HomeMy WebLinkAboutPOUDRE VALLEY HEALTH SYSTEM HARMONY CAMPUS MEDICAL CENTER THIRD - Filed GC-GENERAL CORRESPONDENCE - 2005-03-04Statement of Planning, OI
PVHS Primary Care Plaza
(i) Statement of appropriate City Plan Principals and Policies
The proposed Primary Care Medical Office is consistent with the Clty's Comprehensive Plan as per
the following
The primary care medical office 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. The small section of Snow Mesa Drive
will be constructed to city street standards with bike lanes, detached sidewalks, street trees,
and medians. Bicycle and pedestrian access as well as connectivity to the existing campus
to the west will be very important in the deslan of the primary care 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.
. A new detention pond will be created in the southeast corner of the site for water storage and
quality.
Buffer inet-
The site Is a substantial distance to adjacent residential, however some landscaping will be
installed to screen the parking area from the north.
Land_sca in
• Appropriate landscaping will be installed in She parking area, around the building, and at the
entrances.
Circulation:
. Site will be accessed from two driveways one along the private drive to the north and the other
along Snow Mesa Drive to the west.
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 Obiec iv=s Page 1 of 2
De vt
February 2, 2004
PVHS Harmony Campus
Primary Care Plaza
Development Phasing Schedule
The work of this project will be done in one phase. Construction start is anticipated August
2004. Construction completion is anticipated March 2005.
Hazardous Materials Impact Analysis
There will be no medical gases, X-ray developer, or other hazardous materials on this site.
February 2, 2004
PVHS Harmony Campus
Primary Care Plaza
Parking considerations for Primary Care Facilities
Medical care centers must provide adequate parking for staff, patients and visitors. Due to
the high patient volume there is a corresponding staffing impact that must also be
considered. Visitor and vendor parking considerations are not critical for these calculations.
Lastly, due the nature of the practices access to, and convenience of parking spaces are also
important considerations.
Primary Care modalities and facilities include Family Practice, Pediatrics and Internal
Medicine. Additionally, ancillary services supporting these practices also impact parking
demand needs. Medical Group Managers Association (MGMA) data reports that the median
volume for Primary care providers reflects 30-35 patients per day per provider. Therefore,
assuming 15 minutes durations for each encounter and straight-line projection for daily
volume determination, these volumes equate to 4 parking spaces per hour per provider. This
calculation does not allow for additional wait -time or staging of patients.
From a staffing perspective, MGMA reports that 4-5 FTE's support the typical provider. The
ratio can be higher for leveraged practices, i.e. those utilizing mid level providers, and for
those practices with very high throughput. Planners often allocate an equal numbers of
parking spaces when establishing parking counts and or demand.
From the above we can conclude not less than 8 parking spaces per provider in are needed
in order to satisfy parking needs. The table below summarizes our analysis.
Modality
Provid
Patient
Staff
Othe
Parkin
Notes
ers in
s per
per
r
g
clinic
day
provide
Space
[Pe
r
s
-Pediatrics
1
32
5
0
8
Excludes mid -levels?
--
Fam.
1
36
-
4
0
9
Longer clinical days?
Practice
Int. Med
-
1
2424
3
0
7
8
Longer wait cueing?
Average—
1
+30
4
0
The average 5-Provider Clinic will therefore require 40 parking spaces.
The MGMA data also shows that the average floor area per providers is 1300 square feet;
therefore, 5 providers could be housed in approximately 6000 sf. Many, if not most,
municipalities require 4 parking spaces per 1000 (4/1000) square feet of building, which will
not be sufficient for Primary Care providers. The Neenan Company often provides parking at
6/1000 and on occasion at 7/1000 for primary care buildings.
5��SEAR• BROWN
Tuesday, February 03, 2004
Basil Harridan
City of Fort Collins
Storm Water Utilities
700 Wood Street
Fort Collins, CO 80521
- 209 South Meldrum
Fort Collins, CO 80521
970482,5922 phone
970.482.6368 fax
www searbrown.com
RE: PVHS Harmony Campus Primary Care Plaza Addendum to the PVHS Harmony Campus
Master Infrastructure Drainage Report.
Dear Basil:
The Primary Care Plaza is a project that consists of an office building and parking (2.6 ae) that is
located at the southeast corner of Snow Mesa Drive and the north access road. The purpose of this
addendum is to show compliance with the PVHS Harmony Campus Master Drainage Plan.
The site is now a fallow field that drains to the south and southeast. In the proposed condition
the site will located in drainage basin 107 as shown in the PVHS Harmony Campus Master
Infrastructure Drainage Report. The current site fits within the 80 percent impervious area
assumption that has been made in the Master Drainage Plan. Basin 107 releases at a 10-year flow
rate of 11.68 cfs and a 100-year flow rate of 33.63 cfs. The site will drain to the east to a
temporary Swale then through a temporary culvert under the fire lane and into the partially
constructed detention pond. It is anticipated that there will be some form of a permanent swate
along the eastern property line of PVHS Harmony Site. The location of the Swale will be
relocated in the future depending on how development occurs.
The detention pond will be partially constructed at this time. The outlet structure will be
constructed in its final form with the orifice being constructed at its ultimate size for the site. The
detention pond will be constructed to approximately a third of its ultimate size.
Erosion Control will be addressed with the final drainage report of this project by incorporating
best management practices.
Thank you for your time and consideration, if you have any questions please let me know.
Your5lincerely,
Jim Allen -Morley, P.E.
✓ Senior Project Manager e