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HomeMy WebLinkAboutHARMONY OAKS - PDP - 17-05 - REPORTS - RECOMMENDATION/REPORTHarmony Oaks P.D.P., #17-05 September 15, 2005 P & Z Meeting Page 8 make public improvements that would meet all of the minimum level of service criteria. 6. Neighborhood Information Meeting: A neighborhood information meeting was held on April 25, 2005. A summary of this meeting is attached. In general, there were no significant compatibility issues raised by those attending the meeting. Staff concludes, therefore, that the proposed three-story office building is found to be compatible with the surrounding neighborhood. 7. Findings of Fact/Conclusion: In evaluating Harmony Oaks P.D.P., Staff makes the following findings of fact: A. The land use, general office building, is allowed within the Medium Density Mixed -Use Neighborhood zone district. B. The P.D.P. complies with the applicable standard of the Harmony Corridor Plan. C. The P.D.P. complies with the applicable standards of the M-M-N zone district of Article Four. D. The P.D.P. complies with the applicable standards of the General Development Standards of Article Three. E. A neighborhood meeting was held on April 25, 2005 and the P.D.P. is found to be compatible with the surrounding area. RECOMMENDATION: Staff recommends approval of the Harmony Oaks P.D.P., #17-05. Harmony Oaks P.D.P., #17-05 September 15, 2005 P & Z Meeting Page 7 This standard requires that commercial buildings be brought up to the street so that there is an urban relationship between building and street. In addition, no less than 30% of total length of the building along the streets is extended to the build -to lines. The orientation of the building is brought up to the Harmony Road such that 100% of the building that faces a public street. L. Section 3.5.3(B)(2)(b)(c) — Build -To Lines This standard requires that the building be placed back from the Harmony Road right-of-way (major arterial) by a distance measuring between 10 and 25 feet. The building is setback from Harmony Road by 11 feet as measured from the new right-of-way line after dedication of an additional 18 feet thus complying with the standard. This additional dedication of right-of-way will allow for future widening to six lanes at some point in the future. M. Section 3.5.3(D)(1-6) — Character and Image There are no building bays that exceed 30 feet without a change in wall plane or a three-dimensional feature to articulate the fagade. All sides use consistent materials. The street -facing facade along Harmony Road features windows. The entrance is highlighted by a decorative roof. The base is stone and the building field is brick and synthetic stucco. The flat roof is topped by a cornice. A series of projecting pilasters breaks up the fagade for horizontal relief. N. Section 3.6.4 — Transportation Level of Service Requirements The Transportation Impact Study has been reviewed and evaluated by the Traffic Operations and Transportation Planning Departments. The P.D.P. adequately provides vehicular and bicycle facilities necessary to maintain the adopted transportation Level of Service standards contained in Part II of the City of Fort Collins Multi -modal Transportation Level of Service Manual for the following modes of travel: motor vehicle, bicycle and pedestrian. Currently, and in the short range future, the key intersections will operate acceptably. In order to satisfy the L.O.S. criteria for pedestrians, The P.D.P. will build an off - site sidewalk along Harmony Road east to an existing sidewalk so that it will connect to Boardwalk Drive. Despite this improvement, there are a number of pedestrian destinations that do not meet the minimum level of service criteria for various factors. This reflects the current conditions that seem to be acceptable to the City for the occasional pedestrian in the otherwise heavily auto -traveled area. Given the size of this development proposal, it is not reasonable that this P.D.P. Harmony Oaks P.D.P., #17-05 September 15, 2005 P & Z Meeting Page 6 3. minimizes the visual and aesthetic impact of such additional parking 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, 7. for projects located in D, L-M-N, M-M-N and C-C zone districts, conforms with the established street and alley block patterns, and places parking lots across the side or to the rear of buildings, 8. results in a ratio that does not exceed one -space -per -employee (1:1), and 9. is justified by a travel demand management program which has been submitted to and approved by the city. H. Section 3.2.4 — Site Lighting Parking lot lighting will feature down -directional and sharp cut-off fixtures. There are no foot-candles that exceed the maximum allowable. The fixtures will match that of Harmony Centre. I. Section 3.5.1(B)(C)(E)(F) — Building Project and Compatibility This standard is designed to ensure compatibility of new buildings with the surrounding context. In this case, the context is The Pier Apartments and Condos. The proposed building also includes a masonry exterior, a distinctive entrance and a cornice to break up the flat roof. Architectural character, building size, materials and color all fit within the context of the surrounding area. J. Section 3.5.3(B)(1) — Relationship of Buildings to Streets, Walkways and Parking This standard requires that the entrance face and open directly onto a connecting walkway with pedestrian frontage. The main entrance is located along the north elevation which ties into the walkway system that ties directly into the existing public sidewalk. K. Section 3.5.3(B)(2)(a) — Orientation to Build -to Lines for Streetfront Buildings Harmony Oaks P.D.P., #17-05 September 15, 2005 P & Z Meeting Page 5 The P.D.P. provides 43 spaces. The seven spaces that exceed the general maximum are justified as an Exception to the General Office Parking Standard, based on the following: • The site is bordered on three sides by existing development. And, since there is no parking allowed on Harmony Road (major six -lane arterial street), there are no opportunities for parking on nearby streets. • Unlike an office park or complex, there is no allowance for shared parking within a common area parking lot. There are no opportunities to reduce parking by taking advantage of uses that peak at different times. Nor are there any opportunities for leasing spaces in a municipal garage or lot. • As mentioned, Harmony Road is now under the jurisdiction of the City and is classified as a six -lane major arterial street. According to the Transportation Impact Study and LCUASS, a future center median will restrict turn movements to right-in/right-out only. Such limited access will make it difficult for employees and clients to circulate on the public street system should there no available spaces in the parking lot. There are no secondary circulation streets, like Mason/McClelland, J.FK., Remington, or Boardwalk that allow drivers to easily circulate back to a property that fronts on a major arterial such as Harmony Road and South College Avenue. • The parking lot is totally screened from view from Harmony Road. This layout accomplishes the purpose of the standard by subordinating the placement parking lot in favor of the building thus enhancing the relationship between the building and street. Staff finds that the allowance of seven parking spaces over the maximum satisfies the review criteria of the Exception to the General Office Parking Standard by complying with the following: The decision maker shall not approve an exception to the general office parking standard unless it: 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 of the proposed increased parking by placing parking lots to the rear or along the side of buildings, to the maximum extent feasible, Harmony Oaks P.D.P., #17-05 September 15, 2005 P & Z Meeting Page 4 these trees are considered to be in poor condition and will be removed. The applicant is not required, but intends to preserve, those remaining Elms that that are in fair conditions and not impacted by construction activity. A. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping The parking lot is screened on all three sides by solid fencing with landscaping inside the fence. In particular, solid fencing is provided along both the north and east property lines that are shared" with The Pier Apartments and Condos. B. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping The parking lot exceeds 6% interior landscaping in the form of islands which exceed the required minimum for lots with.less than 100 spaces. D. Section 3.2.1(F) — Tree Protection and Replacement As mentioned, the City Forester has examined the existing trees. They are in poor condition and do not represent any degree of significance as they are Siberian Elms. E. Section 3.2.2(B) — Access, Circulation and Parking The parking lot access off Harmony Road is designed to provide a future east - west connection for the benefit shared access with the abutting property. Presently, the site is Ben's Auto Upholstery and there are no immediate redevelopment plans. F. Section 3.2.2(E) — Parking Lot Layout There will be a seven -foot wide sidewalk along the head -in parking on the north side of the building and a five-foot wide walk along the west side of the building.. These two walkways connect the entrance to the public sidewalk along Harmony Road, without crossing a drive aisle. G. Section 3.2.2(K)(2)(4) — Parking Lots — Maximum Number of Spaces The general standard requires that for a 12,075 square foot general office building, there can be no more than three spaces per 1,000 square feet, or 36 spaces. Harmony Oaks P.D.P., #17-05 September 15, 2005 P & Z Meeting Page 3 valid that have not been already been superseded by the Land Use Code (1997). Compliance with the applicable remaining standard is as follows: "Building massing shall create a transition from the edges of the center inward. To achieve this effect, small and lowerbuilding mass shall be located near the edges of the center where adjacent buildings are smaller or residential in scale." The proposed building, at 12,075 square feet, and three stories in height, is roughly proportionate with the mass and scale of three-story, multi -family buildings of The Pier Apartments and Condos. The proposed building will act as an appropriate transition between the cluster of multi -family buildings and Harmony Road. 4. Compliance with Medium Density Mixed -Use Zone District Standards: A. Land Use A multi -tenant office building is permitted in the M-M-N zone district, subject to review by the Planning and Zoning Board. B. Section 4.5(E)(1) — Block Requirements This standard requires that all development shall comply with the block standards, unless the decision maker determines that compliance with a specific element of the standard is infeasible due to unusual topographic features, existing development, safety factors or a natural area or feature. Staff finds that the standard is infeasible due to the surrounding existing development. In the case of building height, however, the standard that buildings shall be limited to a maximum of three stories is met. 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 Harmony Road. Foundation shrubs are provided around the building. The site has been inspected by the City Forester. All of the existing trees on the site are Siberian Elms and not subject to the tree mitigation standards. Most of Harmony Oaks P.D.P., #17-05 September 15, 2005 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: M-M-N; The Pier Apartments and Condos S: H-C; Front Range Baptist Church E: M-M-N; The Pier Apartments and Condos W: County — Multi -Family; Existing Residential and Auto Upholstery Shop There has been no previous development activity on the site as the former use was a single family detached home. On two sides, there are the Pier Apartments and Condos. On the west, there is an auto upholstery shop that is located in the County. A demolition permit was obtained in 2004 and the existing residential structure was removed. 2. Harmony Corridor Plan: From a land use perspective, the parcel is not specifically designated by the Harmony Corridor Plan to be included in any particular sub -area. Even though the parcel fronts on East Harmony Road, it is not designated to be any of the following: Basic Industrial Non -Retail Employment Activity Center Mixed -Use Activity Center Neighborhood Service Center Neighborhood Convenience Shopping Center. Therefore, the parcel does not carry any special obligation other than the normal requirement to comply with the permitted land uses as stated in the Medium Density Mixed -Use Neighborhood zone district. An office building is permitted in this zone. 3. Compliance with Harmony Corridor Plan Standards: Since the project is not within the Harmony Corridor zone and is west of Boardwalk Drive, there are very few applicable Harmony Corridor Plan Standards. In addition, there are very few applicable Harmony Corridor Plan standards (1995) that remain ITEM NO. MEETING DATE 9/15/05 6a STAFF Ted Shop l Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Harmony Oaks P.D.P., #17-05 APPLICANT: Harmony Oaks, LLC c/o Cityscape Urban Design 3555 Stanford Road Fort Collins, CO 80525 OWNER: Harmony Oaks, LLC 6933 Sedgwick Drive Fort Collins, CO 80525 PROJECT DESCRIPTION: c/o Lyman Davidson Dooley, Inc. 3944 J.F.K. Parkway Fort Collins, CO 80525 This is a request for a P.D.P. for a 12,075 square, three-story foot office building on .86 acre. The building would be divided among multiple tenants. The property formerly contained a single family residence addressed as 608 East Harmony Road. This residence did not have any historic significance and has been removed in accordance with the demolition permit procedures. The site is located on the north side of Harmony Road between Boardwalk Drive and Stover Street. The parcel is zoned M-M-N, Medium Density Mixed -Use Neighborhood. RECOMMENDATION: Approval EXECUTIVE SUMMARY: An office building is allowed in the M-M-N zone district. The P.D.P. complies with the applicable standards of the Harmony Corridor, M-M-N zone as well as the General Development Standards. A neighborhood meeting was held in April and the project is found to be compatible with the surrounding area, primarily The Pier Apartments and Condos. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT