HomeMy WebLinkAboutPOUDRE VALLEY HOSPITAL A-WING REPLACEMENT - PDP - PDP140019 - REPORTS - RECOMMENDATION/REPORTAgenda Item 4
order to monitor traffic impacts within University Acres. This study revealed that during the peak hour
traffic, the traffic counts in 2010 were generally lower than the forecasted counts of 2007.
D. Concerns were expressed about construction activity, noise, dust, and hours of operation during the
construction period.
In response, PVH is aware of the disturbance associated with demolition and construction, especially
the impacts on the patients, staff and visitors in the hospital. City Code requires that construction is
limited between the hours of 7:00 AM and 8:00 PM. If work exceeding these hours needs to occur, the
contractor must document the reason/hardship for the evening work and request a variance from the
City.
5. Findinos of Fact/Conclusion
In evaluating Poudre Valley Hospital A -Wing Replacement, PDP140019, Staff makes the following findings of
fact:
A. The land use is a Hospital which is allowed as a primary uses in the Employment zone district, subject
to review by the Planning and Zoning Board. The parking lot and helipad are considered accessory
uses that serve the principal use.
B. The P.D.P. complies with the applicable standards of the Employment zone district of Article Four.
D. The P.D.P. complies with the applicable standards of the General Development Standards of Article
Three.
E. A neighborhood information meeting was held on October 22, 2014. A summary of this meeting is
attached.
ATTACHMENTS
1. Vicinity Map ( PDF)
2. Aerial Map (PDF)
3. Planning Objectives (PDF)
4. Site Plan 1 (PDF)
5. Site Plan 2 (PDF)
6. Landscape Plan 1 (PDF)
7. Landscape Plan 2 (PDF)
8. Landscape Plan 4 (PDF)
9. Architectural Elevations 1 (PDF)
10. Architectural Elevations 2 (PDF)
11. Plat( PDF)
12. Transportation Impact Study Summary (PDF)
13. Neighborhood Meeting Summary (DOCX)
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Medical Office Building), and the low trip generation related to the current proposed expansion it
expected that the neighborhood impact will not be significant.
(8.) Pedestrian, bicycle and transit level of service will be acceptable.
Neighborhood Meeting:
A neighborhood information meeting was held on October 22, 2014 (summary attached). The main issues, and
their resolution, are summarized as follows:
A. There are concerns associated with helicopter frequency, noise and flight patterns. Helicopter flights
have the potential of disturbing the neighborhood.
In response, the existing helicopter pad is located along the eastern edge of the parking lot
approximately 250 feet from the nearest residential property line. This location is remote to the
Emergency Department and requires an ambulance for transport. In contrast, the proposed location is
not adjacent to a residential area and an elevator is used for transport. Also, the number of flights is
estimated to be approximately five to six flights per month. Since Medical Center of the Rockies in
Loveland has a higher emergency capability rating of Trauma Center versus the rating level for the
Lemay Campus, most flights in the service territory will be destined for Loveland. The helicopter will
not be housed at the Lemay Campus but is housed and dispatched out of Loveland.
In addition, under the Nuisance Chapter of the City Code that addresses permissible sound limits, an
exception is made for aircraft:
Section 20-25 — Exceptions.
"The provisions of this Article shall not apply to:
The operation of aircraft or other activities which are subject to federal law with respect to noise
control, and the generation of sound in situations within the jurisdiction of the Federal Occupational
Safety and Health Administration. "
B. Concerns were expressed about the increase in traffic associated with an enlarged and relocated
Emergency Department in particular and the Hospital Campus in general. There is a concern that the
required public improvements will not keep up with the impacts created by an expanding campus.
In response, the overall circulation system will be improved by creating greatest separation between
the emergency function and the visitor and patient entrance both located on the east side of the
Hospital. Additional parking will be provided with the enlarged parking lot north of Doctors Lane. One
key operational feature is that ambulances are not staged nor dispatched from the Hospital.
Ambulances are housed and dispatched from a location near the intersection of Riverside Drive and
Myrtle Street so while ambulances will arrive under emergency conditions, they do not depart as such.
This allows emergency traffic (ambulances, fire equipment and police/sheriff vehicles) to access the
one-way loop by right -in and right -out only turns along Lemay Avenue.
C. There is a concern that there will be more traffic impacts within University Acres.
In response, in 2007, PVH submitted the Parking Garage and Medical Office Building as a single
P.D.P. / Final Plan which included a Transportation Impact Study. This study forecasted a level of
traffic that would impact the local streets west of Lemay Avenue in University Acres. In 2010, PVH
conducted a traffic study after the Parking Structure and Medical Office Building were constructed in
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Staff finds that the new building will be compatible with the established architectural character of the existing
campus. The size, height, bulk, mass and scale of the new building are all found to be proportionally similar to
that of the hospital campus.
M. Section 3.5.1(1) — Outdoor Storage Areas / Mechanical Equipment:
All outdoor appurtenances and mechanical equipment are located in the courtyard on the east side of the
building allowing for screening on three sides. The open view to Doctors Lane will be obscured by courtyard
landscaping.
N. Section 3.5.1(J) — Operational /Physical Compatibility Standards:
The Emergency Department, by definition, will operate on a continuous basis. As such, impacts related to
lighting, sirens and hours of operation cannot be completely mitigated and are a part of urban living. The
location, however, is along an arterial street as an extension of an established hospital campus and not
adjacent to residential land uses. Further, the traffic associated with the expanded parking lot will be limited to
Doctors Lane, Hospital Lane and Luke Street, all of which serve a wider medical complex of offices, nursing
homes and other support services. There is no nearby residential neighborhood. As mentioned, the
ambulance bay will be screened with a solid wall and plant material.
O. Section 3.5.3 — Mixed -Use, Institutional and Commercial Buildings:
The building is considered institutional with two distinct functions. Setting aside the ambulance service area,
the main entrance along Doctors Lane is highlighted by a projecting canopy and a one-way driveway. The first
floor fagade is articulated by a combination of glazing and a solid brick wall divided into modules by columns
that align with the modulation on the second floor. The entry is designed to accommodate staff and visitors as
well as patients needing ambulatory assistance. Two connecting walkways flank the pick-up and drop-off
zone.
The horizontal mass is broken up by two stair towers that project beyond the roofline. The overall design and
selection of materials and color relate to the context established by the hospital campus. Facades are
proportionally subdivided and the main entrance is clearly defined. There is a recognizable base of brick and
the top is defined by a cornice.
P. Section 3.6.4 — Transportation Level of Service Requirements:
A Transportation Impact Study was provided (see attached). This study makes the following conclusions:
(1.) A northbound Lemay Avenue right -turn lane at Robertson will be required.
(2.) The expansion of the PVH Lemay Campus is feasible from a traffic engineering standpoint.
(3.) Current operation at the key intersections is acceptable with existing control and geometry.
(4.) The peak hour and noon hour signal warrant will be met at the existing Lemay/Robertson-PVH
Access intersection.
(5.) The existing signal at the Lemay/Doctors/Garage Access intersection should be retained.
(6.) The eastbound Garfield left turn onto Lemay is at Level of Service F in the p.m. peak. This level is
considered acceptable for an unsignalized arterial/local intersection during the peak hour. There
are alternatives for neighborhood residents wanting to go northbound.
(7.) The residential neighborhood to the west, south of Elizabeth and north of Pitkin (University Acres)
is most prone to traffic impacts related to the proposed expansion of the PVH Lemay Campus.
Based upon the monitoring of the traffic following the last expansion (Parking Structure and
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The overall campus -wide design is to separate various functions and distribute the parking to relieve
unnecessary congestion. With the proposed addition, the Emergency Department is clearly separated from
the main entrance (visitors, in -patients and out -patients) thus improving efficiency. The lab is located so that
persons needing a simple blood test can be accommodated without having to impact the main parking lot. In
addition, employees are assigned a separate parking lot and building entrance to further separate on -site
traffic.
The applicant further indicates that the new building will be designed to structurally allow for two additional
stories at some future date. Also, the space vacated by the existing Emergency Department will be backfilled
with general hospital clinical space. From an overall campus -wide circulation network, the primary objective is
to accommodate all users on -site and not incur spillover parking into the surrounding area.
Staff finds that the request for Alternative Compliance is justified based on the following rationale per Section
3.2.2(K)(3):
• The proposed number of parking spaces associated with the A -wing Replacement accomplishes the
purpose of the standard in that the new parking lot results in a reasonable number of spaces that does
not result in a large, unattractive and under-utilized expanse of asphalt. The parking is well buffered
from Lemay Avenue and features an appropriate level of landscaping.
• The proposed parking spaces -to -bed ratio is reasonable given the number of employees, visitors,
vendors or other users that normally engage the various services of a large, regional hospital on a
daily basis.
• There are no opportunities for on -street parking or shared parking with other facilities in the area. In
fact, the proposed parking will serve multiple uses.
• The proposed parking lot is connected to the new building with an enhanced crosswalk that includes a
pedestrian refuge in a landscaped median. As such, the parking lot does not detract from continuity,
connectivity and convenient proximity for pedestrians between or among existing or future uses in the
vicinity.
• The extent of the landscaping minimizes the visual and aesthetic impact along the public streets to the
maximum extent feasible.
• The parking lot creates no physical impact on any facilities serving alternative modes of transportation
and required handicap parking ratios are preserved.
K. Section 3.2.4(D)(3) — Lighting Design Standards:
All under -canopy light fixtures will feature flush -mount and flat lenses so that the light source is shielded.
Section 3.5.1(B)(C) — Building and Project Compatibility:
The new building will be two -stories in height. While the applicant has indicated that two additional stories may
be added in the future, any such addition will be subject further review and not considered part of the subject
P.D.P.
The primary building exterior material is red brick. Accent materials include dark red brick, white glazed brick
and white cast stone. All of these materials are found on the existing buildings of the main campus.
The canopy over the ambulance bay along Lemay Avenue will be aluminum in a matt off-white color. The
canopy over the building entrance along Doctors Lane will be black.
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feet. For the proposed 111,000 square foot facility, the standard requires 22 bicycle parking spaces with 20%
(4) within an enclosed area and 80% (18) in fixed racks.
The P.D.P. provides eight bicycle spaces in fixed racks at the new visitor entrance. Along the east side of the
campus, 20 enclosed spaces were recently constructed at the main employee entrance. Additional enclosed
spaces are located within the Parking Structure. Combined, these two locations serve the employee entries
most commonly used by Hospital staff.
The quantity of spaces provided by the Hospital campus exceeds the standard as if the P.D.P. were a stand-
alone project. The distribution, however, would require that the enclosed spaces be closer to the entrance.
The Hospital has indicated that staff has a sufficient number and location of spaces that are most convenient
to where employees enter the building. The employees generally enter either the east side of the campus or
via the pedestrian bridge. Employees generally change into their proper attire in the locker rooms at the
beginning of their shift. The enclosed bicycle racks on the east side of the campus are near the employee
entrance and the locker rooms.
The proposed use consists of an emergency department on the first floor and patient beds and general
hospital services on the second floor. These two uses, while health- related, do not necessarily conform to the
broad category of "Health Facilities." Given the unique character of the proposed land use, staff finds that the
number of employees and staff using their bicycles will likely exceed the number generated by visitors. And,
based on the Hospital indicating that most employees enter at specific locations, the enclosed parking spaces
are strategically located to provide the most benefit. Staff, therefore, finds that the distribution of bike parking
spaces complies with the Alternative Compliance provision afforded by the standard.
I. Section 3.2.2(C)(6) — Direct On -Site Access to Pedestrian and Bicycle Destinations:
The P.D.P. continues to provide for public sidewalks along all four public streets. These sidewalks connect the
site to the larger public sidewalk network. The existing traffic signal at Lemay Avenue and Doctors Lane
allows pedestrians to safely cross Lemay Avenue to gain access to the parking structure or the various nearby
commercial services.
J. Section 3.2.2(K)(2) — Non-residential Parking Requirements
The standard requires that the maximum parking allowed is one space per bed. For the A -Wing Replacement
P.D.P., there will be a loss of 46 existing spaces south of Doctors Lane. The new parking lot north of Doctors
Lane will displace 61 existing spaces to be replaced by 122 spaces for a net of 61 new spaces. This enlarged
parking lot, however, will continue to serve not just the Hospital but also the adjoining medical buildings on
Hospital Lane, Luke Street and Elizabeth Street. As a multi -tenant parking lot, not all of the 61 new spaces will
be exclusively assigned to the Hospital. The number of proposed beds on the second floor is 25 with shell
space for additional beds. As can be seen, the exact ratio between new parking spaces and new beds may be
difficult to precisely ascertain. Given this scenario, Staff is assuming that the P.D.P. will likely result in a ratio
that exceeds one space per bed.
The standard allows for Alternative Compliance. The applicant indicates that, after the demolition of the
existing A -wing (70,000 square feet), there will be 41,000 square feet of net new floor area divided among
three levels. As mentioned, the basement level will feature the new lab which will replace the existing lab. The
first floor will feature a new and expanded Emergency Department that replaces the existing facility. The
second floor will feature 25 new patient beds in the short term. The new facilities, therefore, represent a
combination of demolishing, replacing and enlarging existing services and adding a degree of new facilities as
well.
The enlarged parking lot north of Doctors Lane is intended to provide convenient access to out -patients for lab
services (including out -patient blood testing) and visitors that may need the services provided on any of the
three levels as well as the surrounding uses. The parking lot is not intended to be solely dedicated for visitors,
in -patients or out -patients associated with the beds on the second floor. Nor is it intended for staff parking.
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C. Section 3.2.1(E)(4) —Parking Lot Perimeter Landscaping
The expanded parking lot north of Doctors Lane will feature a perimeter consisting of existing and new trees at
a ratio of one tree per 25 feet of lineal feet along the public streets. This will be accomplished by retaining 15
existing trees and planting 11 new trees. In addition, between the edge of the parking lot and the street trees,
there will be a combination of ornamental trees and shrubs that provide screening so that there will be
approximately 75% opacity at full maturity.
D. Section 3.2.1(E)(5) Parking Lot Interior Landscaping:
The parking lot contains 122 spaces and features interior landscaping, in the form of islands at a ratio of 10%
of the interior space. There are no parking rows that exceed 15 spaces without a landscaped island.
E. Section 3.2.1(E) (6) — Screening:
All elements of low visual interest will be placed in the courtyard located on the east side of the building and
out of view from Doctors Lane. The ambulance bay will be screened by a combination of a four foot high solid
wall and densely planted trees and shrubs.
F. Section 3.2.1(F) — Tree Protection and Replacement:
The area impacted by the new building and parking lot contains 69 existing trees. These trees have been
inspected and evaluated by the City Forester. Based on this evaluation, the City Forester requires that the tree
mitigation schedule be as follows:
• 69 total trees
• 27 trees to remain
• 42 trees to be removed
• Of the 42 trees that are to be removed, 79 new mitigation trees will be planted plus three mitigation
trees previously removed in the Fall of 2013, per an approved Minor Amendment, for a total of 82 total
mitigation trees.
Of the 82 new mitigation trees required, 52 will be up -sized and planted on site.
Of the 82 new mitigation trees, 30 trees will be up -sized and planted in conjunction with the proposed
Poudre Valley Hospital Emergency Department that is being planned for the Harmony Campus. This
site is located at the southeast corner of East Harmony Road and Snow Mesa Drive-
G. Section 3.2.2 — Access, Circulation and Parking:
The primary consideration in the design of the circulation system is to totally separate ambulance traffic from
all other traffic patterns. The ambulance bay is served by separate, one-way driveway off Lemay Avenue.
This drive features two new curb cuts off Lemay Avenue that will clearly prohibit all but emergency vehicles.
All other traffic must use Doctors Lane. Visitors may park temporarily under the canopy at the building's
primary entrance. This one-way feature is provided for convenient drop-off or pick-up purposes. Or, visitors
may find long term parking in the parking lot. A well -marked crosswalk will provide a measure of safety for
pedestrians crossing Doctors Lane.
The parking lot on the north side of Doctors Lane will be connected to the new building by an enhanced
crosswalk that includes a pedestrian refuge in a landscaped median.
H. Section 3.2.2(C)(4) — Bicycle Parking:
This standard requires a minimum number of bicycle parking spaces based on a range of land use categories.
The closest category resembling a hospital is "Health Facilities" which requires one space per 5,000 square
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2. Employment Zone District Land Use and Standards:
A. Section 4.27(8)(2) — Permitted Uses
A Hospital is a permitted use in the E zone. Further, while Heliports are also a permitted use, the
proposed rooftop helicopter pad is considered an accessory use to the hospital and not, by itself, a
primary use.
B. Section 4,27(D)(4)(a) — Dimensional Standards— Maximum Height
The maximum allowable height for non-residential structures is four stories. The proposed building
would be two stories in height. The proposed future expansion would add two new stories for a total
potential height of four stories.
C. Section 4.27(D)(4)(b) — Dimensional Standards — Size
This standard requires that any new structure greater than 50,000 square feet must be reviewed by
the Planning and Zoning Board. The P.D.P. complies with this standard.
D. Section 4.27(E)(1)(b) — Development Standards — Site Design
This standard states that where an employment use abuts a residential area, there shall be no drastic
and abrupt change in the scale and height of buildings. The proposed building expansion does not
adjoin a residential area.
3. Compliance with Applicable General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
(1.) New Building —Area South of Doctors Lane
Street trees will be installed along both Lemay Avenue and Doctors Lane in the parkways. A dense row of
shrubs will be planted on the Lemay Avenue side of the four foot high screen wall that is located behind the
sidewalk along the ambulance service bay. In combination, the plant material and screen wall are designed to
filter the view of the ambulance service bay from Lemay Avenue to minimize driver distraction.
Foundation shrubs will be planted along the north elevation of the new building and wrapping around a portion
of the west elevation. The courtyard on the east side of the building will be upgraded with trees and shrubs to
create an attractive outdoor break area for employees and visitors.
(2.) Expanded Parking Lot — Area North of Doctors Lane
The expanded parking lot is bounded on three sides by public streets. Street trees will be planted in all three
parkways. Behind the three sidewalks, shrub beds will be provided to enhance the streetscape. Along the
north property line, trees and shrubs are also provided to help buffer the adjoining uses which are small
medical office buildings.
B. Section 3.2.1(D)(3) — Minimum Species Diversity:
With between 40 and 59 new trees, there will be no more than 25% of any one species. No new Green Ash
will be planted.
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E. A neighborhood information meeting was held on October 22, 2014. A summary of this meeting is
attached.
COMMENTS:
Background:
I he surrounding zoning
uses are as follows:
N: E, Employment; Existing medical office buildings and parking lot
S: E, Employment; Existing Hospital Campus
E: E, Employment, Existing Hospital Campus and parking lot
W: E, Employment; Existing Hospital Parking Structure
The A -Wing is the original hospital and was constructed in 1925. Over the decades, there have been
numerous building additions and parking lot expansions and the original hospital is now a wing of a larger
campus. The campus now consists of approximately 700,000 square feet.
On September 20, 2007, the Planning and Zoning Board approved, with conditions, the Poudre Valley Hospital
Parking Structure and Medical Office Building both located on the west side of Lemay Avenue and connected
to the campus by a pedestrian bridge. The Parking Structure provides 737 spaces, including bike parking, on
four levels. The Medical Office Building contains 60,000 square feet with four stories. This decision was
upheld by City Council on appeal. The conditions were satisfied and the Final Plan was approved on March
20, 2008.
The Vicinity Map below shows the project site in its context:
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PROJECT NAME
POUDRE VALLEY HOSPITAL A -WING REPLACEMENT PDP 140019
STAFF
Ted Shepard, Chief Planner
PROJECT INFORMATION
PROJECT DESCRIPTION:
/C b CJ G `N
This is a request to demolish the A -wing of the Poudre Valley Hospital and
construct a new two-story building containing-+"-,0W sgaere feet. The first floor
would be for a new emergency department including a separate ambulance -only
access from Lemay Avenue protected by a canopy. The second floor would be
for patient beds and general hospital services. The existing helicopter landing
pad would be relocated to the roof of the new building. A new lab would be
located in the basement. The building would be constructed to allow two
additional stories to be added in the future. In addition, a larger parking lot is
proposed on the north side of Doctors Lane to serve the new building. Three
existing buildings would be demolished to accommodate this new parking lot
located between Hospital Lane and Luke Street. The area defined by the
parking lot would be replatted while the new building is located within the existing
hospital campus plat. All parcels are zoned E, Employment.
APPLICANT:
Poudre Valley Hospital
c/o B.H.A. Design
1603 Oak Ridge Drive
Fort Collins, CO 80525
OWNER:
Poudre Valley Hospital
c/o Matt Bowker
1024 South Lemay Avenue
Fort Collins, CO 80524
RECOMMENDATION:
Approval
EXECUTIVE SUMMARY
A. The land use, hospital, is allowed as a primary uses in the Employment zone district, subject to review
by the Planning and Zoning Board.
B. The P.D.P. complies with the applicable standards of the Employment zone district of Article Four.
D. The P.D.P. complies with the applicable standards of the General Development Standards of Article
Three.
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