HomeMy WebLinkAboutEYE CENTER OF NORTHERN COLORADO - PDP - PDP150029 - SUBMITTAL DOCUMENTS - ROUND 1 - ALTERNATIVE COMPLIANCE REQUESTDecember 2, 2015
Re: Eye Center of Northern Colorado
Please accept this request for an Alternative Compliance to the General Office Parking
Standards.
Background
This proposal is for a new single story medical office building that will include clinical space for six
ophthalmologists and a 3 operating room ambulatory surgery center. The project is currently
32,903 square foot. In addition, the building and site will be master planned to allow for the
addition of clinical space and another operating room. The project location is at the southeast
corner of Ziegler Road and Precision Drive in the Harmony Technology Park Subdivision.
This Alternative Compliance is requested in accordance with Section 3.2.2(K)(3) Alternative
Compliance.
Exeption to Section 3.2.2(K)(2)(a)
Code Language: Section 3.2.2(K)
(2) Nonresidential Parking Requirements: Nonresidential uses shall provide a minimum number
of parking spaces, and will be limited to a maximum number of parking spaces as defined by the
standards defined below.
(a) The table below sets forth the number of minimum required and maximum allowed
parking spaces based on the square footage of the gross leasable area and of the
occupancy of specified uses. In the event that on-street or shared parking is not available
on land adjacent to the use, then the maximum parking allowed may be increased by
twenty (20) percent.
Use Minimum
Parking
Spaces
Maximum Parking Spaces
Medical
Office
2/1000 sq.
ft.
4.5/1000 sq. ft.
Justification
Based on 32,903 sq. ft. of office space, the project would be required to provide a minmum of
66 spaces. The maximum amount of parking allowed (credit given for the future expansion
areas), and with 20% bonus for no on-street parking, is 178. The request for 209 spaces
exceeds the maximum allowed by 31 spacesThe proposed project is requesting an
Eye Center of Northern Colorado Alternative Compliance
12-2-15
alternative parking ratio to the above maximum parking spaces by being allowed to have 209
total parking spaces, which equates to 6.35 spaces per 1,000 sq. ft.
We feel that the proposed alternative plan accomplishes the purpose of the Section equally well or
better than a plan which complies with the Standards for the following reasons:
• There is no available on-street parking on Ziegler Road or Precision Drive or available
shared parking with the adjacent land uses. The Eye Center anticipates having 105
employees at this new location. The clinic is open from 7 a.m. to 6 p.m. will all staff having
staggered start and end times. This staggered schedule makes carpooling difficult.
• The patient demographics: 64% of patients are over 60; 29% are between 16 and 60; 7%
are under 16. Essentially the facility serves a predominantly elderly population with vision
problems. The new facility will have capacity for 6 providers and 3 operative rooms.
Patients in the OR are at the facility an average of two to three hours. Many of the clinic
patients are at the clinic for 1 ½ hours. During the busiest times of day there is a need for
84-89 parking spaces to accommodate the overlapping hours of patient appointments.
• In order to create a “better than” scenario, we have added plaza areas (entry portals)
where the main on-site sidewalks meet the sidewalk on Ziegler and Precision. These
plazas are enhanced with ornamental trees and shrubs. We have also provided generous
plaza areas on both the north and south building entrances. In addition, there are berms
and landscaping along both street frontages to further minimize the visual impacts along
the streets.
• The larger parking ares do not detract from pedestrian connectivity or convenience to and
from adjacent uses.
• The parking area conforms to the established street pattern and is consistent with the
Main Street Health and Wellness and the Windsong Memory Care buildings and parking
patterns.