Loading...
HomeMy WebLinkAboutHARMONY OAKS - PDP - 17-05 - REPORTS - PLANNING OBJECTIVESIn order to screen parking and meet current development standards, the building has been located along the Harmony Road frontage while the parking is proposed to the rear of the property. The landscaping is intended to soften the view of the structure, shade the parking area and replace the existing trees that were either unhealthy or an undesirable species. The site will be bounded by a fence providing privacy for the surrounding residential development. The detention pond is located on the southeast corner of the project. In order to maximize the detained volume, a walled structure is required. Low grow turf is proposed in the bottom of the basin. Land Use Code criteria variances No variances have been requested at this time. Conflicts between land uses or disturbances to natural features No natural habitat, features, wetlands, or wildlife are present on the site. Surrounding land uses include high density residential (condominiums) to the north and east, East Harmony Road to the south, and the Pitner Estates residential subdivision (unincorporated Larimer County) to the west. The proposed office building is not anticipated to create any conflicts with these uses. Concerns/issues raised at the neighborhood meeting A neighborhood meeting will be held during the week of April 18, 2005. Name of the project The project is known as Harmony Oaks. Development construction schedule and phasing The project will be built as a single phase. Construction is anticipated to begin summer/fall of 2005. Policy ECON-1.1 Balance of Employment Opportunities — Current prospective tenants for the proposed office building include expanding local offices, along with space for new businesses. Policy ENV-2.1 Actions of Vehicle Miles Traveled —The proposed building is close to existing transit stops and a bike rack has been provide to allow for alternative modes of transportation that can reduce vehicle trips. Policy MMN-1.3 Non -Residential Uses — The proposed office building is identified as a secondary use and will act as a transition between the high traffic volumes of Harmony Road and the diverse mix of residential uses behind the proposed building. Policy TC-4.5 Infill and Redevelopment - City Plan encourages infill development within Transportation Corridors. Although the site is not zoned HC, it was included in the Harmony Corridor study and is located directly adjacent to East Harmony Road. Design Description The proposed development is a three-story multi -tenant office building with +/-11,953 s.f. of office space. The building is located along the southern property line parallel to East Harmony Road. Access. to the site is via a single entry drive located along the western property line, which is located such that it can be shared if or when the property to the west redevelops. Parking is located north of the building, which screens the lot from the street. Onsite storm water detention and water quality is handled via a pond along the east end of the building. The proposed landscape plan .utilizes shrubs, fencing, and deciduous trees along the perimeter to help buffer the site from surrounding uses. Foundations plantings of low shrubs and ornamental grasses help tie the building to the ground plane and soften the architecture at a pedestrian scale. Low shrubs have also been used in parking lot islands to provide interest and reduce the visual impact of vehicles. Low water use plant material has been used extensively throughout the site and turf areas minimized to help provide an efficient and low maintenance landscape. Ownership and maintenance of public and private open space areas Maintenance of landscaping and open space areas will be the responsibility of the owner or tenet, as specified by the lease agreement. Estimated number of employees It is estimated that there will be 32 employees during normal business hours. Rationale behind design assumptions and choices Harmony Oaks Office Building Statement of Planning Objectives April 5`h92005 The Harmony Oaks office building is located at 608 E. Harmony Road. The parcel is approximately 0.86 acres in size and is zoned MMN — Medium Density Mixed -Use Development. The project is subject to a Type II review. City Plan Principles and Policies achieved by the proposed plan Policy LU-1.1 Land Use — The development proposed an office use within a Mixed Use Neighborhood. Policy L U-4.7 Redevelopment / Infill — The proposed development occurs on vacant lot which was the site of a single-family house until recently. The proposed use will be more consistent with the higher density development of the Harmony Road commercial corridor Policy T- 2.2 Transit Stops — There is a transit stop located adjacent to the Home Depot at the intersection of Harmony Road and J.F.K. Boulevard. We believe this transit stop is within one -quarter mile of the proposed project. Policy T-4.1 Bicycle Facilities - The applicant is providing a bike rack for employees that desire to use a bike as an alternative mode of transportation. Policy T 5.1 Land Use — The proposed plan introduces an office/employment development within a mixed -use zone. Policy T-5.2 Connections — Due to the small site size and a desire to screen parking, the building entry is not visible from the street. For pedestrians, a direct sidewalk connection extends from the sidewalk along Harmony Road to the front door of the office building. Policy T-5.4 Sidewalks — Improvements constructed with this development will provide a standard sidewalk along a busy arterial where none currently exists. The sidewalk along Harmony Road is the required 7' width as allowed for properties west of Boardwalk. Policy CAD 1.4 Street Tree Design — The limited frontage along Harmony Road allows for only minimal street tree plantings. These trees have been selected from the Harmony Oaks plant palette. Policy CAD-3.2 Compatibility with Surrounding Development — The proposed architecture is consistent with similar new development along Harmony Road. Materials such as stone and brick feature prominently in on the elevations, and the building height is in scale with adjacent uses.