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Poudre Valley Health System - Harmony Campus, Medical Office Building PDP,
#32-98G
June 1, 2004 Administrative Hearing
Page 6
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.
6. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code,
including Section 3.3.1 - Plat Standards.
RECOMMENDATION:
Staff recommends approval of the Poudre Valley Health Systems — Harmony
Campus, Medical Office Building II Project Development Plan, #32-98G
Poudre Valley Health System - Harmony Campus, Medical Office Building PDP,
#32-98G
June 1, 2004 Administrative Hearing
Page 5
e. Building Standards
The proposed building design is compatible with the established
architectural character of the PVHS campus, in terms of the building
mass, height, scale, materials and colors. The type and pattern of field
brick used in the existing office building will be directly matched in the new
office building. Fenestration has been designed complement the existing
office building both in term of the overall pattern and type of windows and
glazing.
5. Neighborhood Information Meeting
Pursuant to Section 2.2.2(B), a neighborhood information meeting is not
required with this application; however, the applicant voluntarily conducted
a neighborhood meeting on April 7, 2004 to discuss the proposed project
and other anticipated phases of the PVHS Harmony Campus.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Poudre Valley Health Systems — Harmony Campus, Medical
Office Building II Project Development Plan, #32-98G, staff makes the following
findings of fact and conclusions:
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.
Poudre Valley Health System - Harmony Campus, Medical Office Building PDP,
#32-98G
June 1, 2004 Administrative Hearing
Page 4
bike connection to/from the Stetson Creek/Timberline Creek
neighborhoods.
C. Transportation Level of Service Requirements
A Transportation Impact Study (attached) analyzed the Project's
impact on 3 intersections:
- 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 anticipated future improvements, all
intersections affected by this PDP would continue to operate at
acceptable levels.
d. Subdivision Requirements
1. 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.
Poudre Valley Health System - Harmony Campus, Medical Office Building PDP,
#32-98G
June 1, 2004 Administrative Hearing
Page 3
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 Medical Office Building II 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.
5. 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 developments
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 and Circulation
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 Harmony
Road and the building entrance has been provided through two
parallel 6 foot -wide walkways and special crosswalk pavings that
connect the walkways with the building entry. Sidewalks have been
extended from the existing building to the proposed building and
parking areas. In addition, a temporary asphalt pedestrian path will
be constructed in conjunction with the approved PVHS Harmony
Campus Infrastructure PDP that will provide a direct pedestrian and
Poudre Valley Health System - Harmony Campus, Medical Office Building PDP,
#32-98G
June 1, 2004 Administrative 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.
2. Article 2 - Administration
The Project Development Plan, including the subdivision plat, is subject to
administrative review. The PDP complies with the applicable requirements of the
LUC, specifically 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.
3. Compliance with the Overall Development Plan
The PDP is located entirely within the land area defined by the Poudre Valley
Health Systems — Harmony Campus ODP. Uses associated with the proposed
building are consistent with those listed on the approved ODP (see attached).
4. Division 4.21 of the Land Use Code, HC — Harmony Corridor Zone District
Development Standards specific to the HC-Harmony Corridor zone district are
defined in Article 4.21 of the LUC.
The PDP meets the applicable Land Use Standards as follows:
a. Campus layout
PROJECT: Poudre Valley Health System — Harmony Campus, 4th Filing,
Medical Office Building II #32-98G
APPLICANT: BHA Design, Inc.
c/o Luke Oldenburg
4803 Innovation Drive
Fort Collins, CO 80525
OWNER: Poudre Valley Health System
2809 E. Harmony Road, Suite 200
Fort Collins, CO 80528
PROJECT DESCRIPTION:
This is a request for a Project Development Plan to construct a 2-story, 55,509
s.f. medical office building directly east of the existing medical office building
within the PVHS Harmony Campus. The subdivision plat included with this
application creates a new block and lot to accommodate the proposed building
and associated parking field and dedicates easements necessary to serve the
building. The lot is 3.570 acres in size and located at the southeast corner of
Timberline Road and Harmony Road. 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.