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Home My WebLink AboutPVH HEALTH SYSTEM, HARMONY CAMPUS, 2ND FILING, INFRASTRUCTURE - PDP - 32-98D - REPORTS - RECOMMENDATION/REPORTPoudre Valley Health System - Harmony Campus, Infrastructure PDP, #32-98D January 6, 2004 Administrative Hearing Page 6 RECOMMENDATION: Staff recommends approval of the Poudre Valley Health Systems — Harmony Campus, Infrastructure Project Development Plan, #32-98D Poudre Valley Health System - Harmony Campus, Infrastructure PDP, #32-98D January 6, 2004 Administrative Hearing Page 5 upstream, passing through the existing drainage channel, will be addressed. 3. Public Sites, Reservations and Dedications Section [3.3.1](C) — Rights -of way for public streets, drainage easements and utility easements are being dedicated on the subdivision plat. These rights -of -way meeting the City's design standards, including 9 (nine) foot -wide utility easements abutting the street. A drainage easement is located within Tract D. 5. Neighborhood Information Meeting Pursuant to Section 2.2.2(B), a neighborhood information meeting is not required with this application. FINDINGS OF FACT/CONCLUSIONS After reviewing the Poudre Valley Health Systems — Harmony Campus, Infrastructure Project Development Plan, #32-98D, staff makes the following findings of fact and conclusions: 1. The proposed PDP meets the procedural requirements located in Division 2.1 - General Procedural Requirements, Division 2.2 - Common Development Review Procedures for Development Applications, and Section 2.4 - Project Development Plan located in Article 2 - Administration. 2. The Project Development Plan is consistent with the Poudre Valley Health Systems — Harmony Campus, Overall Development Plan. 3. The Project Development Plan complies with the Harmony Corridor Design Standards and Guidelines. 4. The Project Development Plan complies with all applicable district standards of Section 4.21 of the Land Use Code, the HC — Harmony Corridor zone district. 5. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code, including Section 3.3.1 - Plat Standards. Poudre Valley Health System - Harmony Campus, Infrastructure PDP, #32-98D January 6, 2004 Administrative Hearing Page 4 d. Transportation Level of Service Requirements A Transportation forecast memorandum (attached), including a roundabout analysis, was developed based on build out of the entire site and analyzed 4 intersections: - Harmony Road and Timberline Road; - Harmony Road and future Snow Mesa Drive entrance and the entrance to the Harmony Road Community mobile home park; - Timberline Road and the main project entrance at Timberwood Drive; and, - Harmony Road and the proposed right-in/right-out access. The study indicated that with future improvements, all intersections affected by this PDP, would continue to operate at acceptable levels. The roundabout analysis concluded that the Timberline/ Timberwood intersection would be a candidate for a roundabout in the future. However, the improvement is not likely in the near term as new signal equipment was recently installed at this intersection. E. Subdivision Requirements 1. Plat Standards [3.3.1] —As required, the general layout of the lots, roads, driveways, utilities, drainage facilities, and other services within the proposed development are designed in a way that enhances an interconnected street system within and between neighborhoods. Proper right-of-way has been dedicated for public streets, and drainage easements, and utility easements have been provided as needed to serve the area being platted. Each tract has direct vehicular access to a public street 2. Water Hazards [3.3.3] — The Stormwater Department has reviewed the application and has indicated that it satisfies the requirements of this standard. It is anticipated that a detention pond will encompass most of the land within Tract D. As future phases develop within the PVH Harmony Campus, the size and design details to accommodate all on -site flows, including flows Poudre Valley Health System - Harmony Campus, Infrastructure PDP, #32-98D January 6, 2004 Administrative Hearing Page 3 Note that the building design standards (building orientation and build -to lines) do not apply in this case since this is a "campus" development. Campus developments are one of two exceptions to this criterion. An exception to the building design and orientation standards was granted at the time the ODP was approved. As such, the site has been master planned as a "campus" meaning that the development will be unified by an internal framework of pedestrian -oriented, non -vehicular outdoor spaces and walkways that function as an alternative to street sidewalks by organizing and connecting building. The Infrastructure PDP continues the campus -style layout defined in the original master plan; therefore, the street and tract layout is considered compliant with the requirements of this section. 5. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: a. Landscaping and Tree Protection The PDP 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 Harmony Road (consistent with the Harmony Corridor Plan), and newly dedicated extensions to Snow Mesa Drive and Timberwood Drive. b. Access and Circulation The street circulation system will accommodate the movement of vehicles, bicycles, pedestrians and transit safely and conveniently throughout the site and to and from surrounding areas. C. Master Street Plan There are no streets internal to the site identified on the Master Street Plan. Poudre Valley Health System - Harmony Campus, Infrastructure PDP, #32-98D January 6, 2004 Administrative Hearing 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; Wildwood Townhomes W: HC; Harmony Center PUD The property was annexed in February, 1986 as part of the South Harmony Annexation. The 95-acre Poudre Valley Health Systems — Harmony Campus Overall Development Plan was approved in January, 1999. 2. Article 2 - Administration Development of an infrastructure plan and subdivision plat is subject to administrative review. The PDP complies with the applicable requirements of the LUC, specifically the procedural requirements located in Division 2.1 - General Procedural Requirements, Division 2.2 - Common Development Review Procedures for Development Applications, and Section 2.4 - Project Development Plan located in Article 2 - Administration. 3. Compliance with the Overall Development Plan The PDP encompasses all of the land area defined by the Poudre Valley Health Systems — Harmony Campus ODP. Proposed public streets, including an extension of existing Snow Mesa Drive, connecting to Harmony Road, and extensions to Timberwood Drive, are consistent with the general alignments shown on the ODP (see attached). 4. Division 4.21 of the Land Use Code, HC — Harmony Corridor Zone District Development Standards specific to the HC-Harmony Corridor zone district are defined in Article 4.21 of the LUC. The PDP meets the applicable Land Use Standards as follows: a. Campus layout ITEM NO. MEETING DATE DPI STAFF 6ftjeW14L' sip Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Poudre Valley Health System — Harmony Campus, Infrastructure Project Development Plan, #32-98D APPLICANT: BHA Design, Inc. c/o Luke Oldenburg 4803 Innovation Drive Fort Collins, CO 80525 OWNER: Poudre Valley Health System 2809 E. Harmony Road, Suite 200 Fort Collins, CO 80528 PROJECT DESCRIPTION: This is a request for a Project Development Plan to accommodate future utility and street infrastructure serving the projected medical office and care facilities within the approved Harmony Campus Overall Development Plan. The subdivision plat included with this application creates 4 tracts and dedicates public rights -of -way and easements necessary to serve future development. The site is 72.585 acres in size and located at the southeast corner of Timberline Road and Harmony Road. The property is zoned HC — Harmony Corridor. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposed infrastructure design is consistent with the approved Poudre Valley Health Systems — Harmony Campus Overall Development Plan (ODP). The PDP complies with the Harmony Corridor Standards and Guidelines, the District Standards contained in Section 4.21 of the Land Use Code (the HC — Harmony Corridor zone district) and Article 3 of the Land Use Code (the General Development Standards), including the plat standards of Section 3.31. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT