HomeMy WebLinkAboutPADS AT HARMONY - PDP - 26-06 - REPORTS - RECOMMENDATION/REPORTPads at Harmony, PDP, #26-06
October 19, 2006 P & Z Meeting
Page 20
buildings with direct pedestrian walkways to the public sidewalk along
Harmony Road.
4. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code.
RECOMMENDATION:
Staff recommends approval of the request for a modification of the standard set forth in
Section 4.21(D)(2) of the Land Use Code
Staff recommends approval of the request for a modification of the standard set forth in
Section 4.21(E)(1) of the Land Use Code.
Staff recommends approval of the Pads at Harmony, Project Development Plan - #26-
06.
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October 19, 2006 P & Z Meeting
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promotes the standard equally well or better than would a plan which
complies with the standard for which a modification is requested because
the proposed ratio and configuration of primary and secondary uses, when
viewed in the context of the Harmony Corridor, continues to provide an
attractive and complete mixed use area, including major employment
industries.
b. Section 4.21(E)(1) Harmony Corridor Development Standards, which
states that:
All development in the H-C Harmony Corridor District shall also
comply with the Harmony Corridor design standards as adopted by
the City and the following specific standards to the extent that such
standards apply to the property proposed for development.
The granting of the modification would not be detrimental to the public
good;
The general purpose of the standard is to "provide enough area between
Harmony Road and adjacent development to create naturalistic berms,
groves of trees and a meandering sidewalk. All three elements work
together to create an attractive landscape that appears spacious and
provides design continuity along the Harmony Road frontage"
Six buildings are proposed to be set back 70'-0" to 72'-4" from the future
edge of pavement.
The proposed plan 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 since substantially greater live plant
materials will provided within the setback, and naturalistic berms and a
meandering sidewalk will be constructed; and
The shallow lot depth creates an exceptional physical condition, unique to
properties fronting Harmony Road, and the strict application of the
standard sought to be modified would result in unusual and exceptional
practical difficulties, or exceptional or undue hardship upon the owner of
such property, and such difficulties or hardship have not been caused by
the act or omission of the applicant. Four of the seven buildings will have
outdoor patios within or adjacent to the setback area for congregating,
dining, etc. Also, there will be two public plazas, one on each lot, between
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October 19, 2006 P & Z Meeting
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and a Convenience Shopping Center. The LUC requires that a neighborhood
meeting be held for a Type 2 development proposal and a City -facilitated
neighborhood meeting was held on July 26, 2006, at The Group Real Estate,
Harmony Office, to discuss this proposal.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Pads at Harmony, PDP and Modification of Standards request, staff
makes the following findings of fact and conclusions:
1. The proposed land uses are permitted in the HC - Harmony Corridor District.
2. The PDP is not in conformance with all of the policies and standards of the
Harmony Corridor Plan and Harmony Corridor Standards and Guidelines. The
applicant is addressing this with requests for modifications of standards as
they relate to the standards set forth in the Land Use Code.
3. The Project Development Plan complies with applicable district standards of
Section 4.21 of the Land Use Code, HC Zoning District, with the flowing
exceptions:
a. Section 4.21(D)(2) Secondary Uses, which states that:
All secondary uses shall be integrated both in function and
appearance into a larger employment -based development plan that
emphasizes primary uses. A secondary use shall be subject to
administrative review or Planning and Zoning Board review as
required for such use in Section 4.21(B). The following permitted
uses shall be considered secondary uses in this zone district and
together shall occupy no more than twenty-five (25) percent of the
total gross area of the development plan.
The granting of the modification would not be detrimental to the public
good;
The general purpose of the standard is to help "creat(e) an attractive and
complete mixed use area with a major employment base".
The proposal, which contains seven buildings, with the potential Principal
Uses making up 59% of the total leasable space and Secondary Uses
comprising the other 41 % of the leasable space, will result in a plan that
Pads at Harmony, PDP, #26-06
October 19, 2006 P & Z Meeting
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rolling berms and landscaping reflecting one of the three design
concepts called out in the Harmony Corridor Plan.
2. Section 3.5.3, Mixed -Use, Institutional and Commercial Buildings
The proposal satisfies the Relationship of Buildings to Streets,'
Walkways and Parking standards. -
The proposal complies with Section 3.5.3(B)(1) in that the primary
entrances to the buildings face and open directly onto a walkway with
pedestrian frontage that connects to the.public sidewalks along Snow
Mesa Drive and East Harmony Road without having to cross parking lots
and with limited, enhanced driveway crossings.
The proposal satisfies the Orientation to Build -to Lines for Streetfront
Buildings. Section 3.5.3(B)(2) states that:
Build -to lines based on a consistent relationship of buildings to the
street sidewalk shall be established by development projects, in
order to form visually continuous, pedestrian -oriented streetfronts
with no vehicle use area between building faces and the street.
3. Section 3.5.5, Convenience Shopping Center
The proposal complies with the Land Use, Buildings, and Site Design
standards and requirements set forth in this section.
D. Division 3.6, Transportation and Circulation
1. Section 3.6.4, Transportation Level of. Service Requirements
The proposal complies with the requirements set forth in Section 3.6.4(C)
Transportation Impact Study. The applicant provided,a Transportation
Impact Study (TIS) to the City with the PDP submittal documentation. The
City's Traffic Engineer has reviewed the TIS and has determined it to be
acceptable. ;.
5. Neighborhood Information Meeting
The Pads at Harmony, PDP contains proposed:land-uses-that are permitted in
the HC - Harmony Corridor Zoning District subject to a Planning and Zoning
Board (Type 2) review. The proposed uses are an Employment Activity Center
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a. The proposal complies with the requirements set forth in Section
3.5.1(B) Architectural Character. This development is adjacent to
planned shopping centers to the east and .west. It is across East
Harmony Road from the existing Poudre Valley Hospital, Harmony
Campus to the south. The building design and massing proportions will
reflect a complementary and compatible style with that of the planned
and existing commercial, office, and.retail uses that surround this
property.
As stated on the applicant's Illustrative Architecture Plan; the'
architecture of this project will reflect'individual character per building
while still allowing for a unified, cohesive integration and architectural
compatibility among the surrounding.buildings, other developments
and neighborhoods. Repetition of roof lines, finishes and even parking
will be consciously planned to allow for building compatibility and
integration while increasing the areas'.visual interest. The use of
similar proportions in building massing and outdoor spaces, similar
relationships to the street, similar window and door patterns and/or use
of complementary building materials will further the desired integration
into the Harmony Corridor. 4 '
The architectural elevations shown on'the Illustrative Architecture Plan
establish a basis for architectural form and style. Franchise
architectural prototypes shall be modified to meet these design
requirements.
Individual character will be achieved through,architectural elements
such as a parapet with accent comicing extending from a sloped roof
line, fascia/gutter detailing, slipped plane offsets, reveals and
projections. All elevations will be visually pleasing and inviting allowing
the needs of both tenants and neighborhood residents to be met.
Finishes and other architectural features will reflect that of an upscale
multi -use park that meshes with its surroundings attracting users from
surrounding communities.
Pavers, raised planters, and landscaping will .also .act as laces, tying an
established concept to the Pads at Harmony. The overall design
concept will reflect that of.an outdoor urban mixed -use park that will
have added interest and vitality gained from the mixed -use buildings
(office/retail, etc.) with consciousness to the surrounding businesses
and neighborhoods. The developed property will be nestled in by
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c. The proposal complies with Sections 3.2.2(D)(1) & (2) in that it
provides for pedestrian and vehicle separation, to the maximum extent
feasible, via direct sidewalk connections from the Snow Mesa Drive
street sidewalks to the building entrances and sidewalk connections
from the public sidewalk in the Harmony Road setback to the interior
sidewalk leading to the building.entries; and, it provides an
unobstructed vehicular access between the public street.(Snow Mesa
Drive) and the off-street parking spaces. .. . .
d. The proposal complies with Section 3.2.2(K)(2)(a) in that the project
will provide parking at a ratio of 4.3 spaces per 1,000 square feet of
leasable floor area for the proposed convenience shopping center on
Lot 2, which does not exceed the maximum parking allowance of 5
spaces per 1,000 square feet of floor area for the -shopping center. The
buildings will contain 35,080 square feet of uses permitted in a.
convenience shopping center. There will be 150 parking spaces on -
site.
The Basic Industrial and Non -Retail Employment Activity Center on Lot.
1 will provide 211 parking spaces on -site, which is one. space less that
the maximum allowable parking of 212 spaces for the breakdown of
floor area for the proposed medical/office, restaurant, and bank uses
on the site.
e. The proposal complies with Section 3.2.2(K)(5) in.that it provides 5
handicapped parking spaces (of the.total of:1Wspaces on -site) on Lot
2. The plan provides 7 handicapped spaces on Lot 1 for the total of
211 parking spaces. This satisfies the required number of handicapped
spaces in this parking lot.
B. Division 3.3, Engineering Standards
1. Section 3.3.5, Engineering Design Standards,
The proposal complies with the design standards, requirements; and
specifications for the services as set forth in this section.
C. Division 3.5, Building Standards
1. Section 3.5.1, Building and Project Compatibility
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a. The proposal complies with Section 3.2.1(13)(1)(c) in that it provides
"full tree stocking" within 50' of the new buildings, according to the
standards set forth in this section.
b. The proposal complies with Section 3.2.1(D)(2)(a) in that canopy
shade (street) trees are provided,at:a 30' -.40' spacing in the required
landscape buffer setback along East Harmony Road and at a 40'
spacing in the 8' wide parkway between back of curb and sidewalk
along Snow Mesa Drive.
c. The proposal complies with Section 3.2.1(D)(3) in that no one species
of the proposed 152 new trees on the development plan exceeds 15%
of the total trees on -site, or 23 trees.. The most of any. one species is
15 Gambel Oak trees.
d. The proposal complies with Section 3.2.1(E)(4)(b) in that the on -site
parking area will be screened from Snow Mesa Drive (running north -
south through the middle of the site); the Harmony -Mobile Home Park
to the north, and future commercial centers -to the west and east with
deciduous and evergreen shrub plantings that will block at least 75% of
the vehicle headlights generated in.the parking areas.
e. The proposal complies with Section 3.2:1(E)(5) in that, it provides in
excess of 10% interior landscaping in the parking areas (containing
more than 100 parking spaces), satisfying • the minimum requirement of
10%.
2. Section 3.2.2, Access, Circulation and:Parking`
a. The proposal complies with Section 3.2.2(C)(4)(a) in that it provides
adequate, secure, and convenient bicycle parking located near the
entrance to the buildings. There -will be.sixlbike:racks in'the
development, three on each lot. Each rack will accommodate at least 3
bicycles, equaling a total of at least 18 spaces, which meets the
minimum of 18 spaces required:
b. The proposal complies with: Section 3.2.2(C)(5)(6).in.that.it provides .
direct, safe, and continuous walkways and, bicycle connections to
major pedestrian and bicycle destinations in the surrounding area.
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property proposed for development. In this case, the Harmony Road
Setback standard as required in the adopted Harmony Corridor Standards
and Guidelines is not being met. This standard requires that developments
located along the Harmony Road frontage, east of Boardwalk Drive, shall
provide a minimum 80' setback from the future edge of pavement, as
determined by the City. This proposed development is east of Boardwalk
Drive and only one of the proposed seven buildings satisfies the
requirement. The other six buildings are proposed to. be back 70'-0" to
72'-4" from the future edge of pavement in this area.
Per the applicant's request for modification, the PDP contains seven
buildings with their potential building envelopes set at a 70' setback, but
actual building walls set between .7.0' and.80"from the edge of pavement
due, in part, to building articulation. The buildings encroach 10' into the
minimum setback zone. Based on staffs evaluation of the applicant's
justification for the requested modification, it has been determined that the
granting of the modification to the standard limiting the amount of
Secondary Uses in this development, plan would not -be detrimental to the
public good and that 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 for
which a modification is requested and that, by reason of exceptional
physical conditions or other extraordinary and exceptional situations,'
unique to such property, including, shallowness, the strict application of
the standard sought to be modified would result in unusual and
exceptional practical difficulties, or exceptional or undue hardship upon
the owner of such property, and that such difficulties or hardship are not
caused by the act or omission of the,applicant. In addition, ,the
development plan shows significant berming and landscaping in the
remaining 70' + of setback from East'Harmony Road., Four of the seven
buildings will have outdoor patios;within.or.adjacer t,to,the.setback.area for
congregating, dining, etc. Also, there will be,two public,plazas, one -on
each lot, between buildings with direct pedestrian walkways to the public
sidewalk along Harmony Road.
4. Article 3 of the Land Use Code — General Development Standards
The Project -Development Plan complies with all applicable General,Development
Standards, more specifically as follows:
A. Division 3.2, Site Planning and Design :Standards.
1. Section 3.2.1, Landscaping and T,ree.Protection ,
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Further reduction in trips will be made possible by the vertical mixed -
use being proposed for the Pads at Harmony. As seen in other
examples along Harmony Road, this is a desirable and effective design
pattern. Users are able to accomplish many activities in one stop and
businesses benefit by being grouped with other ;destination
businesses. Allowing the minimal increase in Secondary Uses on our
site will enhance the user's overall experience and, meet the needs of
the surrounding community by providing the greatest accessibility of
daily activities to the greatest number of people:
Staffs Evaluation and Determination -
The PDP does not meet all the applicable Land Use Standards and Development
Standards, more specifically:
Section 4.21(D)(2) Secondary Uses.
The proposed secondary uses, restaurantand convenience shopping
center (with retail), in this PDP are not in. compliance with this section of
the LUC, which requires that secondary uses'not occupy'more'than 25%
of the total gross area of the development plan: The proposed restaurants
on. Lot 1 and the convenience shopping: center (because of.the restaurant
and retail) on Lot 2 of the Pads at Harmony,` PDP: exceed 25%-of the total
gross area of the development plan.
The PDP contains seven buildings, with the,potential Principal Uses
making up 59% of the total leasable space and Secondary. Uses
comprising the other 41 % of the leasable space. The Secondary Uses are
three restaurant pads and a small multi -use retail space. Based on staffs
evaluation of the applicant's justification for:the requested modification, it
has been determined that the granting'of the modification to the'standard
limiting the amount of Secondary Usesjwould not be detrimental to the
public good and that 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 for
which a modification is requested.
2. Section 4.21(E)(1) Harmony Corridor Development Standards.
All development in the H-C Harmony Corridor District shall also comply
with the Harmony Corridor design standards as adopted by the City and
the specific standards to the extent that such'standards'apply'to the
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October 19, 2006 P & Z Meeting
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between two approved retail centers and Staff is willing to support
Modifications to allow a limited amount of retail and standard
restaurants. These Secondary Uses will play a supporting role to the
Principal Uses on our site and in surrounding developments such as
the Harmony School Shops, Front. Range Village and the large
employment -based project, Poudre - ,Valley Health . System Harmony
Campus on the south side of Harmony Road: ;The! Pads at .Harmony
Secondary Uses will visually be,-integratedinto• the surrounding
developments by using complimentary but still unique architecture and
landscape design. Functionally, the ,Pads at Harmony will be
assimilated into the larger employment -based developments that
surround the property by providing necessary uses in , a mixed -use
design.
The uses for the Pads at Harmony have been ,largely dictated by the
physical constraints of the site and the extensive amount -of Harmony
Road frontage that exists. Secondary Uses, as defined in the code,
have been shown to benefit from being situated along the frontage of a
major roadway such as Harmony Road whereas Principal Uses have
generally thrived when designed to occupy the rear of lots with more
depth. The Pads at Harmony site simply does not have the depth to
be designed in this conventional manner when viewed as an individual
project. However, when viewed from an overall community
perspective, the Pads at Harmony can successfully assume this role
as a Secondary Use site to the.!much. ;larger developments. that are
directly connected to this property.' Creating a high quality, mixed -use
business center will help to develop the Harmony . Corridor as
envisioned under the Plan.
At the request of Staff and through .thoughtful design. of the Pads of .
Harmony, the connection to surrounding properties is further enhanced
by road connections to each development via Snow Mesa Drive.
Extensive improvements including the existing traffic light and the
proposed traffic circle are all efforts,to.-enhance,the Harmony Corridor.
These physical connections will allow,usersigreater, variety.'of services,
reduce the number of trips necessary_and:;also.,reduce:the length of
these trips. Grouping the secondary uses, such as those being
proposed in a compact business center rather than separating them
along Harmony Road, will encourage pedestrian and bicycle use by
increasing efficiency for the consumer.: With ;a reduction- in the amount
and length of vehicular trips, the,community.will directly and indirectly
benefit from a sustainable design and reduction in emissions.
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connected to the community and provide a superior location for
businesses along the Harmony Road corridor. .
As mentioned, the proposed 70 foot setback is to the maximum
building envelopes, but the actual physical walls of the 7 buildings vary
from 70 to 80 feet from edge of pavement: This building articulation is
designed into the site to provide for, an aesthetically pleasing
streetscape. Additional visual interest will be generated by superior
architectural design, as demonstrated on the P.D.P. drawings, creating
a greater quality of project. The buildingmassing has been essentially
dictated by the configuration of the site, ,Harmony Road setbacks,
buffering of residential areas to the north and , parking visibility
requirements. The Pads at Harmony has taken these site 'liabilities
and used them to create unique, attractive and pedestrian scaled
architecture. The creation of publicizpaces and mixture of multi -level
mixed -use buildings will establish relationships and transitions to
adjacent land uses.
4. Overall Secondary Use — Request for Modification:
A. Standard at Issue —Section 4.21(D)(2)
The Standard states:
"Secondary Uses." All secondary .uses shall. be integrated both in
function and appearance into a larger employment -based development
plan that emphasizes primary uses. A secondary use shall be subject
to administrative review or Planning and Zoning board review as
required for such use in Section 4.21(8).: The,following permitted uses
shall be considered secondary uses in this zone district and together
shall occupy no more than twenty-five (25) percent of the total gross
area of the development plan.
The P.D.P. contains seven buildings with the potential Principal Uses
making up 59% of the total leasable ,space -and Secondary, Uses ' • '
comprising the other 41% of the, leasable space. ' These Secondary
Uses are three restaurant pads and a small multi -use retail space.
B. Applicants Justification
The primary reason for the Modification , is to meet the community
needs as well as create a better .detign:_solution 'for. a_ site with
numerous physical restraints. The: --Pads at -. Harmony. .site .is located -
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October 19, 2006 P & Z Meeting
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building articulation. This setback encroaches 10 feet into the
minimum setback zone.
B. Applicants Justification / { , � . I I
The primary reason for the Modification is the physical constraint and
hardship of developing a parcel that is at most.279 feet deep from the
future edge of pavement. This uniquely shaped lot allows for very
limited possible design configurations. An 80 foot setback zone
reduces the project's lot depth by 30%. Additionally, the 24 foot drive
to connect Harmony School Shops and Front Range Village that has
been requested by staff and designed into this !P.D.P. reduces that
buildable depth another 9%, leaving only 163 feet of buildable and
parkable space. By maximizing the use of the existing services and
facilities of Snow Mesa Drive to their full extent, as well making several
improvements, the project provides orderly vehicular access to multiple
developments.
A 70 foot setback zone as proposed in this P.D.P.-still provides enough
area between Harmony Road and possible building envelopes to
create naturalistic berms, groves of trees and a meandering sidewalk
as required in the Standards and Guidelines. In fact, the design
proposed for the Pads at Harmony -incorporates, berms -and swales for
drainage, architectural as well as • functional: dry; laid. stone; retaining
walls and 15% more landscape material than required /by code to,
compensate for the reduction in setback. Public gathering spaces with
sculptures and outdoor seating:- areas: for:�,restaurants will, bring
additional life to this space and allow the architecture to become part of
the public realm rather than simply a series of undifferentiated spaces.
As a high quality, self contained, and compact business center, the
Pads at Harmony is helping to develop the Harmony corridor in a
manner consistent with the Harmony Corridor Plan.
Pedestrians and bicyclists will be able to travel parallel to Harmony
Road along an 8 foot wide sidewalk that is set as.far away from
vehicular traffic as possible. Connections ,to the; cross walk at Snow
Mesa Drive will allow for maximum safety while gentle curves in the
walk for the length of the property -;serve any- aesthetic • function.
Through thoughtful design, the negligible and inconsequential
reduction in setback will be unnoticed:bylusers-of-the, spaces as -well
as motorists along Harmony Road.- Creating an environment that .
supports walking, biking and the car,will_allow the_:uses.of.the site to.be
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II. Promotes the development of the corridor as a high quality, self-
contained and compact business center. The proposed multi -level,
true mixed -use concept of this design takes the self-contained
philosophy to the site level as well as acting as a link to the two
surrounding large retail centers.
III. Provides the location for business -in a • prime location along the
Harmony Corridor.
IV. Provides shopping and service areas convenient to both residents
of the Mobile Home Park and Harmony Corridor and employees of
the corridor, in particular the regional Poudre Valley Health System
Harmony Campus.
C. Development Standards Section 4.21(E)(2)
In the case of multiple parcel ownership, to the extent reasonably
feasible, an applicant shall enter into cooperative agreements with
adjacent property owners to create a comprehensive development plan
that establishes an integrated pattern, of streets, outdoor spaces,
building styles and land uses. r: • i .` ! ''
The Pads at Harmony will act as a unifying project by connecting the
Harmony School Shops and the Front: Range Village in terms of land
uses as well as physically by providing a connecting roadway between
the three projects. Agreements are;in place or being developed to
include vehicular access easements as well as storm water retention
and detention agreements.
3) Harmony Road Setback- Request for Modification::
A. Standard at Issue — Section III General Standards and Guidelines for
Harmony Corridor
The Standard states:
"Developments located along the Harmony Road Frontage east of
Boardwalk Drive, shall provide a minimum 80 foot setback from the
future edge of pavement, as deterrriinedtbythe, City"
The P.D.P. contains seven buildingswith,• itheir potential building
envelopes set at a 70 foot setback; -but• ' actual . building walls set
between 70 and 80 feet from the edge of pavement due in part to
i
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1) Background:
The surrounding zoning and land uses are as follows:
N: LMN; ARC Harmony Mobile lHome Park
S: HC; PVH Healthcare Campus
E: HC; Front Range Village (regional shopping center)
W: HC; Harmony School Shops
The site is located in the Basic Industrial and Non -Retail Employment
Activity Center as per the .Harmony Corridor: Plan. Since the site is
located between two approved_ retail centers, staff. is .willing to support a
limited amount of retail and -standard restaurants.
1 1
2) Compliance with Preliminary Design Review,, Staff Comments and the
Land Use Code:
A. Permitted Uses: :
The Pads at Harmony is located within the Basic Industrial and Non -
Retail Activity Center (BINREAC), wherein neighborhood convenience
shopping centers are allowed. Further, principal uses .such.as those
that make up the majority.of this project,- medical* office,.general office,
and limited banking services in particular;,are,allowed in the.HC zone.
B. Land Use Standards. .Section 4.21 ,(D)(1). - Harmony Corridor Land
Use Standards
All development in theH.C::Harmony: Corridor. District shall comply
with the Harmony Corridor Land Use and Locational Standards as
adopted by the city and the following specific standards to the extent
that such standards apply to:the,property proposed to be developed.
The site design has attempted} to respond _.to the ; Harmonyi Corridor
Plan by providing an orderly,, efficient, and� attractive transition of vacant
land to urban use. Morecspeci callyj,the.site:,.. ; .Iv • ..;�
I. Maximizes the use ,of.'existing-services, and facilities by improving
Snow Mesa Drive from,.a private drive to a publicly dedicated street
continuing to provide access to the ARC Mobile Home Park and
additionally serving as a main vehicular access point for the Pads
at Harmony, Harmony School Shops and Front Range Village.
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Page 6
the entire development plan, and will continue to advance the purposes of
the Land Use Code as contained in Section 1.2.2."
The applicant has proposed that the modifications of the standards would not be
detrimental to the public good and that they meet the. requirements: of Sections
2.8.2(H)(1), (2), and (3) of the LUC.
Applicant's Request for Modifications of Standards
Project Description: The PADS at Harmony! is located, at the northeast and
northwest comers of Harmony Road; and Snow Mesa Drive consisting, of two
parcels containing approximately 8 acres and 1350 linear feet of Harmony
Frontage. Both, parcels are undeveloped vacant land. The PADS at Harmony is
a small infill project sandwiched between Harmony School Shops to the west,
Front Range Village (regional shopping center), to- the east and ARC mobile
home park to the north with access to all three being provided through the PADS
at Harmony project via Snow Mesa Drive. The P.D.P. includes a request for two
modifications of standard to allow a slight increase in the amount of secondary
uses allowed and a slight decrease yin the' HarmonyrRoad•setback due to unique
site restrictions.
Executive Summary: The first request for* modification is'to change the 80
foot standard setback of Harmony Road to allow building envelopes to be placed
at 70 feet from the ultimate edge of pavement..This.1.0 foot: reduction in setback
will allow for a superior site design and increased building,.articulation. It does
not necessarily mean that buildings will be physically set at that 70 foot setback,
but their building envelopes will allow the high standard of architectural design
demonstrated in the PDP. It is the intention of the design that this reduction will
visually create a good or better solution to a site .that is lacking adequate lot
depth.
The second request for modification is to increase the amount of secondary'uses
allowed on site from 25% to 41 % overalls. !;With -!staff -support, this request' is
based on the P.D.P. as submitted, and will not diverge from the standards of the
Land Use Code and Harmony Corridor Standards -and,- Guidelines - except in a
nominal, inconsequential way when considered.from the perspective of the entire
development plan, the surrounding users and neighboring developments. A
neighborhood meeting was held in July of 2006 and the P.D.P. is considered to
be compatible with the surrounding -area. ,- 1 -•.s - - - - -1 -
Pads at Harmony, PDP, #26-06
October 19, 2006 P & Z Meeting
Page 5
located along the Harmony Road frontage, east of Boardwalk Drive, shall
provide a minimum 80' setback from the future edge of pavement, as
determined by the City. This proposed development is east of Boardwalk
Drive and only one of the proposed seven'buildings satisfies the
requirement. The other six buildings are proposed to be set back 70'-0" to
72'-4" from the future edge,of pavement, in this area. The applicant has.
submitted a request for a modiflcation.of this standard.
As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards),
the Planning and Zoning Board may grant a modification of standards only if it
finds that the granting of the modification would not be detrimental to the public
good, and that:
(1) 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 for which a modification is
requested, or
(2) the granting of a modification from the strict application of any standard
would, without impairing the intent and purpose of this Land Use Code,
substantially alleviate an existing, defined and described problem of city-
wide concern or would result in a substantial benefit to the city by reason
of the fact that the proposed project would substantially address, an
important community need specifically and expressly defined and
described in the City's Comprehensive Plan or in an adopted policy,
ordinance or resolution of the City Council, and the strict application of
such a standard would render the -project practically infeasible;-or-
(3) by reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited
to, physical conditions such as exceptional narrowness, shallowness or
topography, or physical conditions which hinder the owner's ability to
install a solar energy system, the strict application of the standard sought
to be modified would result in unusual and exceptional practical difficulties,
or exceptional or undue hardship upon the owner of such property,
provided that such difficulties or hardship are not caused by the act or
omission of the applicant, or
"�Ii:l
(4) the plan as submitted will not diverge:from.the standards.of the,Land. Use
Code that are authorized by this Division -to.-be-modified except in -a
nominal, inconsequential way when, considered from the perspective of
Pads at Harmony, PDP, #26-06
October 19, 2006 P & Z Meeting
Page 4
The rear elevations of the seven buildings are oriented to the East Harmony
Road street frontage (a State highway, major arterial) and will be set back a
distance of 70' to 80' from the future edge of pavement of Harmony Road. As set
forth in the City's adopted Harmony Corridor Standards and Guidelines, the
building must maintain a minimum 80' separation from the "future" edge of
pavement of Harmony Road. In this case, six of the proposed seven buildings will
be set back 70'-0" to 72'-4" from the future edge of pavement. Therefore, this
development proposal is not in conformance with the general standard.
3. Division 4.21 of the Land Use -Code — Harmony Corridor District
The proposed Basic Industrial and Non -Retail Employment Activity Center and
the Convenience Shopping *Center uses are. permitted :in the HC Zoning District,
in this case subject to a Planning.and Zoning Board review because the
proposed restaurants and convenience shopping center (with retail) are defined
as Secondary Uses in this district.
The PDP does not meet all the applicable Land Use Standards, more
specifically:
1. Section 4.21(D)(2) SecondaryVses.
The proposed secondary uses, restaurant and convenience shopping
center (with retail), in this PDP are nat in. compliance with this section of .
the LUC, which requires that secondary uses not occupy more than 25%
of the total gross area of the:development'plan. The proposed restaurants
on Lot 1 and the convenience shopping center (because of the restaurant
and retail) on Lot 2 of the Pads at Harmony, PDP exceed 25% of the total
gross area of the development plan. The applicant has'submitted a
request for a modification of this standard.
The PDP does not meet all the applicable Development Standards, more
specifically:
1. Section 4.21(E)(1) Harmony Corridor Development Standards.
All development in the H-C Harmony ComdorDistrict'shall also'comply
with the Harmony Corridor design standards as adopted by the City and
the following specific standards to'the extent that such standards apply to
the property proposed for development. In this case, the Harmony Road
Setback standard as required in the adopted Harmony Corridor Standards
and Guidelines is not being met. This standard requires that developments
Pads at Harmony, PDP, #26-06
October 19, 2006 P & Z Meeting
Page 3
Banks, offices, medical offices, restaurants, and convenience shopping centers
(containing retail) are permitted in the HC — Harmony Corridor Zoning District, subject to
a Planning and Zoning Board (Type 2) review because of the proposed restaurants and
convenience shopping center (with retail). The purpose of the HC District is:
"..... to implement the design concepts and land use vision of the Harmony
Corridor Plan — that of creating an attractive and complete mixed -use area with a
major employment base.
This proposed development is in an area identified, as a "Basic Industrial and Non -Retail
Employment Activity Center" in the Harmony Corridor Plan.
This proposed development will be on vacant parcels.of land'and Will. tie into and utilize
existing roadways, utilities, and services in the area; as well as providing new driveway
connections to developable properties to the east and west.
COMMENTS:
Background :... .. :..
The surrounding zoning and land uses are as follows:
N: LMN; existing residential (Harmony Mobile Home Park)
S: HC; planned/existing medical center (Poudre Valley Hospital Harmony
Campus)
E: HC; planned regional shopping center (Front Range Village)
W: HC; planned shopping center (Harmony School Shops)
The property was annexed into the. City in October, 1977 as part of the Harmony
Annexation No. 3. ...........
The property has not previously been platted.
2. Harmony Corridor Plan and Harmony Corridor Standards and Guidelines
The development proposal is not in conformance with. Policy LU-2 of the
Harmony Corridor Plan regarding the maximum amount of secondary uses
permitted in a designated "Basic Industrial and Non -Retail Employment Activity
Center". The development proposal contains restaurants and a convenience
shopping center (with retail) that, as Secondary Uses, exceed the maximum of
25% secondary uses allowed in a development plan.
Pads at Harmony, PDP, #26-06
October 19, 2006 P & Z Meeting
Page 2
The proposal does not comply with all of the following applicable requirements of the
LUC:
standards located in Division 4.21 Harmony Corridor (HC) of ARTICLE 4 —
DISTRICTS, more specifically:
Section 4.21(D)(2) Secondary Uses, which states that:
All secondary uses shall be integrated both in function and appearance
into a larger employment -based development plan that emphasizes
primary uses. A secondary use shall be subject to administrative review or
Planning and Zoning Board review as required for such use in Section
4.21(B). The following permitted uses shall be considered secondary uses
in this zone district and together shall occupy no more than twenty-five
(25) percent of the total gross area of the development plan.
In this case, the proposed restaurants and convenience shopping center in the
PDP are permitted Secondary Uses and they occupy more than 25% of the gross
area of the development plan. The applicant has submitted a request for a
modification of this standard.
Section 4.21(E)(1) Harmony Corridor Development. Standards, which states:
All development in the H-C Harmony Corridor District shall also comply
with the Harmony Corridor design standards as adopted by the City and
the following specific standards to the extent that such standards apply to
the property proposed for development..
In this case, the Harmony Road Setback standard as required in the adopted
Harmony Corridor Standards and Guidelines is not being met. This standard
requires that developments located along the Harmony Road frontage, east of
Boardwalk Drive, shall provide a minimum 80' setback from the future edge of
pavement, as determined by the City. This proposed development is east of
Boardwalk Drive and only one of the proposed'seven buildings satisfies the
requirement. The other six buildings are proposed to be set back 70'-0" to 72'-4"
from the future edge of pavement in this area. The applicant has submitted a
request for a modification of this standard.
ITEM NO. 5
MEETING DATb/1S/06
STAFF Ted Shepard
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Pads at Harmony, Project Development Plan - #26-06
APPLICANT: Land Images, Inc.
c/o Michael Chalona
1136 East Stuart Street, Suite 2040
Fort Collins, CO. 80525
OWNER: Harmony Executive Park, LLC
7307 Streamside Drive
Fort Collins, CO. 80525
PROJECT DESCRIPTION:
This is a request for a Basic Industrial and Non -Retail Employment Activity Center and a
Convenience Shopping Center development on 9 acres located on East Harmony Road
at Snow Mesa Drive. This plan proposes 38,365 square feet of gross leasable building
floor area (containing bank, medical office, office, and restaurant uses), with 211
parking spaces, on 3.95 net acres west of Snow Mesa Drive; and, 35,080 square feet of
gross leasable building floor area (containing bank, office, restaurant, and retail uses),
with 150 parking spaces, on 3.14 net acres east of Snow Mesa Drive. The property is in
the HC - Harmony Corridor Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This Project Development Plan (PDP) complies with the following applicable
requirements of the Land Use Code (LUC):
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION; and
standards located in Division 3.2 - Site Planning and Design Standards,
Division 3.3 - Engineering Standards, Division 3.5 - Building Standards, and
Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL
DEVELOPMENT STANDARDS.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT