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HomeMy WebLinkAboutPVH HEALTH SYSTEMS, HARMONY CAMPUS, 4TH FILING, MOB (REDSTONE) - PDP - 32-98G - DECISION - FINDINGS, CONCLUSIONS & DECISIONPVHS, Medical Office Building II Type 1 Administrative Hearing Decision 8 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. io'y' 4", Peter Barnes Zoning Administrator PVHS, Medical Office Building II Type 1 Administrative Hearing Decision 7 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. 6. The proposed project development plan of Poudre Valley Health Systems — Harmony Campus, Medical Office Building II 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 Section 3.3.1 - Plat Standards. DECISION Based on the findings and conclusions, the request to construct the Medical Office Building II, as shown on the plans presented to the Hearing Officer on June 1, 2004 is approved with the following conditions: Building footprint dimensions must be shown on the Final Compliance site plan. PVHS, Medical Office Building II Type 1 Administrative Hearing Decision 6 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) — 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, in terms of the building mass, height, scale, materials and colors. The type and pattern of field brick used in the existing office building will be directly matched in the new office building. Fenestration has been designed complement the existing office building both in term of the overall pattern and type of windows and glazing. 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. PVHS, Medical Office Building II Type 1 Administrative Hearing Decision 5 a. Landscaping and Tree Protection The PDP provides significant canopy shading to reduce glare and heat build-up. Visual quality and continuity within the developments 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 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. A pedestrian connection between the public sidewalk along Harmony Road 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. Sidewalks have been extended from the existing building to the proposed building and parking areas. In addition, a temporary asphalt pedestrian path will be constructed in conjunction with the approved PVHS Harmony Campus Infrastructure PDP that will provide a direct pedestrian and bike connection to/from the Stetson Creek/Timberline Creek neighborhoods. C. Transportation Level of Service Requirements A Transportation Impact Study 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 PVHS, Medical Office Building II Type 1 Administrative Hearing Decision d 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. 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 Medical Office Building II 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, Medical Office Building II Type 1 Administrative Hearing Decision 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, and the physical connection of the new building to the existing building. 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 and the structural connection between the buildings. 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, Medical Office Builaing II Type 1 Administrative Hearing Decision 2 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 .vices 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 City of Fort Collins Zoning Administrator Poudre Valley Health System — Harmony Campus, 4th Filing, Medical Office Building II 32-98G 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, 55,509 s.f. medical office building directly east of the existing medical office building within the PVHS Harmony Campus. 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 3.570 acres in size and 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 • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020