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HomeMy WebLinkAboutPVH HEALTH SYSTEMS, HARMONY CAMPUS, 3RD FILING, PRIMARY CARE PLAZA - PDP - 32-98E - DECISION - FINDINGS, CONCLUSIONS & DECISIONPVHS, Primary Care Plaza Type 1 Administrative Hearing 8 6. The proposed Project Development Plan of Poudre Valley Health Systems — Harmony Campus, Primary Care Plaza contains a permitted use in the H-C, Harmony Corridor District. 7. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code, including the parking standards of Section 3.2.2(K)(2) where alternative compliance to the standard is warranted. 8. The proposed parking ratio of 5.87 spaces per 1000 s.f. of floor area is justified by the parking analysis and alternative compliance parking proposal submitted with the Project Development Plan. DECISION Based on the findings and conclusions, the request to construct the Primary Care Plaza, as shown on the plans presented to the Hearing Officer on June 1, 2004 is approved with the following conditions: The Final Compliance site plan must be submitted on 24" x 36" size mylar, and show building footprint dimensions, parking dimensions, distances to lot lines, bike parking, handicap parking and other pertinent dimensions and details. 2. Sign locations must not appear on the Final Compliance site plan. Dated this 3rd day of June, 2004, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. At. /3 QMr f Peter Barnes Zoning Administrator PVHS, Primary Care Plaza Type 1 Administrative Hearing 7 An easement has been dedicated for drainage, access and utilities, and existing easements have been retained in order to serve the area being platted. These easements meet the City's design standards. e. Building Standards The proposed building design is compatible with the established architectural character of the PVHS campus. The building has a defined base, middle and top treatment and uses a brick veneer of similar type as the existing PVHS Harmony Campus office building. 6. Neighborhood Information Meeting Pursuant to Section 2.2.2(B), a neighborhood information meeting is not required with this application; however, the applicant voluntarily conducted a neighborhood meeting on April 7, 2004 to discuss the proposed project and other anticipated phases of the PVHS Harmony Campus. FINDINGS, CONCLUSIONS AND DECISION FINDINGS AND CONCLUSIONS After reviewing the staff report and the record of the public hearing, the Hearing Officer makes the following findings 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 is consistent with the Poudre Valley Health Systems — Harmony Campus Infrastructure Project Development Plan. 4. The Project Development Plan complies with the Harmony Corridor Design Standards and Guidelines. 5. 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. PVHS, Primary Care Plaza Type 1 Administrative Hearing 6 2. The proposed parking does not detract from the continuity, connectivity, and convenient proximity for pedestrians between or existing uses in the vicinity: 3. Visual and aesthetic impacts have been minimized by wrapping the parking area around the south side of the building; 4. There is not physical impact on any alternate mode facilities, 5. It creates no detrimental impact on any natural areas or features; and 6. Disabled parking ratios are maintained; C. Transportation Level of Service Requirements A Transportation Impact Study (attached) analyzed the Project's impact on 3 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; and - Timberline Road and the main project entrance at Timberwood Drive; The study indicated that, with anticipated future improvements, all intersections affected by this PDP would continue to operate at acceptable levels. d. Subdivision Requirements 1. Plat Standards [3.3.1 ] —As required, the general layout of the lot, utilities, drainage facilities, and other services within the proposed development are designed in a way that enhances an interconnected circulation and utility system within the PVHS Harmony Campus. 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 over the PVHS Harmony Campus. As future phases develop within the campus, the size and design details to accommodate all on -site flows, including flows upstream, passing through the existing drainage channel, will be addressed. 3. Public Sites, Reservations and Dedications Section [3.3.1](C) — PVHS, Primary Care Plaza Type 1 Administrative Hearing a. Landscaping and Tree Protection The PDP provides significant canopy shading to reduce glare and heat build-up. Visual quality and continuity within the development is addressed by provision of full tree stocking along the building perimeter and within the adjacent parking area. All applicable landscape design standards of Article 3 have been met. b. Access Circulation and Parking 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. A pedestrian connection between the public sidewalk along Snow Mesa Drive and the building entrance has been provided through two parallel 6 foot -wide walkways and special crosswalk pavings that connect the walkways with the building entry. Ramps and enhanced corner and mid -block pedestrian crossings are provided along the adjacent Snow Mesa Drive to ensure direct pedestrian connections from the Primary Care building and medical office buildings to the west. Detached sidewalks will be constructed along Snow Mesa and the private drive; paved walkways will be provided that connect directly to the building entry. In addition, a temporary asphalt pedestrian path will be constructed in conjunction with the approved PVHS Harmony Campus Infrastructure PDP, extending south of the project site, providing a direct pedestrian and bike connection to/from the Stetson Creek/Timberline Creek neighborhoods. The applicant has submitted a request for alternative compliance to the parking ratio standards set forth in Section 3.2.2(K)(2)(a) of the Land Use Code. The applicant requests a ratio of 5.87 spaces per 1,000 s.f. of floor area where a maximum of 4.5 parking spaces per 1,000 s.f. of floor area is permitted (see attached request). The purpose of this LUC section is to permit off-street parking that is adequate, but not in excess of the users' needs. Staff concurs with the applicant's analysis that medical offices of this type generate substantially greater demand for off-street parking considering the volume of patients per provider and the amount of "wait -time" or staging of patients. Specifically, staff supports alternative compliance to the parking standards based on the following: 1. The proposed parking is not in excess of the users' needs; PVHS, Primary Care Plaza Type 1 Administrative Hearing 4 PDP governing supporting public infrastructure for the Harmony Campus was approved on January 14, 2004. 2. Article 2 - Administration The Project Development Plan, including the 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 is located entirely within the land area defined by the Poudre Valley Health Systems — Harmony Campus ODP. Uses associated with the proposed building are consistent with those listed on the approved 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 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 buildings. The Primary Care Plaza PDP continues the campus -style layout defined in the original master plan, therefore, the building location and tract/block 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: PVHS, Primary Care Plaza Type 1 Administrative Hearing Written Comments: None Community Concerns: Mr. Moss and Mr. and Mrs. Bowers inquired about when the landscaping would be installed and had general questions about access and pedestrian and vehicular connections. Applicant Response: Members of the applicant's team explained the landscaping would be phased and gave an overview of pedestrian and vehicular connections and circulation. EXECUTIVE SUMMARY The proposed PDP is consistent with the approved Poudre Valley Health Systems — Harmony Campus Overall Development Plan (ODP) and recently approved Infrastructure Project Development Plan. 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. 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; 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 and the Infrastructure PVHS, Primary Care Plaza Type 1 Administrative Hearing 7 HEARING OFFICER DECISION: Approval with conditions ZONING DISTRICT: H-C, Harmony Corridor NOTICE OF PUBLIC HEARING: Notice of public hearing was made on May 18, 2004 by mailing to affected property owners. The public hearing was advertised in the Coloradoan on May 25, 2004. PUBLIC HEARING After reviewing the Staff Report and recommendation, a public hearing was held on the subject application at 4:00 PM on June 1, 2004. The hearing was held in Conference Room A at 281 North College, Fort Collins, Colorado. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The following is a list of those who attended the meeting: From the City: Cameron Gloss, Current Planning Department Dave Stringer, City Engineering Department From the applicant: Angela Milewski Luke Oldenburg Wendy Churchill Matt Delich Jim Allen -Morley Peter Cokley From the Community: Jim Moss, Wildwood HOA Mr. & Mrs. R. Van Bowers, 5013 Snow Mesa Dr. City of Fort Collins Commu._.y Planning and Environmental rvices Current Planning CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION HEARING OFFICER: PROJECT NAME: CASE NUMBER: APPLICANT: PROJECT DESCRIPTION: Peter Barnes Zoning Administrator Poudre Valley Health System — Harmony Campus, 3rd Filing, Primary Care Plaza 32-98E BHA Design, Inc. c/o Luke Oldenburg 4803 Innovation Drive Fort Collins, CO 80525 This is a request for a Project Development Plan to construct a 2-story, 26,753 s.f. primary care medical office building near the southeast corner of Snow Mesa Drive and Harmony Road. The subdivision plat included with this application creates a new block and lot to accommodate the proposed building and associated parking field and dedicates easements necessary to serve the building. The lot is 2.733 acres in size and located within the PVHS Harmony Campus generally located at the southeast corner of Timberline Road and Harmony Road. The property is zoned HC — Harmony Corridor. SUMMARY OF RECOMMENDATION AND DECISION: STAFF RECOMMENDATION: Approval 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020