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Home My WebLink AboutPVH HEALTH SYSTEMS, HARMONY CAMPUS - ODP - 32-98 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSGENERAL NOTES VICINITY MAP LEG, -.I. DESCRIPTION IM JL Ml4 s .IC,4wGN/ uwlw lG»w. ,K.n.N41. [uwOWL •YYM YM ,K41. •.1pw/. ua.rxWgxlrY.LMPLN/. NNMNIUL IW./N NGIC IWIYJINI r.OLultO /. M M1YrN w OIw /O.tll NLL B/ i�nNYtB W ULNLP.[NI IG I'GItNIrYlf K.KN rV V, M.IlgritMaY WLt\ IW YKY CL+CI NrWro.O,tt YYItx»YI LWw. w YYKWI/U YL 11w YrwNl r»Gsrn/ nB Lw N/t Pxcno w 1NY nY YW B.No IIrrY ry rr Iw Y 4WM/ GGUM LM I,K pN,VwMI/ P M,t U NIIY MNMN. rr.Yl Iw /UYCY �/I�rulltUrGM.OfWrIKYNMeYIY YtluI M Hti, vM M 10 W. Wlu YTrtiv4 Ce 1.! fire6ul M1.rw GylClOq GUYYi WIY YYxIY.s L+/ur P Y! AYBGI ..LP .' I.. IMP .T •MLnY' I/P pt.tLMral nM.w.rO/» tNYGI .I IY irw n.p,rnl/ unL Y r�V WtY Y YW4VY N. /,YrOr nrW YI.CNr. lw.No/ �iwv`wo �i �.i ra�cwc o/iYI:K.n'�'P � wlitl.�w�imorl • •uwl r Ynw/wi o rni :Yui eiuri wrwK.Gllw se4i o`�r.sl�.ra°o u.v WriLi/ rGwY4ro Io Ywlcal«nr. wi.ox.W. W/rtPw Ww YKW nN MN. 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UVEItALL llEVELUYMBNT PLAN POUDRE VALLEY HEALTH SYSTEM ll A ltt M O rq,*�VC A M In U S N II G G'1' I U Y I DULY 1998 BLVISLD DI:f:IMBLMBLI/ I No Text �!�nd' G_�.-� Poudre Valley Health Systems - Harmony Campus, Overall Development Plan, #32-98 January 21, 1999 P & Z Meeting Page 6 e fZ. Section 2.3.2 (H)(7) — Drainage Master Plan This criteria requires an ODP to be consistent with the appropriate Drainage Basin Master Plan. This property is located in the McClellands Drainage Basin. All criteria and constraints of the Drainage Basin Master Plan were utilized in the preparation of the overall drainage report. D. Section 2.3.2 (H)(8) — Application of Housing Density and Mix of Uses Calculations This criteria requires that any standards in the Code relating to housing density and mix of uses will be applied over the entire ODP, not on each individual Project Development Plan (PDP) review. This criteria will be met during the review of PDP submittals. FINDINGS OF FACT/CONCLUSIONS: In reviewing the Poudre Valley Health Systems — Harmony Campus Overall Development Plan, staff makes the following findings of fact and conclusions: 1. The ODP was reviewed and evaluated against the criteria of the Land Use Code. 2. The ODP meets all applicable criteria and standards required for the review of Overall Development Plans. RECOMMENDATION: Staff recommend approval of the Poudre Valley Health Systems — Harmony Campus Overall Development Plan, #32-98. Poudre Valley Health Systems - Harmony Campus, Overall Development Plan, #32-98 January 21, 1999 P & Z Meeting Page 5 County Road 9 and Harmony Road as well as the schools and park located at Timberwood Drive and Corbett Drive. 4. All development plans shall incorporate and continue all sub -arterial streets stubbed to the boundary of the development plan by previously approved plans or existing development. All development plans shall provide for future public street connections to adjacent developable parcels by providing a local street connection spaced at intervals not to exceed 660 feet along each development plan boundary that abuts potentially developable or redevelopable land. In addition to the extension of Timberwood Drive, the ODP commits to extending Snow Mesa Drive from the south north to Harmony Road. This provides for the extension of all roads that have been stubbed to the property boundaries. Additional automobile connections are prohibited by the existing development patterns to the east and south. However, potential pedestrian and bicycle connections are indicated where feasible. A. Section 2.3.2 (H)(5) — Transportation Connections to Adjoining Properties This criteria requires an ODP to provide for the location of transportation connections to adjoining properties to ensure connectivity into and through the ODP site from neighboring properties for vehicular, pedestrian and bicycle movement. As noted in Section D, the extension of Timberwood Drive and Snow Mesa Drive will provide this connectivity. Both of these roads will be designed with sidewalks and bike lanes to provide for pedestrians and bicycles as well as the automobile. Also as noted before, additional bicycle and pedestrian connections are provided where feasible. B. Section 2.3.2 (H)(6) — Natural Features This criteria requires an ODP to indicate the location and size of all natural areas and features within its boundaries and shall indicate the applicant's estimate of the limits of development and natural area buffer zones. There are no natural areas located on this property. This criteria is not applicable. Poudre Valley Health Systems - Harmony Campus, Overall Development Plan, #32-98 January 21, 1999 P & Z Meeting Page 4 1. Potentially signalized, full -movement intersection of collector or local streets with arterial streets must be provided at least every 1,320 feet (1/4 mile) along arterial streets. However, the State Highway Access Control Code or specific access control plan will determine the location of collector, connector or local street intersections with State highways. The ODP provides a potentially signalized intersection along Timberline Road within 900 feet of the intersection with Harmony Road. This intersection aligns with the proposed intersection for the Harmony Village PUD on the west side of Timberline Road. All intersections along Harmony Road are subject to the approval of the Colorado Department of Transportation (CDOT). 2. Additional non -signalized, potentially limited movement collector or local street intersections with arterial streets shall be spaced at intervals not to exceed 660 feet between full movement collector or local street intersections. Because of the siting of the full -movement intersection along Timberline Road within 900 feet of the Harmony Road intersection, compliance with this criteria is precluded. As before, all proposed intersections along Harmony Road are subject to approval by CDOT. 3. All development plans shall contribute to developing a local street system that will allow access to and from the proposed development, as well as access to all existing and future development within the same section mile as the proposed development, from at least three arterial streets upon development of remaining parcels within the section mile, unless rendered infeasible by unusual topographic features, existing development or a natural area or feature. Additionally, the local street system must allow multi -modal access and multiple routes from each development to existing or planned neighborhood centers, parks and schools without requiring the use of arterial streets. This ODP commits to the extension of Timberwood Drive through the site which will connect this development to the all developments to the east that can be reached by accessing Timberwood Drive. This results in the ability to access the ODP site from three arterials: Harmony Road (directly), Timberline Road (directly) and County Road 9 (via Timberwood Drive). This extension also provides access to the planned commercial center at the southwest corner of Poudre Valley Health Systems - Harmony Campus, Overall Development Plan, #32-98 January 21, 1999 P & Z Meeting Page 3 This property is located in the HC — Harmony Corridor zone district. This criteria does not apply. C. Section 2.3.2 (H)(3) — Contiguity Requirements of the Compact Urban Growth Standards This criteria requires an ODP to conform to the contiguity requirements of the Compact Urban Growth Standards. This requires that at least 1/6 of the proposed development's boundaries must be contiguous to existing urban development within either the City or unincorporated Larimer County within the Urban Growth Area. Existing urban development is defined as industrial uses; commercial/retail uses; institutional/civic/public uses; or residential uses having an overall minimum density of at least one unit per acre; and provided that all engineering improvements for such development are completed. This site is directly north of the Timberwood PUD which has a residential density of greater than 3 units per acre. It is west of the Mountain Crest Hospital and Wildwood Townhomes, which are developed at approximately 10 units per acre. To the north, across Harmony Road, is the Harmony School. D. Section 2.3.2 (H)(4) — Master Street Plan and Street Pattern and Connectivity Standards This criteria requires an ODP to conform to the Master Street Plan requirements and the street pattern/connectivity standards both within and adjacent to the boundaries of the plan. 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 ODP recognizes these designations and provides for the 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. The purpose of the street pattern and connectivity standards is to ensure that the local street system is well designed with regard to safety, efficiency and convenience for automobile, bicycle, pedestrian and transit modes of travel. There are four specific requirements that must be met to meet the ODP criteria: Poudre Valley Health Systems - Harmony Campus, Overall Development Plan, #32-98 January 21, 1999 P & Z Meeting Page 2 COMMENTS: 1. 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; Vacant, Proposed Harmony Center PUD The property was annexed in February, 1986 as part of the South Harmony Annexation. 2. Land Use Code Section 2.3.2 (H) of the Land Use Code identifies eight possible criteria for reviewing Overall Development Plans. An ODP must comply with all applicable criteria or request a modification. A. Section 2.3.2 (H)(1) — Permitted Uses and District Standards This criteria requires the ODP to be consistent with the permitted uses and applicable zone district standards of all zone districts contained within the boundaries of the ODP and to be consistent with any applicable general development standards. The site is located in the HC — Harmony Corridor Zone District. The uses proposed for the Poudre Valley Health Systems, Harmony Campus include a hospital, professional offices, medical clinics, nursing homes, independent living facilities and associated related support facilities. These uses are all permitted in the Harmony Corridor zone district. All district and general development standards that are appropriate at the ODP review stage have been complied with. B. Section 2.3.2 (H)(2) — Residential Densities This criteria requires an ODP located within the LMN and MMN zoning districts to be consistent with the residential density ranges of those districts. ITEM NO. R MEETING DATE 1/21/99 STAFF Bub Blanchard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Poudre Valley Health Systems — Harmony Campus, Overall Development Plan, #32-98 APPLICANT: 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 PROJECT DESCRIPTION: This is a request for an Overall Development Plan for a mixed use medical campus located in the Harmony Corridor. The site is 95 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: This ODP is evaluated by the criteria contained in the Land Use Code. The land uses proposed within the ODP are permitted in the HC — Harmony Corridor Zone District. The ODP complies with all applicable standards of the Land Use Code. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT