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HomeMy WebLinkAbout05/25/2017 - Planning And Zoning Board - Agenda - Regular MeetingPlanning and Zoning Board Page 1 May 25, 2017 Jeff Schneider, Chair City Council Chambers Jeff Hansen, Vice Chair City Hall West Jennifer Carpenter 300 Laporte Avenue Emily Heinz Fort Collins, Colorado Michael Hobbs Ruth Rollins Cablecast on FCTV Channel 14 & Channel 881 William Whitley on the Comcast cable system The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224- 6001) for assistance. Regular Hearing May 25, 2017 6:00 PM • ROLL CALL • AGENDA REVIEW • CITIZEN PARTICIPATION Individuals may comment on items not specifically scheduled on the hearing agenda. Comments should be related to land use topics. • Those who wish to speak are asked to sign in at the podium. • The presiding officer will determine and announce the length of time allowed for each speaker. • Each speaker should state their name and address and keep their comments to the allotted time. Any written materials should be provided to the Secretary for record-keeping purposes. • A timer will beep once and the time light will turn to yellow to indicate that 30 seconds of speaking time remain and will beep again and turn red when a speaker’s time to speak has ended. • CONSENT AGENDA The Consent Agenda is intended to allow the Planning and Zoning Board to spend its time and energy on controversial items within a lengthy agenda. Staff recommends approval of the Consent Agenda. Anyone may request that an item on this agenda be “pulled” for consideration within the Discussion Agenda, which will provide a full presentation of the item being considered. Items remaining on the Consent Agenda will be approved by the Planning and Zoning Board with one vote. The Consent Agenda consists of Board Minutes for approval, Items with no perceived controversy, and routine administrative actions. Planning and Zoning Board Agenda Planning and Zoning Board Page 2 May 25, 2017 1. Draft April 20, 2017, P&Z Hearing Minutes The purpose of this item is to approve the draft minutes for the April 20, 2017, Planning and Zoning Board hearing. 2. Harmony Commons Lot 2 PDP#170004 PROJECT DESCRIPTION: This is a request for a P.D.P. on Lot 2 of Harmony Commons that includes a single, 9,000 square foot, mixed-use commercial building on a 1.05 acre lot. The site is zoned H-C, Harmony Corridor, and located in the Basic Industrial Non-Retail Employment Activity Center sub area of the Harmony Corridor Plan. The site is a portion of Tract S (24.71 acres) of the Harmony Technology Park Overall Development Plan Seventh Amendment, and represents phase three of the larger Harmony Commons commercial center that is already platted into seven lots. Per the established distribution of primary and secondary uses on Parcel S, 100% of this parcel will be secondary uses. The P.D.P. includes a Replat of Lots 1 and 2 to make sligh adjustment in their parcel sizes. APPLICANT: Harmony Commons LLC c/o Mr. Todd Parker Brinkman Partners 3528 Precision Drive Fort Collins, CO 80528 • DISCUSSION AGENDA No items for discussion • OTHER BUSINESS • ADJOURNMENT Agenda Item 1 Item # 1 Page 1 STAFF REPORT May 18, 2017 Planning and Zoning Board PROJECT NAME DRAFT MINUTES OF APRIL 20, 2017, P&Z HEARING STAFF Cindy Cosmas, Administrative Assistant PROJECT INFORMATION PROJECT DESCRIPTION: To approve the draft minutes of the April 20, 2017, Planning and Zoning Board hearing. ATTACHMENTS 1. Draft April 20, 2017, Minutes (DOC) Attachment 1 Jeff Schneider, Chair City Council Chambers Jeff Hansen, Vice Chair City Hall West Jennifer Carpenter 300 Laporte Avenue Emily Heinz Fort Collins, Colorado Michael Hobbs Ruth Rollins Cablecast on FCTV Channel 14 & William Whitley Channel 881 on Comcast The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-6001) for assistance. Regular Hearing April 20, 2017 Member Schneider called the meeting to order at 6:00 p.m. Roll Call: Carpenter, Hansen, Hobbs, Rollins, and Schneider Absent: Heinz and Whitley Staff Present: Gloss, Leeson, Yatabe, Prassas, Tatman-Burruss, and Cosmas Agenda Review Chair Schneider provided background on the board’s role and what the audience could expect as to the order of business. He described the following procedures: • While the City staff provides comprehensive information about each project under consideration, citizen input is valued and appreciated. • The Board is here to listen to citizen comments. Each citizen may address the Board once for each item. • Decisions on development projects are based on judgment of compliance or non-compliance with city Land Use Code. • Should a citizen wish to address the Board on items other than what is on the agenda, time will be allowed for that as well. • This is a legal hearing, and the Chair will moderate for the usual civility and fairness to ensure that everyone who wishes to speak can be heard. Planning Director Gloss reviewed the items on the Consent and Discussion agendas with no exceptions mentioned. Planning and Zoning Board Minutes Planning & Zoning Board April 20, 2017 Page 2 Attachment 1 Public Input on Items Not on the Hearing Agenda: Eric Sutherland, 3520 Golden Currant, noted several concerns regarding zoning and legal inconsistencies, including the process for appealing P&Z decisions, saying there is no defined criterion by which City Council makes decisions on appeals or rezoned properties. He also asked if there was a process by which citizens could make suggestions to the Land Use Code (LUC) during the annual review. Director Gloss addressed one of the citizen’s concerns related to citizen-initiated changes to the LUC, saying there is a provision that allows outside parties to submit such requests, and this is handled through an amendment process. Regarding the City Council appeal process, Assistant City Attorney Yatabe stated that Standard 2.9.4 of the Land Use Code enables the Planning and Zoning Board to make recommendations to City Council regarding land rezoning, which will then be upheld or denied by City Council. Consent Agenda: 1. Draft Minutes from March 16, 2017, P&Z Hearing Public Input on Consent Agenda: None noted. Member Hobbs made a motion that the Planning and Zoning Board approve the April 20, 2017, Consent agenda as presented; Member Carpenter seconded the motion. Vote: 5:0. Discussion Agenda: 2. Fort Collins – Windsor IGA Amendment Project: Fort Collins – Windsor IGA Amendment Project Description: Amendment to the City of Fort Collins and Town of Windsor Intergovernmental Agreement (IGA) pertaining to the development of the Interstate 25/State Highway 392 Interchange to allow single-family residential as a permitted use on a portion of the Windsor side of the Corridor Activity Center Overlay Zone. Recommendation: Approval Staff and Applicant Presentations Secretary Cosmas confirmed that no additional documentation or correspondence has been received since the work session. CDNS Director Leeson gave a presentation of this IGA amendment, which is requesting to allow single- family residential as a permitted use on a portion of the Windsor side of the Corridor Activity Center Overlay Zone. He gave some background on the IGA, originally adopted in 2010 and amended in 2013, which changed the process for some of the land use approvals at that time. He discussed the public Planning & Zoning Board April 20, 2017 Page 3 Attachment 1 outreach and the standards that would be adopted by both communities to enhance design standards. This proposal was initiated by the Town of Windsor to amend the IGA to allow single-family residential as a permitted use on a portion of the property. He showed a map of the IGA area, which is limited to 45 acres (also limiting the single-family units to approximately 116 units). He discussed the impact to the revenue-sharing agreement, saying a market analysis had been prepared with the idea that this investment would be eventually repaid with future revenues. However, the conclusion from the market analysis indicated that there isn’t the same market demand for a regional retail center, which was originally proposed. This will significantly reduce the revenue generated, but the market changes are impossible to correlate at this time due to an influx of new competitive sources. The allowance of single- family homes would most likely result in a faster revenue return due to market demand. He noted that the report also indicates that the proposed revenue generated would exceed both Windsor’s and Fort Collins’ initial investment. Member Rollins asked for clarification on the methodology of determining the revenue generation considering the current proposal to reduce future commercial use. CDNS Director Leeson explained that the revenue proposed would exceed the original investments over time with build-out of the properties. Member Hobbs asked if there is also revenue sharing of building assessment fees; CDNS Director Leeson confirmed that the only revenue sharing is with property and sales tax increment. Chair Schneider asked if this is item would constitute an approval or recommendation or City Council; CDNS Director Leeson confirmed that it will eventually become a resolution, so a recommendation from the Planning and Zoning Board is appropriate. Public Input (3 minutes per person) Eric Sutherland, 3520 Golden Currant, has a concern with developments being funded or subsidized by taxes. He stated that this IGA is not legally enforceable in court, saying that the Urban Renewal Authority has declared that this Board can only approve the agreement, not the future development. He also has a concern about school financing in Colorado, citing the new schools that will be built as a result of this land development, which could result in sacrificing maintenance in existing schools in favor of new schools. Tom Muth, owner of the partnership, confirmed that an impact fee was initially assessed to all the property owners, and part of that agreement was not to litigate the impact fee but to negotiate the impact fee, which was favorably settled. He added that there are still significant payments to be made for future impact fees, which will then go to pay back the original debt; in addition, once the development activity begins, the revenue-earning process will also commence. Board Deliberation Vice Chair Hansen acknowledged that having a residential development prior to adding a commercial aspect is more advisable; he has a concern that this site will have a high-intensity use, and people may eventually oppose the future commercial development. He suggested that a higher density buffer be established other than single-family. Chair Schneider agreed and added that the higher density is already among the allowable uses for this property. CDNS Director Leeson responded that there will be a multi-family usage as part of the transition area between the single-family and the commercial areas. Member Hobbs made a motion that the Planning and Zoning Board make a recommendation to City Council to approve the Fort Collins – Windsor IGA Amendment pertaining to the development of the Interstate 25 /State Highway 392 Interchange to allow single-family residential as a permitted use on a portion of the Windsor side of the Corridor Activity Center Overlay Zone. Member Carpenter seconded. Vote: 5:0. Planning & Zoning Board April 20, 2017 Page 4 Attachment 1 Other Business None noted. The meeting was adjourned at 6:30pm. Cameron Gloss, Planning Director Jeff Schneider, Chair Agenda Item 2 Item # 2 Page 1 STAFF REPORT May 18, 2017 Planning and Zoning Board PROJECT NAME HARMONY COMMONS LOT 2 PDP#170004 STAFF Ted Shepard, Chief Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a request for a P.D.P. on Lot 2 of Harmony Commons that includes a single, 9,000 square foot, mixed-use commercial building on a 1.05 acre lot. The site is zoned H-C, Harmony Corridor, and located in the Basic Industrial Non-Retail Employment Activity Center sub area of the Harmony Corridor Plan. The site is a portion of Tract S (24.71 acres) of the Harmony Technology Park Overall Development Plan, Seventh Amendment, and represents phase three of the larger Harmony Commons commercial center that is already platted into seven lots. Per the established distribution of primary and secondary uses on Parcel S, 100% of this parcel will be secondary uses. The P.D.P. includes a Replat of Lots 1 and 2 to make slight adjustment in their parcel sizes. APPLICANT: Harmony Commons LLC c/o Mr. Todd Parker Brinkman Partners 3528 Precision Drive Fort Collins, CO 80528 RECOMMENDATION: Approval EXECUTIVE SUMMARY A. The P.D.P. is a component of, and in compliance with, Tract S of the Harmony Technology Park Overall Development Plan, Seventh Amendment. This is a 270 acre O.D.P., owned by multiple parties, where the primary and secondary uses have been apportioned such that there is approximately 75% primary and 25% secondary uses. B. The P.D.P. complies with the development standards of the H-C zone district. C. The P.D.P. complies with the General Development Standards. Agenda Item 2 Item # 2 Page 2 Comments: 1. Background: The surrounding zoning and land uses are as follows: N: H-C Broadcom, Hewlett Packard Enterprises, Comcast S: H-C Hotel (Lot 6, Harmony Commons) S H-C WilMarc Medical Mfg. (Tract E, Harmony Technology Park) E: H-C Mixed-Use Commercial (Harmony Commons Lots 3, 4 and 5) E: H-C Banner Health Hospital (Tract G, Harmony Technology Park) W: H-C Vacant (Harmony Commons Lots 1 and 7) W: H-C Intel (Tract A, Harmony Technology Park) The property was annexed as part of the 156 acre Harmony Farm in 1984. The first Harmony Technology Park Overall Development Plan consisted of 155 acres and was approved in 1997 in conjunction with Celestica Manufacturing. Agenda Item 2 Item # 2 Page 3 Since 1997, the following annexations occurred: • Kendall-Harmony Annexation – June, 2000 • Johnson-Harmony Annexation – July, 2000 These annexations triggered cooperation among various land owners which created the Harmony Technology Park O.D.P. (267 acres) – September, 2000 In 2004, the Harmony Technology Park, O.D.P., Second Amendment was approved which added three residential properties and increased the total acreage of the O.D.P. from 267.19 acres to 270.19 acres. Since 2004, five additional amendments to the O.D.P. were approved in response to the great recession, parcel adjustment for various end-users, and re-allocation of the primary and secondary uses. The governing O.D.P. is the Seventh Amendment approved in 2014 and encompasses 270 acres among several property owners. The following projects have been approved in the Harmony Technology Park: Project Name Applicant/Use Year Site (acres) H.T.P. 1st Filing Celestica/Intel 1998 34.4 H.T.P. 2nd Filing H-P South Campus (Exp.) 2001 60.14 Brookfield Townhomes Chateau Development 2002 42.39 H.T.P. 3rd Filing Custom Blending 2008 5.01 Presidio Apartments Multi-Family 2011 11.83 H.T.P. 3rd Filing Numerica 2012 4.90 Milestone Apartments Multi-Family 2013 10.20 Banner Health Hospital 2013 27.95 H.T.P. 4th Filing Fuse Office 2014 1.62 Main Street Health Long Term Care 2015 7.5 Windsong Long Term Care 2016 3.34 Eye Center of No. Colo. Medical Office 2016 4.16 WilMarc Medical Medical Device Mfg. 2017 5.0 2. Compliance with Harmony Corridor Plan: The entire 270 acre O.D.P. is within the Basic Industrial Non-Retail Employment Activity Center (B.I.N.R.E.A.C). There are two proposed land uses: • Medical Office Building – Primary Use • Convenience Center – Secondary Uses The Harmony Corridor Plan states: “Secondary and supporting uses will also be permitted in the (BINREAC), but shall occupy no more than 25% of the total gross area of the Office (or Business) Park, Overall Development Plan or Planned Unit Development, as applicable. Agenda Item 2 Item # 2 Page 4 Development of the subject parcel contributes to fulfilling the vision of the Harmony Corridor being an area reserved for a variety of business-related uses on relatively large parcels within an attractive industrial park setting which are supported by a secondary uses that are integrated with and function with the primary uses. 3. Compliance with the Harmony Technology Park, Seventh Amendment Overall Development Plan: By being located within the BINREAC, and zoned H-C, the Overall Development Plan is divided between 75% primary and 25% secondary uses. With approximately 270 acres, the uses are divided as follows: • Primary Uses 202 acres 75% • Secondary Uses 68 acres 25% Within the O.D.P., Tract S is further defined as containing 24.71 acres and the uses are divided as follows: • Primary Uses 17.14 acres • Secondary Uses 7.57 acres As can be seen in the table below, secondary uses on Tract S are capped at 7.57 acres. The approved secondary uses within Tract S (Harmony Commons Lots 3, 4, and 6) total 4.75 acres. With the addition of the subject Lot 2, at 1.05 acres, the total amount of secondary uses increases to 5.8 acres which remains under the maximum of 7.57 acres allowed by the O.D.P. Lot Category Acres Max Allowed Remaining Balance 1 Vacant n/a 2 Secondary 1.05 3 Secondary .87 4 Secondary 2.03 5 Primary n/a 6 Secondary 1.85 7 Vacant n/a Total 5.80 7.57 1.77 With the limitation on the amount of secondary use, future phases (Lots 1 and 7) of the commercial center will be capped so as to not exceed the maximum allowable size of 7.57 acres. The two owners of Tract S, Harmony Commons LLC (Lot 1) and MAV Development (Lot 7) are aware of the pre- established limitation on future secondary uses. 4. Compliance with Applicable Harmony Corridor Zone District Standards: As mentioned, both proposed uses are permitted. Since the P.D.P. contains one use that is permitted subject to review by the Planning and Zoning Board (convenience shopping center) the entire P.D.P. is similarly governed. Agenda Item 2 Item # 2 Page 5 The buildings are below the maximum allowable height of six stories. The applicant is participating with the master developer of the Harmony Technology Park (M.A.V. Development) to establish and comply with the formation of the required 80-foot wide buffer along Harmony Road. In addition, the applicant’s parcel fits within an integrated pattern of streets in anticipation of the extensions of both Timberwood Drive and Technology Parkway. For example, the P.D.P. is designed in conjunction with the expected arrangement of buildings, drives, parking, landscaping, fire access and stormwater management of the entire 24.71 acre Parcel S of the O.D.P. 5. Compliance with Applicable General Development Standards: A. Section 3.2.1(C)(D) – Landscaping and Tree Protection As mentioned, the 80-foot buffer along Harmony Road is not included within this P.D.P. Rather, the landscaping, berming and the meandering eight-foot wide sidewalk will be constructed by the master developer as part of a previously approved development plan. Foundation shrubs are placed along the perimeter walls where there are no conflicts with patios, doors, condensing units, etc. Areas of low visual interest are screened. B. Section 3.2.1(E)(4)(a) – Parking Lot Perimeter Landscaping Lot Two is internal to the larger Harmony Commons commercial center. Lot One to the west and Lot Three to the east are both owned by the owner/applicant for Lot Two and parking among these three lots will be shared. The southern perimeter adjoins the east-west parking lot drive aisle that serves all seven lots. Within this arrangement, the Lot Two parking lot is defined on the east and west with landscape islands. On the south, the parking lot edge is defined by a continuous row of a combination of trees and shrubs in compliance with the standard. C. Section 3.2.1(E)(5) – Parking Lot Interior Landscaping The parking lot exceeds the minimum required 6% interior landscaping in the form of islands which complies with the required minimum for lots with less than 100 spaces. D. Section 3.2.2(B) – Access, Circulation and Parking The parking and circulation system is specifically designed to be fully integrated with the larger Harmony Commons commercial center. This is accomplished by the connectivity offered by the two internal private drives. The east-west private drive along the southern boundary will ultimately connect Lady Moon Drive on the east and Technology Parkway on the west. There is no direct, head-in or diagonal parking along this drive which eases the circulation within the overall center. E. Section 3.2.2 (C)(4) – Bicycle Parking The standard requires that shopping centers provide one bike parking space per 4,000 square feet of gross leasable area. With 9,000 square feet, three spaces are required with 20% (1) needing to be enclosed and 80% (2) being located in exterior fixed racks. Agenda Item 2 Item # 2 Page 6 In compliance, 14 spaces are provided with 7 being enclosed and 7 being located in fixed racks thus exceeding the standard. These extra spaces are provided in anticipation of approximately 7,200 square feet being leased for a restaurant(s). F. Section 3.2.2(C)(5) – Walkways The P.D.P. provides multiple private walkways in compliance with the standard in the following manner: • One walkway connects to the eight foot wide sidewalk along Harmony Road; • The plaza connects to both the east (Lot 3) and west (Lot 1); • A new sidewalk is provided on the north side of the east-west drive aisle. G. Section 3.2.2(C)(6) – Direct On-Site Access to Pedestrian and Bicycle Destinations As mentioned, the multiple sidewalks allow for both bikes and pedestrians to connect to multiple destinations and the surrounding Harmony Technology Park, including the hotel on Lot 6 and Transfort Route 16 which adjoins the Harmony Commons commercial center site along Harmony Road and Lady Moon Drive. H. Section 3.2.2(K)(3) – Parking Lots – Maximum Number of Spaces Evaluating the number of parking spaces is more practical at the scale of the entire center, which consists of seven lots, versus solely evaluating Lot Two. A shopping center is required to have no less than 2 and no greater than 5 spaces per 1,000 square feet of gross leasable area. A 20% bonus in the maximum parking is available if there is no parking allowed on the two abutting public streets. (In assessing this bonus, the lots adjoining the 80-foot wide buffer along Harmony Road do not qualify due to the extent of the separation between the building and the road.) The parking analysis is based on three assumptions: (1.) Only Lots 2 – 6 are considered as Lots 1 and 7 are not a part of an approved or pending development plan. (2.) Only the shopping center ratio is used, not the ratios associated with individual tenants such as retail or restaurants. This is because the tenant mix will likely vary over time and all parking is shared. (3.) The allowable 20% bonus is only allowed for Lots that abut a street where there is no parking. While there is no parking allowed on Harmony Road, it is excluded because of the practical separation due to the 80-foot buffer. The bonus is allowed only for Lady Moon with no on-street parking but not Timberwood Drive which has on-street parking. If evaluated on a per lot basis, then the number of spaces on Lot Two, 76, exceeds 5 spaces per 1,000 square feet, 45, by an excess of 31 spaces. But, for the center as a whole, (Lots 2 - 6) the maximum allowable number of spaces for the center is 408 and the number shown on approved and pending development plans is 410, an excess of only two spaces. Agenda Item 2 Item # 2 Page 7 The table indicates that while the number of spaces for the three the mixed-use retail and restaurant buildings (Lots 2, 3 and 4) exceeds the allowable maximum, for the Hotel (Lot 6), the number is well below the allowable maximum. For Lots 2, 3 and 4, the applicant has indicated that with existing and potential leases, there is approximately 22,560 square feet allocated to restaurants. As noted, under the Shopping Center category, this amount of square footage is conservatively assigned a range of no less than 2/1,000 and no more than 5/1,000 which yields a total of 112 spaces. For restaurants, however, these ratios increase. For parking purposes, there are two different Restaurant categories as opposed to Shopping Center: Min. Max. Max Yield Shopping Center 2/1,000 sq,ft. 5/1,000 sq.ft. 112 Fast Food Rest. 7/1,000 sq.ft. 15/1,000 sq. ft. 338 Standard Rest. 5/1,000 sq. ft. 10/1,000 sq. ft. 225 The more practical approach is to use the Standard Restaurant category. Using this category, it is interesting to note that the maximum Shopping Center ratio equals the minimum Standard Restaurant ratio of 5/1,000. But the maximum allowable ratio for Standard Restaurant is double Agenda Item 2 Item # 2 Page 8 at 10/1,000. The allowable maximum ratio of 10/1,000 square feet would double the permissible parking from 112 to 225. The conservative Shopping Center approach allows a maximum of 408 spaces. The shopping center, with Lot 2, indicates 410 spaces. This slight discrepancy is not a concern due to the proposed mix of restaurants. If the square footage for the standard restaurants (22,560 square feet) had been factored in the maximum allowable ratio (10/1,000), then the overall maximum for the center would increase from 408 (plus 112) to 520. Given the anticipated mix of restaurants, and future development of Lots 1 and 7, Staff is comfortable with the number of parking spaces on both Lot 2 (76) and the overall center as it has been approved to date (410). I. Section 3.2.4 – Site Lighting Parking lot pole lighting and wall-mounted lighting will feature down-directional and full cut-off fixtures. There are no foot-candles that exceed the maximum allowable. J. Section 3.5.1(B)(C)(E)(F) – Building and Project Compatibility The two mixed-use buildings approved on Lots 3 and 4 have established an architectural character for the proposed building to follow which, in turn, were influenced by the form and materials of Banner Health Hospital. Just as these are one-story, multi-tenant buildings that are aligned along the Harmony Road 80-foot buffer, so too will be the proposed building on Lot 2. The new building will share the following characteristics with existing (under construction) buildings on Lots 3 and 4: • Base: concrete masonry units: 75% 8” x 16” smooth-face running bond, mocha brown, combined with 25% 4” x 16” banding, light beige, that is set off ½” from face of masonry; • Field: hard coat stucco, linen white; • Top: metal panel, slate gray; • Faux wood lap siding with 6” exposure; • Supporting accent columns and overhangs, slate gray; • Storefront windows and doors. With such high degree compatibility with Lots 3 and 4, the proposed building complies with the standard. K. Section 3.5.3(B)(2) – Orientation to Build-to Lines for Streetfront Buildings The proposed building aligns with the buildings on Lots 3 and 4. As such, Harmony Road is not factored into this standard due to the more specific requirement for the 80-foot buffer. L. Section 3.6.4 – Transportation Level of Service Requirements A Transportation Impact Study was completed and analyzed the traffic impacts for the entire 24.71 Tract S of the Harmony Technology Park at full build-out (see attached). A subsequent Basic Development Review (BDR) application by the master developer (M.A.V. Development) specifically identified a variety of public infrastructure improvements (including transportation improvements) needed for this proposal. The BDR has been approved by the City. Agenda Item 2 Item # 2 Page 9 The following infrastructure improvements will be completed per the approved BDR: • The extension of Technology Parkway from Harmony to Precision Drive; • Access control limiting left turns out from Technology Parkway to Harmony; • The construction of Timberwood between Technology Parkway and Lady Moon; • Auxiliary turn lanes on Harmony Technology Parkway and Timberwood at the new intersections; and • A southbound right turn lane from Lady Moon onto Timberwood. A new traffic signal at Harmony Road/Technology Parkway is not warranted with this phase and will not yet be constructed. With the above noted improvements, acceptable Levels of Service will be achieved at intersections impacted by vehicular traffic from this proposal. Levels of Service are also met for pedestrians, bicycle and transit modes. 6. Neighborhood Information Meeting: A neighborhood information meeting was held on November 18, 2015 for the entire center. A summary is attached. Briefly, the primary issues that were raised relate to traffic and the overall quality of the center and are summarized as follows: A. Traffic Conflicts on Lady Moon with Banner Health Hospital: In response, there will be no conflicts with Banner Health due to the existing median in Lady Moon Drive. This median restricts our east-west driveway to right-in/right-out only. Full turning movements will be allowed at the intersection of Lady Moon Drive and Timberwood Drive. B. Lighting Spillover and Excessive Illumination with Hotel: In response, the hotel would be in a future phase and is not a firm prospect at this point. Lighting is regulated by the Land Use Code to be fully shielded and down directional. C. Excessive Signage: In response, all signage is regulated by the City’s Sign Code. D. Drive-Through Restaurants: In response, only standard (“sit-down”) and fast food (“carry-out”) restaurants are allowed in the Harmony Corridor zone district. E. Architecture: In response, the theme of the architecture will be derived from the existing buildings in the vicinity, primarily Banner Health Hospital and Fuse Office Building. The overall theme will be contemporary Agenda Item 2 Item # 2 Page 10 with an emphasis on horizontal components. Entrances will be highlighted by overhangs, supporting columns, and storefront glass. F. Phasing: Tract S is 24.71 acres and will be developed in phases as the market demand requires. Future development is expected to be oriented toward a mix of primary and secondary uses. The hospital is estimated to generate demand for convenience and business services and “quick-serve” restaurants for employees in the area. 7. Findings of Fact/Conclusion: In evaluating the request for Harmony Commons P.D.P., staff makes the following findings of fact: A. The P.D.P. is a component of, and in compliance with, Tract S of the Harmony Technology Park Overall Development Plan, Seventh Amendment. This is a 270 acre O.D.P., owned by multiple parties, and where the primary and secondary uses have been apportioned such that there is approximately 75% primary and 25% secondary uses on an overall basis. As a mixed-use, multi-tenant building, Lot 2 is a secondary use. B. The P.D.P. complies with the development standards of the H-C zone district of Article Four. C. The P.D.P. complies with the General Development Standards of Article Three with one exception. RECOMMENDATION: Staff recommends that the Planning and Zoning Board make a motion to approve Harmony Commons Lot Two, P.D.P., #170004, based on the Findings of Fact as presented in this staff report. ATTACHMENTS 1. Planning Objectives (PDF) 2. Harmony Tech Park Overall Plan (PDF) 3. Harmony Commons Lot 2 Rendering (PDF) 4. Site Plan (PDF) 5. Architectural Perspective-Elevations (PDF) 6. Lighting Plan (PDF) 7. Harmony Tech Park Retail Neighborhood Meeting Summary (DOCX) Page 1 Lot 2 Harmony Commons PDP Statement of Planning Objectives January 31, 2017 The site is located at the southwest corner of Lady Moon Drive and Harmony Road on Lot 2 of the Harmony Commons Subdivision. The proposed use is for a 9,000 sq. ft. building containing retail, service and restaurant space along the Harmony Road frontage. The property is zoned HC-Harmony Corridor. The site is currently a vacant parcel of land and contains 1.047 acres. Lot 2 is a continuation of the existing Harmony Commons convenience shopping center currently under construction. The area surrounding Harmony Commons contains a mix of residential, retail, restaurant, educational, office, medical and employment. The site is ideal for this use as it provides a secondary retail center that is complimentary to the employment base. According to the approved ODP, Tract S is allowed to have 7.57 acres of secondary uses. Lots 3 and 4, which contain the convenience shopping center totals 2.90 acres. The proposed project contains 1.047 acres of additional secondary use. The site is also located within walking and biking distance to Front Range Village and the surrounding residential subdivisions and major employers in the area. The project is providing access via the private east-west drive that has been constructed by the first phase of the Harmony Commons convenience shopping center. All of the interior drives will be private and will continue the patterns established by the first phase of the center. Parking areas are located internally to minimize impacts on the neighborhood. There will be multiple pedestrian connections into and through the site. There will be a north-south sidewalk connecting the hotel site through to the existing 8’ path located within the 80 foot buffer. There also will be connectivity within the site in an east to west direction connecting the building uses and tying them into the perimeter walks and adjacent properties. The building is located along the Harmony Road frontage in order to maximize visibility and create a strong gateway entry into Fort Collins. This plan offers attractive and inviting pedestrian scale features and amenities such as plazas and other outdoor spaces that will create a vibrant urban environment with benches, landscape planters, outdoor café seating and public art opportunities. Both building architecture and landscape design will build upon the momentum of the contemporary design language which has been used in the first phase of the shopping center. Notable characteristics of this design language include clean, horizontal roof lines, simplicity in materials and large masses of buildings broken into smaller massing by placement of color, texture, material and elevation change. Material selection is consistent with surrounding context buildings incorporating masonry, architectural metals, exposed steel and stucco tones. The project will offer high quality public spaces by utilizing outdoor plaza café seating areas. There will be a concerted effort to incorporate local businesses into the development, drawing on a community-centric vibrancy from the neighboring residences. The site and building architecture function integrally. It is our intent to activate Attachment 1 Page 2 architectural spaces and pedestrian experience through thoughtful indoor and outdoor connections. Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: Economic Health Principle EH 3: The City will support local, unique, and creative businesses. Policy EH 3.1 – Support Programs Emphasizing Local Business Policy EH 4.1 –Prioritize Targeted Redevelopment Areas Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment Lot 2 Harmony Commons will continue to promote and sustain local businesses thereby further enhancing the economic health of Fort Collins. This represents job creation and business retention for businesses that are successful and unique to Fort Collins. Environmental Health Principle ENV 19: The City will pursue opportunities to protect and restore the natural function of the community’s urban watersheds and streams as a key component of minimizing flood risk, reducing urban runoff pollution, and improving the ecological health of urban streams. Policy ENV 19.2 – Pursue Low Impact Development Lot 2 Harmony Commons is implementing LID by incorporating new permeable pavement areas with under drain systems (25% of new pavement area will consist of permeable pavement). Community and Neighborhood Livability Principle LIV 38: Employment Districts will be the major employment centers in the community, and will also include a variety of complementary uses to meet the needs of employees. By design, they will be accessible to the City’s multimodal transportation system and encourage walking, bicycling, car and van pooling, and transit use. Policy LIV 38.1 – Mix of Uses Policy LIV 38.5 – Coordinate District Design Policy LIV 38.7 – Address Parking Policy LIV 38.8 – Provide Walkways and Bikeways Attachment 1 Page 3 Lot 2 Harmony Commons mainly consists of a Convenience Shopping Center, which is a secondary use that will offer a variety of choices for the employees of the tech park and the nearby residents who live in the area. The area surrounding the Harmony Technology Park contains a mix of residential, institutional, employment, office and retail. The site is located in the Harmony Technology Park, which provides a campus-like setting, with platted lots, streets, sidewalks, and infrastructure already in place. The visual impacts of the parking lot has been reduced by placing the parking to the interior of the project. Transportation Principle T 9: Enhanced Travel Corridors will contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Policy T 9.1 – Locating Enhanced Travel Corridors Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 – Transit Stops Policy T 10.6 – High Frequency Transit Service Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities The location of this project at the north end of an employment campus, near residential subdivisions, Fossil Ridge High School and its proximity to Harmony Road will promote and support the idea of a predominance of the daily trips of the employees of this project utilizing alternative modes of transportation (walking/biking) or public transportation. The on-street bike lanes will help to encourage safe cycling. Harmony Road is designated as an enhanced travel corridor. (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. There are no wetlands or significant natural habitats within the boundaries of the site. (iii) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. The buildings will be owned by the building developer/owner and will be leased to individual tenants. (iv) Estimate of number of employees for business, commercial, and industrial uses. 15-25 (v) Description of rationale behind the assumptions and choices made by the applicant. Attachment 1 Page 4 The impetus of this project is to create a Convenience Retail Center that is a complimentary use to the employment campus. This will offer more choices for the residents and employees to go for meals, shopping, services, etc. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. The submittal documents address the applicable criteria. No variances are anticipated at this time. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. There are not existing wetlands, natural habitats or features currently located on site. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. No neighborhood meeting was held. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The project name is Lot 2 Harmony Commons. There was not a conceptual review meeting. Attachment 1 W1 W2 W4 W5 W6 5 W8 Metal Panel Manuf: Metal Sales Product: T2630 - wall panel (horiz) Color: Slate Grey Mechanical Screen Manuf: Metal Sales Product: T-2630 wall panel (horiz) Color: Slate Grey Faux Wood Lap Siding Manuf: Longboard Product: T&G Siding, Smooth, 6" exposure Color: Light Cherry Hard Coat Stucco Manuf: Sto Product: PowerWall Color: Field - White Linen (fine texture) Concrete Masonry Unit Veneer Manuf: TBD Product: 8x16 smooth face, running bond with 4x16 banding to match existing Colors: - 75% - Body Color - Mocha Brown - 25% - Accent Bands - Light Beige Standoff 1/2" from face of masonry 6 Mechanical Screen Manuf: Berridge Product: Deep Deck Wall Panel (horiz) Color: Parchment Sim. 8" solid CMU at Trash Enclosure Issued Drawing Number Scale Accordingly if Reduced Project No.: Drawn by: Reviewed by: In Association with: ARCHITECTS r4 architects.com 226 Remington Unit #3 Fort Collins, CO 80524 phone 970/224-0630 www.r4architects.com TB Group Planning / LA 444 Mountain Avenue Berthoud, CO 80531 (970) 532-5891 Contact: Cathy Mathis Email: cathy@tbgroup.us Galloway Mechanical & Plumbing 3760 E. 15th Street, Suite 202 Loveland, CO 80538 (970) 800-3300 Floor Plan 100' - 0" High Parapet 122' - 0" 1 W4 W1 11 21 21 10 10 W5 1 10 W4 W1 W2W1W2W4 W1 7 7 6 11 11 7 Floor Plan 100' - 0" High Parapet 122' - 0" 1 W4 11 11 W4 W1 10 W1 W4 W4 1 W1 W2 1110W2W2 10 W2 10 21 21 21 Floor Plan 100' - 0" High Parapet 122' - 0" Building Parapet 120' - 0" Parapet 124' - 2" W4 W5 W5 W1 1 9 16 12 10 8 6 W1 1 Floor Plan 100' - 0" High Parapet 122' - 0" Parapet 124' - 2" Beyond 1 10 27 3 10 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 P2.0 FF Issued Drawing Number Scale Accordingly if Reduced Project No.: Drawn by: Reviewed by: In Association with: ARCHITECTS r4 architects.com 226 Remington Unit #3 Fort Collins, CO 80524 phone 970/224-0630 www.r4architects.com TB Group Planning / LA 444 Mountain Avenue Berthoud, CO 80531 (970) 532-5891 Contact: Cathy Mathis Email: cathy@tbgroup.us AE Associates Mechanical & Plumbing 5587 West 19th Street Greeley, CO 80634 (970) 330-5587 Contact: Alicia Thorpe Email: alicia.thorpe@aeassociates.net Engineer APS, Inc. Electrical Engineer 9249 S. Broadway, #200-836 Highlands Ranch, CO 80129 (970) 381-7462 Contact: Chuck Polson Email: chuck@apsinc.biz Interwest Consulting Group Civil Engineer 1218 Ash Street Windsor, CO 80550 (970) 674-3300 Contact: Mike Oberlander Email: moberlander@Interwestgrp.com Brinkman Construction General Contractor Developer Larsen Structural Design Structural Engineer 3528 Precision Dr Ste. 100 Fort Collins, CO 80528 (970) 267-0954 Contact: Todd Parker Email: Todd.Parker@brinkmanpartners.com 19 Old Town Square, Suite 238 Fort Collins, CO 80524 (970) 568-3355 Contact: Blake Larsen Email: blake@larsensd.com Brinkman Partners & Stahl Inc. 3528 Precision Dr Ste. 100 Fort Collins, CO 80528 (970) 267-0954 Contact: Todd Parker Email: Todd.Parker@brinkmanpartners.com Submittal #2 Attachment 7 1 NEIGHBORHOOD INFORMATION MEETING PROJECT: Harmony Tech Park Retail Center LOCATION: Southwest Corner of Harmony Road and Lady Moon Drive DATE: November 18, 2015 APPLICANT: Todd Parker, Brinkman Partners CONSULTANTS: Matt Rankin, R-4 Architects Cathy Mathis, The Birdsall Group CITY PLANNER: Ted Shepard, Chief Planner The meeting began with a description of the proposed project. As proposed, the project consists of six buildings on 9.2 acres located at the southwest corner of Harmony Road and Lady Moon Drive. There would be a variety of proposed uses totaling approximately 127,000 square feet of floor area. Four buildings would be one-story in height and each building would range in size between 8,000 and 18,000 square feet. Proposed uses include a mix of retail and standard or quick-serve casual restaurant (no drive-through facilities). One building would be a two-story office building containing approximately 25,000 square feet. Finally, one building would be a four-story hotel containing approximately 58,000 square feet. The parcel is zoned H-C, Harmony Corridor. Phase One of the project would consist of three buildings on Lots 3, 4 and 5 only. • Lot 3 – one story, retail/standard restaurant: • Lot 4 – one story, multi-tenant retail, services, quick-serve restaurant; • Lot 5 – two-story office Unless otherwise noted, all responses are from the applicant or consulting team. Attachment 7 2 Questions, Comments, Concerns 1. Could you elaborate on the phasing plan? A. Yes, we plan on developing the site from east to west. Lot 3 fronts on Harmony Road and Lots 4 and 5 front along Lady Moon Drive. This phasing will help establish the center at the prominent corner of Harmony and Lady Moon for maximum visibility. There are no immediate plans to develop Lots 1, 2 and 6. At full build-out, the development will include the extension of Timberwood Drive west to our west property line. At some point, as future development occurs by others, Timberwood Drive will be extended to intersect with Technology Parkway in accordance with the Harmony Technology Park Overall Development Plan. 2. Your neighbor to the east is Banner Health Hospital. Will you have access conflicts with your east-west driveway and the traffic generated by the hospital? A. There will be no conflicts with Banner Health due to the existing median in Lady Moon Drive. This median restricts our east-west driveway to right-in/right-out only. Full turning movements will be allowed at the intersection of Lady Moon Drive and Timberwood Drive. 3. With the median at that location, then to get back to Harmony Road, a driver will have to get south to Timberwood Drive and then east to Lady Moon Drive? A. Yes, that’s correct. 4. Are you fully leased? A. No, we are in discussions with a variety of potential tenants that, if finalized, would occupy about 60% of the space thus far. 5. When you say “quick-serve” restaurant, do you mean a drive-through like a McDonald’s> A. No, the Harmony Corridor Plan prohibits drive-through restaurants along East Harmony Road. “Quick-Serve” is a term used in the real estate industry that generally refers to restaurants like Chipolte or Qdoba. These types of establishments would be more suitable for the multi-tenant building. But, what we are really striving for, however, is a quality standard restaurant that could take advantage of the high visibility along Harmony Road. An example would be more like Austin’s. 6. What about leasing to services that would be convenient for the neighborhood? How about a dry-cleaners? Attachment 7 3 A. Yes, we are interested in leasing to services as well. For example, we are in discussions with a salon. 7. How would you describe the architecture? A. We see the architecture as being contextual with the motif established by Banner Health, Intel and the new Brinkman Partners office building. Generally speaking, these buildings are considered to be of a contemporary design featuring clean, horizontal lines. Our buildings will feature flat roofs but with varying heights. There will be a variety of geometric shapes and accent features. Materials will include a mix of masonry, architectural metals, metal coping and wood detailing. There will some one and one-half story iconic elements for identity. All buildings will be individually recognizable but there will cohesion throughout the entire center with the use of consistent exterior materials and building form. 8. The neighborhood could use a child care center or a pre-school. A. These uses may be included in the future phase on Lots 1, 2, and 6. 9. Who would be the primary office tenant? A. We are not the far along yet to identify the office tenants. The office will be two stories with 12,500 square feet per floor. There could be multiple tenants or one single tenant. We think by having Banner Hospital across the street, there may be an attraction for medical providers. 10. What is your timeframe? A. We plan on submitting our Project Development Plan to the City in about two weeks. We hope to break ground in the second quarter of next year. 11. The site plan is focused internally. Does this mean the back sides face Harmony A. All buildings feature four-sided architecture. There really is no true “back side.” 12. I’m concerned about excessive signage. A. All signage is regulated by the City of Fort Collins per the Sign Code. In addition, on the private side, we have to comply with the design covenants of the overall Harmony Technology Park. 13. Could the project result in more green time for Lady Moon at the Harmony signal? A. We don’t control traffic signal timing. You would have to direct your question to the City of Fort Collins Traffic Operations Department. Attachment 7 4 14. How long will it take to construct the three buildings? A. We estimate approximately 10 months for construction. 15. What about the hotel? A. A hotel is a potential use on phase two - probably Lot 2 at the southern end along Timberwood. 16. Thank you for the detailed description of the proposed architecture. My suggestion would be that you add some elements that would give the buildings some warmth. As presently depicted, the design concept appears industrial-like. Maybe you could add some more wood that would be more appealing to the neighborhood and residential character versus the industrial/office character. A. Thank you for that suggestion. Architecture design is very preliminary at this point. 17. I would be opposed if one of the tenants were a rowdy bar with troublemakers. A. Please rest assured that we are not talking to any potential tenants that would fit that category. 18. I live in the neighborhood and I am considered about excessive exterior lighting. I used to live in another community and my house was not far from a shopping center. The lighting at the center created a sky glow that I found to be incompatible with a residential neighborhood. Will you be considering excessive lighting in your design? A. We are required by the City’s Land Use Code to provided fixtures that must be down directional and sharp cut-off. Further, our Lighting Plan must demonstrate that there can be no more than 0.1 (one-tenth) foot-candle as measured 20 feet from our property line. 19. Would you consider dimming the exterior lights after a certain time? A. Yes, we could consider dimming after the businesses close. 20. But what about the potential hotel? Wouldn’t a hotel have different lighting requirements? A. Yes, a hotel would have different lighting needs. For a hotel, we would have to work with our lighting designer so light does not trespass off the site. 21. How big would the hotel be? Attachment 7 5 A. We are estimating that the potential hotel would have about 100 rooms. 22. From my casual observation, this market appears to not need yet another hotel. A. Our market research indicates that another hotel would be financially viable. 23. I’m hearing that the local hotels are having a problem with prostitution and that the police are conducting sting operations. A. Thank you for expressing this concern. As real estate developers, we do not condone illegal activities. Harmony Commons 1 Submittal No.1 01/25/2017 201 South College Ave. - Suite 203 Fort Collins, CO 80524 (970) 682-1555 Contact: Brian Stahl Email: Brian@stahldevelopment.com Lot 2 CMP CMP Fort Collins, CO 203-17 No. Description Date 3519 HARMONY ROAD 2 Submittal No.2 03/20/2017 Photometric Cut Sheets AAX TYPE CC DD BOLLARD **AA5: AS1LED 1 63B350/***K SR5 MVOLT SPA DNAXD **(2)AA5: (2)AS1LED 1 63B350/***K SR5 MVOLT SPA DNAXD *CC: EVO SQ ***/15 6AR LSS MVOLT **DD: WSTM LED 1A ***K 120 PE DNAXD THE TYPE DD LIGHT FIXTURE HAS AN OPTION TO BE INSTALLED INVERTED. THIS FIXTURE WILL NOT BE INSTALLED IN THE INVERTED POSITION. THIS FIXTURE WILL ONLY BE INSTALLED IN THE DOWN POSITION. *FF: S.6678W-UNV-14 *BOLLARD: NT 2 LG3700 *** SP(NATURAL ALUMINUM) 208 DM *** LAMP COLOR SHALL MATCH WHAT WAS INSTALLED ON THE ADJACENT PHASE 1 LOTS DEVELOPED TO THE EAST OF LOT 2. FIELD COORDINATE. ** ACUITY BRANDS USES "NIGHTTIME FRIENDLY" TO IDENTIFY PRODUCTS THAT REDUCE NEGATIVE IMPACTS ON THE NIGHTTIME ENVIRONMENT. PRODUCTS DESIGNATED WITH THE NIGHTTIME FRIENDLY LOGO HAVE NO UPLIGHT, MEET IESNA DEFINITION FOR FULL CUTOFF OPTICS AND REDUCE HIGH ANGLE BRIGHTNESS. THESE MEASURES OF LIGHTING PERFORMANCE ARE CONSISTENT WITH SUSTAINABILITY STANDARDS FOR LIGHT POLLUTION REDUCTION. * DARK-SKY COMPLIANT IS BROAD TERM DEFINED BY ida TO BE "FIXTURES THAT SHIELD THE LIGHT SOURCE TO MINIMIZE GLARE AND LIGHT TRESPASS AND TO FACILITATE BETTER VISION AT NIGHT." ACCEPTABLE FIXTURES INCLUDE FULLY SHIELDED AS WELL AS THOSE DEFINED BY THE IESNA TO BE "FULL CUT-OFF". SECTION 3.2.4(D) OF THE FORT COLLINS LAND USE CODE REQUIRES "LIGHT SOURCES TO BE CONCEALED AND FULLY SHIELDED AND SHALL FEATURE SHARP CUT-OFF CAPABILITY SO AS TO MINIMIZE UP-LIGHT, SPILL LIGHT, GLARE AND UNNECESSARY DIFFUSION ON ADJACENT PROPERTY." THE FIXTURE SUBMITTED IS IN COMPLIANCE WITH THE LAND USE CODE ADOPTED REGULATIONS. 7 CC 0.1 0.1 0.0 0.1 0.2 0.2 0.0 0.0 0.0 0.4 0.9 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.4 0.6 0.7 0.8 0.7 0.5 0.3 0.2 0.2 0.3 0.3 0.2 0.1 0.1 0.2 3.2 0.2 0.0 0.1 2.5 7.4 1.5 0.2 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.4 0.4 0.4 0.5 0.5 0.6 1.0 1.3 1.4 1.6 1.8 1.5 1.2 1.0 0.8 0.9 1.0 0.9 0.6 0.3 0.2 0.4 6.9 7.2 1.0 0.0 0.0 0.0 0.1 0.3 0.6 0.9 0.9 0.9 1.0 1.0 1.2 1.7 2.2 2.3 2.3 2.4 2.4 2.2 2.1 1.8 1.9 2.0 1.7 1.1 0.6 0.3 0.4 8.1 3.3 0.6 0.0 0.0 0.0 0.2 0.6 0.9 1.1 1.1 1.1 1.2 1.3 1.7 2.3 2.2 2.3 2.6 2.4 3.0 3.0 2.7 2.4 2.3 2.2 2.2 1.8 0.9 0.3 0.4 6.9 0.0 0.0 0.0 0.0 0.2 0.6 1.1 1.1 1.1 1.1 1.1 1.5 1.7 2.3 2.1 2.7 3.5 2.4 3.1 3.6 3.0 2.3 2.8 2.2 2.2 2.0 1.0 0.3 0.5 6.9 0.0 0.0 0.0 0.0 0.2 0.6 1.1 1.3 1.6 1.3 1.4 1.6 2.2 2.2 2.4 3.1 2.3 3.0 3.7 3.1 2.5 2.8 2.1 2.1 1.1 0.4 0.5 7.3 0.2 0.1 0.0 0.0 0.2 0.6 1.1 1.1 1.2 1.3 1.1 1.3 1.5 2.1 2.3 2.2 2.4 2.4 2.8 3.2 3.1 2.5 2.8 2.3 2.2 2.2 1.2 0.5 0.6 7.6 1.0 0.2 0.0 0.0 0.2 0.6 1.0 1.1 1.1 1.1 1.2 1.2 1.3 1.6 2.0 2.3 2.2 2.1 2.4 2.6 2.7 2.5 2.4 2.3 2.2 1.7 1.0 0.5 0.7 7.4 1.2 0.2 0.1 0.1 0.2 0.4 0.8 1.1 1.1 1.1 1.1 0.9 0.9 1.0 1.5 1.8 1.6 1.5 1.7 2.0 2.1 2.3 2.0 1.9 1.8 1.3 0.8 0.5 0.7 4.9 1.0 0.2 0.1 0.1 0.2 0.4 0.6 0.8 0.8 0.8 0.9 0.8 0.7 0.8 1.3 1.7 1.7 1.7 1.8 2.0 1.9 1.9 1.5 1.4 1.3 1.2 0.8 0.5 0.8 3.4 1.3 0.2 0.0 0.1 0.2 0.4 0.7 1.0 1.0 1.0 1.0 0.8 0.7 1.0 1.6 2.0 2.4 2.3 2.5 2.4 2.3 2.2 1.9 1.7 1.8 1.6 1.1 0.7 0.8 3.4 0.3 0.1 0.0 0.1 0.2 0.6 0.9 1.2 1.1 1.1 1.2 1.0 0.8 1.2 2.0 2.3 2.2 2.6 2.4 3.0 3.2 2.8 2.6 2.3 2.4 2.1 1.7 1.0 0.9 3.0 0.1 0.0 0.0 0.0 0.2 0.7 1.1 1.1 1.1 1.1 1.1 1.2 0.9 1.1 2.0 2.2 2.5 2.4 3.0 3.7 3.1 2.4 2.6 2.3 2.3 2.1 1.1 0.7 2.2 0.0 0.0 0.0 0.0 0.2 0.6 1.1 1.3 1.6 1.3 1.2 0.9 1.2 2.1 2.2 2.5 2.4 2.9 3.6 3.0 2.4 3.5 2.8 2.2 2.1 1.2 0.8 5.1 0.0 0.0 0.0 0.1 0.2 0.6 1.1 1.1 1.3 1.3 1.1 1.2 0.9 1.2 2.0 2.3 2.2 2.5 2.3 3.0 3.5 3.0 2.3 3.1 2.4 2.2 2.2 1.2 1.0 3.5 6.4 0.4 0.1 0.0 0.0 0.1 0.3 0.7 1.0 1.1 1.1 1.1 1.1 1.1 0.9 1.0 1.4 2.0 2.3 2.2 2.4 2.5 2.9 2.9 2.4 2.4 2.3 2.2 1.9 1.2 0.8 4.2 7.9 1.1 0.4 1.2 7.8 5.1 0.3 0.1 0.0 0.0 0.1 0.2 0.5 0.8 1.1 1.1 1.1 1.1 0.8 0.6 0.7 1.0 1.4 1.4 1.5 1.6 1.9 2.0 2.1 2.4 2.2 2.1 2.0 1.3 0.8 0.5 1.2 4.7 2.0 0.2 2.6 4.2 1.1 0.9 3.0 0.1 0.0 0.2 0.2 0.4 0.7 0.9 0.9 0.8 0.8 0.7 0.5 0.6 0.8 1.2 1.3 1.3 1.3 1.6 1.5 1.6 1.6 1.4 1.3 1.3 0.9 0.6 0.3 0.3 0.1 0.1 0.0 0.7 1.1 1.6 2.0 1.9 2.0 2.1 1.8 1.8 1.6 1.3 1.2 P1.0 Issued Drawing Number Scale Accordingly if Reduced Project No.: Drawn by: Reviewed by: In Association with: ARCHITECTS r4 architects.com 226 Remington Unit #3 Fort Collins, CO 80524 phone 970/224-0630 www.r4architects.com TB Group Planning / LA 444 Mountain Avenue Berthoud, CO 80531 (970) 532-5891 Contact: Cathy Mathis Email: cathy@tbgroup.us AE Associates Mechanical & Plumbing 5587 West 19th Street Greeley, CO 80634 (970) 330-5587 Contact: Alicia Thorpe Email: alicia.thorpe@aeassociates.net Engineer APS, Inc. Electrical Engineer 9249 S. Broadway, #200-836 Highlands Ranch, CO 80129 (970) 381-7462 Contact: Chuck Polson Email: chuck@apsinc.biz Interwest Consulting Group Civil Engineer 1218 Ash Street Windsor, CO 80550 (970) 674-3300 Contact: Mike Oberlander Email: moberlander@Interwestgrp.com Brinkman Construction General Contractor Developer Larsen Structural Design Structural Engineer 3528 Precision Dr Ste. 100 Fort Collins, CO 80528 (970) 267-0954 Contact: Todd Parker Email: Todd.Parker@brinkmanpartners.com 19 Old Town Square, Suite 238 Fort Collins, CO 80524 (970) 568-3355 Contact: Blake Larsen Email: blake@larsensd.com Brinkman Partners & Stahl Inc. 3528 Precision Dr Ste. 100 Fort Collins, CO 80528 (970) 267-0954 Contact: Todd Parker Email: Todd.Parker@brinkmanpartners.com Submittal #2 Harmony Commons 1 Submittal No.1 01/25/2017 201 South College Ave. - Suite 203 Fort Collins, CO 80524 (970) 682-1555 Contact: Brian Stahl Email: Brian@stahldevelopment.com Lot 2 CMP CMP Fort Collins, CO 203-17 No. Description Date 3519 HARMONY ROAD 2 Submittal No.2 03/20/2017 Photometric Plan REQUIRES REVIEW AND APPROVAL BY STRUCTURAL ENGINEER 1 POLE BASE MOUNTING DETAIL "AAX" ALL LAMP COLOR SHALL MATCH WHAT WAS INSTALLED ON THE ADJACENT PHASE 1 LOTS DEVELOPED TO THE EAST OF LOT 2. FIELD COORDINATE CC(TYP) DD(TYP) FF(TYP) AA5 AA5 (2)AA5 (2)AA5 (2)AA5 (2)AA5 Statistics Description Symbol Avg Max Min Max/Min Avg/Min Avg/Max Calc Zone #2 1.3 fc 8.1 fc 0.0 fc N/A N/A 0.2:1 Luminaire Schedule Symbol Label Image QTY Catalog Number Description Lamp Number Lamps Lumens per Lamp LLF Wattage AA5 2 AS1 LED 1 63B350/40K SR5 AS1 LED WITH HLM MODULE, 63 LED's, 350mA DRIVER, 4000K COLOR TEMPERATURE, TYPE 5 LENS ONE 74.8-WATT LED, AIMED DOWN POS. 1 6394.736 1 74.8 (2)AA5 4 AS1 LED 1 63B350/40K SR5 AS1 LED WITH HLM MODULE, 63 LED's, 350mA DRIVER, 4000K COLOR TEMPERATURE, TYPE 5 LENS ONE 74.8-WATT LED, AIMED DOWN POS. 1 6394.736 1 149.6 CC 13 EVO SQ 41/14 6AR 120 6" EVO SQUARE LED DOWNLIGHT, SEMI- SPECULAR REFLECTOR 4100K, 1400 LUMENS LED 1 1576.69 1 26.5 DD 5 WSTM LED 1A 30K 120 DIFS WSTM LED WITH 1 BOARD, 3000K CCT, 120 VOLT, DIFFUSE GLASS LENS 3000K LED. ALL VALUES PER 1000 LMS. 1 673.2339 1 8.9 FF 6 S6678W.14 LOFT 5 LED Cree XPG2 with Lens CA11391 900mA White Warm 3200K MODULE 5 LED Cree XPG2 White Warm 3200K with Medium Beam Lens M2 CA11391 1 886.2989 1 16 Bollard 3 NT-4-LG3700-35-120 Notch Bollard LED (1 Cluster of 6 LED's) White 10W SSL c/w Inventronics Driver EUC-025S070DS @ 120.00V 1 433.0389 1 8.5 Bollard Bollard Bollard 1 PHOTOMETRIC PLAN 6 1 W5 W4 W1W4 1 W4 17 W8 T.O. Masonry 6'-0" AFG 18 W8 T.O. Masonry 6'-0" AFG 18 19 W8 18 T.O. Masonry 6'-0" AFG W8 18 18 W8 W8 T.O. Masonry 6'-0" AFG 18 19 W1 W2 W4 W5 W6 5 W8 Metal Panel Manuf: Metal Sales Product: T2630 - wall panel (horiz) Color: Slate Grey Mechanical Screen Manuf: Metal Sales Product: T-2630 wall panel (horiz) Color: Slate Grey Faux Wood Lap Siding Manuf: Longboard Product: T&G Siding, Smooth, 6" exposure Color: Light Cherry Hard Coat Stucco Manuf: Sto Product: PowerWall Color: Field - White Linen (fine texture) Concrete Masonry Unit Veneer Manuf: TBD Product: 8x16 smooth face, running bond with 4x16 banding to match existing Colors: - 75% - Body Color - Mocha Brown - 25% - Accent Bands - Light Beige Standoff 1/2" from face of masonry 6 Mechanical Screen Manuf: Berridge Product: Deep Deck Wall Panel (horiz) Color: Parchment Sim. 8" solid CMU at Trash Enclosure Issued Drawing Number Scale Accordingly if Reduced Project No.: Drawn by: Reviewed by: In Association with: ARCHITECTS r4 architects.com 226 Remington Unit #3 Fort Collins, CO 80524 phone 970/224-0630 www.r4architects.com TB Group Planning / LA 444 Mountain Avenue Berthoud, CO 80531 (970) 532-5891 Contact: Cathy Mathis Email: cathy@tbgroup.us Galloway Mechanical & Plumbing 3760 E. 15th Street, Suite 202 Loveland, CO 80538 (970) 800-3300 Contact: Alicia Thorpe Email: AliciaThorpe@GallowayUS.com Engineer APS, Inc. Electrical Engineer 9249 S. Broadway, #200-836 Highlands Ranch, CO 80129 (970) 381-7462 Contact: Chuck Polson Email: chuck@apsinc.biz Interwest Consulting Group Civil Engineer 1218 Ash Street Windsor, CO 80550 (970) 674-3300 Contact: Mike Oberlander Email: moberlander@Interwestgrp.com Brinkman Construction General Contractor Developer Larsen Structural Design Structural Engineer 3528 Precision Dr Ste. 100 Fort Collins, CO 80528 (970) 267-0954 Contact: Todd Parker Email: Todd.Parker@brinkmanpartners.com 19 Old Town Square, Suite 238 Fort Collins, CO 80524 (970) 568-3355 Contact: Blake Larsen Email: blake@larsensd.com Harmony Commons LLC 3528 Precision Dr Ste. 100 Fort Collins, CO 80528 (970) 267-0954 Contact: Todd Parker Email: Todd.Parker@brinkmanpartners.com Submittal No.1 1 Submittal No.1 1/24/2017 201 South College Ave. - Suite 203 Fort Collins, CO 80524 (970) 682-1555 Contact: Brian Stahl Email: Brian@stahldevelopment.com Lot 2 Harmony Commons SA MR - 5 - Building Elevations 3519 E. Harmony Road Fort Collins, CO 80528 2016-33 1/8" = 1'-0" 1 North Building Elevation 1/8" = 1'-0" 2 South Building Elevation 1/8" = 1'-0" 3 East Building Elevation 1/8" = 1'-0" 4 West Building Elevation 1/4" = 1'-0" 5 North - Trash Enclosure Elevation 1/4" = 1'-0" 6 South - Trash Enclosure Elevation 1/4" = 1'-0" 7 East - Trash Enclosure Elevation 1/4" = 1'-0" 8 West - Trash Enclosure Elevation Keynote Legend Number Description 1 Steel column painted white on concrete base, refer to Struct. 3 Electrical gear and meters painted to match adjacent building material 6 Mechanical screen by Berridge Deep Deck Panel installed horizontal per manuf. standard details, color: Parchment, see detail 15/A3.5 7 Collector head and 4"x6" open faced downspout, prefinished to match adjacent building material, provide splash blocks at all roof to roof downspouts 8 Fire Department Connection 9 Knox box per PFA requirements 10 4-1/2" Storefront system, clear anodized finish with Low-E double pane clear glazing 11 4-1/2" Storefront system, dark bronze anodized finish with Low-E double pane clear glazing 12 6-1/2" Storefront system, clear anodized finish with Low-E double pane clear glazing 16 Exterior insulated hollow metal door & frame w/ thermal threshold, painted to match adjacent building material. 17 Prefinished break metal cap flashing, refer to section details 18 Steel pipe bollard, typ. see detail on sheet 19/AS.1 19 Steel trash enclosure gate with 1 1/2" metal decking, factory primed field painted to match "Weathered Copper" flashings. See details on sheet AS.1 & AS.2 21 Exterior light fixture, refer to electrical 27 Gas meter(s) per utility provider, paint to match adjacent wall material 0 Exterior Material Legend No. Description Date Contact: Alicia Thorpe Email: AliciaThorpe@GallowayUS.com Engineer APS, Inc. Electrical Engineer 9249 S. Broadway, #200-836 Highlands Ranch, CO 80129 (970) 381-7462 Contact: Chuck Polson Email: chuck@apsinc.biz Interwest Consulting Group Civil Engineer 1218 Ash Street Windsor, CO 80550 (970) 674-3300 Contact: Mike Oberlander Email: moberlander@Interwestgrp.com Brinkman Construction General Contractor Developer Larsen Structural Design Structural Engineer 3528 Precision Dr Ste. 100 Fort Collins, CO 80528 (970) 267-0954 Contact: Todd Parker Email: Todd.Parker@brinkmanpartners.com 19 Old Town Square, Suite 238 Fort Collins, CO 80524 (970) 568-3355 Contact: Blake Larsen Email: blake@larsensd.com Harmony Commons LLC 3528 Precision Dr Ste. 100 Fort Collins, CO 80528 (970) 267-0954 Contact: Todd Parker Email: Todd.Parker@brinkmanpartners.com Submittal No.1 1 Submittal No.1 1/24/2017 201 South College Ave. - Suite 203 Fort Collins, CO 80524 (970) 682-1555 Contact: Brian Stahl Email: Brian@stahldevelopment.com Lot 2 Harmony Commons SA MR - 4 - Building Elevations & 3D Views 3519 E. Harmony Road Fort Collins, CO 80528 2016-33 Exterior Material Legend 1 Southeast 3D View 2 Southwest 3D View 3 Northwest 3D View No. Description Date