The URL can be used to link to this page

Home My WebLink AboutPVH HEALTH SYSTEMS, HARMONY CAMPUS, 5TH FILING, HEALTHY LIVING CENTER - PDP - 32-98I - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS• There are no wetlands or natural areas on the site. (viii) Neighborhood meeting • A neighborhood meeting is not required for this project (ix) Project name and previous project names. • The project name is PVHS Healthy Living Center. There have been previous projects and there will continue to be PVHS harmony campus projects in the future with slightly different names. Statement of Planning Objectives Page 2 of 2 Statement of Planning Objectives PVHS Healthy Living Center (i) Statement of appropriate City Plan Principals and Policies The proposed Healthy Living Center is consistent with the City's Comprehensive Plan as per the following • The Healthy Living Center is being developed as part of the master planned PVHS Harmony Medical Campus. The project will comply with the harmony corridor plan and by the guidelines created for the medical campus. Bicycle and pedestrian access as well as connectivity to the existing campus to the west will be very important in the design of the medical office. There are no natural areas or hazardous materials on site. (ii) Open Space, Buffering, Landscaping, Circulation, Transition Areas, Wetlands and Natural Areas Open Space: • Two central pedestrian islands will be created in front of the entries. Open space will also be provided to the south of the building. Buffering: • The site is a substantial distance to adjacent residential, however some landscaping will be installed to screen the parking area from the north. Landscaping: • Appropriate landscaping will be installed in the parking area, around the building, and at the entrances. Circulation: • Site will be accessed by the extension of existing parking and access will be provided off of the private drive to the north. Wetlands and Natural Areas: • There are no wetlands or natural areas on site. (iii) Proposed ownership and maintenance of public and private open space areas. • A master association for the entire campus will maintain the site. (iv) Estimate of Number of Employees for Commercial and Industrial Uses • XXXXX. (v) Description of rationale behind assumptions and choices made by the applicant • This project will comply with all applicable city standards and the PVHS Harmony Campus Guidelines in an effort to create a satisfactory addition to the campus (vi) Variances • There are no variances being requested at this time. (vii) How Conflicts Between Land Uses are Being Avoided Statement of Planning Objectives Page 1 of 2 HARMONYROAD EXISTINf ACC MOB �=Wm O U U V Jj FUTURE HEALTHY LIVING CENTER FUTURE BUILDING FUTURE BUILDING BUILDING b TIMBERWOOD DR. RIGATION )ND HARMONY ROAD JWO0 0 W —C-!S cj� C s n FUTURE BUILDING B ILDING � n � u V-0 I z Wo 0 0- o 0 "�117a EAST ELEVATION WEST ELEVATION SOUTH ELEVATION 1 SOUTH ELEVATION d17 POVDRE VALN SEA 1 r HFAI.IH Symm (Nj) NexCore O Qi rn+�eun n..�.cr•s.oimc.�r�mooname. O Exterior Elevations Scale. L.o -1'-0'. C6 29 D5 PVHS Healthy Living Center �A I j! REPRESENTATIVE PLANT LIST z C'w 1 C; cl 11z b Cm 11c PLANT NOTES LE" 1.- 5 SLA a NOITH 0 21 W lw P�.ANT�NG PLAN HEALTHY LIVING CENTER IT I T. E E T I IF I PEBRUIRY 1 a, 2005 PROPOSED HEALTHY LIVING CENTER 136,725 S.F. GENERAL NOTES i'-�Yra��r�nlremWrwer�L+`s�/rrn�Iww wr..r�rw. r PwNrosiwrw.+erY�Nrw.nwewrwe wee�u.ww rrr ]Mwwarw r4 r�+.w ,r. rwMr��a..ar.rwr.wr...� s. srnrwmarr. Grerw <awku ORN OlIKWATTON Ip.pW Al weN srrRsS PIERNrnur: ..... .� 5yYmWr HWdit UC aM/w Splu blrq all ft bMd rRatletl wvnm of r.._ pep.nY Ywrwr m Mn rbd^Trnn Jwr..u.rl um mMW IryL>.rr.err. rr�Wr, rn IWArv]4 do bw.brc nh MM Ilw eu.pr ity C IFe M1a,d F. rmmmom»lmn on r'rJ plan aW N M rarYnmr d grproyol y Cwr <allrna, dared .� WWrLd h.. rpnrwnrox,. rkwda�an,Y Idomroeon p.noNrnp rM1wwo. 0.re, Vwbe VaPnrm�.M1 Spbn wler. iNw .. n.re.m wa cEa Darr VAlt OPCOLOWDO I w ColM1Y OF WIWPI Llnbrygrq MYrrxrwnl vor b, u- 1 ,1lytl WlM nnrLlr dq . by IlLVW. Prerrdenr erM CPO. PaWnVdlaY IIrWr Sewn WfINF51 nn Md w.d d4'nl rml .... Nryammrrmrnmr vovylWN( DIRECTOR OF PLANNING — _ - anaros. mr«v caoivi a'u.io =.o.% ScnIC m' LAND USE DATA N oanl n uw .fIM1ORYrrG nrwrpa<O�\.Y ffi[O.Bw2 -- �1>_ wn�r SATE PLAN wawa YM1rGrMYrirMi+m i�iwi]p IV.nW flUB1IFf OM9 yfv. ie([p ]L.Tii 9. tavrC WM4Y ]i].N it Of• p.Y]if1 : _.—••��•._•••�_ _ �.. HEALTHY LiVIN ' i .Nrvrra• Y2s%zr rvi..my I .. '>KI <.. (,>I Ill's �-.. r .. .. IOTI S H E E T I OF 1 FEBRUARY 16, 2005 No Text PVHS Healthy Living - PDP, #32-981 July 21, 2005 Planning & Zoning Board Hearing Page 7 6. The Secondary Use of membership health club is integrated both in function and appearance to the larger employment -based development plan and also occupies less than 25% of the total gross development area of the development plan. RECOMMENDATION: Staff recommends approval of the Poudre Valley Health Systems — Harmony Campus, Healthy Living Center Project Development Plan, #32-981 PVHS Healthy Living - PDP, #32-981 July 21, 2005 Planning & Zoning Board Hearing Page 6 heights, panel reveals, structural steel canopies, and well -articulated building entries. All roof top mounted mechanical equipment has been adequately screened from view. 4. Neighborhood Information Meeting A Neighborhood Meeting was waived for the proposed use due to the extensive neighborhood meetings and public outreach conducted over the last six years in conjunction with the PVHS Harmony Campus Master Planning effort. Neighborhood information meetings were conducted in 1999 as part of the PVHS Harmony Campus Overall Development Plan and, although not required to do so for Type I applications, the applicant voluntarily conducted a neighborhood meeting on April 7, 2004 to discuss the then proposed Primary Care Facility PDP and other anticipated phases of the PVHS Harmony Campus, including buildings in the general location of the proposed Healthy Living Center. 5. Findings of Fact/Conclusion: In evaluating the PVH Harmony Campus Healthy Living Center., Staff makes the following findings of fact: The proposed PDP meets the procedural requirements located in Division 2.1 - General Procedural Requirements, Division 2.2 - Common Development Review Procedures for Development Applications, and Section 2.4 - Project Development Plan located in Article 2 - Administration. 2. The Project Development Plan is consistent with the Poudre Valley Health Systems — Harmony Campus, Overall Development Plan. 3. The Project Development Plan is consistent with the Poudre Valley Health Systems — Harmony Campus Infrastructure Project Development Plan. 4. The Project Development Plan complies with the Harmony Corridor Design Standards and Guidelines. 5. The Project Development Plan complies with all applicable district standards of Section 4.21 of the Land Use Code, the HC — Harmony Corridor zone district. PVHS Healthy Living - PDP, #32-981 July 21, 2005 Planning & Zoning Board Hearing Page 5 - Harmony Road and Timberline Road; - Harmony Road and future Snow Mesa Drive entrance and the entrance to the Harmony Road Community mobile home park; and - Timberline Road and the main project entrance at Timberwood Drive; The study indicated that, with recently constructed improvements, all intersections affected by this PDP would continue to operate at acceptable levels. d. Subdivision Requirements Plat Standards [3.3.1] — As required, the general layout of the lot, utilities, drainage facilities, and other services within the proposed development are designed in a way that enhances an interconnected circulation and utility system within the PVHS Harmony Campus. 2. Water Hazards [3.3.3] — The Stormwater Department has reviewed the application and has indicated that it satisfies the requirements of this standard. It is anticipated that a detention pond will encompass most of the land within Tract D over the PVHS Harmony Campus. As future phases develop within the campus, the size and design details to accommodate all on -site flows, including flows upstream, passing through the existing drainage channel, will be addressed. 3. Public Sites, Reservations and Dedications Section [3.3.1](C) — An easement has been dedicated for drainage, access and utilities, and existing easements have been retained in order to serve the area being platted. These easements meet the City's design standards. e. Building Standards The proposed building design is compatible with the established architectural character of the PVHS campus. The building uses a brick veneer of similar type as the existing PVHS Harmony Campus office building and complementing colors of red, buff and white brick. Building mass has been visually broken up through the use of stepped building PVHS Healthy Living - PDP, #32-981 July 21, 2005 Planning & Zoning Board Hearing Page 4 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: a. Landscaping and Tree Protection The PDP provides significant canopy shading to reduce glare and heat build-up. Visual quality and continuity within the development is addressed by provision of full tree stocking along the building perimeter and within the adjacent parking area. All applicable landscape design standards of Article 3 have been met. b. Access Circulation and Parking The street circulation system will accommodate the movement of vehicles, bicycles, pedestrians and transit safely and conveniently throughout the site and to and from surrounding areas. A pedestrian connection between the public sidewalk along Snow Mesa Drive and the building entrances has been provided through a 6 foot -wide walkway running adjacent to the eastern edge of the parking area. This pedestrian connection will also provide a clear connection to the Primary Care Facility and anticipated future buildings to the east, thus reinforcing the facility as one "campus". Special crosswalk paving at the main drive aisle in front of the building provide safe, convenient connection between the parking spaces and public sidewalk along the private drive to the building entries. A temporary asphalt pedestrian path is being constructed in conjunction with the approved PVHS Harmony Campus Infrastructure PDP, extending south and east of the project site, providing a direct pedestrian and bike connection to/from the Stetson Creek/Timberline Creek neighborhoods. Proposed off-street parking of 548 spaces is less than the 620 space maximum permitted under the LUC. C. Transportation Level of Service Requirements A Transportation Impact Study was submitted in conjunction with the PVHS Harmony Campus Infrastructure PDP. The TIS analyzed the Project's impact on 3 intersections: PVHS Healthy Living - PDP, #32-981 July 21, 2005 Planning & Zoning Board Hearing Page 3 facility. The HLC provides excellent programming, supervision and service to a broad spectrum of membership. As part of its core programming, the HLC will provide educational instruction and lectures on a host of topics consistent with the Health System's commitment to community health education. The HLC redefines `total health care" as servicing the entire Poudre Valley Health System population, not just the sick." 2. Compliance with Division 4.21 of the Land Use Code, HC — Harmony Corridor Zone District The Harmony Corridor District is envisioned to be a mix of primary and secondary uses. One component of the Healthy Living Center is a health and membership club which is an allowable secondary use, subject to Planning and Zoning Board review, that would indeed complement and support the primary workplace uses found on -site as well as within the larger HC district. The proposed health and membership club would be integrated both in function and appearance to the larger employment -based development plan as specified in the HC-Harmony Corridor zone district Land Use Standards defined in Section 4.21(D) of the LUC. In addition to providing a direct service to several major employers and medical offices on and off -site, the proposed use will generate an estimated 200-250 health care —related jobs. The PDP meets the applicable Land Use Standard as follows: Campus layout The building design standards (building orientation and build -to lines) do not apply in this case since this is a "campus" development. Campus developments are one of two exceptions to this criterion. An exception to the building design and orientation standards was granted at the time the ODP was approved. As such, the site has been master planned as a "campus" meaning that the development will be unified by an internal framework of pedestrian -oriented, non -vehicular outdoor spaces and walkways that function as an alternative to street sidewalks by organizing and connecting buildings. The Healthy Living Center PDP continues the campus -style layout defined in the original master plan; therefore, the building location and tract/block layout is considered compliant with the requirements of this section. PVHS Healthy Living - PDP, #32-981 July 21, 2005 Planning & Zoning Board Hearing Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: HC; Harmony Road, Harmony School Shops PUD, Harmony Community Mobile Home Park S: RL; Timber Creek PUD E: HC; Wildwood Townhomes W: HC; Harmony Center PUD The property was annexed in February, 1986 as part of the South Harmony Annexation. The 95-acre Poudre Valley Health Systems — Harmony Campus Overall Development Plan was approved in January 1999 and the Infrastructure PDP governing supporting public infrastructure for the Harmony Campus was approved on January 14, 2004. In June 2004, Project Development Plans for a 26,753 s.f. Primary Care medical office building were administratively approved. The Primary Care Facility was recently completed. The applicant has provided the following information regarding anticipated use and operation of the proposed Healthy Living Center building: "The Healthy Living Center, an affiliate of Poudre Valley Health System, will provide an innovative program in full service health care and employ between 200-250 health care providers. The HLC recognizes and will fill a special niche in the market by providing a blend of conventional fitness modalities in concert with what would be considered more traditional health care programming. The result is a unique, programmatic hybrid that meets market place need and demand. The facility will be a state-of-the-art; comprehensive fitness and wellness center, providing services that are currently unavailable in the region. The HLC will include a medical spa; health focused cafe; outpatient rehabilitation (which includes. physical therapy, speech therapy, cardiac rehab, occupational therapy, and pulmonary rehab); Women's Heart preventative care, community education facilities and a medical once building serving PVHS physicians providing screening and treatment to patients. The concept allows the participant an opportunity to enhance their well being through rehabilitative treatments and preventive medicine. The model positively impacts health status, reduces health risks and targets the containment of health care costs for providers, health insurers, and perhaps most importantly for the individual. No only does the HLC market to the traditional health club member base but it also focuses on the deconditioned individual who would otherwise not consider or utilize such a ITEM NO. 4 MEETING DATE 7/21/05 rA4V STAFF (amarnn (1( Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Poudre Valley Health System — Harmony Medical Campus, 5th Filing, Healthy Living Center #32-981 APPLICANT: BHA Design, Inc. c/o Luke Oldenburg 4803 Innovation Drive Fort Collins, CO 80525 OWNER: Nexcore Group 1621 18`h Street, Suite 250 Denver, CO 80202 PROJECT DESCRIPTION: This is a request for a Project Development Plan to construct a 2-story, 138,000 s.f. building housing a medical spa, patient rehabilitation, preventative care, and community health education facilities, medical offices, a health -focused caf6 and a membership health club. The building is a component of the PVHS Harmony Medical Campus and is located near the southwest corner of Snow Mesa Drive and Harmony Road between the existing medical office buildings and the recently constructed Primary Care Facility. The subdivision plat included with this application creates a new lot to accommodate the proposed building and associated parking field and dedicates easements necessary to serve the building. The property is zoned HC — Harmony Corridor. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposed PDP is consistent with the approved Poudre Valley Health Systems — Harmony Campus Overall Development Plan (ODP) and recently approved Infrastructure Project Development Plan. The PDP complies with the Harmony Corridor Standards and Guidelines, the District Standards contained in Section 4.21 of the Land Use Code (the HC — Harmony Corridor zone district) and Article 3 of the Land Use Code (the General Development Standards), including the plat standards of Section 3.31. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT