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Home My WebLink AboutHARMONY TECH. PARK THIRD AMENDED ODP - 39-07 - REPORTS - RECOMMENDATION/REPORTHarmony Technology Park ODP - # 39-07 March 20, 2008 P & Z Meeting Page 6 be applied over the entire O.D.P. and not on each individual P.D.P. There are no changes to the housing density. The mix of secondary uses continues to comply with the standard that no more than 25% of the O.D.P. be designated as secondary uses. The reduced amount of secondary uses provided within Parcel D (northeast corner of Ziegler Road and Rock Creek Drive) will not materially impact the ability to provide neighborhood -scale retail and services to the O.D.P. 4. Findings of Fact/Conclusion: In evaluating the request for Harmony Technology Park Third Amended O.D.P., Staff makes the following findings of fact: A. The O.D.P. incorporates 3.7 new acres as a result of a previous enclave annexation. These new acres will be divided between 75% Primary (2.77 acres) and 25% Secondary (0.925 acre). The 0.925 acre is being allocated to Parcel K for the potential hotel and convention center. B. The allotted 25% secondary uses are redistributed to Parcel K to accommodate a future hotel and convention center complex. C. The realignment of Timberwood Drive will result in more efficient internal street network. D. The O.D.P. continues to comply with the standards of Section 2.3.2(H). E. The portion of the O.D.P. owned by other three entities remains unaffected. RECOMMENDATION: Staff recommends approval of Harmony Technology Park Overall Development Plan, Third Amendment, #39-07. Harmony Technology Park ODP - # 39-07 March 20, 2008 P & Z Meeting Page 5 The O.D.P., including the new 3.7 acres, is located within the city limits. Celestica, Harmony House and Brookfield (Morningside Village) are platted, constructed and served by public improvements. Rock Creek Drive is constructed and also serves abutting developments (Observatory Village and Fossil Ridge High School). D. Section 2.3.2 (H) (4) This criterion requires the O.D.P. to conform to the Master Street Plan and street pattern and connectivity standards as required by Section 3.6.1 and 3.6.3 (A) through (F). In addition, the O.D.P. shall also conform to the Transportation Level of Service Requirements as contained in Section 3.6.4. The proposed amendment improves the internal street pattern and connectivity network by re -aligning Timberwood Drive so there is a direct connection between Ziegler and Lady Moon instead of an offset. E. Section 2.3.2 (H) (5) — Transportation Connections to Adjoining Properties This criterion requires an O.D.P. to provide for the location of transportation connections to adjoining properties to ensure connectivity into and through the O.D.P. from neighboring properties for vehicles, pedestrians and bikes as per Sections 3.6.3 (F) and 3.2.2(C)(6). There are no changes to the existing transportation connections to adjoining properties. F. 2.3.2 (H)(6) — Natural Features This criterion requires an O.D.P. to show the general location and size of all natural areas, habitats and features within its boundaries and shall indicate the rough estimate of the buffer zone as per Section 3.4.1(E). There are no changes to the natural habitats and features within the boundaries of the amended O.D.P. G. Section 2.3.2 (H) (7) — Drainage Basin Master Plan This criterion requires an O.D.P. to be consistent with the appropriate Drainage Basin Master Plan. There are no changes to the existing or proposed stormwater drainage system. H. Section 2.3.2 (H) (8) — Housing Density and Mix of Uses This criterion requires that any standards relating to housing density and mix of uses will Harmony Technology Park ODP - # 39-07 March 20, 2008 P & Z Meeting Page 4 Existing Proposed Parcel Size/acres Parcel Size/acres E 75.60 E 54.10 D 7.57 D 2.00 G 11.80 G 13.39 H 11.90 H 13.90 S 0.00 S 21.50 Total Area — 270.18 Total Area — 273.88 Total New Area — 3.7 acres 3. Compliance with Applicable Standards of the Land Use Code: Section 2.3.2 (H) of the Land Use Code identifies eight criteria for reviewing O.D.P.'s. A. Section 2.3.2(H)(1) — Permitted Uses and District Standards This criterion requires the O.D.P. to be consistent with the permitted uses and applicable zone district standards and any applicable general development standards. The O.D.P. continues to indicate potential land uses that comply with the permitted uses within the Harmony Corridor zone district. B. Section 2.3.2 (H) (2) This criterion requires that the O.D.P. be consistent with the required density range of residential land uses if located in the L-M-N or M-M-N zone district. There are no parcels zoned L-M-N or M-M-N within the O.D.P. C. Section 2.3.2 (H) (3) This criterion requires that the O.D.P. conform to the contiguity requirements of the Compact Urban Growth Standards as per Section 3.7.2. Harmony Technology Park ODP - # 39-07 March 20, 2008 P & Z Meeting Page 3 2. Description of the Proposed Changes to the O.D.P.: There are four components to the proposed amendment. A. Adding Two Existing Houses There are 3.7 new gross acres being added to the O.D.P. by Imago Enterprises, one of the owners of the O.D.P. The new acreage is limited to the two northerly existing single family homes that front on Lady Moon Drive (formerly Cambridge Avenue). Imago is adding these 3.7 new acres to Parcels G and H. These two properties were recently annexed as part of a larger enclave. These 3.7 acres are being divided into 75% Primary (2.77 acres) and 25% Secondary (0.925 acre). The secondary uses are being sent to Parcel K. B. Shifting Primary and Secondary Uses Between Parcels I and M There are 8.34 acres of Primary Uses on Parcel M that are being shifted over to Parcel I in exchange for an equal amount of Secondary Residential Uses. This results in primary uses being shifted west to take advantage of frontage along Lady Moon Drive, a collector roadway that bisects the O.D.P. Conversely, the secondary uses are shifted east and will share a boundary with Morningside Village, a residential townhome project. C. Shifting Secondary Uses to Parcel K for Hotel/Convention Center. Parcel K is located on the east edge of the O.D.P. It is the receiving parcel for 4.28 acres of secondary uses. This increase in secondary uses is intended to allow for a hotel and convention center complex on Parcel K. D. Reducing the Size of Parcel D. Parcel D is located at the southwest corner of the O.D.P. at the corner of Ziegler Road and Rock Creek Drive. It is being reduced in size by 5.57 acres from 7.57 to 2.00 acres. This parcel is sending these 5.57 acres to Parcel S. Harmony Technology Park ODP - # 39-07 March 20, 2008 P & Z Meeting Page 2 COMMENTS Background: The surrounding zoning and land uses are as follows: N: H-C; Office and Light Industrial (Hewlett-Packard and Agilent) S: L-M-N; Fossil Ridge H.S., Residential (Observatory Village & Morningside) E: H-C; Vacant W: H-C; Preston Business Park at Wildwood W: R-L; Wildwood Subdivision W: L-M-N; Harvest Park 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 • Brookfield Annexation — December, 1999 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 • Brookfield P.D.P., November, 2001. • Harmony Technology Park, 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 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. City of F6rt Coll'ins PROJECT: APPLICANTS: OWNERS: Planning & Zoning Board Staff Report Item No. 2 Meeting Date 3/20/08 Staff Ted Shepard Harmony Technology Park Overall Development Plan, Third Amendment, #39-07 MAV Development Imago Enterprises, Inc. C/o B.H.A. Design, Inc. 4803 Innovation Drive Fort Collins, CO 80525 MAV Development 303 Detroit St. #303 Ann Arbor, MI 48104 PROJECT DESCRIPTION: Imago Enterprises, Inc. 140 Palmer Drive Fort Collins, CO 80525 This is a request by two of the five owners of the Harmony Technology Park O.D.P. to amend the existing Plan by incorporating two former residential out parcels, shifting primary and secondary uses among various parcels and re -aligning Timberwood Drive. The site is located at the southeast comer of Harmony Road and Ziegler Road. It is bisected by recent completion of Lady Moon Drive. With the addition of the two residential properties, the size of the O.D.P. increases by 3.7 acres for a new total of 274 acres. The zoning is H-C, Harmony Corridor. - - --RECOMMENDATION:-Approval---------------- EXECUTIVE SUMMARY: A. The O.D.P. incorporates 3.7 new acres as a result of an enclave annexation of two former residential properties. B. These 3.7 new acres allow for an increase of .925 acre (25%) of allowable secondary uses. C. The O.D.P. continues to comply with the standards of Section 2.3.2(H). D. The portion of the O.D.P. owned by the other three -entities remains unaffected.