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HomeMy WebLinkAboutEYE CENTER OF NORTHERN COLORADO - PDP - PDP150029 - SUBMITTAL DOCUMENTS - ROUND 1 - LUC REQUIREMENTSPage 1 December 2, 2015 Eye Center of Northern Colorado Statement of Planning Objectives 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. Uses surrounding the property consist of the following: South: The proposed Windsong Memory Care, Zoned HC West: Ziegler Road, Zoned HC North: Main Street Health and Wellness, Zoned HC East: Vacant land in the Harmony Technology Park As described above, the building is sited to be consistent with and compliment the adjacent properties. We have also positioned the building so the main entry can have a strong visual presence to the corner of Zeigler Road and Precision Drive. Although the design of the exterior has a 1.5 to 2 story glass atrium/element facing towards the intersection. The architecture will be similar in design and character to the surrounding developments. There is currently a skilled nursing and assisted living facility being constructed north of our site, across Precision Drive and a memory care facility is currently planned directly south of our site, so this location is ideal for this type of building. The proposed project will have curb cut access off Precision Drive, aligned with the curb cut for the new Main Street Health and Wellness building being constructed on the north side of Precision Drive. We are proposing to have a shared access road with the Windsong Memory Care facility planned to the south of our project. This would provide a connection between Rock Creek Drive and Precision Drive for both properties. We are orienting and locating our building and parking in the same east-west direction as the other adjacent developments. This allows us to take advantage of the exposure to Zeigler Road and provide the most functional site layout for this type of medical facility. Since most of the patients arriving at this facility are elderly, it’s important to position the patient parking as close to the front door as possible. Also, because of the volume of deliveries coming to the facility, it’s important to separate the delivery trucks away from the patient parking. Consequently, patient parking will be provided on the north side of the building and staff parking, as well as deliveries, will occur on the south side of the building, which will also face the proposed staff parking and delivery area for the memory care facility. There will be a main entry canopy on the north side of the building and a smaller canopy on the east side of Page 2 the building for the discharge of patients after surgery. We are proposing to include three pedestrian entry plazas; two on Zeigler Road and one on Precision Drive. Two of these entry plazas will allow pedestrian traffic to enter the building without crossing a street or parking lot. Due to the demographics of the patients, more parking will be required than the Land Use Code allows, therefore, an Alternative Compliance request is provided with the P.D.P. submittal. Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: Economic Health Principle EH 3: The City will support local, unique, and creative businesses. Policy EH 3.1 – Support Programs Emphasizing Local Business Policy EH 4.1 –Prioritize Targeted Redevelopment Areas Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment The Eye Center will continue to promote and sustain local businesses thereby further enhancing the economic health of Fort Collins. This represents job creation and business retention for a business that are successful and unique to Fort Collins. Environmental Health Principle ENV 19: The City will pursue opportunities to protect and restore the natural function of the community’s urban watersheds and streams as a key component of minimizing flood risk, reducing urban runoff pollution, and improving the ecological health of urban streams. Policy ENV 19.2 – Pursue Low Impact Development The Eye Center is implementing LID by incorporating new drainage bio-swales, water quality pond, rain gardens, and permeable pavement areas with under drain systems (25% of new pavement area will consist of permeable pavement). Community and Neighborhood Livability Principle LIV 38: Employment Districts will be the major employment centers in the community, and will also include a variety of complementary uses to meet the needs of employees. By design, they will be accessible to the City’s multimodal transportation system and encourage walking, bicycling, car and van pooling, and transit use. Policy LIV 38.1 – Mix of Uses Page 3 Policy LIV 38.5 – Coordinate District Design Policy LIV 38.7 – Address Parking Policy LIV 38.8 – Provide Walkways and Bikeways The area surrounding the Harmony Technology Park contains a mix of residential, institutional, employment, office and retail. The site is located in the Harmony Technology Park, which provides a campus-like setting, with platted lots, streets, sidewalks, and infrastructure already in place. The medical office building represents a primary use in the Employment District. Transportation Principle T 9: Enhanced Travel Corridors will contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Policy T 9.1 – Locating Enhanced Travel Corridors Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 – Transit Stops Policy T 10.6 – High Frequency Transit Service Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities The location of this project at the north end of an employment campus, near residential subdivisions, Fossil Ridge High School and its proximity to Harmony Road will promote and support the idea of a predominance of the daily trips of the employees of this project utilizing alternative modes of transportation (walking/biking) or public transportation. The on-street bike lanes will help to encourage safe cycling. Harmony Road is designated as an enhanced travel corridor. (i) 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. There are no wetlands or significant natural habitats within the boundaries of the site. (ii) 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 building will be owned by the LLC formed by the Eye Center and will be maintained by the ownership. (iii) Estimate of number of employees for business, commercial, and industrial uses. 105 (iv) Description of rationale behind the assumptions and choices made by the applicant. Page 4 The impetus of this project is to create a facility to provide eye care services. The medical office building is complimentary to the surrounding uses. (v) 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. The project meets the applicable criteria and there are no variances requested other than the Alternative Compliance request for the parking. (vi) 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 not existing wetlands, natural habitats or features currently located on site. (vii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. There was no neighborhood meeting. (viii) Name of the project as well as any previous name the project may have had during Conceptual Review. The project name is The Eye Center of Northern Colorado and had the same name for the PDR meeting.