2005/12/05 Council Agenda Packet

Planning Commission Meeting February 15, 2005 Page 4 designed with the intention to expand to the east. Two previous plans came to the same conclusion that it is an east west corridor redevelopment because it minimizes impact to the core and minimizes renovation. The additional renovations costs associated with going against the natural expansion of the site twenty to thirty million dollars in additional costs. West redevelopment over Colby Avenue. Issue is that the oldest buildings separate construction activity from the newest construction (yellow building located at the campus core). To build in connections from one building to another, they would have to demolish buildings which have current health care services in them in order to get access to the adjacent growth zone. Colby Avenue homeowners would also have to be displaced and most likely to create a contiguous functional development they would have to close Colby Avenue. South redevelopment. Redevelopment to the South would not work because of the additional renovation that it creates, it would impede an ongoing operation in the ER department, and they would impact two blocks of homes where they don't own property displacing homeowners. North strategy: Expanding the patient services/beds to the area where the Cancer Center will be located would add an eight story building to the site that would fundamentally place an eight story building in front of the Wetmore block with no ability to set it back from a design perspective. Second it would create significant delays with the cancer center project. It also creates the 20-30 million dollars worth of additional renovation costs because we are going against the natural expansion grid of the site. And it also requires the purchase of the ECC property from the state and ECC. Northeast option: To redevelop to the Northeast, the parking garage would have to be torn down and challenges with parking would be an issue. To build around the parking garage creates a tremendous amount of dead space as it relates to functional health care space and 13th would be closed before the Rockefeller left hand turn for construction activity. This would cause some problems with ingress and egress of the Cancer Center. This option would create a lot of vehicular functional and planning issues and creates 20-30 million dollars in additional costs. East Option: This is the preferred alternative because it follows the natural expansion of the site, PEMC owns 21 of 22 properties adjacent to what is the natural expansion zone of the hospital, minimizes renovation to ongoing facilities, and the needed buffer would be created at Oakes Avenue in order to be a better neighbor. Mr. Whelan showed 3-D massing models to show what could be done with the site included tree lined streets off of Broadway. To soften the edge of the campus, the tallest point would be located at the center of the campus. Buffer could be anywhere from 50-100 feet as it relates to the Oakes Avenue homes. Phase 1: Cancer Center is developed on the Wetmore site and the buffer is created so that the Oakes Avenue homes are not looking at a parking lot. A portion of this parking lot will be used for construction staging and trailers. Phase 2: The replacement parking garage facility. Phase 3: Tear down the existing parking garage and construct the 8 -story tower. Phase 4: Demolish the building older aging facilities and construct more parking.