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Home My WebLink AboutPVH HEALTH SYSTEMS, HARMONY CAMPUS - MAJOR AMENDMENT - 32-98C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSTable 2 Trip.Generation (With Updated Floor Areas) Daily A.M. Peak P.M. Peak Use Trips Trips Trips Trips Trips .Land in out in out INITIAL PHASE Medical Office - 122 KSF 4408 237 59 120 326 Hospital - 85.8 KSF 1.440 61 22 19 60 Subtotal 5848 298 81 139 386 FUTURE PHASE Medical Office - 140 KSF 5058 272 68 139 374 Hospital - 260 KSF 4363 184 68 67 182 Health Club - 70 KSF 1200 51(l 51 64(1) 64 = +20 KSF (3) Rehab/Alt. Medicine - 50 KSF 1807 97 25 49 134 Day Care - 1O,KSF._ 793.. 67 60 62 70 Assisted Living - 180 Units. 387 7 4 17 14 Elderly Detached - 91.Units. 210(2) 7 12 13 8 Suites Hotel - 75 Rooms 468. 24 12 17 24 Subtotal 14,286 709 300 428 870 TOTAL 20,134 1007 381 567 1256 (1) Assumed directional split (2) Assumes PM = 10% of Daily (3) Another 20 KSF used only rehabilitation/alternative medicine APPENDIX A OJ C7 L0 O CO O 0 O U z a w O J • w cc w 2 z w 'Jn V CV n CV CV W a V J W n No ti 2 I:M '• ' P t o TO: Angie Milewski, BHA Design `n City of Fort Collins Staff c6 CD o FROM: Matt Delich 6 DATE: September 7, 1999 X ' Q u- SUBJECT: PVH Harmony Campus - Radiation/Oncology Addition (File: 9617ME06) coo This memorandum documents the trip generation for the C Radiation/Oncology Addition to the PVH Harmony Campus. This facility CV o> is proposed to be located on the north side of the medical office building that is currently approved. This facility will be used to 19 o provide radiation treatment of cancer patients and to evaluate new patients. z There will be 16 full time employees with two of these being physicians. According to information supplied by the physicians, 35- 40 patients per day will be seen for treatment (4/hour) plus 6 new patients. for evaluation (spread over the entire day). This would result in approximately 140 trip ends perday, using 2 trip ends per patient and 3 trip ends per employee. Using the medical/dental office building use (Code 720) from Trip Generation, 6u' Edition, ITE. results in the, following, using number. of employees as the trip generation variable: 143 daily trip ends 8 morning peak hour trip ends 17 afternoon peak hour trip ends It would appear that on a daily basis, use of the ITE reference reasonably reflects the expected trip generation for this facility. Appendix A shows the trip generation from the PVH Harmony z Campus as documented in the traffic study and subsequent memoranda. WThe Radiation/Oncology Addition will increase the trip generation of z the initial phase of development by 2-3% on a daily and peak hour a basis. The Radiation/Oncology Addition will increase the trip W generation of full development by less than 1% on a daily and peak z hour basis. 0 f= It is concluded that the increase in trip generation due to the. 0 Radiation/Oncology Addition will not significantly impact the y operation of the key intersections. Additional evaluation was deemed a to not be necessary. H ors LL Q ¢ Statement of Hazardous Materials The radiation oncology addition consists of three distinct areas, none conWnin8 hazardous materials to any extent. first, there is basic medical office space where patients are seen in an exam settin8. No hazardous materials are stored here other than normal medical waste such as needles, that will be disposed of in separate, specially handled and labeled containers. The second area consists of the simulator room and treatment room. The simulator is normal X Pay type equipment that will be shielded with lead lined walls and doors. When the equipment is off it does not emit X Pays. The treatment room is a concrete enclosed space eontainin8 a linear accelerator. The linear accelerator when on, produces photons and electrons used to kill cancerous cells. The machine is electric and mechanically produces the radiation. . There are no radioactive sources used or waste produced. The photons and electrons dissipate when the machine is turned off. There will be a safety device at the entrance of the room that will prevent the machine from activating _if the device has been tripped. The last area consists of staff support areas. In this area there will be a dark room where normal X Ray films will be developed. The chemicals used in the processor will be used in a closed loop system, where they will be collected after use and disposed off -site by a licensed vendor. There will also be. a mold room where a metal alloy, cerrobend, shall be heated, in a pecially made pot using two 500 Watt heaters and then poured into molds. The molds are used in the linear accelerator during the treatment of the patients. The amount of eerrobend is very small and the space will be exhausted during the melting process. Statement of Planning Obiectives The goal of this project -is to develop a recognizable Regional Cancer Center that provides medical services to an underserved population in the Fort Collins and northern Colorado area. The cancer center brings radiation oncology, medical oncology, and patient education together to function as a multi -disciplinary team. The previously approved three-story medical office building currently under construction on the corner of Harmony and Timberline, is an ideal location for such a cancer center. Improved access, convenience, visibility, and patient comfort are among the numerous benefits. The medical oncology portion of the project shall be located within the above mentioned medical office building. Radiation oncology may be difficult to insert into an existing building due to the size and shielding requirements of .the treatment room housing the linear accelerator. Therefore, an addition to the building is proposed. The design solution recommends a single -story, 12,000 s.f. addition to the North side of the existing building. The majority of this addition will be occupied by radiation oncology and will provide. space for two linear accelerators. This application suggests a two-phase project: construct one linear accelerator treatment room now (Phase I), and construct a second treatment.room as volume increases . (Phase II). Also, a smaller 1,200 s.f. addition is proposed to the East side of the three-story medical office building to provide needed space for medical oncology. Each treatment room is a concrete enclosed space housing a linear accelerator which produces high energy photons and electrons that kill -cancerous cells without involving the handling of radioactive sources or waste. When the machine is turned off, the photons and electrons dissipate. There is no hazardous materials stored on site other than normal medical, waste such as, needles, that will be disposed of in separate, specially handled containers. Unfortunately, cancer patients may feel ill and have limited mobility. To improve patient access and comfort, the design provides for a separate entry and covered drop-off area. This separate entry also serves to focus the local community on cancer awareness as well as the range of services available within the cancer center. This nicely landscaped addition fits within the approved campus plan, providing a one-story transition from Harmony Road to the three-story medical office building. Development Phasing Schedule The Radiation/Oncology Wing addition is anticipated to be constructed concurrently with the Medical Office Building & Ambulatory Care Center. This portion of the Harmony Campus project is currently under construction with an estimated completion date of November, 2000. Construction of the Radiation/Oncology Wing will begin immediately following approval of the Major Amendment documentation. Property Owner: Poudre Valley Health System 1024 S. Lemay Avenue Fort Collins, CO 80521 CEO: Rulon Stacey Developer: Hammes Company 13952 Denver West -Parkway Suite 305 Golden, CO 80401 Contact: Travis Messina GENERAL NOTES e.N•.Y Lana .c . xxeo.. ra..00. r..wM K[q KYMr. i NP.ni . Na1.YMMurYI ) Ftw[i . ReTlM.14IYiFY e.ecrc rco.rrric. a aeixno er ne M1xxw ..o LarYl eOYbl L W .aIG! vy1[. yY.0 M.P 4Ntlr. fJl.'Y MIYLL m.6P.fn. M1W wrlx•ee�C.L f+wEe...ele..' rbeee..pIM1LIVWr•L_.x,xO ieYFJ�Ino Ounv eunov .rapes rK L..O ieee Ce.Crle a nY M1W .! NYO Il4� M Yef rom.n a roor ..LLr. K.L++M+r.e r.wr.wonc+m Grmo..a.. n ..n rnc.e rxwea em.. x ire vammexre a...e n w. ee rmee.n..+on me �eLa eer�reogomw4 wne,.em.rYxwwi °a"i.a�n m°...�.�.n.M •e a..Y.r M1.•.w osc•w 'w:er.m m+ir.ue� s rK�.wnecrwu �K.uxw• we rw w+w. inner .nYwm.re w : emc• .o rK mea er..oxoe x wecr .+ ve +.f a.TLr�V•.G. 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Il� Harmony Rd m Crmt F-Altr '1 "u� NORTH 0 IM a0F w MAJOR AMENDMENT - CONTEXT DIAGRAM POUDRE VALLEY HEALTH SYSTEM HARMONY CAMPUS - RADIATION/ONCOLOGY ADDITION _—_•_ Poe®. ..m�..�..�.. s"xxy 3 OF 6 s8T1'H:1vlsEa T. 1Y99 HARMONY ROAD --------------------- ------ r nii I mod `;+a► InFll�i"" :�pJA L +ki Y f LANDSCAPE NOTE .... W.a. _.... ..v .. r. w r.e r.an...w•. o-.........e T -- . rrnr—.P.—..ruW, __ �•• .o-.y wr wM...ew .,«.r. �. •n«.a Y o-*--C40 Wry � •4s M P� rJ.l en�� G.^ur bW aM «ub b.. a.B Nu�tW g M,n �Nu mtn t.s nm,w •url•e• W �fiw•m rre•u �n}w axw,b .�;, Wir a ww.y / o. f•u. a.rs. u.r wnu.—.u.e.ru a.yme....rr �•,W Fw..e.o, w.. wr�w .. po. IANDK,&f LEEEND LANDSCAPE CATECORIIS uleawfe arr .RnY+ pro. MAJOR AMENDMENT -LANDSCAPE PLAN rwwnm+uY YY IOY r ..ea.e Y nese Y 6}OY fOyIY aMOY POUDRE VALLEY HEALTH SYSTEM HARMONY CAMPUS - RADIATIONIONCOLOOY ADDITION design NORTR v w IMF SHEET 2n 6 F.l 1 NfBER T,1 Im RRYR®: NOYRIARR I9. f, Ifff No Text _:----------- ------------,�� 1 ! ! I l SCALD 1,i! NORTH . lT ! w ------------e/ YICDYIIY MA. r w... r. x.y �� rs m.p a xrx.�.ew^.e..•wx.r v. Wn.]p w tlrs.ww er Ir.v.i.M re.ss Wn I.b vw. .'w. se I ew. wxwwY•n e-,esel—n s...�'w.ew.�.. . u .a... r....w w.•cw>.s +a. utl.. ,a,..n i.....u......e.r.tl.�w u.. r..uny MAJOR AINENDMMNT - SZTE PLAN POUDRE VALLEY HEALTH SYSTEM HARMONY CAMM - RADIATION/ONCOLOGY ADDITION ��e._ .®.gym—..... �... design SHEET lH OF 6 9EP]'SMHHR T, 19 RI.VI®i NOVL6IEZR 11.IfH LEGAL DESCVJF ION =r O L r�� vir.� � .w. sn Iriwr.r,cWw.w. cm+.unyw�_WAwo r•! __ _________ urn_ _ rrY rur•. rarer �^ _ � u._..p r ur „n rumor a.r r�•R [•answer e_r w wn n I Y_II _.re.mw s✓Yam.•a rw•w mrv,r_a. uw sr ws.wY •w w u.. sw rur �rrnVTww ru .°O.`.y wrr .rgwy.-w�rY wsr�.urn Y+.YTT sw r.�w ryn__.rylrprarvw,✓us s.w sw Fn rwa w'cr Y. b~ r•cr.r1 Y_ c.6^M. w.an r.nru_, Wn T.s.c urv.Yw Nw rr_, w,ns rrrw wryer.• nY._w_ara_r.r�y swwruMirr,n ALX NORTH 9 V W I". LAND USE DATA wrn+. caleoon ��.w �� Krart N' M2l lrR At MR�6�E � fY..6V IA W!ai V ID> C MOMOVA yypyq rayKry.I; pYNO.p luatro Iq}ssV .Ot}9m BI. .Osf .fIYK qO➢1 LIp YC[ C.JEOII b.\ )cOJEC V. C.M 1�06<ilOi.L W Na .mLL \r}r tl. be\ uRu.m nao+.wA rlplLy � p¢Dq YtlLAlq.r CY! fDirlc OVT V. tl}Y V. ypu.YWpfA6. bOnpr IIepV gg1YfA L.vJ OYi sac O.YO.IO 1cAm6 Vl A .Or4 YL(\m I.M®V/ K.4c 1Ybu OWNERSM CERTIPICATION K IIC<10p.® DOIYOC KlN� CIMrA.. W. INC .� IK L.IVu CWY O 16LL ,IYGRcI� GlCrril6O d fuN NR wLMYO OO KIG. dc.wl .W. z .[2'..K cWGnipf.W IB®.wiC.Yn!lI..CTu W lalB &.E 0.W CWIw MMIq .l46KK �O�nO!l4. WYCY T. d. WLK..rMMr40NnC.l ..w oaR wOYo uewe. r.� .uu. ri.LLiw c.n¢.r mc. err. '� an PLA104M APPROVAL wa�uoo'cT •.rKenaNm on c.e+o: .Kc� raRrraLNa MAJOR AMENDMENT - SITE PLAN POUDRE VALLEY HEALTH SYSTEM HARMONY CAMPUS- RADIATIONIONCOLOGY ADDMON SKEET 1A Oy 6 SEP rmmxR 7. 19 R%VLSLD: NOVL1 M19. 19ff No Text Major Amendment to the Poudre Valley Health Systems, Project Development Plan, #32-98C February 3, 2000 P & Z Meeting Page 6 The PDP meets the applicable Development standards as follows: a. The proposed development complies with the Harmony Corridor Design Standards and Guidelines. b. The use (radiation oncology and medical oncology) will be carried out entirely within a completely enclosed building. 6. Staff Evaluation The major amendment to the Poudre Valley Health Systems, Project Development Plan consists of a single story 12,000 square foot radiation oncology center addition and a 1,200 square foot medical oncology addition. The proposed radiation and medical oncology centers are consistent with the Harmony Corridor Plan. The additions are consistent with the Poudre Valley Health Systems — Harmony Campus, Overall Development Plan and comply with the Harmony Corridor Design Standards and Guidelines. Further, the major amendment complies with all applicable district standards of Article 3 of the Land Use Code, Section 4.21 of the Land Use Code, the HC — Harmony Corridor zone district. FINDINGS OF FACT/CONCLUSIONS: In evaluating the request for the Major Amendment to the Poudre Valley Health Systems — Harmony Campus (to add a single story 12,000 square foot addition for radiation oncology center and a 1,200 square foot medical oncology addition), staff makes the following Findings of Fact: The proposal has been evaluated against the criteria as set forth in Section 2.2.10(B) Major Amendments of the Land Use Code (LUC). 2. The single story 12,000 square foot addition for radiation oncology center and the 1,200 square foot medical oncology addition do not violate any of the requirements set forth in Article 3 — General Development Standards nor Division 4.21 Harmony Corridor District (HC) in Article 4 — Districts in the LUC. RECOMMENDATION: Staff recommends approval of the Major Amendment to the Poudre Valley Health Systems — Harmony Campus (to add a single story 12,000 square foot addition for radiation oncology center and a 1,200 square foot medical oncology addition) - #32-98C. Major Amendment to the Poudre Valley Health Systems, Project Development Plan, #32-98C February 3, 2000 P & Z Meeting Page 5 (8) Division 3.6.3 — Street Pattern and Connectivity Standards FINDING: Significant improvements to the transportation network were required with Phase I of the Poudre Valley Health Systems — Harmony Campus in order to bring the roadway system within the standards and policies that were adopted for traffic volumes and levels of service. Connectivity standards were determined to not apply to the PDP. The major amendment is part of a larger development shown on the Poudre Valley Health Systems — Harmony Campus, Overall Development Plan, the project was found not adjoin any properties that have roads stubbed to the boundaries that would warrant providing for connections. (9) Division 3.6.4 - Transportation Level of Service Requirements FINDING: Traffic Operations reviewed the traffic study that was conducted for the original approval of the PDP based on build out of the entire site and analyzed the following four (4) intersections: Harmony Road and Timberline Road; Harmony Road at the entrance to the Harmony Road Community mobile home park (not included in Phase 1); Timberline Road and the main project entrance; and, Harmony Road and the proposed right-in/right-out access. The study indicated that with improvements, all intersections affected, will operate with improvements at acceptable levels. The proposed amendment does not change this conclusion. (10) Division 3.7 - Compact Urban Growth Standards FINDING: This major amendment development proposal satisfies the applicable contiguity standards and the adequate public facilities requirements of Land Use Code Section 3.7.2. 5. Division 4.21 of the Land Use Code, HC — Harmony Corridor Zone District The proposed uses of radiation oncology and medical oncology are permitted in the Harmony Corridor zone district subject to administrative review. The PDP meets the applicable Land Use Standards as follows: a. Harmony Corridor Standards: The major amendment complies with the Harmony Corridor land use and locational standards. b. Dimensional standards: • Maximum building height will be 1 story, less than the maximum allowed 6 stories. Major Amendment to the Poudre Valley Health Systems, Project Development Plan, #32-98C February 3, 2000 P & Z Meeting Page 4 (4) Division 3.4.5 - Hazardous Material FINDING: The original PDP complied with this standard in that it is likely that some hazardous materials may exist on this site during the ultimate operation of the hospital. It is unlikely that these would have the potential to cause off -site impacts (which triggers the requirement of a Hazardous Materials Impact Analysis). (5) Division 3.4.7 — Historic and Cultural Resources FINDING: The original PDP complied with this requirement. The property is located across Harmony Road from the historic Harmony School, which is locally designated as a historic site. The proposed radiation and medical oncology additions match the existing improvements, which in review of the original structure reflected many of the features of the Harmony School. The building addition's proportions are similar, all have a flat roofs, use multiple brick colors and have vertical brick pilasters. (6) Division 3.5.1 - Building and Project Compatibility FINDING: The major amendment satisfies all applicable Building and Project Compatibility standards. As required by the Land Use Code, building materials are identical to materials already being used in on the hospital. Common materials are brick, which are used, in both building additions. The materials used in this major amendment include a typical brick color of beige with red brick at the base of the building on the north and west elevations. Colorbands of white brick are located at the top of the walls, above window heads and below windowsills. Rooftop mechanical equipment is all screened from public view. The box surrounding the rooftop mechanical equipment will be EIFS to match elevations, painted to match existing. (7) Division 3.6.1 - Master Street Plan FINDING: The Master Street Plan identifies Timberline Road adjacent to the site as a 4 lane arterial and Harmony Road adjacent to the site as a 6 lane major arterial. The original review of the project development plan recognized these designations and provided for dedication of appropriate right-of-way and necessary improvements at the time of Project Development Plan review. There are no streets internal to the site identified on the Master Street Plan. Major Amendment to the Poudre Valley Health Systems, Project Development Plan, #32-98C February 3, 2000 P & Z Meeting Page 3 In this particular case, the Poudre Valley Health Systems — Harmony Campus was approved by the Planning and Zoning Board on April 21, 1999 for 128,000 square feet of medical offices and 86,000 square foot ambulatory care facility on 25.6 acres. 4. Article 3 of the Land Use Code — General Development Standards The major amendment was reviewed for compliance with the following General Development Standards. The following criteria represent the major points of review: (1) Division 3.2.1 - Landscaping and Tree Protection FINDING: The proposal satisfies the applicable Landscaping and Tree Protection standards. The major amendment provides significant canopy shading to reduce glare and heat build-up. Visual quality and continuity within and between developments are addressed by provision of street trees along Timberline Road and Harmony Road, and foundation plantings. The proposed major amendment continues to adhere to all street tree requirements. (2) Division 3.2.2 - Access, Circulation and Parking The proposal satisfies the applicable Access, Circulation and Parking standards, including the following: FINDING: The development proposal provides for an internal sidewalk network that includes a detached sidewalk along the adjacent streets as well as walkways throughout the development. The parking and circulation system accommodates the movement of vehicles, bicycles, pedestrians and transit safely and conveniently throughout the site and to and from surrounding areas. The allowed parking was calculated in the initial review of Phase I of the Hospital. The original review of the project found that 963 spaces would have been allowed, 855 spaces were being provided. No additional parking spaces are being provided with this application, nor are any required. (3) Division 3.2.4 - Site Lighting FINDING: The original PDP complied with the site lighting requirements. The proposed major amendment continues to adhere to all lighting requirements. Major Amendment to the Poudre Valley Health Systems, Project Development Plan, #32-98C February 3, 2000 P & Z Meeting Page 2 COMMENTS: Background: The surrounding zoning and land uses are as follows N: HC; Harmony Road, Harmony School Shops PUD, Harmony Community Mobile Home Park S: RL; Timber Creek PUD E: HC; Mountain Crest Hospital, Wildwood Townhomes W: HC, Harmony Center PUD (under construction) The property was annexed in February, 1986 as part of the South Harmony Annexation. The parcel is also part of the 95 acre Poudre Valley Health Systems — Harmony Campus Overall Development Plan. 2. Compliance with the Overall Development Plan The parcel is part of Parcel A on the Poudre Valley Health Systems — Harmony Campus ODP (see attached). The proposed uses of radiation oncology and medical oncology are consistent with the ODP. This request for a major amendment to the Poudre Valley Health Systems, Project Development Plan is to add a single story 12,000 square foot radiation oncology center and a 1,200 square foot medical oncology addition to a Project Development Plan consisting of 128,000 square feet of medical offices and 86,000 square foot ambulatory care facility. The request includes landscaping which complements the original proposed vegetation and fits the approved campus plan. Further, the plan provides a one-story transition from Harmony Road to the three-story medical office building. 3. Division 2.2 Common Development Review Procedures for Development Applications This is a request to add a single story 12,000 square foot radiation oncology center and a 1,200 square foot medical oncology addition to an approved128,000 square feet of medical office and 86,000 square foot ambulatory care facility in the Harmony Corridor. The proposal has been evaluated against the criteria as set forth in Section 2.2.10(B) Major Amendments of the LUC. This section states that: "._Major amendments to development plans or site specific development plans approved under this Land Use Code shall be reviewed and processed in the same manner as required for the original development plan for which amendment is sought. Any major amendments to an approved project development plan or site specific development plan shall be recorded as amendments in accordance with the procedures established for the filing and recording of such initially approved plan..." ITEM NO. 2 MEETING DATE 2/3/2000 STAFFRon Fuchs Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Major Amendment to the Poudre Valley Health Systems — Harmony Campus, #32-98C APPLICANT: Mr. Bruce Hendee BHA Design, Inc. 4803 Innovation Drive Fort Collins, CO 80525 OWNER: Poudre Valley Health System 1024 South Lemay Avenue Fort Collins, CO 80524 DEVELOPER: Hammes Company 13952 Denver West Parkway Suite 305 Golden, CO 80401 PROJECT DESCRIPTION: This is a request for approval to add a single story 12,000 square foot radiation oncology center and a 1,200 square foot medical oncology addition to the South Campus of Poudre Valley Hospital (Current Planning File 32-98B), which is a 128,000 square feet of medical office and 86,000 square foot ambulatory care facility in the Harmony Corridor zoning district. The site is 25.6 acres in size and located at the southeast corner of Timberline Road and Harmony Road. The proposed project is part of the Poudre Valley Health Systems — Harmony Campus Overall Development Plan (ODP) (Current Planning File 32-98). The property is zoned HC — Harmony Corridor. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a request for approval to add a 12,000 square foot radiation oncology center to the North side of the existing three-story building. And a 1,200 square foot medical oncology addition to the East side of the three-story medical office building. The proposal has been evaluated against the criteria as set forth in Section 2.2.10(B) Major Amendments of the Land Use Code (LUC). COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT