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Home My WebLink AboutPVH HEALTH SYSTEM, HARMONY CAMPUS, 2ND FILING, INFRASTRUCTURE - PDP - 32-98D - DECISION - FINDINGS, CONCLUSIONS & DECISION'Taut wo Ll �, zoo y- �o v d v� V a�i Ot �, �� J� �[j _ _ J� — wvl or► �i vv,GV �y (ale vH fi - LS E Oilo ge,or �Md- 0:1714 Al Lo N G— 14 !^4"s1 T G-r 1Nkl-e�Js 3ILN__—_-- !_QSz� tcoTih _ _ ..__CNRIS �GIEdnS�1R� 2_l� TIM�BRcltEEK D7Z ��3 �5_?.�__ Poudre Valley Health System - Harmony Campus, Infrastructure PDP, #32-98D January 6, 2004 Administrative Hearing Findings, Conclusion and Decision Page 7 DECISION The Poudre Valley Health System — Harmony Campus, Infrastructure Project Development Plan, #32-98D, is hereby approved by the Hearing Officer without condition. Dated this 14th day of January 2004, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. Joe Fra k Advap6e Planning Director Poudre Valley Health System - Harmony Campus, Infrastructure PDP, #32-98D January 6, 2004 Administrative Hearing Findings, Conclusion and Decision Page 6 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 upstream, passing through the existing drainage channel, will be addressed. SUMMARY OF CONCLUSIONS 1. The Project Development Plan 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 Findings, Conclusion and Decision Page 5 analysis concluded that Snow Mesa Drive is classified as a collector street on the City's Master Street Plan. While there will likely be some "cut through" traffic using Snow Mesa Drive and Timber Creek Drive, it is not likely that it will be excessive. The area streets will carry traffic volumes that are commensurate with their classifications. The connection of Snow Mesa Drive to Harmony Road will have a positive benefit to the residents of the Timber Creek neighborhood with regard to travel time and convenience. Removing some traffic from the arterial streets will have a positive benefit to City traffic operations. d. Transportation Level of Service Requirements A Transportation forecast memorandum including a roundabout analysis was prepared 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 memorandum indicated that with future improvements, all intersections affected by this PDP, would continue to operate at acceptable levels. 5. 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 and utility easements have been provided as needed to serve the area being platted, including but not limited to 9 (nine) foot -wide utility easements abutting the street. A drainage easement is located within Tract D. Each tract has direct vehicular access to a public street. Poudre Valley Health System - Harmony Campus, Infrastructure PDP, #32-98D January 6, 2004 Administrative Hearing Findings, Conclusion and Decision Page 4 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. 4. 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. Master Street Plan Snow Mesa Drive and Timberwood Road are designated as collector streets on the City's Master Street Plan. C. 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. During the public hearing, some residents expressed concern with regard to "cut through" traffic on Snow Mesa Drive between Timbercreek and Harmony roads once the connection is made. In response to these concerns, a traffic impact memorandum was prepared by Mathew Delich, Transportation Engineer. That Poudre Valley Health System - Harmony Campus, Infrastructure PDP, #32-98D January 6, 2004 Administrative Hearing Findings, Conclusion and Decision Page 3 FACTS AND FINDINGS Compatibility with Surrounding Uses: 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. The PDP encompasses all of the land area defined by the Poudre Valley Health Systems — Harmony Campus Overall Development Plan (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. 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 Fort Collins Land Use Code, 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. 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 Note that the building design standards (building orientation and build -to lines) do not apply in this case since this is a "campus" development. Poudre Valley Health System - Harmony Campus, Infrastructure PDP, #32-98D January 6, 2004 Administrative Hearing Findings, Conclusion and Decision Page 2 NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established no controversy or facts to refute that the hearing was property posted, legal notices mailed and notice published. PUBLIC HEARING The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the hearing at approximately 4:00 p.m. on Tuesday, January 6, 2004 in Conference Room A at 281 N. College Avenue, Fort Collins, CO HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE The Hearing Officer accepted during the hearing the following evidence: 1) Planning Department Staff Report; 2) application, plans, maps and other supporting documents submitted by the applicant and the applicant's representatives to the City of Fort Collins; and 3) a tape recording of testimony provided during the hearing. In addition, the Hearing Officer received a memo following the Hearing from the Applicant's Consultant addressing some traffic concerns raised during the public hearing. The LUC, the City's Comprehensive Plan (City Plan), and the formally promulgated policies of the City are all considered part of the evidence considered by the Hearing Officer. The following is a list of those who attended the Hearing: Cameron Gloss, Current Planning Director, City of Fort Collins Luke Oldenburg, BHA Design (applicant) Dean Barber, McWhinney Enterprises (applicant) Angie Milewski, BHA Design (applicant) Jim Allen-Morly, Sear -Brown (applicant) Arleen Richardson, PVHS (applicant) Pat Throgmorton, 2502 Timberwood #80, FC Kay Long, 2512 Ridge Creek Rd., FC Don Boxley, 4900 Sawhill Dr., FC Debbie Born, 4907 Sawhill Dr., FC Lisa Nelson, 2530 Ridge Creek Rd., FC Van and Jean Bowers, 5013 Snow Mesa, FC Terry Rudd, 4901 Smallwood Ct., FC Chris Lecheminant, 2120 Timbercreek Dr. #D3, FC There were no written comments. City of Fort Collins Commun.,y Planning and Environmental Se. , ices Advance Planning Department CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE 1 ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE: PROJECT: APPLICANT: OWNER: HEARING OFFICER: PROJECT DESCRIPTION: January 6, 2004 Poudre Valley Health System — Harmony Campus, Infrastructure Project Development Plan (PDP), #32-98D BHA Design, Inc. C/o Luke Oldenburg 4803 Innovation Drive Fort Collins, CO 80525 Poudre Valley Health System 2809 E. Harmony Road, Suite 200 Fort Collins, CO 80528 Joe Frank Advance Planning Director 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. SUMMARY OF HEARING OFFICER DECISION: Approval STAFF RECOMMENDATION: Approval 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6376 FAX (970) 224-6111 • TDD (970) 224-6002 • E-mail: aplanning@fcgov.com