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Home My WebLink AboutPOUDRE VALLEY HEALTH SYSTEM HARMONY CAMPUS, FREESTANDING EMERGENCY DEPARTMENT - PDP/FDP - FDP140029 - DECISION - FINDINGS, CONCLUSIONS & DECISIONPoudre Valley Health System Harmony Campus Freestanding Emergency Department, FDP140029 Administrative Hearing Officer: February 2nd. 2015 Page 9 RECOMMENDATION: Staff recommends approval of Poudre Valley Health System Harmony Campus Freestanding Emergency Department combined Project Development Plan and Final Plan, FDP140029. ATTACHMENTS: 1. Statement of Planning Objectives 2. Site Plan 3. Landscape/Photometric Plans 4. Plat 5. Building Elevations 6. APO Letter 7. Director Approval of Hearing Officer Poudre Valley Health System Harmony Campus Freestanding Emergency Department, FDP140029 Administrative Hearing Officer: February 2"d, 2015 Page 8 1) 3.6.3 Street Pattern and Connectivity Standards: • The project is not proposing any new public streets. It does provide an extension of the existing private drive. • The extension of the private drive continues the ability for the adjoining properties on the east to connect to this site and the rest of the PVHS Harmony campus as they develop. 2) 3.6.4 Transportation Level of Service Requirements: • The Traffic Operations Department reviewed a Memorandum that discusses changes to the traffic impacts caused the proposed building from the existing Traffic Impact Statement that was completed previously for this campus. This review has found the proposal to be meeting the level of service requirements of the area. 5. Findings of Fact/Conclusion In evaluating the request for the Poudre Valley Health System Harmony Campus Freestanding Emergency Department combined Project Development Plan and Final Plan, Staff makes the following findings of fact: A. Poudre Valley Health System Harmony Campus Freestanding Emergency Department combined PDP/FP complies with process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. B. Poudre Valley Health System Harmony Campus Freestanding Emergency Department combined PDP/FP is in conformance with Poudre Valley Health System Harmony Campus Overall Development Plan approved by the Planning and Zoning Board on January of 1999. C. Poudre Valley Health System Harmony Campus Freestanding Emergency Department combined PDP/FP complies with relevant standards located in Article 3 — General Development Standards. D. Poudre Valley Health System Harmony Campus Freestanding Emergency Department combined PDP/FP complies with relevant standards located in Division 4.26. Harmony Corridor (H-C) of Article 4 — Districts. Poudre Valley Health System Harmony Campus Freestanding Emergency Department. FDP140029 Administrative Hearing Officer February 2n°, 2015 Page 7 2) Section 3.5.3(C) — Relationship of buildings to streets, walkways and parking • The proposed building is placed on the site in a way that meets the required 80 foot setback from Harmony Road. Along Snow Mesa this section requires a 15 foot build -to -line. The building is setback further than 15 feet. However, this section allows for an alternative compliance if the increased setback is enhanced with landscaping. The existing landscaping in this area includes a grove of trees and low seating. A new sidewalk is also proposed along the west side of the building. The grove of trees, seating wall and the proposed sidewalk create an enhanced pedestrian environment meeting the alternative compliance of this section. 3) Section 3.5.3(D) — Variation in Massing • Along all sides of the building there are varying building heights. The variations are associated with a change in building materials. The combination of changing materials and heights provide the required articulation of the building. 4) Section 3.5.3(E) — Character and Image • Section 3.5.3(E)(2) & (3) requires a minimum wall articulation established by architectural features. As mentioned above the proposed building will have varying building heights and material changes that divide the building into distinct masses. Also, articulating the building fagade are differing window patterns. The combination of these elements contributes to the building meeting the standards of these sections. • Section 3.5.3(E)(4) requires a clearly defined entrance. The main entrance is well defined and made visible from the public right-of- way by the use of fenestration and a punctuating awning. Further, there is a pedestrian walkway leading from the public sidewalks straight to the main entrance. 1) Section 3.5.3(E)(6) requires a building to have a recognizable "base" and "top". The proposed building uses alternating brick colors to establish a "base" and "top." A proposed metal cap at the top of brick is a contemporary form of the tradition cornice. D. Division 3.6 — Transportation and Circulation Poudre Valley Health System Harmony Campus Freestanding Emergency Department. FDP140029 Administrative Hearing Officer February god. 2015 Page 6 • As required, the sidewalk system provided contributes to the safety of the development and allow pedestrians to move from the building to the public right-of-way and adjoining properties. 3) 3.2.3 Solar Access, Orientation, Shading • The buildings proposed with this project do not negatively impact the solar access of adjoining properties as defined by the standards of this section of the Land Use Code. The buildings are less than 35 ft. in height and are setback over 80ft from the north property line. 4) 3.2.4 Site Lighting: • A photometric plan was submitted for the project. As proposed, the project complies with the standards of the section with a minimum average 1 foot-candle for the parking lot areas. Also all the lighting fixtures are down directional and fully shielded. 5) 3.2.5 Trash and Recycling enclosures • The project includes a trash/recycling enclosure on the east side of the building. The enclosure complies with a required pedestrian walk-in access and is located on a concrete pad. B. Division 3.4 — Environmental, Natural Area, Recreational and Cultural Resource Protection Standards 1) 3.4.1 Natural Habitats and Features • The Poudre Valley Health System Harmony Campus Freestanding Emergency Department site does not include any natural areas. habitats and features within its boundaries. C. Division 3.5 — Institutional and Commercial Buildings 1) Section 3.5.3(A) and (B) — Building Standards • This project incorporates human scale urban design through the use of the following: building articulation, identifiable pedestrian entry, accommodating bicycle access and parking, landscape areas along the right-of-way, and patio area for employees visible from the street. Poudre Valley Health System Harmony Campus Freestanding Emergency Department, FDP140029 Administrative Hearing Officer: February 2ntl, 2015 Page 5 3. Compliance with Article 3 of the Land Use Code — General Development Standards The project complies with all applicable General Development Standards, with the following relevant comments A. Division 3.2 — Site Planning and Design Standards 1) 3.2.1 Landscaping and Tree Protection: • A detailed tree protection plan is provided with this combined PDP/FP with the coordination and approval of the City Forester. • "Full Tree Stocking" is provided along the building. • Trees are planted in the parking lot interior and perimeter. • A mitigation plan has been provided. This plan is not for the mitigation for trees being removed from this site. The upsized trees are to provide mitigation for trees being removed from PVHS Lemay Campus. 2) 3.2.2 Access, Circulation and Parking: • The public sidewalk along Harmony Road and Snow Mesa Drive were installed with previous development plans. A new sidewalk extending from Snow Mesa Drive to the east property line is part of this proposal. This new sidewalk includes a north and south crossing of the private drive. • Other sidewalk extensions from the public sidewalks into the internal sidewalk system are provided from both Snow Mesa Drive and Harmony Road. Additionally, a new bus stop location that connects the Harmony Road sidewalk east of the site will be constructed with this project. • The LUC sets a maximum number of parking stalls based on the square footage of the buildings for a medical office. This standard is 4.5 spaces per 1,000 square feet. The proposed building is 17,400 square feet. This allows for 78 off-street parking spaces. With a total of 76 off-street space this project is in compliance with the standard. Poudre Valley Health System Harmony Campus Freestanding Emergency Department, FDP140029 Administrative Hearing Officer. February 2rd, 2015 Page 4 The project complies with all applicable Article 4 standards as follows: A. Section 4.26(A) and (B) — Permitted Uses The proposed medical center building is a listed permitted primary use in the H-C District. The Poudre Valley Health System Harmony Campus Free Standing Emergency Department will contribute to design concepts of a mixed use area with a major employment base in the H-C District by: • Providing new employment opportunities • Enhancing the landscaping along Harmony Road and Snow Mesa Drive, and • Providing multi -modal access to the site. B. Section 4.5(E) — Land Use Standards 1) Section 4.26(D)(1)(a) requires that all development in the H-C comply with the Harmony Corridor land use and locational standards. The project meets these requirements providing: • 80ft landscape setback from Harmony Road • A meandering public sidewalk within the 80ft landscape setback with low berms on either side • Incorporating plantings from the Oak Palatte • Providing groups of Evergreen trees • Architecture designs of the main entrance are carried through all elevations of the building • Landscaping is provided to help screen the parking area • Utility equipment is screened from public streets 2) Section 4.26(E)(2)(a) requires a multiple parcel ownership to provide a comprehensive development plan. Although this proposal includes one parcel because of its compliance with the PVHS Harmony Campus Overall Development Plan it meets this standard. 3) Section 4.26(E)(2)(c) requires that all uses except parking and loading be conducted in a fully enclosed structure. This proposal does not include any outdoor uses. Poudre Valley Health System Harmony Campus Freestanding Emergency Department, FDP140029 Administrative Hearing Officer: February 2nd, 2015 Page 3 Zoning History (most recent to past): • The property is currently located in the Harmony Corridor (H-C) District. The current H-C District zoning was designated upon the adoption of the City's Land Use Code. • Prior to the adoption of the Land Use Code the zoning for the property was Employment Park (EP) district. • Prior to the adoption of the EP district the property was zoned Transition District (T). • The property was zoned Transition "T" District upon annexation into the city in 1986. The current surrounding zoning and land uses are as follows: Direction Zone District Existing Land Use Harmony Corridor Public Right -of -Way: Harmony Road North Harmony Corridor PADS AT HARMONY: Commercial and Retail Harmony Corridor PVHS HC MC 2nd Filing: South Medical Office Harmony Corridor PVHS HC ODP: Vacant Land East Harmony Corridor Public Right -of -Way: Snow Mesa Drive West Harmony Corridor PVHS HC MC 2nd Filing: Detention Pond 2. Compliance with Article 4 of the Land Use Code — Harmony Corridor District (H-C): Poudre Valley Health System Harmony Campus Freestanding Emergency Department, FDP140029 Administrative Hearing Officer. February 2id. 2015 Page 2 EXECUTIVE SUMMARY: The approval of Poudre Valley Health System Harmony Campus Freestanding Emergency Department combined Project Development Plan and Final Plan complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • Poudre Valley Health System Harmony Campus Freestanding Emergency Department combined PDP/FP complies with process requirements located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. • Poudre Valley Health System Harmony Campus Freestanding Emergency Department combined PDP/FP is in conformance with the Poudre Valley Health System Harmony Campus Overall Development Plan approved by the Planning and Zoning Board January 1999. • Poudre Valley Health System Harmony Campus Freestanding Emergency Department combined PDP/FP complies with relevant standards located in Article 3 — General Development Standards. • Poudre Valley Health System Harmony Campus Freestanding Emergency Department combined PDP/FP complies with relevant standards located in Division 4.26, Harmony Corridor District (H-C) of Article 4 — Districts. COMMENTS: 1. Backaround: The subject property was annexed into the City in February of 1986 as part of the South Harmony Annexation. This property is a part of Poudre Valley Health System Harmony Campus Overall Development Plan that was approved by the Planning and Zoning Board on January of 1999. Today the property is vacant. Over time, as surrounding properties have developed, there have been minimal improvements. These improvements include curb gutter and sidewalk along the west boundary, sidewalk along Harmony Road, private along the south boundary and enhanced landscaping on the northwest corner of the property. City of F6rt Collins ITEM NO FDP140029 MEETING DATE February 2nd, 2015 STAFF Noah Beals ADMINISTRATIVE HEARING OFFICER PROJECT: Poudre Valley Health System Harmony Campus Freestanding Emergency Department combined Project Development Plan and Final Plan APPLICANT: Angela Milewski BHA Design, INC. 1603 Oakridge Drive Fort Collins, CO 80525 OWNER: Eric Roark University of Colorado Hospital Leprino Building, Room 951 12401 E. 17" Ave Aurora, CO 80045 PROJECT DESCRIPTION: This is a request for consideration and approval of a combined Project Development Plan and Final Plan (PDP/FP). Poudre Valley Health System Harmony Campus Freestanding Emergency Department. The project is located on the south west corner of Snow Mesa Drive and E Harmony Road. The project will replat approximately 3.5 acres of land into 1 lot. The project proposes to build a 17,400 square foot building to be used for a medical center. The building will be used as an Emergency Room with an ambulance receiving bay and medical lab. The current zoning is Harmony Corridor (H-C) and Hospital is a permitted use in this zone district. Additionally, this site is the Basic Industrial non -retail employment activity center (BINREAC) sub area of the H-C zone district. Hospital is considered a primary use in the BINREAC. RECOMMENDATION: Staff recommends approval of Poudre Valley Health System Harmony Campus Freestanding Emergency Department combined Project Development Plan and Final Plan. ATTACHMENT A (to Hearing Officer Decision dated February 3, 2015) Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750 ATTACHMENT A Staff Report PVHS Harmony Campus Freestanding Emergency Department #FDP 140029 DECISION Based on the findings set forth above, the Hearing Officer hereby enters the following ruling: The Application (consolidated PDP/Final Plan for the PVHS Harmony Campus Freestanding Emergency Department, FDP # 140029) is approved for the Subject Property as submitted, subject to the following conditions: 1. The Applicant/Owner shall resolve and correct any technical issues as directed by City staff prior to recordation of the final plat (Poudre Valley Health System Harmony Campus Medical Center, Fifth Filing) and/or the site plan; and 2. The Applicant/Owner shall pay all fees and costs incurred by the City and its consultants, if any, in the review and processing of the Application prior to the recordation of the final plat, site plan, and other documents in accordance with Section 2.2.7(G) of the Land Use Code. DATED this 3`d day of February, 2015. Marcus A. McAskin Hearing Officer 4 formally promulgated polices of the City are all considered part of the record considered by the Hearing Officer. A copy of the Planning Department Staff Report prepared for the above -referenced Application is attached to this decision as ATTACHMENT A and is incorporated herein by reference. TESTIMONY: The following persons testified at the hearing: From the City: Noah Beals, Senior City Planner From the Applicant/ Owner: Angela Milewski, BHA Design, Inc. Russell J. Woolley, Vice President, Medical Center of the Rockies From the Public: None FINDINGS 1. Evidence presented to the Hearing Officer established the fact that notice of the public hearing was properly posted, mailed and published. 2. Based on testimony provided at the public hearing and a review of the materials in the record of this case, the Hearing Officer concludes as follows: A. the Application complies with the applicable procedural and administrative requirements of Article 2 of the Land Use Code; B. the Application conforms to the PVHS Harmony Campus Overall Development Plan, as approved by the Planning & Zoning Board in January of 1999. C. the Application complies with the applicable General Development Standards contained in Article 3 of the Land Use Code; and D. the Application complies with the applicable Harmony Corridor (H-C) District standards contained in Article 4 of the Land Use Code. Specifically, the Hearing Officer finds that the Subject Property is zoned Harmony -Corridor (H-C) District, and that the proposed use, as a hospital -related use or medical office or clinic is a permitted use, subject to administrative review. 3. The Application's satisfaction of the applicable Article 2, 3 and 4 requirements of the Land Use Code is sufficiently detailed in the Staff Report, a copy of which is attached as ATTACHMENT A and is incorporated herein by reference. 3 along the west boundary, sidewalk along Harmony Road, private along the south boundary and enhanced landscaping on the northwest corner of the property. Zoning History (most recent to past): • The property is currently located in the Harmony Corridor (H-C) District. The current H-C District zoning was designated upon the adoption of the City's Land Use Code. • Prior to the adoption of the Land Use Code the zoning for the property was Employment Park (EP) district. • Prior to the adoption of the EP district the property was zoned Transition District (T). • The property was zoned Transition " T" District upon annexation into the city in 1986. The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses Harmon Corridor Public Right -of -Way: Harmony Road North Harmony Corridor PADS AT HARMONY: Commercial and Retail South Harmony Corridor PVHS HC MC 2nd Filing: Medical Office East Harmony Corridor PVHS HC ODP: Vacant Land West Harmony Corridor Public Right -of -Way: Snow Mesa Drive Harmony Corridor PVHS HC MC 2nd Filing: Detention Pond SUMMARY OF DECISION: Approved. ZONE DISTRICT: Harmony Corridor (H-C) District HEARING: The Hearing Officer opened the hearing at approximately 623 p.m. on Monday, February 2, 2015, in Conference Rooms A-D, 281 North College Avenue, Fort Collins, Colorado. EVIDENCE: Prior to or at the hearing, the Hearing Officer accepted the following documents as part of the record of this proceeding: (1) Planning Department Staff Report for Poudre Valley Health System Harmony Campus Freestanding Emergency Department combined Project Development Plan and Final Plan, FDP#140029; (2) Statement of Planning Objectives submitted by the Applicant dated November 26, 2014: (3) Vicinity Map; (4) Applicant's Site Plan including Landscaping Plan and Photometric Plan; (5) Plat (PVHS Harmony Campus Medical Center Fifth Filing); (6) Building Elevations; (7) Notice of Public Hearing Letter dated January 16, 2015; (8) Affidavit of Publication of the Fort Collins Coloradoan dated January 21, 2015 evidencing publication of the Notice of Hearing on January 21, 2015; and (9) the PowerPoint presentation prepared by applicant for the February 2, 2015 hearing. In addition, the City's Comprehensive Plan, the Land Use Code, and the 2 CITY OF FORT COLLINS TYPE I ADMINISTRATIVE HEARING FINDINGS AND DECISION HEARING DATE: February 2, 2015 PROJECT NAME: Poudre Valley Health System Harmony Campus Freestanding Emergency Department Combined Project Development Plan and Final Plan (PDP/FP) CASE NUMBER: FDP#140029 APPLICANT: Angela Milewski BHA Design, INC. 1603 Oakridge Drive Fort Collins, CO 80525 OWNER: University of Colorado Hospital Leprino Building, Room 951 12401 E. 17th Ave Aurora, CO 80045 HEARING OFFICER: Marcus A. McAskin PROJECT DESCRIPTION: This is a request for consideration and approval of a combined Project Development Plan and Final Plan (PDP/FP) for the Poudre Valley Health System ("PVHS") Harmony Campus Freestanding Emergency Department. The project is located on the southeast comer of Snow Mesa Drive and East Harmony Road. The project includes the replat of approximately 3.5 acres of land (currently a portion of Tract B, PVHS Harmony Campus Medical Center) into one (1) lot, to be known as Lot 1, Poudre Valley Health System Harmony Campus Medical Center, Fifth Filing. The project proposes a 17.400 square foot standalone building, which will be used as an emergency medical center. BACKGROUND: As set forth in the staff report prepared for the February 2, 2015 hearing on the above -referenced application ("Application"), the subject property was annexed into the City in February of 1986 as part of the South Harmony Annexation. This property is a part of the PVHS Harmony Campus Overall Development Plan that was approved by the Planning and Zoning Board in January of 1999. The subject property is currently vacant. Over time, as surrounding properties have developed, there have been minimal improvements. These improvements include curb gutter and sidewalk