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HomeMy WebLinkAboutPVH HARMONY CAMPUS (PHASE 1) - PDP - 32-98A - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes January 21, 1999 Page 12 Member Gavaldon commented that he would not support the project at this time because he felt that the street should be a public street and asked the city staff to log an action item that would revisit the public versus private street issue for commercial developments. Member Craig also felt this was a great project and that it would help a lot with traffic. She felt that the south campus would benefit Fort Collins. Chairperson Colton stated that he would be supporting this project and that it would be a good addition to the south side of Fort Collins. He stated that he would like to see Timberwood go in as soon as possible. The motion was approved 5-1 with Member Gavaldon voting in the negative. Project: Recommendation to City Council Regarding the Northeast Area Truck Route Project Description: Request for a recommendation to City Council concerning its preferred route alternative (location) and any other advice that the board may deem appropriate for the Northeast Area Truck Route. Hearing Testimony Written Comments and Other Evidence: John Daggett, Senior Transportation Planner and Ray Moe from Ballofet and Associates gave the staff presentation. Public Input Ron Alexander, resident of Northeast Fort Collins voiced concerns about noise and environmental impacts of the Truck Route. He also was concerned with the safety of children in the residential areas. He encouraged the Board to not endorse a truck route through a residential neighborhood. Marilyn Roberts, 231 Jefferson Street strongly urged the Board to remove the truck traffic from Jefferson Street. John Mileski, resident, encouraged a no -build solution. He felt that Jefferson would still be a truck route, only alleviating some of the interstate traffic. He felt that it should be left just as it is. Planning and Zoning Board Minutes January 21, 1999 Page 11 Mr. Bracke replied that those were being looked at. He also added that in the future there would be three lanes northbound, six lanes east and west bound. Member Craig asked when those lanes would be expanded. Mr. Bracke replied sometime between 2002 and 2015. It was not a project that was currently on the books at the moment. The timing is unsure at this time. Developers engineer reported that as part of the first phase of construction, the east bound Harmony Road will be widened sufficiently enough so the pavement will be able to be stripped for the three lanes and the bike lane in the future. As a part of the hospital project, Harmony Road, along the frontage of the property will be widened to sufficiently accommodate the ultimate condition. Timberline Road southbound, there will be the full three lane configuration with this project. Chairperson asked what phase the Timberwood connection would be put in. He asked for a commitment from the developer of when that road would be put in. Travis Messina for the developer replied that currently they have under discussion several projects that are deep into the site. It would require additional roadway access from both Snow Mesa and Timberwood and they believed that if the projects proceed, based upon their adjacencies to the roadway, they would be required to make those connections. Mr. Messina could not give a timeline. Member Gavaldon again voiced his concern regarding the private street and suggested the project be continued. Member Weitkunat recommended approval of the Poudre Valley Health Systems, Harmony Campus, Phase 1, Project Development Plan, #32-98A. She felt it met the criteria of the Land Use Code and the Harmony Corridor Plan. She felt it was consistent with the Overall Development Plan, it complies with the Standards and Guidelines. Member Carpenter seconded the motion. Member Weitkunat stated that she was delighted to see this project come through. She thought that it met some of the strong things that they were looking at in City Plan. She was fond of the campus setting and the employment areas that would utilize it. She felt that what they were addressing with regards to the private versus public street issue was parking lots. Planning and Zoning Board Minutes January 21, 1999 Page 10 Proiect Development Plan Member Gavaldon wanted to discuss the private streets versus public streets criteria. He had concerns with the new Choice Streets documents did not have criteria for private drives in this type of development. Cam McNair, Director of Engineering reviewed the issues that Choice Streets were to address. He stated that it was a package that was to reduce the impact on taxpayers on developments and other problems with the transportation system. One problem was private streets that had been built in the past in residential areas left to the homeowners to maintain. That was why that ordinance was written to address residential situations with private streets and private drives. They intentionally left out any remarks on commercial/industrial because generally private drives and commercial areas are parking lots. He stated that there is no city interest in owning and maintaining the drives that the city considers part of the parking lot of a commercial development. Mr. McNair stated that staff felt that this was consistent with all of the intentions of the city as well as the letter of the city regulations. Member Craig asked about the color of the brick of the building and would it be compatible with neighboring buildings which have dark brick. Ms. Holmes replied that beige brick is the majority of the building. The bands are white brick and the base of the building is dark red brick. Member Craig asked to see the intersection of Timberline and Harmony displayed and asked for an impression of what it is today as far as the right and left lanes and what it would be at build out of phase one and what it would be in 2002. Mr. Bracke responded that the intersection currently has single left turns all the way around, two-thru lanes in each direction. The south bound lane also has a right turn lane. The west bound lane would have a right turn lane and a bike lane. With the first phase, we are asking for double left turns all the way around, thru lanes, bike lanes and right turn lanes. Also, raised medians. Member Craig asked what was being done to get pedestrians across the double -lefts. Mr. Bracke replied that the light would provide enough time to get across, and there will be enhanced cross -walks on Timberline. Member Craig asked if there would be refuge islands. Planning and Zoning Board Minutes January 21, 1999 Page 9 also the people who spend their work day there. The campus type development focuses on the idea of a common public area and pedestrian linkages that make use of that area so that the buildings for the most part end up being focused inward rather than toward the street. Bruce Hendee, BHA Design, gave the applicant's presentation. Mr. Hendee spoke on the services provided by PVH, the services that this development would provide, the site layout and design, pedestrian circulation and parking, a look at the overall development plan and what 20 to 30 years will bring to this campus, access into the site, internal circulation, on -street bikelanes and bicycle racks, alternative transportation, setbacks and landscaping of the site. Pam Holmes, Architect for the medical office building and the ambulatory care center discussed the architecture of the buildings. Public Input Carol Burgelow, lives in Wildwood Townhomes commented that they would like the hospital to respect their two-story condominium project and not have 5-story buildings near the neighborhoods. They requested a fence between them and the hospital and perimeter lights for security. She asked that Timberwood Drive be extended as soon as possible to relieve traffic in their area. Public Input Closed Overall Development Plan Chairperson asked for information on the extension of Timberwood Drive. Eric Bracke, Transportation Department replied that the hospital would be responsible for putting in Timberwood to Snow Mesa. Staff looked into having it required in the first phase, but could not find a way to do that. It would be in the second or third phase. Member Weitkunat recommended approval of the Poudre Valley Health Systems Harmony Campus Overall Development Plan, #32-98 as it meets the criteria of the Land Use Code, all applicable standards as stated in the Code. Member Gavaldon seconded the motion. The motion was approved 6-0. Planning and Zoning Board Minutes January 21, 1999 Page 8 Staff Recommendation: Approval Hearing Testimony Written Comments, and Other Evidence: Bob Blanchard, Director of Current Planning gave the staff presentation recommending approval of both projects. Director Blanchard stated that on this project there was an interpretation by the staff that the building design standards, which are the build to lines, where the buildings are moved up to the street, did not apply in this case because of an exception that is allowed in the Land Use Code that allows an exception if the development is proposed as a "campus development". He stated that during the break, a hand-out was given to the Board of a section of the Land Use Code that was to be used in explanation. The handout highlights the additions that the Council made upon the Board's recommendation to the Building Design Standards within the Harmony Corridor. The interpretation was originally made that a "campus" development was not just applicable to industrial buildings, but infact, it was the intent of this section to deal with the uses that are permitted within the Harmony Corridor, and if in deed, the applicant proposed a campus development, that that excepted them from having to meet either the criteria that is listed in the handout in paragraph 3, or the provisions of Section 3.5.3 (b) in the General Development Standards Section. The addition was made for clarification purposes to follow what the staff felt was the actual intent of this particular criteria. By using this language tonight, it notes specifically that the following exceptions, which includes the campus development, that the following exceptions shall be permitted to this standard which deals with the industrial buildings and the requirements for them to provide primary entrances that open directly onto adjacent street walkways. In addition to that particular standard, it also permits the campus like development to be an exception to the build to lines contained in Section 3.5.3. Member Craig asked Director Blanchard to explain why staff felt that this development should go into a "campus" development. What would we be gaining by having this center campus area when we are talking about ambulatory care and medical offices which people usually drive up to. She asked who would be using this campus are and how would it function. Director Blanchard replied that the ambulatory care and medical offices are only part of the first phase. Part of the campus function deals with not only the people who visit, but Planning and Zoning Board Minutes January 21, 1999 Page 7 Member Gavaldon agreed and felt that the project should be continued to look at the one-way out access being eliminated. He felt it was a safety issue with the access being to close to Timberline Road. He also had difficulty with the double drive-thru. Member Craig stated her concern was with safety. Chairperson Colton stated that he also had concerns with the safety of the access point being too close to Timberline Road. Member Carpenter moved to continue the project to address the following issues, proximity of the exit from the drive-thru — the proximity to Timberline Road, the amount of activity that is going on within this small area, the trash, the loading dock, and the double drive-thru lane. The continuance of the project is to the February 18, 1999 PS Z Hearing. Member Gavaldon seconded the motion. Chairperson Colton asked for any public input. There was none. The motion was approved 6-0. Project: Poudre Valley Health Systems, Harmony Campus, Overall Development Plan, #32-98 Poudre Valley Health Systems, Harmony Campus, Phase 1, Project Development Plan, #32-98A. Project Description: 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. Request for 128,000 s.f. of medical offices and an 86,000 s.f. ambulatory care facility in the Harmony Corridor. The site is 25.6 acres in size and located at the southeast corner of Timberline Road and Harmony Road.