minor Amendment eliminates a portion of Timberwood Drive which was previously proposed to bisect the Banner Health site. Additionally, portions of the O.D.P. were changed from secondary to primary uses so that the Banner Health project, which is considered a primary use, is permitted on the site. The proposed project is in compliance with the. O.D.P. Examples of Primary Uses in the H-C District are research and testing facilities, hospitals, industrial, regional and international headquarters, private schools and universities, and professional offices. Examples of Secondary Uses in the H-C District are child care centers, lodging, convenience shopping centers, standard restaurants, and residential uses. 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: A. Section 4.26(A) and (B) — Permitted Uses The proposed land uses are consistent with the permitted uses in the Harmony Corridor District. The development uses specifically proposed in the P.D.P. are hospital, offices and heli-stop. The hospital and office uses are Type One uses, and the heli-stop use is a Type Two use. All of the uses proposed are Primary Uses and no Secondary Uses are proposed. The proposed uses are also in compliance with the Harmony Corridor Land Use Plan. B. Section 4.26(D) — Land Use Standards 1) Section 4.26(D)(3)(a) designates a maximum building height of 6 stories. A maximum building height of 3 stories is proposed in conformance with this standard. 2) The project is in compliance with Section 4.26(D)(3)(b) which requires that all new structures greater than 80,000 square feet in gross leasable area shall be subject to Planning and Zoning Board review. C. Section 4.26(E) — Development Standards 1) Section 4.26(E)(1) requires that all development in the H-C Harmony Corridor District shall also comply with the applicable Harmony Banner Health Medical Campus PDP #130003 Planning & Zoning Hearing April, 18, 2013 Page 2 EXECUTIVE SUMMARY: The approval of Banner Health Medical Campus Project Development Plan complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • The P.D.P. complies with process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. The P.D.P. is in conformance with the Harmony Technology Park Overall Development Plan. • The P.D.P. complies with relevant standards located in Division 4.26, Harmony Corridor District (H-C) of Article 4 — Districts. • The P.D.P. complies with relevant standards located in Article 3 — General Development Standards. COMMENTS: 1. Background: The subject property was annexed from 1993 to 2004 through four separate ordinances: • Rickets 1st and 2nd Annexations (June, 1993) • Johnson Harmony Annexation (May, 1999) • Harmony Farm 2nd Annexation (March 2004) The property is mostly vacant at this time, with one existing single family rental home in the southwest corner of the site. The site is covered predominantly with non-native grasses with areas of residential and remnant farmstead tree stands. The surrounding zoning and land uses are as follows: N: Harmony Corridor (H-C): S: Harmony Corridor (H-C): S: Low Density Mixed Use (L-M-N): E: Harmony Corridor (H-C): Commercial; Hewlett Packard and Avago Vacant parcels; Brookfield Multi -family Observatory Village Vacant parcels; several single-family rentals W: Harmony Corridor (H-C): Vacant parcels; Intel; Custom Blending City of F,�t Collins ITEM NO 5 MEETING DATE _4/18/13 STAFF _HOLLAND PLANNING & ZONING BOARD PROJECT: Banner Health Medical Campus Project Development Plan, PDP #130003 APPLICANT: Jason Messaros, BHA Design 1603 Oakridge Dr. Fort Collins, CO 80525 OWNERS: Imago Enterprises, Inc. c/o Les Kaplan 140 Palmer Drive Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for approval of a Project Development Plan (P.D.P.) for the Banner Health Medical Campus. The project is located at the southeast corner of E. Harmony Road and Lady Moon Drive on 27.867 total acres. The medical campus will provide inpatient and outpatient services to the community. The project proposes at least two phases, with the first phase to include a 163,300 square foot hospital, medical office health center and central utility plant. The complete build -out proposed with future phases includes an additional 157,900 square foot hospital area, a 22,800 square foot medical office health center and a two-story, 40,000 square foot medical office building at the southwest corner of.the site for a total campus build -out of 384,000 square feet. Building areas on the campus are served by three parking areas including one parking structure located west of the proposed bed towers. The hospital building will contain a clinic, inpatient beds, diagnostics and treatment, as well as an emergency department. The hospital varies in height from the one-story clinic on the west to the 3-story bed tower on the east side. A proposed heli-stop pad will be located to the north of the hospital building. RECOMMENDATION: Approval of Banner Health Medical Campus Project Development Plan, PDP #130003. Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750