HomeMy WebLinkAboutCSU HEALTH CENTER / GF WAIRDS REPLAT & UTILITY PLAN - PDP/FDP - FDP150039 - DECISION - FINDINGS, CONCLUSIONS & DECISION1
CITY OF FORT COLLINS
TYPE 1 ADMINISTRATIVE HEARING
FINDINGS AND DECISION
HEARING DATE: January 7, 2016
PROJECT NAME: CSU Health and Medical Center Plat
CASE NUMBER: FDP# 150039
APPLICANT: Eric Nakos, P.E.
JVA, Inc.
25 Old Town Square, Suite 200
Fort Collins, CO 80524
OWNERS: CSU Board of Governors
01 Administration Building
Fort Collins, CO 80523
HEARING OFFICER: Marcus A. McAskin
PROJECT DESCRIPTION: This is a combined PDP/FP for the CSU Health and Medical Center
subdivision plat for certain property located at the northwest corner of West Prospect Road and
South College Avenue.
The proposed plat (CSU Health and Medical Center Subdivision) replats twelve parcels of land
described with particularity on Sheet 1 of the plat and containing a total of 224,833 square feet (or
5.161 acres, more or less) (the “Subject Property”) into two lots (Lot 1 consisting of 4.637 acres
and Lot 2 consisting of 0.273 acres). The balance of the subject property consists of existing alley
right-of-way (ROW) and other ROW dedicated to the City of Fort Collins.
The site plan and landscape plans associated with the Subject Property were previously approved
through the Site Plan Advisory Review (SPAR) process by the Planning and Zoning Board on
October 8, 2015.
The site and landscape plans approved by the Planning and Zoning Board through the SPAR process
describe an overall project that includes a 113,000 square foot, four-story building within a
developable area of approximately 4.9 acres. The property proposed to be platted is located in the
Community Commercial (C-C) zone district.
The surrounding zoning and land uses are set forth on page two below:
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Direction Zone District Existing Land Uses
North Community Commercial (C-C) Proposed CSU Parking Garage
South General Commercial (C-G) Commercial / Retail
East Community Commercial (C-C) Commercial / Retail
West Community Commercial (C-C) Commercial / Retail; CSU Campus
SUMMARY OF DECISION: Approved.
ZONE DISTRICT: (C-C) Community Commercial District
HEARING: The Hearing Officer opened the hearing at approximately 5:30 p.m. on Thursday,
January 7, 2016, in Conference Rooms A - D, 281 North College Avenue, Fort Collins, Colorado
following the conclusion of the hearing on the Caring Smiles Dental Clinic (FDP # 150010).
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 the CSU Health and
Medical Center Subdivision (FDP #150039), including vicinity map; (2) proposed CSU Health and
Medical Center Subdivision plat (2 Sheets); (3) GF Wiards Addition Plat; (4) Flinn’s PUD Plat; (5)
Sorenson’s PUD Plat; (6) SPAR submittal narrative; (7) SPAR submittal plans; (8) SPAR submittal
Staff Report; (9) Utility Plans for CSU Health and Medical Center (consisting of 34 Sheets);
(10) Agenda Item Summary (Ordinance No. 156, 2015); (11) Executed Copy of Ordinance No. 156,
2015 Conditionally Vacating Certain Rights-of-Way; (12) Affidavit of Publication of the Fort
Collins Coloradoan dated December 29, 2015 evidencing publication of the Notice of Hearing on
December 29, 2015; and (13) Notice of Public Hearing dated December 23, 2015.
In addition, the City’s Comprehensive Plan, Code, and the 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 Project 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: Jason Holland, PLA, City Planner, and Sheri Langenberger,
City Development Review Manager
From the Applicant/Owners: Fred Haberecht, LEED AP, ASLA, and Erik Nakos, P.E.,
JVA, Inc.
From the Public: Kevin Harper, 1535 Remington Street, Fort Collins, CO
80524
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The following individuals were signed in but did not provide
any testimony or public comment:
Laura Bently (CSU)
Milt Brown (CSU)
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 Code;
b. the Application complies with the applicable General Development Standards
contained in Article 3 of the Code; and
c. the Application complies with the applicable C-C District standards contained in
Article 4 of the Code.
3. The Application’s satisfaction of the Article 2, 3 and 4 Code requirements is sufficiently
detailed in the Staff Report, a copy of which is attached as ATTACHMENT A and is
incorporated herein by reference.
DECISION
Based on the findings set forth above, the Hearing Officer hereby approves the application for the
CSU Health and Medical Center Plat (FDP #150039) in the form submitted.
DATED this 11
th
day of January, 2016.
___________________________________
Marcus A. McAskin
Hearing Officer
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ATTACHMENT A
Staff Report
CSU Health and Medical Center Plat (Combined PDP/FP)
#FDP150039
ITEM NO _____________2__
MEETING DATE January 7, 2016
STAFF Holland
HEARING OFFICER
Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750
STAFF REPORT
PROJECT: CSU Health and Medical Center Plat, #FDP150039
APPLICANT: Erik Nakos, P.E.
JVA, Incorporated
25 Old Town Square, Suite 200
Fort Collins, CO 80524
OWNER: Board of Governors of the Colorado State University System
01 Administration Building
Fort Collins, CO 80523
PROJECT DESCRIPTION:
This is a combined PDP/FDP for the final plat review for the land associated with the CSU
Health and Medical Center, located at the northwest corner of Prospect and College. The
Medical Center site and landscape plans were previously approved as a Site Plan Advisory
Review (SPAR) by the Planning and Zoning Board on October 8, 2015. This review is for the
plat and utility plan only. The amended plat is subject to review and approval by a hearing
officer. Final utility plans are provided for reference and are approved by utility and engineering
staff prior to issue of any necessary permits.
The Site Plan Advisory Review for Colorado State University which was reviewed by P&Z
approved the plans for the new medical center campus. The project includes a 113,000 square
foot, four-story building within an approximately 4.9 acre site. Existing dwellings and structures
on the site are proposed to be removed. Approximately 106 surface parking spaces provided,
with additional parking spaces provided in a proposed parking garage to the north of Lake
Street. The site is located in the Community Commercial (CC) zone district. The approved
SPAR plans are attached with this staff report.
RECOMMENDATION:
Approval of the CSU Health and Medical Center Plat, #FDP150039
EXECUTIVE SUMMARY:
CSU Health and Medical Center Plat complies with the applicable requirements of the City of
Fort Collins Land Use Code (LUC), more specifically:
CSU Health and Medical Center Plat, #FDP150039 Administrative Hearing, January 7, 2016
Page 2
x The project complies with process located in Division 2.2 – Common Development
Review Procedures for Development Applications of Article 2 – Administration.
x The project complies with the relevant standards located in Article 3 – General
Development Standards.
VICINITY MAP:
CSU Health and Medical Center Plat, #FDP150039 Administrative Hearing, January 7, 2016
Page 3
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
Direction Zone District Existing Land Uses
North Community Commercial (C-C) Proposed CSU Parking Garage
South General Commercial (C-G) Commercial / Retail
East Community Commercial (C-C) Commercial / Retail
West Community Commercial (C-C) Commercial / Retail; CSU Campus
x In 1925, the property was annexed into the city as part of the GF Wiards Annexation,
and includes a number of parcels that contain existing residential structures, some of
which have been repurposed for commercial businesses and university related facilities
over the years.
x The 1925 annexation also included a boundary map noted as the “GF Wiard’s Addition”.
x In 1953, portions of the property were re-platted with the Flinn’s Resubdivision.
x In 1979, portions of the property were re-platted with the Sorenson’s PUD.
x The above plats and maps are attached with this staff report.
2. Compliance with Community Commercial (C-C) zone district Standards:
Compliance with Community Commercial standards were addressed with the SPAR
process. A copy of the SPAR staff report is attached for reference. In terms of the
Location criteria of the SPAR review, the proposed site meets this requirement with a
proposed use that is consistent with the City’s land use designation. The site is within
the Community Commercial District, and Clinics are listed as a permitted principal Type
1 use in this district (in this case subject to SPAR).
3. Compliance with Article 3 of the Land Use Code – General Development
Standards
E. Section 3.3.1 – Plat Standards. The proposed plat meets all applicable General
Requirements and provides all necessary Reservations and Dedications.
x In compliance with LUC 3.3.1(B)(1): The proposed lot pattern provides a site
area and configuration that meets all applicable zoning requirements of the
city.
CSU Health and Medical Center Plat, #FDP150039 Administrative Hearing, January 7, 2016
Page 4
x In compliance with LUC 3.3.1(B)(2): The general layout of lots, roads,
driveways, utilities, drainage facilities and other services within the proposed
development are designed in a way that accommodates and contributes to an
interconnected street system within and between neighborhoods, preserves
natural areas and features, and otherwise accomplishes the purposes and
intent of this Land Use Code. The proposed plat is configured to achieve the
intent of the SPAR site plan, the design of which is consistent with the
applicable development standards set forth in Articles 3 and 4 of this Land
Use Code.
x In compliance with LUC 3.3.1(C)(1): The layout of roads, driveways, utilities,
drainage facilities, and other services remain in compliance with the City’s
engineering standards. The plat demonstrates proper dedication of public
rights-of-way, drainage easements and utility easements that are needed to
serve the area being developed.
6. Findings of Fact/Conclusion
In evaluating the CSU Health and Medical Center Plat, #FDP150039, staff makes the following
findings of fact:
A. The project complies with process located in Division 2.2 – Common Development
Review Procedures for Development Applications of Article 2 – Administration.
B. The project complies with the relevant standards located in Article 3 – General
Development Standards.
RECOMMENDATION:
Approval of the CSU Health and Medical Center Plat, #FDP150039, based on the findings of
fact on page 4 of the staff report.
ATTACHMENTS:
1. CSU Medical/Health Center Plat, Page 1
2. CSU Medical/Health Center Plat, Page 2
3. GF Wiards Addition Plan
4. Flinn’s PUD Plat
5. Sorenson's PUD Plat
6. Background -- Medical Center SPAR Submittal Narrative
7. Background -- Approved SPAR Submittal CSU Medical Center Plans
8. Background -- Staff report from the SPAR review
9. Utility Plans