HomeMy WebLinkAboutHARMONY TECH. PARK 3RD FILING, CUSTOM BLENDING - PDP - 01-08 - REPORTS - RECOMMENDATION/REPORT6. Findings of Fact/Conclusion:
In evaluating Custom Blending, 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.
B. 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.
C. The P.D.P. complies with the Harmony Technology Park Overall
Development Plan, Third Amendment.
D. The Major Amendment complies with the applicable General
Development Standards of Article Three.
RECOMMENDATION:
Staff recommends approval of Custom Blending P.D.P., #1-08.
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H. Section 3.5. 1 (B) (C) (E) (F) — Building Project and Compatibility
The building contains multiple functions within a contemporary design.
The north and east elevations feature visitor and employee entrances
highlighted by a prominent visitor entry feature. The west elevation
includes the loading zone, trash enclosure and outside storage tanks. The
south elevation is accented by windows with sunscreens.
The office component is two stories and is embellished with two projecting
building elements that include two-story height glass and decorative wall
planes that are perpendicular to the north facade. This north elevation
achieves a height of 28 feet and presents the public street with a modern
image with a contemporary flair.
While the north elevation includes a brick facade, the remaining three
elevations feature textured tilt -up concrete panels. These panels include
two distinct colors separating the base from the upper portions of the
building. The middle of the building contains the high rack storage area
achieving a height of 38 feet thus breaking up the strong horizontal lines.
There are no adjacent buildings upon which to evaluate compatibility.
With an attractive north elevation and a variety of forms, the building
satisfies the standard that where the existing architectural character is not
established, the architecture of new development shall set an enhanced
standard of quality for future projects.
Section 3.6.4 — Transportation Level of Service Requirements
Precision Drive is classified as an industrial local street and will provide
full -movement access to the site and connect to Technology Parkway
(west) and Lady Moon Drive (east) both collector roadways.
The Transportation Impact Study has been reviewed and evaluated by the
Traffic Operations and Transportation Planning Departments. The project
provides vehicular, pedestrian and bicycle facilities necessary to maintain
the adopted transportation Level of Service standards as contained in Part
II of the City of Fort Collins Multi -modal Transportation Level of Service
Manual.
The T.I.S. concludes that, with full development of Custom Blending, the
future Level of Service at the key intersections will be acceptable.
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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 a stormwater detention pond that
serves the overall development. This pond separates the subject parcel
from Rock Creek Drive and the L-M-N zone district by approximately 200
feet. 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(B) — Access Circulation and Parking
As mentioned, there is a walkway directly linking the front entry to the
public sidewalk without crossing a parking lot drive aisle. Visitor (west)
and employee (east) parking areas are similarly connected.
F. Section 3.2.2(K)(2) — Parking Lots — Maximum Number of Spaces
Parking has been calculated for a combination of office (7,947 square
feet) and industrial (23,828 square feet) uses. Combined, these two uses
cannot exceed 3.00 spaces per 1,000 square feet for office and .75
spaces per employee for industrial. The plan provides 23 spaces for the
office component and 21 spaces for the anticipated 28 employees for a
total of 44 spaces thus complying with the standard.
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.
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With the two new parcels, the size of the O.D.P. increases by 3.7 acres for
a new total of 274 acres.
2. Harmony Corridor Plan:
The parcel is located within the Basic Industrial and Non -retail Employment
Activity Center. The proposed land use, light industrial, is a primary use 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 Harmonv Corridor Zone District Standards
As mentioned, the land use is light industrial, 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 and storage tanks, the industrial activity is
carried out entirely within a completely enclosed structure.
Finally, the building provides a primary entrance that faces and opens directly
onto the abutting street sidewalk without requiring pedestrians to cross any
intervening driveways or parking lots.
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 Precision Drive. Foundation shrubs are provided
around all buildings.
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COMMENTS:
1. 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; Vacant - Harmony Technology Park O.D.P.
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 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
The Third Amendment was approved by the Planning and Zoning Board
on March 20, 2008. 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.
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ITEM NO.
'�` MEETING DATE S/ssf a8
STAFF7&C-60 4SAgr & p
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Custom Blending at Harmony Technology Park, PDP, #1-08
APPLICANT: Custom Blending
c/o BHA Design
1603 Oak Ridge Drive
Fort Collins, CO 80525
OWNER: Custom Blending
307 Linkh rle
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request to develop approximately three acres of the Harmony
Technology Park for an office and light industrial operation. The proposed
building would contain about 35,000 square feet and be divided into office and
light industrial functions. The office component would be two -stories and the
industrial component would range in height from 28 to 38 feet. The facility may
expand to 50,000 square feet in the future. The site is located south of Harmony
Road and west of Lady Moon Avenue, and part of Parcel E on the Amended
Overall Development Plan. The zoning is H-C, Harmony Corridor.
RECOMMENDATION: Approval
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.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750
PLANNING DEPARTMENT