HomeMy WebLinkAboutHARMONY TECH PARK 3RD FILING LOT 1 REPLAT - PDP - PDP110001 - ADMIN HEARING PACKET - RECOMMENDATION/REPORT• sa I
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Hewlett-Packard
Custom Blending
5042 Technology Parkway,
Project Development Plan
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B. The P.D.P. complies with the Harmony Technology Park Overall
Development Plan, Third Amendment. -
C. The P.D.P. is a permitted use and complies with the applicable land
development standards of the Harmony Corridor zone district in
accordance with Article Four.
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The Major Amendment complies with the applicable General
Development Standards of Article Three. �;,:6WC
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E. The Request for Modification to Section 3.5.3(B)(1) is found to
comply with the requirements for granting a Modification per
Section 2.8.2(H) in that:
1. The granting of the Modification would not be detrimental to
the public good.
2. The plan as submitted will promote the general purpose of
the standard for which the Modification is requested equally
well or better than would a plan which complies with the
standard.
3. This is because all of the parking for multiple primary
entrances must be accommodated onsite. And the
northwest building entrance is given a prominent
architectural feature and, combined with the pedestrian
plaza, create a focal point for the site and building that make
for a safe and convenient pedestrian environment.
RECOMMENDATION:
Staff recommends approval of the Request for Modification to Section 3.5.3(B)(1)
and Harmony Technology Park, Third Filing, Lot One, Replat, P.D.P., #PDP11-
000-1.
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between Technology Parkway and Precision Drive. This aisle, at
20 feet in width, is the narrowest allowed by Fire Code and is
upgraded with scored concrete and crosswalks.
The building is tied to the corner with an upgraded primary entrance
as an architectural feature and the aforementioned pedestrian
plaza. The plaza is a significant feature that is not found elsewhere
in Harmony Technology Park and mitigates the impact of the drive
aisle. The purpose of the connecting walkway is to strengthen the
relationship between the building and the street and the plaza
feature accomplishes this purpose equally well as would a direct
connecting walkway with no plaza.
D. Recommendation and Finding of Fact:
Staff recommends approval of the Request for Modification. In
evaluating the request and in fulfillment of the requirements of
Section 2.8.2(H)(1), Staff makes the following findings of fact:
1. The granting of the Modification would not be
detrimental to the public good.
2. The plan as submitted will promote the general
purpose of the standard for which the Modification is
requested equally well or better than would a plan
which complies with the standard.
3. This is because all of the parking for multiple primary
entrances must be accommodated onsite. And the
northwest building entrance is given a prominent
architectural feature and, combined with the
pedestrian plaza, create a focal point for the site and
building that make for a safe and convenient
pedestrian environment.
7. Findings of Fact/Conclusion:
In evaluating Harmony Technology Park, Third Filing, Lot One, Replat, P.D.P
Staff makes the following findings of fact:
A. The P.D.P. is in compliance with land use and development
standards of the Harmony Corridor Plan.
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nonpublic access to equipment, storage or similar rooms
(e.g. self -serve car washes and self -serve mini -storage
warehouses) shall be exempt from this standard. See Figure
10.
A connecting walkway is defined as:
"Connecting walkway shall mean (1) any street sidewalk, or (2) any
walkway that directly connects a main entrance of a building to the
street sidewalk without requiring pedestrians to walk across parking
lots or driveways, around buildings or around parking lot outlines
which are not aligned to a logical route."
B. Applicant's Request:
The applicants are constructing a building that is one-half flex
space for future tenants (24,950 square feet). The core and shell
will be constructed initially but interior finished space will be
deferred until tenants are signed to a lease agreement. Since the
nature of how this building will be occupied is speculative, the
circulation pattern needs to be flexible to accommodate the needs
of a variety of end -users, including parking in front of a variety of
store fronts for potential tenants such as office, product showrooms
with inventory storage, light industrial, research and development,
laboratories, and the like. With the possibility of multiple tenants
leasing small individual spaces, there is a need for to offer
convenient parking to handle a range of customers.
The building faces Technology Parkway which does not offer street
parking to access the front of the building. The applicant contends,
therefore, that the alternative is feasible and mitigated by urban
design enhancements.
C. Evaluation of Applicant's Request:
The building will feature at least two, and likely more, primary
entrances on the north, west and south sides, and primary
entrances need customer parking. Neither Technology Parkway
nor Rock Creek Drive allow on -street parking, and parking on
Precision Drive is limited by a fire hydrant and access drive. Since
all parking must be accommodated onsite, and there arej 125
spaces serving three sides of the building, there needs to be safe
and functional circulation.
The intervening drive aisle that separates the northwest corner of
the building from the front yard plaza allows parking to circulate
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F
l point for the entire site. This plaza connects to the public sidewalks
g both streets. There is no parking allowed on Technology Parkway
lting in a more suburban versus urban character in the area. The
ing, therefore, is pulled back from the property line in excess of 15
feet. Together, the prominent entry feature and plaza comply with the
allowable exception to the build -to line requirement per Section
3.5.3(13)(2)(d)l.
K. Section 3.6.4 — Transportation Level of Service Requirements
Technology Parkway is classified as a collector street and will provide two
points of full -movement access.
Precision Drive is classified as an industrial local street and will provide
secondary full -movement access to the site for the east parking lot and
loading zone. Precision Drive connects to Technology Parkway (west)
and Lady Moon Drive (east) both collector roadways. Secondary access
is also provided along Rock Creek Drive, a collector street.
This project will not be obligated to construct Technology Drive north of
Precision Drive to Harmony Road. Connecting Technology Parkway to
Harmony Road will depend on subsequent intervening development.
A five foot wide concrete walkway will run along the eastern edge of the
site for the total length of the property thereby connecting Rock Creek
Drive to Precision Drive.
The Transportation Impact Study concludes that, with full development of
this P.D.P., the future vehicular Level of Service at the key intersections
will be acceptable. In addition, acceptable level of service is achieved for
pedestrian, bicycle, and transit modes based upon the measures in the
Multi -Modal Transportation Level of Service Manual.
6. Request for Modification to Section 3.5.3(B)(1) — Orientation to a
Connecting Walkway:
A. The standard at issue:
(B) Relationship of Buildings to Streets, Walkways and
Parking.
(1) Orientation to a Connecting Walkway. At least one (1)
main entrance of any commercial or mixed -use building shall
face and open directly onto a connecting walkway with
pedestrian frontage. Any building which has only vehicle
bays and/or service doors for intermittent/infrequent
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G. Section 3.2.4 — Site Lighting
Parking lot pole lighting and wall -mounted sconces will feature down -
directional and full cut-off fixtures. There are no foot-candles that exceed
the maximum allowable.
H. Section 3.5. 1 (B) (C) (E) (F) — Building Project and Compatibility
The building contains multiple functions within a contemporary design.
The west elevation features both primary and secondary entrances to
accommodate a variety of tenants. Future tenants will be provided a
storefront for exposure to Technology Parkway.
The east side of the building includes the option for six overhead doors in
case tenants need access for equipment, machinery or storage. The east
side is the service side of the building with maneuvering room for trucks,
trash enclosure and utility meters.
The long horizontal roof plane is embellished by projecting entry features
at both the north and south ends. The northwest entry is the major focal
point with an architectural element that exceeds the height of the roofline
and has a larger expanse of brick masonry veneer and storefront glazing.
The southwest entry also includes these features but at a smaller scale.
In addition, there are three other distinct entry modules at 36 foot intervals
featuring wall plane projections that punctuate the roofline by four feet.
The north and south elevations are accented by windows with sunscreens.
The building field is pre -cast, textured concrete panels with integral color.
These panels include two distinct colors. The middle band is beige,
unifies the architectural theme and provides horizontal consistency. The
base and top colors are dark brown which provides vertical relief by
distinguishing the base and top from the middle band.
Section 3.5.3(B)(1) — Orientation to a Connecting Walkway and
The walkways that tie the building to the street are disconnected by an
internal parking lot drive aisle. A Request for Modification is evaluated in
the following sub -section.
J. Section 3.5.3(B)(2) — Orientation to Build -to Lines for Streetfront
Buildings
The P.D.P. complies with this standard by creating a plaza that includes a
significant amount of landscaping, seat walls and outdoor gathering
space. The northwest entry faces this plaza and, combined, they create a
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In addition, the remaining one-half of the building is speculative and that
final users will likely include a mix office, light industrial, research and
development and showroom or store -front with inventory storage. Parking
spaces in front of the store -fronts and showrooms will likely be needed for
customers while employees will be required to parking in the rear.
Further, on -street parking is not allowed on Technology Parkway and
Rock Creek Drive and there are no shared parking opportunities with
Custom Blending. Because the office use features a cubicle arrangement
the remaining one-half is flex space, the applicant has justified the 4.00
spaces per 1,000 square feet ratio under the Alternative Compliance
provision.
Staff finds that the request for Alternative Compliance represents a
reasonable approach that accomplishes the purpose of the standard
equally well than would a plan with less parking. For example, 74 spaces
are located on the east side of the building along the shared property line
with Custom Blending. This rear lot is not along a public street so it has
less visibility. Further, the perimeter of this parking lot includes a mix of
trees and shrubs to soften the exposure. Bicycle parking is provided in
excess of the standard and the site is served by Transfort Route #16.
Finally, a five foot wide concrete walk is provided on the edge of the
parking lot linking Rock Creek Drive with Precision Drive.
Staff recommends approval of the Alternative Compliance for the 4.00
parking spaces per 1,000 square feet because the parking lot is planned
and landscaped in such a way as to:
1. does not detract from continuity, connectivity and convenient
proximity for pedestrians between or among existing or future uses
in the vicinity,
2. minimizes the visual and aesthetic impact along the public street
by placing parking lots to the rear or along the side of buildings, to
the maximum extent feasible,
3. minimizes the visual and aesthetic impact on the surrounding
neighborhood,
4. creates no physical impact on any facilities serving alternative
modes of transportation,
5. creates no detrimental impact on natural areas or features,
6. maintains handicap parking ratios.
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B. Section 3.2.1(E)(1) — Buffering Between Incompatible Uses and
Activities
The site is bordered on the south by Rock Creek Drive. Rock Creek Drive
is a collector street and separates the subject parcel from the L-M-N zone
district by approximately 66 feet of public right-of-way. This distance is
considered sufficient to separate light industrial activities from residential
neighborhoods.
C. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping
All parking and loading in the first phase is located on the two sides of the
building. The two side parking lots are buffered with shade trees in
excess of the minimum requirement of one per 40 feet. Future parking is
located at the rear of the lot and is separated from Rock Creek Drive by
the aforementioned stormwater detention pond. There is no adjacent
residential area.
D. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The parking lot exceeds 6% interior landscaping in the form of islands
which exceeds the required minimum for lots with less than 100 spaces.
E. Section 3.2.2(8) — Access Circulation and Parking
The parking and circulation system is complete and capable of serving a
variety of tenants ranging from light industrial to office.
F. Section 3.2.2(K)(3) — Parking Lots — Maximum Number of Spaces —
Altemative Compliance
For the 49,900 square foot building, 200 spaces are provided resulting in a
ratio of 4.00 spaces per 1,000 square feet. Minimum required parking
ratios are based on land use. Office allows a maximum of 3.00 spaces
per 1,000 square feet and industrial allows a maximum of .75 space per
employee.
The applicant has indicated that for southerly one-half of the building, the
user is an office (software engineering) with an internal layout of cubicle
versus individual offices. This results in a floor plan that allows a number
of employees per square foot that, at full employment, will require a higher
number of parking spaces than allowed by the 3.00 spaces per 1,000
square feet (333 square feet per employee = 75 spaces). Instead, the
nature of the industry is closer to providing 250 square feet per employee
= 100 spaces and this results in a ratio of 4.00 spaces per 1,000 square
feet.
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G, H and I into a single Tract G, and slightly increasing the amount
of land area for secondary uses from 7.5 to 8.25 acres.
• Harmony Technology Park, O.D.P., Third Amendment — March,
2008
• Harmony Technology Park, Third Filing, Lot Two, P.D.P., Custom
Blending — June 2008.
2. Harmony Corridor Plan:
The parcel is located within the Basic Industrial and Non -retail Employment
Activity Center which is designated for primary uses. The proposed land uses,
office, light industrial and research and development, are all primary uses as per
the Harmony Corridor Plan.
3. Harmony Technology Park O.D.P. — Third Amendment:
The parcel is located within Parcel E of the Harmony Technology Park Overall
Development Plan. This parcel is designated as "Primary Uses."
4. Compliance with Applicable Harmony Corridor Zone District Standards:
As mentioned, the land use is a mix of primary uses, and since the building is
less than 80,000 square feet in size, it is permitted subject to Administrative
Review. The building is below the maximum allowable height of six stories.
The applicant is participating with the master developer of the overall
development to establish and comply with an integrated pattern of streets,
outdoor spaces (stormwater detention), building style and land use. Further, with
the exception of the loading dock, any industrial or R & D activity is carried out
entirely within a completely enclosed structure.
5. Compliance with Applicable General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking around the entire site. Street trees
are provided along all three public streets. Foundation shrubs are
provided around all sides with the exception of the loading zone.
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EXECUTIVE SUMMARY:
The P.D.P. complies with the Harmony Corridor Plan and the Harmony
Technology Park Overall Development Plan, Third Amendment. The P.D.P. also
complies with the land development standards of the Harmony Corridor zone
district and the applicable General Development Standards. The Request for
Modification to Section 3.5.3(B)(1) — Connecting Walkway — has been evaluated
and recommended for approval.
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: H-C; Vacant — Harmony Technology Park Second Filing (Office Park)
S: L-M-N; Fossil Ridge High School
E: H-C; Custom Blending - Harmony Technology Park, Third Filing, Lot Two
W: H-C; Vacant — Harmony Technology Park O.D.P.
The following approvals have been granted:
• Harmony Farm Annexation - 1984
• Harmony Technology Park O.D.P. (155 acres) —August, 1997
• Celestica P.D.P., - November, 1997 (Intel)
• Kendall -Harmony Annexation — June, 2000
• Johnson -Harmony Annexation — July, 2000
• Harmony Tech. Park, First Amended O.D.P. (267 acres) —
September, 2000
• Harmony Technology Park P.D.P. (61 acres) — May, 2001
• Harmony Technology Park, O.D.P., Second Amendment — May,
2004
The Second Amendment added three residential properties and
increased the total acreage of the O.D.P. from 267.19 acres to
270.19 acres. This amendment also included consolidating. Tracts
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i , EM NO L
MEETING DATE 1},04/4 /off., o2Q11
STAFF TC-o �f'IIFPA�o
HEARING OFFICER
PROJECT: Harmony Technology Park, Third Filing, Lot One, Replat,
PDP, #PDP11-000-1
APPLICANT: MAV Development Company
c/o BHA Design
1603 Oak Ridge Drive
Fort Collins, CO 80525
OWNER: MAV Development Company
303 Detroit Street, Suite 301
Ann Arbor, MI
PROJECT DESCRIPTION:
This is a request to develop Lot One of the Harmony Technology Park Third
Filing for a mix of office, light industrial and research and development
operations. Primary access would be from Technology Parkway and secondary
access would be from both Precision Drive and Rock Creek Drive. The proposed
building would contain 49,900 square feet and be divided into a mix of space of
various sizes ("flex space") beginning at 3,500 square feet up to the entire
building depending on tenants to be determined. There would be six at -grade
overhead doors on the east side for loading and high -bay storage. A walkway
would connect Rock Creek Drive to Precision Drive along the east property line.
The one-story building would be a maximum height of 26 feet. The site contains
4.9 acres and is located at the northeast corner of Rock Creek Drive and
Technology Parkway and zoned H-C, Harmony Corridor. The P.D.P. includes a
Request for Modification to Section 3.5.3(B)(1) — Connecting Walkway.
RECOMMENDATION: Approval of the Modification and P.D.P.
Current Planning 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750