HomeMy WebLinkAboutPOUDRE VALLEY HEALTH SYSTEM HARMONY CAMPUS MEDICAL CENTER SECOND - Filed GC-GENERAL CORRESPONDENCE - 2005-03-07Poudre Valley Health System Harmony Campus
Infrastructure Project Development Plan
Statement of Planning Objectives
LU-1 Roadways are horizontally designed to create a campus environment
when parcels are developed
LU-4.6 Project is within the Harmony Corridor and will comply with the
standards put forth in the Harmony Corridor plan
T-1.3 The plan will conform to or apply for a variance to the street standards
T-1.4 Project will conform to the adequate facilities requirements
T-4.1 Public roadways on site will be developed with bike lanes and
detached walks
T-6.2 intersection improvements will be constructed at the corner of
Harmony Road and Snow Mesa Dr.
CAD-1.2 street layout allows for connection from adjacent residential
communities to arterial streets.
CAD-1.3 Public streets will have detached walks and some landscaped
medians
CAD-1.4 Canopy trees will be planted 40 feet on center along all public
streets.
ENV-3.2 All landscaping on site will be irrigated though the use of raw water
irrigation
ENV-7.6 Swales and detention ponds will be used to meet city detention and
water quality standards.
GM-5.1 New public utilities will be designed and constructed to provide
service for future development.
ii. Open space will exist on site in the form of vacant parcels, detention, and
irrigation ponds. Open space for other uses will be designed with future
development. The site will conform to the harmony corridor standards for
landscaping along harmony road. The public streets will meet the city
standards for landscaping inside of the R.O.W. On site circulation will consist
of Snow Mesa Dr. (Minor Collector) running north south through the site.
Timberwood Dr. (Local Connector) will run East -west through the site. The
existing private drive will continue east through the site. There are no
transition areas, wetlands, or natural areas on or adjacent to the property.
iii. Poudre Valley Health System owns the property. All common areas will be
maintained by a business association. Future property owners or a business
association will maintain individual properties.
iv. N/A.
V. This project will consist of infrastructure, grading, drainage, and roadway
design with associated landscaping. The purpose of this submittal is to have
Dave Stringer - PVHS Ltr 031504.doc
Page 4
PVHS Ilarrnony Campus
March 15, 2004
Development Agreement for the PVHS Harmony Campus Infrastructure POP. The phasing as
proposed has impacts that may not be beneficial to PVHS or the City. Some points to consider
are as follows:
• Is it the developer's intention to develop each phase sequentially? If not then it is
important to clarify this. Each phase as it develops will dictate what infrastructure
improvements will be required in terms of convenience to PVHS customers and overall
traffic flow.
• The recent PDP submittal in Phase 2 is currently just for the medical facility. The
hotel/convention center and additional medical building will be separate PDP submittals
that will generate their own traffic issues. Perhaps Phase 2 (and all other phases) should
be split into sub -phases and assigned appropriate infrastructure requirements for each of
those sub -phases.
• It important to remember that Snow Mesa to Timberwood with its connection to the east
is critical in terms of providing connectivity, as well as meeting warrants for the Harmony
intersection signalization.
• The connection of Snow Mesa from Timberwood to the south may not be a critical
connection until Phase 5.
As I have discussed above, it is important they we assign public infrastructure improvements to
each facility or phase or phases of development that make sense from both our perspectives. We
understand your challenges with the costs of infrastructure, and we want to work with you to find
the correct sequence of construction that meets the public's needs while being affordable to each
of us. It is clear that we need to continue our discussions as the development agreement for the
PVHS Harmony Campus Master Infrastructure Final Compliance Plan is prepared. By refining
the design requirements and cost estimates on the various elements of the Infrastructure Plan, we
Should be better able to reach agreement.
Please give me a call when you are ready to meet again.
Sincerely,
Cam McNair, PE
City Engineer
cc: Ron Phillips, Director of Transportation Services
Greg Byrne, Director of Community Planning and Environmental Services
Mike Smith, Director of Utility Services
Page 4
STATE OF COLORADO
DEPARTMENT OF TRANSPORTATION
REGION 4 TRAFFIC
1420 Second Street
Greeley, Colorado 80631
(970)350-2143
June 7, 2004
Mr. Eric Bracke, P.E.
Traffic Engineer
City of Fort Collins
626 Linden Street
P O Box 580
Fort Collins, CO 80522-0580
RE: Traffic Signalization at SH 68 and Snow Mesa
Dear Eric,
L^hooT
Your letter requesting concurrence to install a signal, at the intersection listed above, as part of the
development is approved. The approval contains a stipulation that must occur in order to keep the
traffic flowing on SH 68. The condition is to have the signals at Timberline, Snow Mesa, Corbett, and
CR 9 coordinated. This coordination is critical to maintaining the flow of SH 68. It is also my
understanding that this coordination will be useful in the future with oncoming development.
This installation of this signal is in accordance with the SH 68 access control plan. This signal will be
installed with the City of Fort Collins oversight and the City of Fort Collins shall maintain the signal at
SH 68 and Snow Mesa.
I appreciate the opportunity to work with you on this matter. If you have any questions, please feel free
to give me a call.
Respectfully,
Larry J. Haas P.E.
Traffic Operations Engineer
Cc: Tess Jones
Dave Stringer - Re: Traffic Signal - SH68/Snow Mesa
Page 1
From: Cam McNair
To: Eric Bracke, Jim Allen -Morley
Date: 6/9/04 10:32AM
Subject: Re'. Traffic Signal - SH68/Snow, Mesa
Good news - thanks!
>>> Eric Bracke 06/09/04 10:24AM >>>
FY:
CDOT has approved the installation of a traffic signal at the above -stated location.
Eric
CC: Dave Stringer; Matt Baker: Sheri Wamhoff
Dave inger - FW: Concrete experimental white topping on Harmony RoadPage
,Fort Collins _. 1
From: "Jones, Tess" <Tess.Jones@DOT. STATE. CO.US>
To: "Allen -Morley, Jim" <Jim.Allen-Morley@searbrown.com>, "Dave Stringer"
<DSTRI NG ER@fcgov. com>
Date: 6/9/04 1:48PM
Subject: FW: Concrete experimental white topping on Harmony Road,Fort Collins
-----Original Message -----
From: Jones, Tess
Sent: Wednesday, June 09, 2004 1:46 PM
To: DeWitt, Gary
Subject: RE: Concrete experimental white topping on Harmony Road,Fort
Collins
THANKS for your help, Gary - tj
----Original Message -----
From: DeWitt, Gary
Sent: Wednesday, June 09, 2004 1:37 PM
To: Jones, Tess
Subject: RE: Concrete experimental white topping on Harmony Road,Fort
Collins
Tess,
Yes, remove the existing asphalt shoulder, clean and pave the turn lane.
Take care,
Gary
-----Original Message -----
From: Jones, Tess
Sent: Wednesday, June 09, 2004 1:05 PM
To: DeWitt, Gary
Subject: RE Concrete experimental white topping on Harmony Road,Fort
Collins
Gary - I believe that section is an inlay. If so, would they just remove the existing asphalt shoulder, clean
and tack and pave the turn lane?
thanks - Tess
-----Original Message -----
From: DeWitt, Gary
Sent: Tuesday, June 08, 2004 8:21 AM
To: Jones, Tess
Subject: RE: Concrete experimental white topping on Harmony Road,Fort
Collins
Tess,
Based on the plans to date, I would recommend that a turn lane proposed not be tied to the
experimental concrete section. There is not enough structural integrity left. If the turn lane proposed was
'
Dave :: inger - FW: Concrete experimental white topping on Harmony _PageRoad,Fort Collins 9
asphalt that would be adequate.
Thanks,
Gary
CC: "Jones, Tess" <Tess.Jones@DOT. STATE. CO. US>
pal
SEAR•BROWN
MEETING MINUTES
SUBJECT: Poudre Valley Health Systems Harmony Campus
DATE: 10/16/03
TIME: 1:30 pm
PLACE: City of Fort Collins Engineering Conference Room
ATTENDEES REPRESENTING
Dave Stringer
City of Fort Collins Engineering
Tess Jones
CDOT
Dean Barber
McWhinney Enterprises
Angie Milewski
bha
Matt Delich
Traffic and Transportation Engineering
Jim Allen -Morley
Sear Brown
Project No. 702-100
Date Issued: 10/17/03
Purpose: to discuss different issues surrounding the improvements to Harmony Road.
Issues and Conclusions:
• Design: Design will need to be done to determine the Ultimate Section of Roadway
with the interim Design being built at this time. Ultimate Design is for a six thru lane
configuration. Interim configuration is for 4 thru lane configuration.
• Acceleration and Deceleration Lanes:
Will be required for the Interim design and built to the full requirement of the
access code.
For the Ultimate condition the decel lane will need to be built. The Accel Lane
may not need to be built but CDOT will continue to keep the requirement in case
it is shown to be needed.
• The Clear Zone:
The Clear zone is measured from the travel lane. So this remains the same.
• Right of Way
The ultimate R.O.W should be granted at this time. This raised the issue about
the irrigation ditch at the south side of Harmony Road. The issue is the timing of
the relocation of the Ditch and who will bear the expense. There were examples
of recent development that had not relocated the ditch to the east.
This was left to have another meeting to come to a resolution. No date was set.
These meeting minutes are the writer's interpretation of the matters discussed. This account will
be considered agreed to by those receiving this report, unless the writer is notified within two (2)
weeks of said report.
The R,O.W should be granted to CDOT with a warranty deed.
• A -Process
If R.O.W is not in its ultimate position now and needs to be granted an A -line
Application will need to be completed for the R.O.W and the Opening for Snow -
Mesa.
Sear Brown to check the location of the A -Line to see if it was granted at the
ultimate R.O.W width.
Intersection Design at Harmony and Snow Mesa
Horizontal Design.
A study of turning movements should be done. The study should include
2 scenarios. One for a WB 50 and a B-40 and the other for a WB 50 and a
passenger car for the left hand turning movement from the north bound
Snow Mesa left turn lanes to the west bound Harmony through lanes.
The asphalt width on to Harmony Road where the left turn from Snow
Mesa enters the Harmony west bound through lanes should be 18 feet
wide. The shoulders and the bike lane can be considered for this.
Vertical Design
The largest issue is the difference in grade between the Harmony Road
east bound lanes and west bound lanes. It was recognized that a variance
from LUCASS standards was likely. Sear Brown would look at a
preliminary design of the intersection and present this to CDOT and the
City of Fort Collins with preliminary profiles in both EW and NS
directions. Sear Brown would also look at the AASHTO to meet those
criteria as well.
• Permits
CDOT Access and Landscape permits will be required. At this time no Utility
work is anticipated so no CDOT Utility permit will be required. Tess Jones noted
that the CDOT drainage Department would need to review a Report on Drainage
in the area prior to Access Permit Approval.
SEAR• BROWN
November 6. 2003
Cara McNair
City of Port Collins Engineer
281 N. College Avenue
Fort Collins. CO
RE: Variance Request Poudre Vallee Health System Harmony Campus
Infrastructure Project Development Plan
Dear Mr. 1vlcN in-.
209 South Meldrum
Fort Coll'mw C0 80521
970AMOn phone
WOAV 6368 fax
ww.sc,Wrowamm
The Purpose of the letter is to request a variance from the Larimer County Urban Area
Stied Standard (LCUASS)- We are requesting a variance to Section 7.3. LA Fig1-1re7-8F.
I he street standards state that the a110"ON 0 average edgily NaMc (ADT) volume range is
1000-2j00 vehicles per day (vpd). The traffic report shows that the ADT wiII be 3500-
4000 vpd. We Are requesting a variance to the AD f volumes for this road classitication
to allovtup lu ti000v pd. The backjaround is as follows.
Background
[n 1998. an Overall Development Plan (ODP) was approved for the PVIIS harmony
Campus. The ODP detinect laud uses and locations for anticipated public streets,
l'imberwood Drive and Snow Mesa Drive. The ODP approvat was Collowed by PDP+CP
approvals and construction ofPhase One improvements including a Medical Mee
13uii,.ing and Ambulatory Care Center -
The land uses anticipated at the time of the ODP approval for the bufldmut of the 95_acre
site included assisted living and residential components. Currently, PVHS is rc-
cvaluating the master planned laud uses based on changes in market and healthcare
noels. fhc future uses anlicynoed now include more Medical Office, a flealthv Living
('oilier And other associated uses. "the medical oflice uses generate higher nuffic peak
hour and daily wlumes than assisted living components originally anticipated. This
results in higher %chicle trips on the proposed public streets within the Harmony Campus.
Identifying Issuc
The design of ThOwwood Drive was established as a Connector Local street during the
1998 MP and IMP. The recently completed trafdiC study with changed laud uses
projects vohunes on the seclion between Timberline Road and Snow Nlesa Drive of
3500-TIM vehicles per day. Based 011 the Street Design and Technical Criteria of the
Latimer County 1. Man ,1rca Street Standards.. this volume Would classify the street as a
Major Collector.
A Major Collector sucet generally extends for a relatively longer distance With higher
speed limits than a Connector Local street. The proposed street section through the
1 lannony ( mnpus is a relatively short street section (less than one-half mite) and
Functions as a loop road around a pedest ian campus where slower speeds are More
appropriate. In addition. the lar_cr horizontal radius criteria of a Major Collector street
%%OtIld prohil)u the'campus' layout Nyith an outer loop road system encircling a
pcdesu inn campus core.
Proposed alternate Design
We would propose the section of 'fimbenrrood Drivc hemme❑ Timberline Road and Snow
Mesa Drivc he dcsi�gned as Connector Local street. We have ]net with pric Brack" and
Davc St in,cr with the M of Fort Collins, and they aprce with this recommendation. [n
addition, We agmcd that the street should further be designed as a'slow street' with
smaller gavel lanes and no center turn lane. Left turn lanes will be provided at anticipated
access dri%c\cays with appropriate stocking and taper lengths. The slower design speeds
uud speed limits will promote slower speeds in the pedestrian campus environment.
7nslitlicalion
II he primary justification fo] this variance to the criteria is the ❑ature of the location of
the road and the type of uaPfic it will receive. I'he road will primarily receive traffic
from the north side of ffic road and uaflic vvrill be entering from a heavily used parkima
area around a medical ILcility. Because it is a medical facility lower speed limits arc
dc,sirahlc. 131 providing a nar owcr road and a tighter curve radius, cars will naturally
drive ;it the slower speed limit. This will also discourngc high speed cut through a-aflic.
The taming of this variance will enhance the salcty of this street and not diminish it.
The granting of he variance will also reduce the maintenance cost to the City of Port
Collins by reducing the amount of asphalt area.
I hank -you for consWchri_ this variance request and loot: Forward to your reply. IFyou
have ❑ny questions please call me at 48'-592
Fouts njucrely.
n ,
.full Allen-Nlorlcf. P.L.
Senior Project Manuel
an approved design in place when individual parcels get developed in the
future.
vi. We are including materials required from the PDP checklist and a variance
request for Timberwood Dr.
vii. The proposed plan will have detention and detention conveyance areas at the
south and east borders of the property to provide buffer from adjacent uses.
viii. N/A
ix. Poudre Valley Health System Harmony Campus
staniec.�,oir, Transmittal
�. Stantec Consulting Inc.
209 South Meldrum Street
Fort Collins CO 80521-2603
Tel: (970) 482-5922 Fax: (970) 482-6368 "
Stantec To: Sherri Wamhoff From: John Gooch, EIT
Office: City Fort Collins
Engineering Dept. ❑ For Your Information
Date: November 10, 2004 ❑ For Your Approval
File: PVH Primary Care Plaza 0 For Your Review
❑ As Requested
Sherri,
The attached drawing contains the proposed lowering of the PCR elevations to
provide a smoother approach for the private access drive. The plan is to hold the
proposed high point elevations and straight grade the road (west) to the east
flowline grades in Snow Mesa Drive. I've noted that the sidewalks/ramps at the
private drive must meet ADA requirements. This may cause a small portion of the
sidewalk to be warped right before the ramps to allow for a smooth crossing. If
you have any questions or concerns, please give me a call.
Thank you for your time, tt l l I � G1 4
STANTEC CONSULTING INC. A.c
Lv;l G
John Gooch, EIT
Project Engineer
Tel: (970) 482-5922
Fax: (970) 482-6368 ��)Ci�'"A�`V�,
jgooch@stanteacom
can
Attachment:
Cc: File
zo
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Page
Dave Stringer - PVHS Preliminary Plat
From: "Allen -Morley, Jim" <Jim.Allen-Morley@searbrown.com>
To: "Dave Stringer (E-mail)" <DSTRINGER@fcgov.com>
Date: 11 /4/03 11:18AM
Subject: PVHS Preliminary Plat
Dave,
In a follow up to our conversation in the hall yesterday I am confirming the conclusions.
1. In regards to the Preliminary Plat I explained that we would not have a field survey or title work done,
but we would put together a boundary from the previous plats in the area and some research at the court
house. We would also reflect the previous easements that we knew about.
We will not be able to fully comply with items (ii) and (vi). But since this plat is at a 50% level this will be
accepable.
2 The other item to confirm is that it is acceptable to have manhole located on the bike lane, lane lines
and the centerlines of the road. Normally we would put the manholes on the center of the road, but
because this is an existing sewer line the bike lane line will be acceptable.
If you find this incorrect, please let me know.
Thanks Jim Allen -Morley
CC: "Lang, Michael' <Michael.Lang @searbrown.com>
Dave Stringer - RE PVHS Harmony Campus Master Infrastructure Plan A line clarification Page 1 1;
From: "Jones, Tess" <Tess.Jones@DOT. STATE. CO.US>
To: "Allen -Morley, Jim" <Jim.Allen-Morley@searbrown.com>, "Dave Stringer'
<DSTRI NGER@fcgov.com>
Date: 11/25/03 3:28PM
Subject: RE: 'PVHS Harmony Campus Master Infrastructure Plan A line clarification
Jim - I got your fax of the deeds and reviewed with Bob Grube, our ROW Manager. With a shift of the
access to fall fully within the 86' opening, there should be no additional action required regarding the
deeded access control line.
Thanks for providing for our review. We should include the deeds as an exhibit in the access permit
Tess M Jones
Region 4 Access Manager
CDOT - 1420 2nd Street, Greeley CO 80631
office - (970) 350-2163; fax - (970) 350-2198
e-mail address - tess,jones@dot.state.co.us
---Original Message
-----
From: Allen -Morley, Jim [mailto:Jim.Allen-Morley@searbrown.com]
Sent: Friday, November 21, 2003 4:10 PM
To Dave Stringer
Cc: Jones, Tess, Dean Barber (E-mail), Angie Milewski (E-mail)
Subject: PVHS Harmony Campus Master Infrastructure Plan A line
clarification
Dave and Tess,
This is strictly an electronic mailing. Please let me know if this works for you.
1 am enclosing a letter requesting clarification on whether or not we need to go through the A line
modification process or not.
I am also enclosing an exhibit of the area of concern. This is in an acrobat format. When you open the
file please print on 11x17 paper.
Thank you for your attention
Jim Allen -Morley «Jim Hamony ROW Exhibit Layoutl (1).pdf>> <<let A line.doc»
eSafe scanned this email for malicious content ***
IMPORTANT: Do not open attachments from unrecognized senders ***
CC: "Dean Barber (E-mail)" <deanb@mcwhinney.com>, "Angie Milewski (E-mail)"
<amilewski@bhadesign.com>, "Jones, Tess" <Tess.Jones@DOT. STATE. CO.US>
Dave Stringer - Re: PVHS Harmony Campus Master Infrastructure Plan A line clarification Page 1 1
From: Dave Stringer
To: Allen -Morley, Jim
Date: 11/25/03 3:57PM
Subject: Re: PVHS Harmony Campus Master Infrastructure Plan A line clarification
Jim,
Without Tess's input, II will give you my opinion. I agree that the street connection appears to fit within the
A -Line opening close enough. The dedication of the Right -of -Way to the east of Snow Mesa can occur
when that property develops provided any proposed acceleration lanes do not take away from the current
use of the highway. Such as bike lanes and round off shoulder.
I did not receive a traffic report with the submitall so I'm not sure what is being recommended.
Dave
>>> "Allen -Morley, Jim" <Jim.Allen-Morley@searbrown.com> 11/21/03 04:09PM >>>
Dave and Tess,
This is strictly an electronic mailing. Please let me know if this works for you.
I am enclosing a letter requesting clarification on whether or not we need to go through the A line
modification process or not.
I am also enclosing an exhibit of the area of concern. This is in an acrobat format. When you open the
file please print on 11 x17 paper.
Thank you for your attention
Jim Allen -Morley <<Jim Hamony ROW Exhibit Layoutl (1).pdf>> <<let A line.doc>>
CC: Angie Milewski (E-mail), Dean Barber (E-mail), Tess Jones (E-mail)
SEAR -BROWN
November 21, 2003
David Stringer
City of Fort Collins Engineering Review
281 N. College Ave
Fort Collins, CO 80521
RE: PVHS Harmony Road Master Infrastructure Plan
Dear Dave,
The purpose of this letter is to clarify the right of way requirements for Harmony Road and in
clarifying this issue, clarifying whether or not the project needs to change the "A" Line. I am also
sending this letter as a copy to Tess Jones so that she can reply to this also.
I am attaching EXH-1 which shows the location of the existing Harmony Road Right Way and
the location on the existing "A" Line Opening. The exhibit shows that the ROW that is west of
Snow Mesa and a little to the east is approximately 31 feet from the proposed edge of pavement.
If a new third lane is added there will still be 19 feet of ROW from the edge of the new pavement
that would represent the ultimate lanage for Harmony Road. In our mind this is sufficient ROW
for the ultimate configuration for Harmony Road. If you agree with this, the next issue is the
cast -west location of the "A" line opening itself. As discussed previously we can relocate Snow
Mesa a few feel to the east we can keep the traveled section of the roadway with in the opening.
The conclusion is that there is sufficient ROW for Harmony for Snow Mesa and to the West and
that the present "A" line opening is sufficient for Snow Mesa. I hope this exhibit and letter show
that this project will be able to be platted and completed without going through the "A" line
modification process. If both you and Tess Jones agree with this could you please respond in
writing.
I am aware that you may require more right of way east of Snow Mesa but for the purposes of this
letter I am focusing on the Snow Mesa "A" line issue.
Thank -you for your time and consideration of the letter and request.
Yours Sincerely,
Jim Allen -Morley, P.E.
Senior Project Manager
CC: Tess Jones, Colorado Department of Transportation
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Dave Stringer - Letter to Cam for PVHS Harmony Infrastructure 031004 Final.doc Page 1
Date: 3/10/04
To: Cam McNair, Jr.
City Engineer
City of Fort Collins: Engineering Department
281 North College Avenue
FortCollins, CO 80522
From: Dean Barber
McWhinney Enterprises
Mr. McNair,
As per your request, below is an abbreviated outline of a proposal for consideration in relation to
timing, cost sharing, reimbursements, and general process for the infrastructure and public
improvements at the PVHS' Harmony Campus. I have expanded upon your original request, as 1
felt many of these issues are inter -related. I would believe that this would be an outline for a
discussion relating to the pending development agreement.
As an introduction, 1 wanted to try to capture some of the positive benefits that the campus will
provide to the City of Fort Collins as it continues to develop. First, the campus is presently
masterplanned to build out approximately 900,000 s.f. of medical office and outpatient services,
as well as some support facilities such as a potential hotel, restaurant, and some small retail
components. Although this campus is not going to be a significant tax -producing development
for the City of Fort Collins, it, at least as significantly, has the potential to generate over 2,500
full-time employees to the campus. These positions are high -paying jobs, which is one of the
economic goals of the City. In addition to thesejobs on the campus, the campus will be a
catalyst to create spin-off employers that will support the medical functions that occur on the
site.
Secondly, the Hospital has paid, and will continue to pay, for its fair share of development costs
in alignment with the City's philosophy that development pays for itself. In relation to the
normal fees that developers are required to pay, PVHS is requesting standard over -sizing
reimbursement, as well as special consideration on a couple of issues. In general, even with the
requested considerations, PVHS will end up spending over $5,000,000 for public improvements
for this campus. With these public improvements come beneTits to the general public beyond
the Harmony Campus users (e.g. Timber Creek Subdivision, Pioneer Village Trailer Park, Traut
Elementary, etc.).
Thirdly, and most importantly, PVHS provides a very valuable service for the community of Fort
Collins. The Harmony Campus is a first class development that provides a unique and valuable
asset to the City of Fort Collins and its general population. PVHS is very proud to be part of the
City of Fort Collins and is committed to continuing it's strong relationship with the City.
Based on the value that the Harmony Campus brings to the City of Fort Collins, PVHS is
requesting consideration of the following issues for the development agreement currently being
created in relation to the Master Infrastructure FCP.
No Text
Dave Stringer - Letter to Cam for PVHS Harmony Infrastructure 031004 Final.doc
Page 2
1) In relation to the phasing of the infrastructure and public improvements related to the
Harmony Campus, PVHS is proposing the following:
a. As per the attached phasing plan, when a vertical project is commenced
(construction) within a particular phasing, the overall street improvements will
be commenced within that phase as well. The exception to this will be the full
improvements and signalization to the Snow Mesa Drive and Harmony Road
intersection. Those improvements are discussed below in item #3.
2) PVHS is requesting oversizing reimbursement, including the upgraded median costs, for
the entire Snow Mesa Drive and Timberwood Drive portions that are located on the
PVHS Harmony Campus.
3) In relation to the signalization and surface improvements for the Harmony Road / Snow
Mesa intersection, PVHS is requesting 75%financial participation in signalization and
surface improvement costs from the City of Fort Collins, to be paid to PVHS at
completion of the improvements. PVHS is also requesting the ability to construct the
signal and surface improvements, and obtain the 75% reimbursement from the City,
during the second phase of development on the campus, regardless of warrant based on
traffic counts.
4) With PVHS' 25% portion of the surface improvements and signalization of the Snow
Mesa Drive / Harmony Intersection (per item #3 above), and the fees that PVHS paid for
improvements related to the Harmony Road and Timberline Road improvements related
to the first phase of development on the campus, PVHS is requesting to be considered
paid in full for its share of costs, fees, etc., related to both Harmony Road and Timberline
Road for all future improvements. PVHS will provide reasonable ROW, in the future,
for the widening or improvements to Harmony Road and Timberline Road. PVHS will
not be responsible for the relocation of public utilities, including ditch relocations, along
the frontage of Harmony Road or Timberline Road for these future improvements, and
any damage to the then current improvements on the Harmony Campus derived from
these future improvements, will be the responsibility of the City.
5) In relation to the Harmony Campus Master Infrastructure FCP documents currently being
reviewed by the City, PVHS is requesting that no formal requirements or conditions be
placed upon PVHS related to roundabouts along Snow Mesa Drive, nor any other speed
calming devices at the transitions to adjacent neighborhoods. All costs related to these
improvements required by the City will be the financial responsibility of the City of Fort
Collins.
6) In relation to electrical service throughout the campus, PVHS is requesting that the City
of Fort Collins provide, at its cost, all extensions of primary electrical service throughout
the campus, to ensure service to all planned development on the campus.
7) In relation to the concerns raised by the City of Fort Collins about PVHS's prior
commitment to build the public infrastructure, including the Snow Mesa Drive extension
and the Timberwood Drive connection to the east, with the next phase of development on
the campus, I want to try to summarize PVHS' position. I have reviewed all of the
documentation provided to me by the City of Fort Collins outlining past meeting minutes
and recorded minutes from public hearings related to the first phase of development.
Although the request was made numerous times by the City and by neighbors throughout
Dave Stringer Letter to Cam for PVHS Harmony Infrastructure 031004 Final.doc Page 3
yL,a
the process to consider these improvements in Phase I, Phase II or Phase III of the
project, I am unable to find any commitment that this was a condition for approval, or a
formal condition for the next phase of development. I also do not find that those
improvements were committed to by PVHS, or its consultants, with the next phase of
development. It also was not documented in the existing Development Agreement for
the Phase 1 improvements. PVHS is sensitive to the City's, and the neighbors', concerns
related to this issue, yet I believe that it is important for the City to understand that if
these conditions were to be placed on a single phase of development, this would create
an overwhelming financial burden on potentially a single project. Also, if PVHS had to
wait until they had enough projects to justify this cost impact and then commence the
next phase, it would significantly slow the absorption of the overall campus, and
potentially drive projects, and thus prime employers, to other communities. With that,
PVI IS appreciates the City's consideration for the phasing proposed in item #1 above.
'fhcse points will have to be formalized in a development agreement, and it is noted that this
proposal oversimplifies some issues which the City and PVHS will need to work together to
further clarify and define. PVHS is looking forward to taking the next steps in developing its
campus at Harmony Road as a partner with the City. PVHS cannot bear the immense public
infrastructure burden solely, and therefore is requesting, as a primary employer in the City of
Fort Collins, minimal financial support and Flexibility from the City in the development of the
I Iarmony Campus. After you have had the time to review this, please give me a call and we can
set up a time to begin discussing this in more detail.
Sincerely,
Dean Barber
Director of Building and Construction Management
McWhinney Enterprises
Cc: Rulon Stacey, PVHS
Linda Gesick, PVHS
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Dave Stringer - PVHS Ltr 031504.doc Page 1
Transportation Services
Engineering Department
City of Fort Collins
March 15, 2004
Dean Barber
Director of Building and Construction Management
McWhinney Enterprises
2725 Rocky Mountain Avenue Suite 200
Loveland, CO 80538
RE: PVHS Harmony Campus
Dear Mr. Barber:
Thanks for your letter dated March 10, 2004. The City certainly recognizes the value of PVHS to
the community.
I will respond to your requests in terms of the codes and standards that we apply to all
development projects. Where we have the ability to be flexible, we will exercise that ability to
the extent that public health and safety are not compromised.
On your paragraphs (1) and (I )a. concerning phasing, I offer the following. We generally agree
that the construction of commercial buildings can proceed concurrently with the construction of
the infrastructure that supports those commercial buildings. Certificates of Occupancy cannot be
issued until the supporting infrastructure is completed and accepted. Each facility will need at
least two points of access for emergency services, both during construction and during operation
of the completed facilities. In order for the City to fully accept your proposal, Transportation
Impact Studies (TIS) would need to be prepared and approved that correspond to the phasing
plan. At present we have a PDP submittal for the Primary Care Facility in Phase 2, and you have
mentioned that the Medical Office Building in Phase 3 may be the next facility to be constructed.
That leads to questions about the timing of the Hotel & Conference Center in Phase 2, which
could have a significant traffic impact. My point is that we need to try to get a reasonable grasp
on how the sequence of development phasing will add traffic impacts, and whether the street
improvements proposed within those phases will be adequate to maintain acceptable levels of
service. We think that the Timberwood connection to the east, shown in your Phase 4, may be
needed sooner in order to aid in accessing PVHS, dispursing traffic loads from your facilities,
and keeping unnecessary trips off of the arterial streets (Harmony and Timberline).
In response to your paragraph (2), Snow Mesa Drive and Timberwood Drive are both eligible for
281 North College Avenue • CO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6605
Dave Stringer - PVHS Ltr 031504..doc
Page &
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PVHS Harmony Campus
March 15, 2004
obligation for this construction. There are still some improvements that will need to be
completed by PVHS along Harmony, such as sidewalk and the connection of Snow Mesa Drive,
for which the construction or responsibility for damages cannot be waived. Future development
by PVHS may also require the construction of improvements for the direct benefit of PVHS, such
as a right turn lane for access to the private driveway, for example, which cannot be waived.
Also, the Snow Mesa access meets CDOT requirements for accessory lanes, including a right -
turn lane, left -turn lane, and an acceleration lane. These improvements may or may not involve
the relocation of utilities. The City considers the local portion of Timberline Road and Harmony
Road paid in full for the limits of the improvements constructed with the first phase of
development. Future widening of Harmony Road from a four -lane arterial to a six -lane arterial
will be a City project. However the City cannot give a blanket waiver for all future fees, utility
relocations, or damages.
In paragraph (5), you mention roundabouts and traffic calming devices. It has been requested
that PVHS consider roundabouts at the Snow Mesa @ Timberwood intersections in Phase 4.
The primary function of roundabouts is to assign right of way at intersections. Roundabouts are
a viable alternative to stop signs and traffic signals, and they tend to operate more efficiently and
more safely. Since these are public, collector streets that will carry significant traffic volumes in
the built -out condition at peak hours, and since the intersection is offset which potentially
produces another set of issues, the City requests that the roundabout option be evaluated for this
problematic offset intersection. Installation of traffic calming devices at the transitions to
adjacent neighborhoods has also been discussed. It is not the policy of the City's Traffic
Department to install mitigation devices before a need is determined. Experience has shown,
though, that high volume generators adjacent to other development certainly increase the
likelihood of cut -through traffic. With that experience we are confident that mitigation demands
from the affected residential areas will occur. The Traffic Department has flexibility on this
issue. Internal discussions on the issue need to be held before any formal decision is made.
In response to paragraph (6), Fort Collins Utilities will be glad to work with PVHS to extend
electric service to all planned development; however, charges to extend primary circuitry on
PVHS property fall under the category of "Building Site Charges" as defined by the Municipal
Code, Chapter 16, Article VI, Division 4. These charges reflect the actual site -specific costs to
extend service to the "point of delivery" (transformer). In accordance with the referenced Code
provisions, building site charges are the responsibility of the customer requesting service. City
Council, our governing body, has directed the Utility to recover the capital construction costs
associated with new development from the customer to limit the impact on all ratepayers.
Concerning paragraph (7), we agree, as you have suggested, that phasing of the public
infrastructure improvements for the overall PVHS Harmony Campus development does have
merit However, it is City staffs responsibility to also take into account what is best for its
citizens and the public at large, in addition to what is most desirable from PVHS' point of view.
We do have concerns that need to be addressed and want them to be incorporated into the
Dave Stringer - PVHS Ltr 031504.doc
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PVHS Harmony Campus
March 15, 2004
Street Oversizing reimbursement for upgrading these streets from a local to a collector
classification. Medians on collector streets are neither required by the City nor specified in the
City's Street Standards, and are therefore not eligible for reimbursement. However, the City does
allow developers to install landscaped medians on collector streets, typically as entry features.
The City would allow PVHS to install landscaped medians if PVHS desires these amenities to
emphasize its campus setting. PVHS would bear the costs of construction and maintenance of
these medians.
Concerning your paragraph (3) on the Snow Mesa @ Harmony intersection, I assume that your
letter means that you are no longer considering a right-in/right-out or 3/4-access design as we
discussed previously. I am also sure you understand that CDOT must approve any connection to
and improvements on Harmony Road (SH-68). As for funding the traffic signal, Fort Collins
Municipal Codn_, Section 24-112, limits the Street Oversizing (SO) Program to paying for one
traffic signal per collector -arterial intersection per mile. Since SO paid for the signal at Corbett -
I larmony, we cannot pay for the one at Snow Mesa. This signal will primarily serve PVHS at
build -out, according to the July 1998 Traffic Impact Study created for the total development.
I owever, SO can reimburse you for the normal oversized portion of the surface improvements
on Ilarmony, which could be substantial. The City can also assist you in creating a
reimbursement agreement and collecting repayment for a portion of the signal costs if/when the
property across harmony (that will also be served by this signal) should redevelop. The City is
not in favor of this signal installation without warrants providing for its necessity. The
installation of any new signal always degrades the quality of flow on the corridor on which it is
placed. Normal practice nation-wide is that once warrants are met, a jurisdiction should review
and/or try all other remedies first before placing a new signal on a roadway. That is due to the
inherent degradation a signal causes. The purpose of the State Highway is to move large volumes
of traffic with the highest limit on unnecessary accesses degrading its ability to do its purpose. A
signal installed before warrants allow for the use of a signal is in direct contradiction to the
highway's purpose, and all users are negatively impacted. CDOT will also have to approve the
unwarranted installation of a signal on Harmony Road. The State Highway Access Code
provides that "The final location (access) should serve as many properties and interests as
possible to reduce the need for additional direct access to the state highway." Since the access as
proposed will only serve Phase 2 and none of the surrounding properties, and no provision is
being given for the timing of the eventual connections to the adjacent properties, this provision of
the state code is not met for an access to a state highway at less than a half mile spacing.
Regarding your Paragraph (4), in accordance with Municipal Code Section 24-95, developers
have the obligation to construct the local street portion of arterial roadway improvements
adjacent to their site. Once this local portion has been constructed, the City considers the
obligation fulfilled. PVHS has constructed the local street portion of roadway improvements
along its Timberline frontage and along Harmony Road from the Timberline intersection, east to
Station 131+00 (H25+06.97), in accordance with the plans submitted by PVHS for the Harmony
Campus Medical Center, First Filing. PVHS is considered paid in full for its local street
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