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HomeMy WebLinkAboutSALUD FAMILY HEALTH CENTER LOT 4 - FDP200011 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESland planning  landscape architecture  urban design  entitlement June 24, 2020 Salud Family Health Center FINAL DEVELOPMENT PLAN (FDP) Planning Objectives The applicant, Salud Family Health Center, provides medical and dental care for all community members with a priority for the low-income, medically underserved population, as well as migrant and seasonal farm workers. Since 1970, Salud has maintained a firm commitment to provide care to all community members and does not turn patients away based on finances, insurance coverage, or ability to pay. They purchased 12.5 acres (the former home of Forney Industries on Laporte Avenue) in 2015 for a second Fort Collins location. A re-zone was completed in July of 2015, an Overall Development Plan (ODP) was approved in May of 2016, and a Preliminary Development Plan (PDP) for Lot 4 and the public street was approved by the hearing officer in 2017. The ODP divided the entire site into six lots. This FDP includes lot 4 with access from a commercial local road extending from Laporte Avenue north into the site. In the interim, the access will terminate in a gravel turn around. However, with future development the road will connect to Maple Street which is currently a dead-end. Within lot 4 there is an existing 38,000 square foot, one-story building. The intent was to renovate that building to accommodate Salud’s permanent clinic. After approval of the PDP a new floodplain map was completed and the model now shows floodplain through that existing building. As a critical care facility, the building has to be removed from the floodplain and relocated a few feet west. The footprint and elevations will remain the same as approved with the PDP. At full build out, Salud will employ approximately 80 employees. In order to secure federal funding, Salud opened a temporary clinic on-site in an existing smaller building along Laporte Avenue. They will remain in this space until the larger on-site building is renovated. At that time, the temporary clinic will be demolished to make room for future development. Lot 4 consists of 7.9 acres and is bisected into two zone districts: Low Density Mixed-Use Neighborhood and Limited Commercial. The southern boundary of lot 4 is the Larimer Canal No. 2 irrigation ditch. City of Fort Collins owns the land adjacent to the north with plans to construct the West Vine Regional Detention Pond. The lots to the east and west are currently owned by Salud and will be developed with future PDP’s. Detached sidewalks and tree lawns will be installed along the proposed local street and along the property frontage on Laporte Avenue. There are four parking lots proposed for a total of 161 parking spaces. Additional on-street parking will be available along Maple Street. There are bus stops on both sides of Laporte Avenue within two blocks of the property. There is a gravel social path leading from North Star Mobile Home Park, through Salud and City of Fort Collins land, connecting to the Salud FDP - Planning Objectives June 24, 2020 Page 2 of 3 neighborhood north of the site. This project proposes to replace the gravel path with a permanent eight foot wide hard surface pedestrian and bicycle trail from Maple Street to the north edge of the Salud property. There are several tree groupings on site which are analyzed within the Ecological Characterization Study. During the ODP process it was determined that Tree Groups G,H, O and F did not require a natural habitat buffer zone. Tree Group K and I require a 25’ buffer zone and Tree Group C,D, and E require a 50’ buffer zone. To construct Maple Street Tree Group K and the associated buffer zone will have to be removed. This project proposes mitigating that buffer area along the northern property boundary which will improve connectivity between Tree Group C, H and I. Enhancement of the Larimer Canal No. 2 irrigation ditch will be accomplished by removing several small buildings and parking areas which will reduce vehicular lights and glare into the ditch. In addition, understory vegetation is proposed to provide better habitat through the corridor and provide more species diversity. Domestic water proposed for this development will be provided by the City of Fort Collins. Existing water lines are located within Laporte Avenue and Cherry Street. The existing water main within Laporte Avenue is a 20” cast iron pipe and the existing water main within Cherry Street is a 6” PVC pipe. The proposed design is to connect at each of these locations and run a public water line through the site in alignment with the proposed road. Services to each of the lots will be connected to this proposed water line. The domestic water system will also include fire hydrants located throughout the site to accommodate for Poudre Fire Authority’s current code requirements. Sanitary Sewer proposed for this development will be provided by the City of Fort Collins. There currently is an existing sanitary sewer main running through the site, entering at the northwest corner. This line was installed a few years ago to better serve this area and connects to an existing 15” trunk line located within the City owned parcel to the north of the property. Services to each of the lots will be connected to this existing line and will adequately service this area. A portion of the project is currently located within the West Vine Flood zone. A notable feature of the West Vine flood zone is the spill entering the floodplain in vicinity of the current project site from the Larimer Canal No. 2 irrigation ditch. The current site layout complies with the updated mapping that was recently completed. The West Vine flood zone is a City-designated floodplain; there is no FEMA designated flood zone in vicinity of the project site. Per the requirements of the City of Fort Collins, stormwater runoff from this development will need to be mitigated, both from a volumetric standpoint, and a water quality aspect. The project is located within the City of Fort Collins West Vine Master Plan. The project drains both to the north and south and is divided into two basins by the Larimer Canal No. 2 running through the site. Detention requirements for this master basin are to detain the difference between the 100-year developed inflow rate and the historic 2- year release rate. The area draining to the south is proposed to detain at the historic 2-year runoff rate, however the area to the south is proposed to be detained by an interim pumped detention pond due to site constraints. The pond is to be located so that in the future, a gravity connection into a future City of Fort Collins Regional Pond can be constructed. This Regional Pond is anticipated to be constructed just northwest of the project site. The pump will be sized to discharge at a rate that can adequately evacuate all storm runoff from the pond to meet State of Colorado revised Statute 37-92-602(8). All water quality treatment requirements and LID requirements will be satisfied with the proposed development. A neighborhood meeting for the Overall Development Plan was held on September 30th where approximately 12 neighbors attended. There were questions regarding traffic and how many employees the Salud clinic would have. A traffic study was completed and submitted with the ODP. This is the first phase of the Overall Development Plan. It is anticipated that construction will begin within two years of approved plans. As Maple Street is constructed, the back half of the temporary clinic will be demolished leaving the front half operational. A new driveway will be constructed off of Maple Street and Salud FDP - Planning Objectives June 24, 2020 Page 3 of 3 the driveways along Laporte Avenue will be replaced with tree lawn and sidewalk. It is unknown at this time when the future phases of the ODP will be developed.