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HomeMy WebLinkAboutBANNER HEALTH MEDICAL CAMPUS - PDP - PDP130003 - DECISION - MINUTES/NOTESPlanning & Zoning Board April 18, 2013 Page 20 Member Kirkpatrick she thinks it clearly meets our Land Use Code standards. She thinks it's a very thoughtful design for the phasing elements. She thinks we are really lucky as consumers of health care services to have a number of options and it will be a nice addition. The motion passed 5:0 ect: Mountain Sage Community School, 2310 E. Prospect, Site Plan Advisory Review, # SPA130001 Project Description: This is a request by Mountain Sage Community School to rent and occupy an existing office building located at 2310 E. Prospect Road, in the Seven Lakes PUR.to be used for Mountain Sage Community School. The existing building would "be converted into a school setting with classrooms and room for future expansion within the building. The adjacent vacant lot to the east may be used for a playground. The site is located in the Employment (E) Zone District and a public school use is permitted subject to a Site Plan Advisory Review. The existing building is approximately 17,500 square feet. The school will occupy approximately 15,000 squire feet of the building, and the remaining 2,500 square feet is currently occupied by Larimer County Wellness. The proposed addition of the school use is intended to apply to the entire building in the event that the Larimer Coun,�y,Wellness space becomes available Recommendation: Staff recommends approval Hearing Testimony, Written Comments and Other Evidence Due to the hour, the board elected not to take formal action. They felt comfortab a with the plan specifics available in their agenda packet materials and the opportunity they had to ask questions of staff at their work session on April 12, 2013- Mountain Sage Community School, #SPA130001 was automatically approved without formal board action as State statute allows only 60 days for review. Other The meeting was adjourned at 12:15 a.m. Laurie Kadrich, CDNS Director Andy Smith, Chair Planning & Zoning Board April 18, 2013 Page 19 Trausch said the plan is purposeful and good for 30 years. He said Phase 1 is good until 2020 with future phases good in 5 to 10 year increments and dependent on growth of patient needs. Trausch said they can start grading September 2013 and expect to open mid 2015. He requested formal approval of the Project Development Plan. Staff did not have any additional comments. Public Input Melissa Byrne, 3821 Observatory Drive, said she was the only neighbor left. Her prime concern is the safety of their neighborhood. She said she spent quite a bit of time reading the traffic study. Her areas of concern are there will be more morning peak hour ins than in the original Harmony Tech Park ODP and that is the time when their children (many independently) move on foot and by bike to schools including Kinard, Zach, Preston, and Fossil Ridge. Her concerns relate to how the increase traffic will affect their ability to maneuver near the round-abouts in the area. She thinks the increased traffic on Cinquefoil (which runs through the middle of Observatory Village) needs a mitigation plan. End of Public Input Applicant Response Michael Dellich of Dellich Associates, traffic engineering consultant, said with regard to the increased traffic on Cinquefoil that is true. It is a major collector on the Master Street Plan. It is also true there will be an increase in the AM peak hour. The AM trips will increase by about 50 vehicles however all of those are egress trips which are leaving the hospital. He said, however, during the afternoon peak hour there will be a decrease of peak hour trips by 187 vehicles (both egress and ingress trips). Dellich said Ms. Byrne referred to an appendix and he can make a copy available to her. Milewski said while the traffic study volumes are not exactly the same as the ODP, they are within the range anticipated. They have been reviewed by city staff and they are within acceptable ranges. She said they are trips from Harmony into the hospital campus and not so much south into the neighborhood. Staff Response Holland said what is being proposed is a hybrid street section. He said essentially the differences between a major and a minor collector (Cinquefoil) as far as the Master Street Plan is concerned is on - street parking. There will be some on -street parking on the east side of Cinquefoil and past Le Fever. It will help with traffic calming. Board Questions Member Hatfield asked about the resident on Cinquefoil just past Le Fever. Is it still occupied? Holland said all residences within the 28 acres will be removed. Jason Messaros said there is one home on site and it will be used temporarily during construction. After construction, it will be removed with no residential uses on site. Member Kirkpatrick made a motion for the Planning and Zoning board to approve the Banner Health Medical Campus Project Development Plan # PDP130003. In support of her motion she adopts the findings of fact and conclusions as contained on page 11 of the staff report. Member Heinz seconded the motion. Planning & Zoning Board April 18, 2013 Page 18 Holland said 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 5ch 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. Staff recommends approval Application Presentation Cliff Trausch, Project Executive for Banner Health Development and Construction (Western Region), said their group supports capital expansions and renovations of all capital projects within 5 states and 10 hospitals as well as other health facilities. He introduced Rick Sutton, CEO of North Colorado Medical Center in Greeley Colorado. Sutton provided background on Banner Health System with its western United States 23 acute care hospitals, its health network, and the Banner Medical Group with more than 900 doctors. He said they operate McKee Medical Center in Loveland and North Colorado Medical Center in Greeley and that health care is changing from volume to value reimbursement. They will be serving more people for less money and will be reimbursed for outcomes not effort. The effort will be to align patients with providers for the total health care experience from pre to post care. Trausch said that is why they selected this particular site. Southeast Fort Collins has a growing population base. The Harmony Corridor is ideal for ambulance traffic via 1-25 and US Highway 287. He said this project will be the 4`h amendment to the Harmony Technology Park Overall Development Plan (ODP) and occupy Parcels G & H. He said the overall site design philosophy was primary access from Lady Moon Drive with additional campus access from Le Fever Drive and Cinquefoil Lane, an interior loop road and distributed parking, distributed storm water detention and water quality as well as interconnected walkways and outdoor spaces. Additionally, they would plan for a phased campus build out as growth dictates. They'd use Harmony Corridor Design Standards and a detailed tree mitigation plan with full tree stocking. Trausch said access, circulation and parking has a campus style organization with sidewalk connections and access to two transit stops and that parking density and distribution conforms to standards. Angie Milewski, BHA Design, said the Harmony Tech Park Overall Development Plan was intended for larger employers in the area with development on this scale. Jason Messaros, BHA Design, described the landscape and site layout component of the project. He noted how the site planning and design standards meet code. Mary Fieri, Boulder Associates, reviewed architectural characteristics describing elevations, materials, form and colors and how they were use to break up massing on both a horizontally and vertically basis. Ms. Milewski described the infrastructure improvements which are planned for first and subsequent phases. Planning & Zoning Board April 18, 2013 Page 17 building, the more you can ease congestion. Shepard said this campus has a degree of distributed parking and a degree of multiple entrances. Board Discussion Member Carpente oved the Planning & Zoning Board approve the Poudre Valley Health System Harmony Campus Cancer Center Addition, Referral of a Minor Amendment, #MA130001 based on the findings of fact and conclusions as contained on pages 10 and 11 of the staff report and subject to conditions 1-7 on pages 11, 12 and 13 of the sta eport. Member Heinz seconded the motion. Member Carpenter said what the board�is,charged wi what's in the Land Use Code. There were a lot of issues here that really don't pertain to what the board has to decide/their purview. It doesn't mean they are not well founded or they're not import/but what we have to look at is parking and does this minor amendment conform to the LUC. She saidto r, it does. Chair Smith said this is one of the toughest decisions the board has had to make in some time. He's proud to be a member of this community because we can hav"iscussion which has been intelligent, compassionate and professional. We need to narrow it down to what is the board's purview in the LUC. He said the board is specifically held to evaluate a proposal on its merits. The applicant has said this is the space where they'd like to go and they've noted how they met the stan rds. He will support the request. The motion passed 4:0 Member Kirkpatrick returned to chambers. Project: Banner Health Medical Campus Project Development Plan, # PDP130003 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. Recommendation: Staff recommends approval Hearing Testimony, Written Comments and Other Evidence City Planner Jason Holland said 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. Planning & Zoning Board April 18, 2013 Page 2 Member Carpenter made a motion to approve the consent agenda which consists of the Minutes of the March 15, 2013 Special Hearing and the March 21, 2013 Hearing and the Harvest Park/Ziegler Overall Development Plan, #ODP120004. Member Kirkpatrick seconded the motion. The motion passed 4:0:1 with Member Hatfield abstaining. Discussion Agenda: 3. Max Flats Project Development Plan, # PDP120034 4. Poudre Valley Health Systems — Harmony Campus Cancer Center Addition, Referral of a Minor Amendment, # MA130001 5. Banner Health Medical Campus Project Development Plan, # PDP130003 6. Mountain Sage Community School, 2310 E. Prospect, Site Plan Advisory Review, # SPA130001 Member Heinz recused herself and left chambers. P' oject: MAX Flats Project Development Plan, # PDP120034 Pro ec escription: This is a request for a Project Development Plan (PDP) for property located at 203 W. Mulberry Street to demolish the existing King's Auto and construction a new five -story, 63,900 square foot, multi -family building. The site is zoned Community \ Commercial (CC). Recommendation: Staff recommends approval Hearing Testimony, Wri ten Comments and Other Evidence City Planner Seth Lorson said this project proposes to demolish, AKe existing King's Auto building and construct a 63,900 square foot, 5-story, mixed -use building consisting of 64 dwelling units and 1,439 square feet of ground level retail. The site is on the MAX bus rapid transit (BRT) line, in the Transit - Oriented Development (TOD) Overlay Zone and zoned Community Commercial (CC) in which multi- family dwellings with more than 50 dwelling units are permitted subject to review by the Planning and Zoning Board. Lorson said the proposed PDP has been reviewed by staff and is in compliance with all applicable Land Use Code (LUC) standards with the exception of the proposed modifications of standards for which staff is recommending approval. He said the applicant has worked to enhance visual interest along the pedestrian frontage (LUC Sec. 3.10.4) and to provide adequate variation in massing and building materials (LUC Sec. 3.5.3). The project is requesting 4 modifications of standards: A) a reduction in parking lot landscaping; B) ability to provide off -site bike parking; C) a reduction for parking lot setback from 5' to 42"; and D) an increased percentage of compact parking spaces. Staff recommends approval. Applicant Presentation Kevin Brinkman of Brinkman Partners LLC described the project and existing conditions in an area that has been described as a priority target area for infill and redevelopment in both City Plan and Refill Fort Collins. He provided neighborhood/downtown contextual information and described the infill project challenges of floodplain, sewer and utilities, and site width. He said, for example, because the parcel is located in the City of Fort Collins Old Town Basin 100 Year High Risk Flood Fringe, flood proofing mitigation is required -- a minimum of 3' above grade for the entire building. He said the existing sewer line to Mason is in the alley and has no easement. It will need to be relocated. Chair Andy Smith called the meeting to order at 6:06 p.m. Roll Call: Carpenter, Hatfield, Heinz, Kirkpatrick, and Smith Excused Absence: Hart Staff Present: Kadrich, Eckman, Ex, Lorson, McArdle, Shepard, Holland, Olson, Gingerich, and Sanchez -Sprague Prior to the official start of the meeting, Chair Smith provided background on the order of business. He described the following processes: • Citizen participation — an opportunity to present comments on issues that are not specifically listed on the meeting agenda. • Consent agenda items are considered items which have no known opposition. Any member of the board, staff or audience may request for an item to be pulled from the consent agenda and discussed in detail as a part of the discussion agenda. • Discussion agenda items will include a staff presentation, an applicant presentation, and questions by board members, staff comments and public comment. • At the time of public comment, he asked that you come to the podium, state your name and address for the record, and sign -in. He asked that the speaker clearly state their position and he encouraged them to share comments relevant to the topic under discussion. • Responses by applicant and staff will follow public comment. • The board will deliberate and reach a decision once a motion has been made and a vote taken. • The board will do their best not to use acronyms or jargon. • He will begin each new item with a description of the development type being considered. Agenda Review CDNS Director Laurie Kadrich reviewed the agenda. Citizen participation: None Consent Agenda: 1. Minutes from the March 15, 2013 Special Hearing and the March 21, 2013 Hearing 2. Harvest Park/Ziegler Overall Development Plan, #ODP120004