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HomeMy WebLinkAboutMAINSTREET HEALTH & WELLNESS SUITES - PDP - PDP140018 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESCIVIL ENGINEERING / SURVEYING / PLANNING / LANDSCAPE ARCHITECTURE Cole & Associates, Inc. is a Missouri Corporation d.b.a. Cole Design Group, Inc. in Arizona and Texas, herein referred to as “Cole” Statement of Planning Objectives Mainstreet Health & Wellness Suites November 5, 2014 (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 per the following: · The Mainstreet Health & Wellness Suites site is being developed as part of the Harmony Technology Park Overall Development Plan (ODP). The project will comply with the city code and the requirements set forth in the ODP. The land use (long term care facility) is a primary use in the Harmony Corridor 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, especially in creating an attractive and complete mixed-use area with a major employment base. The Mainstreet Health & Wellness Suites project is anticipated to generate approximately 200 primary and secondary construction jobs along with approximately 120 direct jobs at the facility. · The Harmony Corridor District allows for Institutional/Civic/Public Uses including long term care facilities subject to a Type 2 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 amount of open space along the west and north boundaries of the property which ties into a large detention area at the east end of the parcel. Wetlands, Natural Habitats and Features: · The site is on an undeveloped lot within Harmony Technology Park. There are no wetlands, natural habitats or features located on the parcel. Landscaping · Appropriate landscaping is proposed to be installed at the building entrances, adjacent to parking areas and at building perimeters. CIVIL ENGINEERING / SURVEYING / PLANNING / LANDSCAPE ARCHITECTURE Circulation · The site will be primarily accessed from Ziegler Road on the west side of the site with additional access to the south from the proposed Precision Drive extension. The west driveway serves the main building entrance along with the primary parking area. The south entrance serves the secondary parking areas and provides truck access to the service area on the south side of the building. Accessible parking spaces are shown adjacent to the primary building access point. Pedestrian access is provided from parking areas to building entrances and directly to the adjacent Ziegler Road and Precision Drive sidewalks in multiple locations. Transition Areas and Associated Buffering · Buffering is shown to screen parking and service areas from adjacent properties. These properties are anticipated to develop as similar or compatible primary uses. (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. · The proposed project site is currently owned by Harmony Technology Park LLC and is in the process of transferring ownership to MS Fort Collins, LLC. The site is set to close in March 2015. Once ownership has transferred to MS Fort Collins, LLC, they will assume maintenance of the site. A master association for the entire Harmony Technology Park will campus will maintain public and shared open space areas. (iv) Estimate of number of employees for business, commercial, and industrial uses. · Approximately 120 employees are anticipated for this facility. (v) Description of rationale behind the assumptions and choices made by the applicant. · The applicant has worked extensively with City staff prior to this initial application to develop a plan that would conform to applicable City standards while addressing the unique requirements of the proposed facility. In cases where City requirements could not be met outright due to site specific conditions or operational standards, a conversation was initiated with City staff and the final representation on the plans is the result of an iterative process and compromise to achieve an integral and state-of-the art facility. (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. CIVIL ENGINEERING / SURVEYING / PLANNING / LANDSCAPE ARCHITECTURE This project will comply with applicable City standards with the following exceptions/variances: LUC 3.5.3(C)(2)(c) – Exception · An exception to the “build-to” line requirement along the Ziegler Road right-of-way is requested under LUC 3.5.3(C)(2)(d)(4). There are two existing irrigation conduits (one enclosed pipe, one open concrete ditch) which run in a north-south direction along the entire western boundary line of the parcel that prevent full compliance with the code. The building has been set back approximately 45 feet from the right-of-way line, which is as far west as possible without encroaching on the existing easements for the irrigation conduits. LUC 3.5.3(C)(2)(b) – Variance · A variance to the “build-to” line requirement along the proposed Precision Drive right- of-way is requested. The nature of the facility requires drive aisles at both the front entrance (for disabled patient drop-off) and the rear side (for service area access). The proposed building was rotated to face north during conceptual planning based on input from City staff. This layout allows for driveway access to the main building entrance and compliance (with an exception) with the “build-to” line along Ziegler Road. The operational need for vehicular access to the rear service area does not allow for strict compliance with the “build-to” line criteria. In lieu, a variance is requested to allow a setback of approximately 90 feet. In order to compensate for the expanded setback, the drive aisle has been terminated at the rear service area in order to minimize the impact. Furthermore, additional landscaping has been included along the south property line to further soften and screen the rear building elevation. LUC 3.2.2(K)(2)(a) – Variance · A variance to the maximum parking requirement is requested. This facility is being classified as a long-term care facility. The maximum parking allowance for that classification would be 63 spaces (based on 100 beds and 60 employees on the maximum shift). However, this facility is more correctly described as a transitional rehabilitation facility and functions more like a hospital with regards to parking requirements. Along with patients and staff, many visitors are expected and welcome as the clients complete their recovery. The City’s hospital classification would allow for a maximum of 100 parking spaces (based on 100 beds). Therefore, a variance to permit a maximum parking allowance of 100 spaces is requested. (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. CIVIL ENGINEERING / SURVEYING / PLANNING / LANDSCAPE ARCHITECTURE (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. · A Neighborhood Information Meeting was held on September 18, 2014. · A copy of the meetings notes, which includes the questions posed and answers supplied, is included as Exhibit 1 at the end of this document. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. · Current: Mainstreet Health & Wellness Suites · Conceptual Review: Mainstreet Health & Wellness Suites CIVIL ENGINEERING / SURVEYING / PLANNING / LANDSCAPE ARCHITECTURE EXHIBIT 1 NEIGHBORHOOD INFORMATION MEETING PROJECT: Main Street Health & Wellness Suites DATE: September 18, 2014 PROJECT PLANNER: Noah Beals The meeting began informally at 6:35 p.m. with two neighbors walking through site plan details and orientation with the applicant using poster boards brought to the meeting. Question (Citizen): What will the side facing our home (towards Ziegler) look like? Will there be landscaping? Response (Applicant): Yes, there will be landscaping facing towards Ziegler. There is a small building face that is located close to Ziegler, with the “wings” located further back on the site. Question (Citizen): The neighborhood meeting notice mentioned there were no modifications, what does that mean? Response (City): What has been presented and shared so far with the City indicates that the standards of the Land Use Code can or will be met, and no modifications to the standards have been requested at this time. Question (Citizen): What will the design look like? Response (Applicant): The design is still in the early stages, but there will be stone elements, and variations in colors/patterns as you see on the boards we have here tonight. Question (Citizen): What is the use for the project? Response (Applicant): It’s an assisted living, but designed to look and function like a boutique hotel. Response (Citizen): So I could move in here? Response (Applicant): No, it’s not a permanent residence. It’s designed for temporary stays for those recovering from operations or surgeries. The average stay is about 21 days, but there are those with longer recovery periods who may stay up to 90 days. The facility is designed with many amenities for those recovering, such as a movie room, kitchens, game rooms, pub, etc. Question (Citizen): Is it only for seniors? Response (Applicant): Yes, I believe the cut-off is 65. Question (Citizen): How long will it take to build? Response (Applicant): Approximately 12 to 18 months. Question (Citizen): Will there be a landscaping berm (along Ziegler)? Response (Applicant): We have not gotten to that level of detail of design yet, we’ll also have to comply with any City standards. Response (City): The issue with the berm at the HP/Avago site is related to their large mechanical equipment and noise that needed to be screened and mitigated and by request from the neighbors. What has been shown so far with this project, their equipment will not be facing Ziegler. Comment (Citizen): Our house is a 2-story, we’re worried about people looking into our windows or being able to see into the rooms at the facility. Question (Citizen): Are you buying the entire property? Response (Applicant): We’re only purchasing a small part of the property, approximately 7.5 acres. Question (Citizen): How many stories is the building? Response (Applicant): 2 stories. Response (Citizen): It looks like 3 stories. Response (Applicant): There are some architectural features that make it appear there are three stories, but the plan is to only have 2 habitable floors. Question (Citizen): What’s the size or how many patients? Response (Applicant): There will be approximately 100 beds. Question (Citizen): How much of a buffer is there going to be between the building and Ziegler? Response (Applicant): The setback from the right-of-way is approximately 15’ to 25’, and then another 10’ to the actual curb line of the road. Response (Citizen): That seems very close to the road. Response (City): The Land Use Code talks about bringing buildings closer to the street to help with pedestrian experience and connectivity. Comment (Citizen): I was thinking of how tall the building was and shadows it would cast in the winter, and whether there could be issues with melting and ice on the street and sidewalks in winter time. Question (Citizen): Where is the access to the building? Response (Applicant): We’re proposing an access on Ziegler near Intel’s southern Ziegler access road. We’re working with the City to evaluate if this is too close Intel’s access and whether they could be combined. There is also access that will be taken off of Precision Drive. Question (Citizen): Ambulances come in and out for assisted living – what is the main way emergency vehicles will be getting to and from the site? Response (Applicant): It depends on the driveway situation and how that works out. I believe the emergency personnel will want to come in the front as the quickest way. There will be ambulances to the facility, but it isn’t a residence, it’s a transitional rehabilitation facility. Our average stay is 20 days. Question (Citizen): What company do you work for? Response (Applicant): I work for Cole and I am representing Main Street as the applicant for this proposal. We’re permitting and building several similar locations in Colorado right now; in Colorado Springs and Lafeyette. Question (Citizen): Where will the patients come from? Response (Applicant): We’re expecting many to come from Banner Health. Question (Citizen): So is this it’s tied to Kaiser? Response (Applicant): They’re not tied to Banner; they’re independent; not associated with anyone specifically. Question (Citizen): Will there be many ambulances? Response (Citizen): You’ll have non-emergency ambulances, not necessarily with lights and sirens. Question (Citizen): Will Precision come out on Ziegler? Response (City): Yes. Question (Citizen): Is there a skilled nursing section to this? Response (Applicant): I’m not an expert on if they will have that, I would need to ask. I believe they do. Response (Audience): With 100 beds, I would think they would need that. Comment (Citizen): Fort Collins needs some place like that, there’s only the one on Centre. Question (Citizen): What is the lighting situation? Response (Applicant): We have not gotten to that level of detail yet. That’s why we’re here, we want to take comments into consideration, but also will follow the City requirements. Response (City): City requirements are for down-directional lighting, with fully-shielded cut-offs. You shouldn’t see the light sources directly. Response (Applicant): The light poles in parking areas are usually 20 to 25’ high. The parking lot is lit for security reasons, and lit enough for the parking lot, but designed not to be lighting entire streets away from the property. I’m sure the City will require a photometric plan. Question (Citizen): Do you think they’ll be a lot of landscaping around to shield it? Response (Applicant): We’re still early in design and the City has landscaping requirement as well. Response (City): There will be street trees along the roadways, as well as requirements for general landscaping with trees and shrubs throughout the site. Response (Applicant): Main Street is committed to make this feel like a home and someplace their clients want to be while they recover; the patients are essentially living there. There is a landscape architect on board for the project from the beginning. Main Street tries to make these facilities look nice and have done so in their past projects in my opinion. Question (Citizen): Do you think the building will shade much? Response (Applicant): The building is about 30’ tall, and my personal feeling is shading is not going to be an issue, only a small portion of the building is located near Ziegler, with the rest of the building set back on the property itself. Question (Citizen): How tall is this building? (Fossil Ridge High School) Do you think it’s about 30’? Response (Applicant): Yes, I believe this room and most of the school is similar in height. Question (Citizen): Is there going to be any type of dementia or Alzheimer care? Response (Applicant): Not to my knowledge, I don’t believe they handle those types of cases. It is not designed to be a permanent residence. The generic term is health and wellness suite; City’s often have different land use categories and definitions that these types of facilities fit into. Question (Citizen): The other open lands in Harmony Technology Park -- will there be a lot of medical campus types of uses? Response (City): There could be some, but there is a lot already built out already including offices, Custom Blending, apartments, etc. Question (Citizen): I thought this was supposed to be a Technology Park? Response (City): This area is located in the Harmony Corridor zone district, which has certain permitted uses. There is also a distinction between primary and secondary uses. An overall development plan for the site called the Harmony Technology Park identified where the primary and secondary uses would go, and this site is located in one of the primary use areas. The secondary uses are things such as residential, of which several sites within the Technology Park have been devoted to. Comment (Citizen): If we get a vote, we don’t want a second driveway (on Ziegler). Question (Citizen): What happens if there is a driveway there? What’s across to the west, does it go straight through? Response (City): That’s just a driveway, it won’t be a street or a signalized intersection. Comments (Citizen): It’s really hard for us with all the traffic on Ziegler. Do you get that too? Response (Audience): It’s not bad for us since we’re set back from the road. Comment (Citizen): There’s a lot of traffic noise from Ziegler. Question (Citizen): Does the City put in the road (Precision)? Response (City): No, it’s the applicant’s responsibility to put the road in. In development we have a philosophy of pay-your-own-way, including providing improvements such as streets, sidewalks, street trees, or other off-site improvements. Question (Citizen): Did the City give you any incentive to build this? Response (Applicant): No, Main Street chose this spot due to the proximity to the hospital. Question (Citizen): You mentioned there’s going to be a movie theater?? Response (Applicant): Well, there will be a room with special seats and a large screen to show movies. There are many amenities provided, it isn’t only rooms/beds. Comment (Citizen): Have you been to the similar facility on 44th? It was very nice. Question (Citizen): When are they proposing to start building; what is the process? Response (City): They have had a conceptual review meeting and are required to have a neighborhood meeting (tonight). After the neighborhood meeting they can submit an application, and they will have rounds of review with the City to evaluate their compliance with the Land Use Code. These rounds of review will continue to happen until the project is at a point where the City feels comfortable recommending it go to the decision maker at a public hearing. For this project, that will be the Planning & Zoning Board. After P&Z makes their decision, there is an appeal period for the project, and after this, Final Plans are reviewed and the project completes 100% design and is eventually recorded before construction would begin. Question (Applicant): Will we be notified again? Response (City): Yes, you will get a mailed notice prior to the Planning & Zoning Board hearing. Question (Citizen): What about the sign? Response (City): The neighborhood meeting sign will go down after the meeting tonight, but another sign will go up after they submit their application. The sign will stay up until and through the P&Z’s decision and the 2-week appeal period. Appeals are made to the City Council. Question (Citizen): How long does the process take? Response (City): Typically, 6 to 8 months. Question (Citizen): Does it make a difference to come to these types of meetings? Response (City): Notes are being recorded with the conversation of tonight’s meeting, and these will go to the Planning & Zoning Board as part of the official record for the project. They will review and consider these notes and other public comments offered for the project. Question (Citizen): Does it do any good since only 3 people showed up? Response (City): Absolutely, everyone’s feedback and comments matter. We will definitely be passing these concerns about the driveway and landscaping along. Comment (Citizen): Our concerns are the noise levels that will be impact our living. Ziegler has already impacted it, and this will impact it even more. Comment (Citizen): The good news is that if most patients are coming from Banner, that is from the new hospital to the east or from Greeley/Loveland off the interstate from the east. Question (Citizen): If you’re not a senior you can’t go to the facility? Response (Applicant): I don’t believe so; they do call this a senior care facility. Comment (Citizen): It sounds like you have a lot of nice amenities. Response (Applicant): That is their goal, and their niche is the baby boomers that don’t want to go to a bland, hospital-like care facility, they want to make it look and feel like a boutique hotel. Comment (Citizen): My concerns are more what type of care will be there? Will there eventually be a psych wing or dementia wing, and will there need to be security and fences. I don’t have anything against those types of residents, but I would like to know exactly who will be using the facility and what their requirements are. Response (Applicant): I don’t’ believe there will be those uses or patients, in other facilities there have not been secure wings or floors that are required for those users. Question (Citizen): How big is the property again, you mentioned 7 acres? Response (Applicant): Our piece for this facility is about 7.5 acres. Question (Citizen): Who is the main land owner out here still? Response (Applicant & City): HP owns the Intel property, the other nearby land in the Harmony Technology Park is mostly owned by MAVD. Question (Citizen): When you sent out notifications, were we the only neighborhood notified? Response (City): The minimum is 800 feet from the property, and we try and extend beyond that to logical boundaries such as streets or bodies of water so that full blocks are notified. Question (Citizen): Do they have any security? Response (Applicant): I would have to ask that. I don’t know that they have security out patrolling the grounds, but I do believe they have a front desk to check-in at, so people aren’t necessarily wandering around. Comment (Citizen): Please record our comments that we wish to have plenty of landscaping along Ziegler.