HomeMy WebLinkAboutBANNER HEALTH MEDICAL CAMPUS - PDP - PDP130003 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESStatement of Planning Objectives Page 1 of 11
Statement of Planning Objectives
Banner Health Medical Campus
January 23, 2013
This project is unique for Banner Health and integrates the inpatient and outpatient
environment like no other facility in the system. The ultimate project is a 294,000 square foot,
192 bed hospital and a 30,000 square foot, 12 physician specialty outpatient Health Center.
With these services combined into one facility, patients will be provided the benefits of shared
resources, increased efficiency and a familiar environment to receive a majority of their
healthcare needs. An independent 40,000 square foot outpatient building will allow for
future growth and support the hospital with additional physician services that will compliment
this campus. With incremental growth that is flexible, this facility will be able to keep up with
emerging healthcare trends and remain a state-of-the-art facility for years to come.
Architecture
The Banner Harmony Medical Center is a small campus hospital that will provide inpatient
and outpatient services to the community. There are two buildings on the campus served by
three parking areas. The larger of the two buildings is a 294,000sf hospital comprised of a
clinic, inpatient beds, diagnostics and treatment, as well as an emergency department. The
hospital varies in height from the one-story clinic on the west, to the 3-story bed tower on the
east side. Each floor level is 18’-0” (finished floor to finished floor), with parapets ranging in
height from 1’-0” to 6’-0” to help conceal rooftop equipment. A two-story medical office
building sits at the south west corner of the site, which constitutes 40,000 sf.
The campus buildings use specific materials and shapes to form a unique design language
inspired by the views from the site. Masonry walls are stacked and layered in a planar form to
mimic the panorama of the Rocky Mountains. These walls are built with various sizes, finishes
and colors of masonry block to give the surface a distinct textural quality, yet make it feel
homogenous similar to a piece of stone. These walls are sometimes interrupted by cascading
curtain wall windows, slipping between the masonry much like snowmelt through the
mountains. The public entrances to the building are marked by heavy Loveland buff sandstone
masses which are scaled appropriately to the pedestrian. These entrances to the hospital and
to the emergency department face north towards Harmony Road allowing a clear sightline to
the front doors. Metal panel is also used throughout the buildings as a supporting material, as
well as EIFS and various glazing conditions.
(i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan.
The proposed project is consistent with the City’s Comprehensive Plan as per the following
The Banner Health Medical Campus is being developed as part of the Harmony
Technology Park ODP. The project will comply with the city code and the
requirements set forth in the ODP. The land use is a primary use in the Harmony
Corridor zone district. Bicycle and pedestrian access as well as connectivity to the rest
of the Harmony Technology Park sites are integral to the proposed design.
The Harmony Corridor District is intended to implement the design concepts and land
use vision of the Harmony Corridor Plan -- that of creating an attractive and complete
mixed-use area with a major employment base. The Banner Health Medical Campus
will be a major employer in for the Fort Collins community.
Statement of Planning Objectives Page 2 of 11
The Harmony Corridor zone allows for Institutional/Civic/Public Uses including
Hospitals and Commercial/Retail Uses including Clinics subject to administrative
review
The Harmony Corridor zone allow for Accessory/Miscellaneous Uses including
helistops subject to Planning and Zoning Board review.
(ii) Description of proposed open space, wetlands, natural habitats and features, landscaping,
circulation, transition areas, and associated buffering on site and in the general vicinity of the
project.
Open Space:
The site includes a substantial landscaped buffer area along the north boundary of the
property which ties into a large detention basin. Another large detention basin is
located at the south east corner of the site providing a substantial landscape buffer
and open space.
Buffering:
Buffering is indicated to screen parking and service areas from adjacent properties.
These properties are also anticipated to develop as similar
manufacturing/office/manufacturing uses as well as some secondary uses.
Landscaping:
Appropriate landscaping will be installed at the building entrances, adjacent to
parking areas and at building perimeters.
Circulation:
A key feature of the site design is an interior loop road that provides necessary
circulation around the site for users and security. The site will be primarily accessed
from Lady Moon Drive with additional access to the south from Le Fever Drive and to
the east from Cinquefoil Lane. The west and south access points serve as primary
access points to the site. A separate service drive along Cinquefoil Lane will
accommodate truck access to the service docks on the east side of the building. The
east access points serve as secondary access and emergency vehicle access.
Accessible parking spaces are shown distributed between primary building access
points. Pedestrian access is provided from parking areas to building entrances, and
transit stops as well as circulation around the site.
Wetlands and Natural Areas:
There are no wetlands or natural areas on the site.
(iii) Statement of proposed ownership and maintenance of public and private open space
areas; applicant's intentions with regard to future ownership of all or portions of the project
development plan.
Banner Health will own and maintain 27.88 acres bounded by Harmony Road to the
north, Cinquefoil Lane to the east, Le Fever Drive to the south and Lady Moon Drive
to the west. Maintenance will be completed by contracted services for landscape
maintenance and roadway maintenance. Snow removal will be completed by Banner
Health employees.
Statement of Planning Objectives Page 3 of 11
Banner Health will own and develop the entire 27.867 acre site and does not intend
to sell off portions of the site.
(iv) Estimate of number of employees for business, commercial, and industrial uses.
Phase 1 of the development incorporates approximately 163,300 square feet in three
connected building masses. Approximately 130 Banner Health staff members will be
employed at the hospital during Phase 1.
At the completion of the final build out, approximately 714 Banner Health staff will be
employed on this campus.
(v) Description of rationale behind the assumptions and choices made by the applicant.
This project will comply with applicable city standards.
(vi) The applicant shall submit as evidence of successful completion of the applicable criteria,
the completed documents pursuant to these regulations for each proposed use. The Planning
Director may require, or the applicant may choose to submit, evidence that is beyond what is
required in that section. Any variance from the criteria shall be described.
There are no variances being requested at this time.
(vii) Narrative description of how conflicts between land uses or disturbances to wetlands,
natural habitats and features and or wildlife are being avoided to the maximum extent feasible
or are mitigated.
There are no wetlands or natural areas on the site.
(viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if
a meeting has been held.
A neighborhood meeting was held on Nov. 26, 2012.
Answers to Neighborhood meeting questions and subsequent letters to the city:
1. Ambulance Traffic:
Q: Does Banner have its own ambulances or contract this service?
A: Banner Health owns and operates Banner North Colorado Paramedic
Service.
Q: How will PVH vs. Banner emergency response be determined?
A: Emergency responses to calls for service in Larimer County are routed
through the 911 System in Fort Collins to the Public Safety Answering Point
(PSAP) closest to the call’s origin. The PSAP receiving the call will dispatch
the appropriate and closest responders to the emergency.
Q: How do ambulance drivers decide their route? Is there a map screen
as with fire engines?
A: Banner Health ambulances have computers mounted in the vehicle
providing GPS guided routing. Spillman Technologies is our Computer
Aided Dispatch (CAD) service provider for computerized mapping that
provides the fastest, least obstructed route to emergencies.
Q: Can ambulance drivers deviate from prevailing traffic regulations (i.e.,
stop signs, speed limits)?
A: The Colorado Model Traffic Code applies to the operation of
Statement of Planning Objectives Page 4 of 11
ambulances. Section 108 describes the rules that apply to emergency
response. Safe operation is the priority to ambulance response to and
from calls for services at all times. However, Banner Health has strict
policies for ambulance operations that are often more stringent than State
requirements.
Our policies require the following:
Employees receive driver training during their initial employment
training.
Employees must pass motor vehicle record checks on an annual
basis.
Ambulance operators are not permitted to exceed the posted
speed limit by more than 10 mph.
Ambulance operators are required to approach all controlled
intersections and “Slow, Stop and Clear.” This means that
ambulances will slow down when approaching intersections, stop
as necessary to verify that there are no vehicles approaching the
intersection and proceed through the intersection only when it is
safe.
If an ambulance is forced to drive in an on-coming lane of traffic,
the maximum speed is 20 mph.
When operating in a school zone, ambulances will follow all
posted speed limits, stop signs and crossing guards.
Q: What would be the circumstances under which an ambulance would
be using a neighborhood street?
A: An ambulance will drive through a neighborhood in two cases only.
1. There is an emergency in that neighborhood.
2. There are unusual circumstances where all major arterial streets
are closed off, such as an accident, water main break, or some
other condition where there is no other option but to drive through
a neighborhood. This would be an extremely rare occurrence.
Please be aware that ambulances avoid driving through neighborhoods as
much as possible. This is due to the following:
1. The goal of the ambulance is to get to the patient or hospital as
fast and safely as possible. Neighborhoods generally have slower
speed limits than arterial streets and contain school zones, speed
bumps and pedestrians, all of which will slow down response times
to and from the calls for service. In southeast Fort Collins,
ambulances will drive primarily on I-25, Harmony Road, Zeigler
Road, HWY 287 and Frontage Road.
2. Ambulances are equipped with Opticom transmitters that change
traffic lights on arterial streets in their favor. This provides for a
safe, smooth and rapid transport that can only be provided on
arterial streets.
Statement of Planning Objectives Page 5 of 11
Q: What is the expected frequency of ambulance arrivals and anticipated
approach distribution?
A: Assuming that this question is in reference to the number of
ambulances coming in from Harmony Road vs. from Cinquefoil Lane or
Lady Moon Drive from the south, unless an ambulance is responding to an
emergency in the neighborhoods to the south of Harmony Road and east
of Ziegler Road, we do not anticipate any ambulances approaching the
hospital from the area directly to the south of the medical center.
Therefore, practically all ambulance traffic is anticipated to come from
Harmony Road.
A response to the question below regarding trauma center level
designations states that ambulances will likely take patients to other
medical centers with higher level trauma center designations. It is difficult
to estimate the number of ambulances that will transport patients to the
Harmony Road medical center. We anticipate that it will be minimal due
to the trauma level designation. However, Banner Ironwood Medical
Center (BIMC) in San Tan Valley, AZ is a 36 bed Level 3 trauma center in
a community of approximately 120,000 people. An average of 8 patients
are transported by ambulance to the Emergency Department at BIMC
each day. Based on this data, we would estimate that approximately 2-4
patients would be transported to the Harmony Road medical center per
day since Poudre Valley Hospital will also receive patients throughout the
day.
It is also difficult to estimate the number of ambulances that will transport
patients to other medical centers. BIMC transports an average of 8
patients per day to other medical centers. Based on this data, we
anticipate that ambulances will be transporting 2-4 patients per day to
other medical centers. All transports to other medical centers will take
Harmony Road to I-25 then down to Loveland, Greeley or the Denver
metro area.
Q: Also include any other information from Banner to explain the operations
and impacts from ambulance service associated with the proposed Banner
facility.
A: Please remember that the staff members who operate ambulances are
healthcare workers whose goal is to safely tend to sick or injured people. They
operate the ambulance in a manner to ensure the safety of patients in the
ambulance as well as the public around them. They will not endanger the
general public when responding to routine or emergency calls or when
transporting a patient to a hospital.
Despite having an Opticom transmitter that will change traffic lights in the
favor of the responding emergency vehicle, Banner Health staff will still slow
down at intersections to ensure a safe clearance through the intersection
(Slow, Stop and Clear, as stated above). Additional emergency vehicles from
police or fire agencies may also be responding to the same emergency, so all
emergency vehicles will approach intersections and “Slow, Stop and Clear” to
ensure that no other emergency vehicles are crossing the intersection at the
same time.
Statement of Planning Objectives Page 6 of 11
Ambulances are not operated in such a manner that will cause discomfort to
the patient(s) being transported. A patient in the back of an ambulance may
be sensitive to sudden jarring movements due to injuries or illness.
Ambulances that aggressively accelerate and/or decelerate could be
detrimental to a patient’s condition. Therefore, unless a patient’s condition is
life threatening, rarely will an ambulance respond or transport using their
lights and sirens. Instead, an ambulance will be operated no differently from
the safe operation of a personal vehicle.
At Banner North Colorado Medical Center in Greeley, there are private
residences directly across the street from the hospital. Being a Level 2 trauma
center, ambulances bring patients to the emergency department several
hundred times a week throughout the year. Quite often, ambulances will
access the emergency department by driving down 15th Street where there are
numerous private residences, Heath Middle School and Greeley Central High
School. To be good stewards of our neighborhood and to provide a safe and
quiet environment for our neighbors, ambulances turn off their lights and
sirens approximately 1/2 mile from the hospital.
Should ambulances have to drive through the neighborhoods south of the
proposed Harmony Road medical center, Banner Health will designate a zone
where ambulance operators will be required to turn off lights and sirens and
obey all traffic laws. We are sensitive to this issue and strive to be a good
neighbor at all times.
All Banner Health ambulances have forward- and rear-facing cameras.
Should an ambulance be involved in an accident or receive a complaint, the
Directors and Administrators will review recordings and act accordingly. Any
employee who operates the ambulance with disregard for safety or is found to
be in violation of State of Colorado Model Traffic Code and/or departmental
policy will be subjected to applicable fines from law enforcement including
disciplinary action up to and including their termination.
2. Helicopters:
Q: Will there be a permanent helicopter station with helicopter at the
proposed facility?
A: There will be a permanent “helistop” built at the Harmony Road
medical center along the Harmony Road frontage. This helistop will be an
80’ x 80’ concrete pad surrounded by approximately 40’ of landscaping
built at grade level. There will not be a heliport, hangar or any other
building or facilities to support the helicopter at this medical center.
Helicopter medical transport aircraft are permitted only to land at helistops
for limited periods of time to pick up or drop off patients. Refueling,
parking and maintenance is not permitted at helistops.
Q: Will helicopter service be picking-up and/or delivering patients?
A: We anticipate that the helicopters will be used exclusively to transfer
patients to higher level trauma centers or other regional medical facilities
as required.
Statement of Planning Objectives Page 7 of 11
Q: What is Banner's "trauma care" classification, and what does this
mean?
A: In Colorado, trauma centers are rated by levels ranging from Level 1
through Level 4, with Level 1 providing the highest level of emergency care
and Level 4 being the lowest level of emergency care. These designation
levels are earned by meeting specific requirements defined by The
American College of Surgeons. A quick description of each level as
defined by The American College of Surgeons is attached to this
document (Exhibit 1).
The Harmony Road Fort Collins facility is anticipated to be a Level 3 or
Level 4 trauma Center. Because of this trauma level, it is anticipated that
most ambulances responding to emergencies will not bring patients to this
facility. Emergency cases will likely go to Medical Center of the Rockies or
North Colorado Medical Center. And, all patients picked up at an
emergency by helicopter will be taken to Level 1 or 2 trauma centers
instead of the Banner Health Fort Collins facility.
Q: How is the helicopter route determined?
A: There are two different “zones” where helicopter routes are prescribed.
First, the route that helicopters follow as they approach or depart from a
landing is called Final Approach and Take Off (FATO). Second, when the
helicopter is 500’ above ground level and higher where helicopters are in
FAA regulated airspace and restricted to designated flight paths as
approved per the FAA AC No. 150/5390-2C Section 4, Ground-Level
Hospital Heliport Notice of Landing Area Proposal submitted flight path.
The FATO for the Harmony Road Medical Center will generally involve the
following:
Helicopters will fly into the wind. In Fort Collins, the prevailing
winds come from the northwest direction.
During Take Off, the helicopter will travel northwest from the
helistop towards Harmony Road and Lady Moon Drive. After
reaching a ground level above 500’the helicopter will turn to fly
over Harmony Road.
During Final Approach, the helicopter will fly over Harmony Road
and then when the helicopter reaches 500’ above ground level,
approach the helistop from the southeast.
See the following map showing the approximate approach and
departure routes for this facility (Exhibit 2).
When the helicopter is 500 or more feet above ground level, it must follow
a prescribed flight pattern. In populated areas like Fort Collins, the
prescribed flight pattern is to fly over industrial corridors. In this area,
helicopters will fly over I-25, Harmony Road and HWY 287. They avoid
flying over high-density areas like residential developments, schools,
churches, commercial areas, sensitive ecological areas, etc.
Statement of Planning Objectives Page 8 of 11
Q: What FAA approvals are required?
A: Notice of Landing Area Proposal is required to be filed with the FAA for
approval of the hospital helistop flight path, FATO and the Touchdown
and Lift-Off area. A primary and secondary FATO will be filed with the
FAA. The secondary FATO is required if wind direction shifts dramatically.
The FATO will be aligned with the predominant wind direction to avoid
downwind operations and minimize crosswind operations. To accomplish
this, the helistop will have more than one approach/departure path.
Based on the approach/departure paths on the assessment of the
prevailing winds, a secondary FATO will be provided at least 135 degrees
from the primary FATO.
Banner Health medical centers helistops are developed to FAA hospital
design guidelines and standards to provide the maximum safety to all
patients, air emergency transport service providers and emergency medical
service personnel.
Q: Any distance requirements from neighborhoods, schools, etc.?
A: There are no required distances away from neighborhoods or schools.
However, all helicopter operators realize that air traffic can be disruptive
and undesirable in high-density areas. Therefore, the Banner Health Med-
Evac program, as well as most other emergency air transport providers in
the State of Colorado, voluntarily participates in the “Fly Neighborly”
program. As participants in this program, Med-Evac will develop flight
patterns and FATO routes that are published and distributed to all other
helicopter operators. All helicopters must follow the published flight
pattern and FATOs when landing at the proposed Harmony Road medical
center.
Banner Health has not yet filed with the FAA or submitted plans to Fly
Neighborly. But, when these documents are filed, helicopters will be
directed to approach the hospital from Harmony Road and, as stated
previously, fly clear of the high-density areas, including the residential
developments and schools in the area.
Q: Frequency of helicopters?
A: This is difficult to estimate. However, at Banner North Colorado
Emergency Care in Greeley, we have had two helicopter transports out of
the facility from August 1, 2012 to December 1, 2012. At McKee
Medical Center and Banner Ironwood Medical Center an average of 1-2
patients per week is helicopter transported from each of those medical
centers to other medical centers. Based on this data, our best estimate
would be that the Harmony Road medical center would helicopter
transport 0-1 patient per week to other medical centers. We do not
anticipate any helicopter transport of patients in to this medical center.
Q: Also include any other information from Banner to explain the
operations and impacts from helicopters to the surrounding
neighborhoods.
Statement of Planning Objectives Page 9 of 11
A: The helistop at the proposed Harmony Road medical center facility has
been intentionally located on the north side of the campus in proximity to
Harmony Road. This placement will result in the most direct flight path for
the helicopter from the prescribed flight pattern and keeps the helicopter
as far away from the neighborhoods and schools as possible.
3. Toxic Waste:
Q: What are Banner's procedures regarding the storage and disposal of
any toxic waste?
A: RMW is “bio-hazardous” waste that includes used bandages, dressings,
sharps (needles), blood, lab cultures, and tissue from pathology. By State
of Colorado regulation [25-15-401 CRS], the hospital (as a generator) is
held accountable for the proper destruction/disposal of all RMW. The
disposal of RMW is regulated and enforced by the State of Colorado.
Banner Health complies with all State regulations related to the internal
facility collection and storage of RMW and the external disposal of RMW
generated materials through the use of licensed RMW disposal vendors.
There are no federal regulations or enforcement.
Per the Facilities Guidelines Institute (FGI), Soiled Utility Rooms are
required in every patient wing, clinic and other appropriate departments
(surgery, lab, etc). At Banner Health, all Soiled Utility Rooms are locked
and accessible to staff only with appropriate security clearance via card
access security system.
Banner Health staff picks up RMW from Soiled Utility Rooms throughout
the hospital and transfers RMW containers to a central, secure holding
room where it is picked up by a licensed RMW disposal company. Banner
Health uses Stericycle, a licensed RMW disposal company, to pick up and
autoclave our RMW at their facility in Dacono.
HW in hospitals comes from the Lab (histology/staining chemicals, like
alcohol and xylene), Pharmacy (used/outdated pharmaceuticals and trace
chemotherapeutic drug waste, like gloves, IV bags and tubing). The HW
regulations come from the federal Environmental Protection Agency (EPA)
but are enforced by the State of Colorado - Colorado Dept. of Public
Health & Environment (CDPHE).
The storage and transport of HW is similar to the storage and transport of
RMW. Holding rooms are located in areas as required by the FGI (in labs
and pharmacies). These rooms are locked and accessible via card access
only by staff with the appropriate security clearance. Banner Health staff
transports containers to a secure, central holding room where it is picked
up by a licensed HW contractor.
Banner Health uses Clean Harbors to remove and recycle or incinerate all
of our HW at their facility. Clean Harbors is an EPA approved HW hauler
with a licensed Treatment, Storage and Disposal (TDS) facility in Kimball,
Nebraska.
The transport of HW and RMW is regulated by the City of Fort Collins on
city streets and State of Colorado on state highways and interstates. All
Statement of Planning Objectives Page 10 of 11
regulations require transport of waste in the most direct and safe route
possible between the origin and destination. At the proposed Harmony
Road medical center, the City of Fort Collins will require that the licensed
transporters exit the loading dock, go north directly to Harmony Road then
east to I-25. Once on I-25, State Regulations will require the transporters
to stay on I-25 until necessary in order to reach their destination.
City and State regulations prohibit transport through residential
neighborhoods unless absolutely necessary. At the Harmony Road
location, Harmony Road will be easily accessible from the loading dock
via the north end of Cinquefoil Lane. Therefore, transport through
residential neighborhoods is not necessary and will likely not be permitted.
See attached for the location of the loading dock and access to Harmony
Road (Exhibit 3).
Exhibit 1 - From the American College of Surgeons website.
Trauma center levels:
Level I
The Level I facility is a regional resource trauma center that is a tertiary care facility
central to the trauma care system. Ultimately, all patients who require the
resources of the Level I center should have access to it. This facility must have the
capability of providing leadership and total care for every aspect of injury, from
prevention through rehabilitation. In its central role, the Level I center must have
adequate depth of resources and personnel.
Banner Health note:Level 1 trauma centers are required to have orthopedic
surgeons, neurosurgeons and anesthesiologists on-site 24/7.
Level II
The Level II trauma center is a hospital that is also expected to provide initial
definitive trauma care, regardless of the severity of injury. Depending on
geographic location, patient volume, personnel, and resources, however, the Level
II trauma center may not be able to provide the same comprehensive care as a
Level I trauma center. Therefore, patients with more complex injuries may have to
be transferred to a Level I center (for example, patients requiring advanced and
extended surgical critical care). Level II trauma centers may be the most prevalent
facility in a community, managing the majority of trauma patients.
Banner Health note:Level 2 trauma centers are required to be able to have
orthopedic surgeons, neurosurgeons and anesthesiologist on-site within 20
minutes.
Level III
The Level III trauma center serves communities that do not have immediate access
to a Level I or II institution. Level III trauma centers can provide prompt
assessment, resuscitation, emergency operations, and stabilization and also
arrange for possible transfer to a facility that can provide definitive trauma care.
General surgeons are required in a Level III facility. Planning for care of injured
patients in these hospitals requires transfer agreements and standardized treatment
Statement of Planning Objectives Page 11 of 11
protocols. Level III trauma centers are generally not appropriate in an urban or
suburb an area with adequate Level I and/or Level II resources.
Banner Health note: Level 3 trauma centers are required to have general surgeons
on-site 24/7.
Level IV
Level IV trauma facilities provide advanced trauma life-support prior to patient
transfer in remote areas where no higher level of care is available. Such a facility
may be a clinic rather than a hospital and may or may not have a physician
available. Because of geographic isolation, however, the Level IV trauma facility
is the de facto primary care provider. If willing to make the commitment to
provide optimal care, given its resources, the Level IV trauma facility should be an
integral part of the inclusive trauma care system. As at Level III trauma centers,
treatment protocols for resuscitation, transfer protocols, data reporting, and
participation in system performance improvement are essential.
(ix) Name of the project as well as any previous name the project may have had during
Conceptual Review.
Current: Banner Health Medical Campus
Conceptual Review: Medical Office Building
Previously: Presidio
Exhibit 2
Helistop Aircraft Final Approach and Takeoff Primary Flight Path
Exhibit 3
Regulated Medical Waste & Hazardous Waste
Transport Routing