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HomeMy WebLinkAboutHARMONY TECH. PARK THIRD AMENDED ODP - 39-07 - REPORTS - PLANNING OBJECTIVESRegarding other matters relating to this Amendment, the traffic impacts from the above - described modification elements would be de minimus. An updated traffic study has been provided and reviewed by City staff. Additionally, the only change to the May 10, 2004 Conceptual Utility Plan is the completion of Lady Moon Drive with the associated Harmony Road excel/decal lanes and the signalization of the Harmony Road/ Lady Moon Drive intersection. Conclusion MAVDevelopment and Imago Enterprises, Inc. believe that the expansion of the land area of this ODP, the re -distribution of land uses, and the realignment of the east -west street as proposed in the Third Amendment are beneficial refinements to the ODP and will contribute to the quality and success of the upcoming stages of development. This documents is part of the September 12, 2007 Application to Amend the Harmony Technology Park Second Amendment, dated May 10, 2004. retail, hotels, etc.) at accessible locations on the east side of Lady Moon Drive, while positioning the west side for large and varying format Primary Use development. The only Secondary Use location currently shown on the west side of Lady Moon Drive (other than the existing .63 acre existing red brick halfway house fronting on Harmony Road), is a 7.57 acre non-residential parcel at the northeast corner of Ziegler Road and Rock Creek -Drive, one-half mile from the support retail Secondary Uses in Parcel G on the east side of Lady Moon Drive. The intended purposes of this location at an arterial/collector street intersection are to provide integral, conveniently -located services to the interior Primary Use areas on the west side of Lady Moon Drive while also providing limited services, consistent with Secondary Uses, to the surrounding neighborhoods. The latter objective of providing close -in services at a convenient location within the adjacent residential context can be accomplished with a reduction in size of Tract D to approximately 2 acres, which would allow for approximately 30,500 s.f. of Secondary Uses at the intersection, including a possible daycare facility. The former objective would be better served by distributing approximately 5.57 acres of non-residential Secondary Uses to locations near other perimeter intersections on the west side of Lady Moon Drive. Such distribution would better complement these Primary Uses while still providing the prerequisite street exposure as currently exists for Parcel D. The Amendment proposes that these approximately 5.57 acres be relocated within Parcel E (shown now as a new Parcel S) shared between the southwest of Harmony Road/ Lady Moon and the north side of the collector street entrance from Lady Moon Drive. In addition to improving the integration of Secondary Uses with the predominantly Primary Uses on the west side of Lady Moon Drive, the re- positioning of these 5.57 acres at the proposed location creates opportunities for more unified and balanced streetscape design with the land uses on the east side of Lady Moon Drive. The land planners for MAVD and Imago are currently working together to coordinate their respective streetscape treatment along Lady Moon Drive. The re -distribute of this acreage contributes to this effort. 2 acres (Parcel D) will be remaining at the corner of Rock Creek and Ziegler Road, in order to provide necessary Secondary uses to the neighboring Harvest Park Subdivision and Fossil Ridge High School. 3. Realignment of East-West Street Amendment The current ODP shows a disjoined east -west street between Ziegler Road and Lady Moon Drive (Timberwood Drive), which compromises the street function in favor of land use partitioning apparently preferred by the previous property owner. The Amendment modifies this street alignment into a continuous roadway. In so doing, the alignment is set for an uninterrupted street between Timberline Road and Lady Moon Drive. 4. Traffic Impact Analysis 3 2. Secondary Uses Amendments Strategic adjustments without increasing either the 25 percent of the gross area allowance for Secondary Uses or the acres indicated for "residential" Secondary Uses are proposed for both the MAVD and the Imago properties. These are referenced by the parcel lettering on the current ODP. Switching 8.34 Acres of Residential Secondary Uses in Parcel I with 8.34 Acres of Primary Uses in Parcel Mto the east. This accomplishes three objectives: First, the interior Primary Uses in Parcel M with poor access for such uses are given exposure and direct access along Lady Moon frontage. A more unified site design between Parcels I and H contiguous to the north, both as Primary Uses, would then be possible. Second, the potential for conflicting commercial uses next to Morningside Village is replaced with residential uses. The existing and unconventional east to west sequencing of land uses from residential to commercial to residential is improved by not interspersing commercial between two residential areas and by introducing a street separation (Cinquefoil Lane) between land uses. Third, in that Parcel I is currently 11.7 acres, the switch produces 3.36 acres of Secondary Use to be strategically applied to Parcel K for stated reasons to follow. 2. Creating a Hotel/Convention Site in Parcel K The additional .925 Secondary Uses resulting from the 3.7 acre increase to the ODP land area combined with the 3.36 acres of Secondary Use remaining from the above -described switch between Parcel I and Parcel M yields a total of 4.28 acres of Secondary Uses. These are proposed to be shifted to Parcel K, the eastern portion of which has the unique attribute of exceptional visibility from both Harmony Road and Interstate 25. The inclusion of a hotel to be located on the east side of Lady Moon Drive and supporting both the approximately 150 acres of Primary Use in this ODP as well as the Intel and Hewlett- Packard properties without driving along Harmony Road was envisioned in the February 29, 2000 First Amendment. The location was consistent with conventional thinking at the time -- a limited service hotel near the Harmony Road/ Lady Moon Drive intersection (Parcel G) on approximately two acres. The potential for such a hotel was continued in the May 10, 2004 Second Amendment. An intent of the proposed Third Amendment is to upscale the type and location of the hotel to a full service hotel/restaurant convention facility situated on . approximately 4.28 acres near the ridgeline of Parcel K, where buildings of up to six stories are currently permitted. In a community and regional context, the visibility of this location serves as a beacon for the overall development while affording convenient pedestrian and vehicular access from within the ODP. 3. Strategic Shift of a Portion of Parcel D Non -Residential Secondary Uses. The intended overall distribution of Primary and Secondary Uses in the ODP is to concentrate the majority of Secondary support uses (i.e., residential, convenience 11 Harmony Technology Park Third Amendment Overall Development Plan Statement of Planning Objectives Revised March 5, 2008 The two owners controlling 100 percent of the non -platted portions of the Harmony Technology Park Second Amendment Overall Development Plan are pleased to submit the Third Amendment to this ODP. This coordinated initiative between MAVDevelopment, based in Ann Arbor, Michigan, with offices in Denver, and Imago Enterprises, Inc. of Fort Collins, is a prelude to specific development proposals by each owner. MAVDevelopment is the recent owner of approximately 118 acres within the ODP on the west side of Lady Moon Drive and previously owned by the Hewlett-Packard Company, which was a party to original ODP and its first and second amendments. Imago Enterprises, Inc. has recently completed an eight year assemblage of 84 acres involving ten properties on the east side of Lady Moon Drive, all of which are a part of the Second Amendment except for two residential parcels, comprising 3.7 acres, to be included in the ODP Third Amendment. The fortuitous timing of the former Hewlett-Packard property and the Imago assemblage entering development modes at the same time has led the owners of these 202 acres to cooperatively amend the ODP at this time. These proposed modifications are straightforward. They are 1) to include the 3.5 acres at 4700 and 4708 Lady Moon Drive into the ODP, 2) to adjust the locations of certain Secondary Uses on both properties but not to increase the 25 percent permissible, and 3) to realign the disjointed east -west roadway on the west side of Lady Moon Drive to better function. The applicants believe that these modifications are all of a minor nature and enhance the character of the existing ODP. The specific modification elements and the rational for each are as follows: 1. Gross Land Area Amendment Subsequent to the May 10, 2004 Second Amendment, Imago Enterprises, Inc. purchased the single-family properties at 4700 and 4708 Lady Moon Drive, thereby completing the assemblage of all five (5) single-family properties on Lady Moon Drive between Harmony Road and Rock Creek Drive. These two properties are annexed to the City in the H-C zoning district and are logical inclusions to the land planning occurring within this ODP. The addition of these properties increases the total acreage of the ODP by 3.7 acres, from 270.18 to 273.88 acres. This yields an additional .925 acre of Secondary Uses (25 percent x 3.7 acres) to be applied to Parcel K.