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HomeMy WebLinkAboutHOME2 SUITES AT HARMONY VILLAGE - PDP - PDP150031 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSCLIENT EASTAVENUE PROJECT JOB NUMBER BY HOME 2 SUITES AT HARMONY VILLAGE 1533407 JU LOCATION DATE DRAWING FT. COLLINS, CO 02/24/2016 EAST ELEVATION PHOTO SIMULATION if P H I L L I PS .. riTea. Bern aa.. THE V/AIRIQE9 I. 1,AU. sq ` Vrpylyi ♦ R V �.+illr a y_er. vYYY i V�E 4 ViVe� t e„. I CLIENT EAST AVENUE _y4"X2' d.m., LER ELEVATION. EAST •'•••-••••^• '4"X2' '-. I& r.e ~•"_��. � nEAaEiEVAnaN_sarrri � ,"'" "'... .,.. •�.. I PROJECT JOB NUMBER BY HOME 2 SUITES AT HARMONY VILLAGE 1533407 JU LOCATION DATE DRAWING FT. COLLINS. CO EAST AND SOUTH ELEVATIONS PHILLIPS architects , engineers TE P,,' N Bent PMCNTR@E OUM0.OnnV nil waxamo A DU11Ew ATIANTA,IW- 77M394.1616 CLIENT EAST AVENUE i mm• ••-•. f••m••� FRONT ELEVATION(FAUS NAfAIONY RO)-NORiN j4'X2"r= 9 V qtu� na vs. ROK ELEVATION NEST t1YiW MIIa(LM IIM1110IAE PROJECT JOB NUMBER BY 1533407 JU LOCATION DATE DRAWING FT. COLLINS, CO uAsiw� i ngnaon xuxa� PHILLIPS a rchitacts • �N��ee.�. TXE VMiSRGES scot rencXrneE ouNN000r Xu eoitnwc w, sm.e °w PTLW lP, GA ]Iil18 i 1616 HOME2 SUITES AT HARMONY VILLAGE PRELIMINARY PROJECT DEVELOPMENT PLAN SITE PLAN I'O,�-'-_`_ e air' e _- 1 mil_- --- - - 1 11 LOP 110 NMMON� NLLAGL P.U.D.. REPLAt N0. 1 41 Iwo.onre � ,4I1 i ti +Nr r s ;.. iac • � � yy f i 4 _ O NARNONY N M P.J.O.. REPEAT W. 1 AGRES h 8 y i — — — - NARIRPiY ID - � Hunt[ o.u.D.. aEFur Noi . R ♦ u r 4 y1 it rY ® J-R ENGOUMUNG n r.v.. - Omre4-r6i®.lioa'.br0 gin,.: �YA1Li _m .a Aw YA,b1�•�gepmqur Attachment 1 Transportation T 3.1— Pedestrian Mobility & T 3.2 — Bicycle facilities & T 12.1— Connections T 12.4 — ADA Compliance: Home2 Suites at Harmony Village includes ADA compliant pedestrian improvements designed to increase access to thesurrounding existing developments. Bicycle parking is provided at both the east and west hotel entrances, which are easily accessed and connected by private onsite sidewalks and to private drives in order encourage bicycle usage and to provide bicycle connectivity to existing on street bike lanes. Attachment 1 the site. The building design is compatible with other commercial developments within the Harmony Village development as well as those developments in the surrounding area. LIV 30.1— Provide a Balanced Circulation System & LIV 30.3 — Improve Pedestrian and Bicycle Access & LIV 30.4 —Reduce Visual Impacts of Parking: Home2 Suites at Harmony Village includes public pedestrian improvements, improved access to surrounding developments and buffers parking areas from adjacent properties. Bicycle parking is provided at both entrances, which are connected by private onsite sidewalks to the public sidewalks. LIV 31.2 — Site Layout and Building Orientation & LIV 31.4 — Design for Pedestrian Activity & The primary entrance of the Home2 Suites hotel is oriented to the east and towards pedestrian areas and provides enhanced pedestrian connections to the existing restaurant and entertainment uses within the Harmony Village development. LIV 38.3 —Land Use Transitions This project is within the HC-Harmony Corridor zoning district. With the Home2 Suites Hotel being located within the Harmony Corridor it can be expected to further foster the overall goals and objectives of the Harmony Corridor Master Plan. With the continual rise in market demand for extended stay mid -scale lodging opportunities combined with the current mix of existing Dining, Entertainment and Employmentwithin the Harmony Village PUD and the surrounding Harmony Corridor this site ideal for a Home2 Suites Hotel. The proposed Home2 Suites property is also conveniently located approximately 500 feet south of the Transfort Route #16 Transit Route which serves the East Harmony Road Employment Corridor with easy access to the South Fort Collins Transit Center and Fossil Ridge High School. Safety and Wellness SW 1.5 - Maintain Public Safety through Design: Home2 Suites at Harmony Village is designed with security in mind. The lighting layout provides visibility in areas with additional security needs such as parking areas and on pedestrian walkways. The landscape plan is designed to avoid hidden area and to promote visibility across the site. Attachment 1 LIV 5.4 — Contribute to Public Amenities: The site development for this project includes public facilities adjacent the site including ADA accessible pedestrian amenities, landscaped tree lined pedestrian walks, and site amenities available to hotel guests. LIV 6.2 — Seek Compatibility with Neighborhoods & LIV 6.3 — Encourage Introduction of Neighborhood -Related, Non -Residential Development: This project is compatible with the surrounding area in use and intensitybased upon the existing business, commercial use and residences in close proximity to the site. The building design is compatible with other nearby commercial developments. LIV 10.1— Design Safe, Functional, and Visually Appealing Streets & LIV 10.2 — Incorporate Street Trees LIV 10.5 — Retrofit Existing Streetscapes: Harmony Village will be enhanced with the addition of trees, landscaping and by strategically placing pedestrian entry points near building entrances. The proposed landscape design will greatly improve the visual quality and character of the existing Harmony Village development as viewed from the surrounding uses, pedestrian ways, and vehicles passing by. LIV 12.1— Design for Crime Prevention and Security & LIV 12.2 — Utilize Security Lighting and Landscaping: The landscape and lighting for the project is designed with security in mind. The lighting layout provides visibility in areas with additional security needs like parking areas and on pedestrian walkways. The landscape plan is designed to avoid hidden area and to promote visibility over and across landscape areas LIV 14.1— Encourage Unique Landscape Features & LIV 14.2 — Promote Functional Landscape & LIV 14.3—Design Low Maintenance Landscapes: The landscape design is centered on providing a reasonably maintainable, safe and natural living environment for the guests of the Home2 Suites facility. More than half the planting areas consist of low and very low water use plant materials. Lawns have been confined to areas of high visual impact. Landscaping has been designed to be very functional, especially in areas where stormwater management and LID measures are implemented LIV 15.2 — Seek Compatibility with Surrounding Development: Home2 Suites at Harmony Village is compatible with the surrounding area in use and intensitybased upon the existing business, commercial use and residences in close proximity to Attachment 1 Home2 Suites at Harmony Village City Plan Principles & Policies Home2 Suites at Harmony Village Project Development Plan (PDP) is supported by the following City Plan Principles and Policies as found in City Plan Fort Collins adopted February 15, 2011. The Principles and Policies achieved by the proposed Home2 Suites development are as follows: Economic Health EH 1.1— Support Job Creation: Home2 Suites at Harmony Village will provide approximately 20to 25 skilled labor and professional jobs to the Fort Collins community. These jobs will support the economic health of the community. EH 3.1— Support Programs Emphasizing Local Business: Providing extended stay hotel facilities like the Home2 Suites project allow visitors to Fort Collins and their families to stay in Fort Collins rather than look for extended stay services outside of the community. Environmental Health ENV 8.3 - Employ a Citywide Approach & ENV 8.6 — Prevent Pollution: Providing the unique extended stay services offered by the Home2 Suites project has the potential to reduce emissions by keeping visitors and their family members from traveling outside the city to get the services they need. ENV 19.2 — Pursue Low Impact Development: This project will meet the City's Low Impact Development (LID) requirements to minimize the impact of the development on urban watersheds. ENV 20.2 — Follow Design Criteria for Stormwater Facilities: Home2 Suites at Harmony Village utilizes Best Management Practices (BMPs). The site specific BMPs proposed includes permeable interlocking concrete pavers, bioswales, and an extended storwater detention to promote stormwater infiltration and enhanced water quality treatment. Community and Neighborhood Livability Attachment 1 adjacent uses. Trash and Recycling is provided along the west side of the property and is screened with screed with both a 6 foot high masonry wall with metal gates and appropriate landscape material. • Onsite Low Impact Design Stormwater Management is proposed and has been incorporated into the overall landscape design. • The building is a three story structure that is compatible with the surrounding area. The building is an appropriate size for the site and is in character with the use and the surrounding developments. The materials and colors proposed have been selected to be regionally compatible with the south Fort Collins area. • Building and Project Compatibility - Section 3.5.1 of the City's Land Use Code requires that the physical and operational characteristics of the proposed buildings and their uses be compatible with the context of the surrounding area. The proposed development, we believe can be determined to be compatible based upon the existing business and commercial uses in close proximity to the site. • Architectural Character - The architectural character of the existing Harmony Village developments to the north and south of the proposed Home2 Suites hotel along with the existing uses within the PVH Health Care South Campus east of Timberline Road have influenced the design of the Home2 Suiteshotel with its blending of materials and colors. • Building Size, Height, Bulk, Mass and Scale - The proposed building's size, height, mass, and scale of the Home2 Suites hotel are all integral to the intended use as well as adding to the commercial neighborhood's scale, character and overall material quality. • Building Materials - Home2 Suites shall incorporate commonly used building construction materials for the project. Similar building forms, architectural detailing, color and texture, will be used in order to enhance the overall architectural experience in the Harmony Village Development and the surrounding area. o Glare: Building materials will not create excessive glare. No highly reflective building materials are proposed, such as aluminum, unpainted metal or highly reflective glass. o Building Color: Wall color shades are intended to be neutral. The color shades of building materials shall draw from the range of color shades that already exist in the region (locally quarried stone) and the surrounding natural environment. • Building Height -The height of the proposed building will be compliant with building heights allowed by the City's code in the HC- Harmony Corridor Zoning District. The impact of this project on access to sunlight and on desirable views has been considered. No undesirable effects are anticipated by the proposed height or placement of the hotel building. Neighborhood Meeting 9 No Neighborhood Meeting was required for the Project. Attachment 1 JR Engineering is serving as East Avenue Development's (the applicant)Planning and Engineering Consultant and is submitting the PreliminaryProject Development Planapplication with the full knowledge and consent of the current property owner (Riverside Pikesville Associates, LLC). Conceptual Review • The proposed development had a Conceptual Review Meeting on July 20, 2015. • The design concern brought up during the Conceptual Review was the build -to requirements of the Land Use code. The nature of a Memory Care facility requires a drop off area at the front of the building which limits the ability to push the building up toward the street as required by the code. In further discussions with the planning department and some site design changes a consensus was reached that with the proposed pedestrian amenities, this design is an acceptable exception to the required build -to standard. • The original design showed an emergency access only drive exiting onto Ziegler Road. The planning department requested that the fire department consider alternative designs. The civil engineer on the project met with Poudre Fire Authority and they discussed the current proposal, which provides an emergency access easement to the northern property line. When the site to the north develops, a connection could be made to provide a through fire access drive. Design Rationale • Site Design - The site is designed to orient the main entry toward Timberline Road. The east facing entry will providegood exposure for the drop-off area and weather protection for guest and visitors. The site is designed with a shared access drive on the east side of the hotel that connects to existing developments north and south of the site. Additionally there is also a north/south access drive that will be developed on the west side of the building as well that will connect to the existing drives.The front entry and drop off area has been designed to allow vehicles to return to the parking area east of the main hotel entry and a drive connection on the north side of the hotel shall connect the parking areas on both the east and west sides of the hotel. • Existing Site Features - No existing natural features or wetlands exist on -site and all existing on - site trees will remain and shall be protected during the construction of the hotel and its facilities. • Pedestrian Access - The site has been designed with extensive pedestrian sidewalks with enhanced pedestrian crosswalks that are direct and safe. The pedestrian walkways will encourage pedestrian connectivity to the existing uses and developments located north and south of the hotel site. • Building Services — Service locations have been placed on the west side of the hotel site in an area farthest from the public right-of-way and away from the main entry of the hotel and other Attachment 1 Development Proposal The Home2 Suites Hotel is proposed as a four (4) story structure containing 108 guest rooms and will be fully fire sprinkled. The site will provide a total of 106 parking spaces (88 existing spaces and 18 proposed spaces) all located entirely on -site. The hotel has a ground floor area of approximately 17,387 square feet and a total building square footage of approximately 64,862 square feet. The hotels main entrance will be located on the east side of the building and will provide aPorte Cochere for loading and unloading of guests. The existing parking lot located on the east side of the site with 88 parking spaces will accommodate the majority of the hotel guests while 18 additional parking spaces will be developed on the west side of the building along with a new 24 foot wide access drive shallprovide vehicular connectivity and Emergency Access to the existing adjacent properties both north and south of the proposed hotel site. Pedestrian and vehicle connectivity shallalso be provided from the existing parking lot on the east side of the hotel to the proposed west parking area via a permeable paver and concrete access drive located on the north side of the hotel. A portion of this north access drive has also been designed to serve as access for Emergency Vehicles. Thesite lies within the McClelland drainage basin and generally slopes and drains from west to east. The fully developed the site will continue to drain from west to east through a series of proposed LID basins which during large storm events will then discharge as surface flow and be shall be conveyed to an existing detention pond located along the far east side of the Harmony Village PUD adjacent to Timberline Road. For additional information regarding site drainage see the attached Storm Drainage Report. JR Engineering has also provided a Sanitary Sewer Capacity Analysis which demonstrates that the existing 8 inch Sanitary Sewer located on the west side of the subject property has the residual capacity necessary to carry the expected flows from the Home2 Suites hotel development. For additional information regarding the Off -Site Sanitary Sewer Capacity Analysis see the previously submitted report dated 08/04/2015. Property Ownership and Development Phasing • Current Property Owner: Riverside Pikesville Associates, LLC 9595 Wilshire Boulevard Suite 700 Beverly Hills, California 89021 • East Avenue Development,LLC is currently under contract to purchase the property and will serve as the Developer, Owner and Operator of the proposed Home2 Suites Hotel facility. • Proposed Developer, Owner & Operator: East Avenue Development,LLC Justin Maybe 1001 Cypress Creek Road Cedar Park, Texas 78613 • The Home2 Suites project will be developed in a single phase. Construction is expected to begin Late Summer/Fall of 2016 with completion expected in the Fall of 2017. Attachment 1 Home2 Suites at Harmony Village Project Development PlanStatement of Planning Objectives Project Description & Introduction Homes2 Suites at Harmony Village is proposed to be built on a 1.85 acre site, Lot 11A of the Harmony Village PUD. Currently there are no existing structures built on the site however the subject property does have an existing 98 car parkinglot which allows for shared vehicular access drives and cross parking which are currently used by other adjacent uses within the Harmony Village PUD. The Harmony Village PUD is located at the southwest intersection of the Harmony & Timberline Roads. Lot 11A is specifically located north ofthe Cinemark Theater and south of the Texas Roadhouse Restaurant. The Harmony Village PUD is a commercial, retailand entertainment development consisting of a movie theater, bank, restaurants, office, and miscellaneous retail uses. Harmony Village PUD is bounded by Harmony Road on the north, Timberline Road on the east, Harmony Crossing subdivision on the south and Union Pacific Railroad to the west. The site is zoned HC-Harmony Corridor. Two major points of vehicular, pedestrian and bicycle access to the site currently exist. Delany Drive provides access to the site for travelers heading east and west bound along Harmony Road. For those traveling north or south along Timberline Drive there is a signalized intersection at Timberwood Drive which provides access to the site via Delany Drive. The applicant believes the 1.85 acre site is ideally suited for extended stay lodging and is proposing to build a Home2 Suites by Hilton Hotels on the site. Lodging is a permitted use within the HC-Harmony Corridor Zoning District. Home2 Suites by Hilton is an innovative mid -scale, all -suite extended stay hotel thoughtfully designed for savvy, sophisticated, cost-conscious travelers that may be staying only a few nights or for several months. Designed with comfort and convenience in mind visitors will find a world of complimentary amenities at the Harmony Village location. Such amenities include expansive community spaces, fitness center and an outdoor heated pool and patio. Home2 Suites hotels are pet friendly which comes in handy especially in a dog friendly community like Fort Collins. The Developer believesthat the continual rise in market demand for extended stay mid -scale lodging opportunities combined with the current mix of Dining, Entertainment and Employmentwithin the Harmony Village PUD and the surrounding area makes this site ideal for a Home2 Suites Hotel. The proposed Home2 Suites property is also conveniently located approximately 500 feet south of the Transfort Route #16 Transit Route which serves the East Harmony Road Employment Corridor with easy access to the South Fort Collins Transit Center and Fossil Ridge High School.With this new Home2 Suites Hotel being located within the Harmony Corridor it can be expected to further foster the overall goals and objectives of the Harmony Corridor Master Plan. Agenda Item 4 time of its initial approval. The shopping center is served by existing public improvements including a signalized intersection at Timberline Road. Access to the center is gained on all four sides. Consequently, a Transportation Impact Study was not required for the P.D.P. In terms of internal circulation, however, the location of the porte cochere was reviewed so that the alignment of the north -south drive that serves the entire center would not be impacted. 5. Neighborhood Information Meeting: No neighborhood information was held. The meeting was waived per the allowance of Section 2.2.2(A) which allows the Director to determine that the development proposal would not have significant neighborhood impact. This determination was based on the fact that the Harmony Crossing neighborhood to the south is separated from the P.D.P. by a medical office park and the Cinemark Theatre, and the proposed development is viewed as a logical build -out of an existing shopping center that does not have any neighborhood impact. 6. Findings of Fact/Conclusion: In evaluating the request for Home 2 Suites at Harmony Village P.D.P., Staff makes the following findings of fact: A. The P.D.P. represents the build -out and complies with the expectation of the land use and scale of an approved Harmony Corridor Mixed -Use Activity Center - Community Shopping Center. B. Lodging Establishments are both anticipated by Harmony Corridor Plan for Mixed -Use Activity Centers and are a permitted use per the Harmony Corridor zone district. Within a Community Shopping Center, Lodging Establishments are not considered a secondary use limited to 25% of a development plan. C. The P.D.P. complies with the applicable General Development Standards of Article Three. RECOMMENDATION: Staff recommends that the Planning and Zoning Board make a motion to approve Home 2 Suites at Harmony Village, P.D.P., #150031, based on the Findings of Fact on page 10 of the Staff Report. ATTACHMENTS 1. Planning Objectives (PDF) 2. Rendered Site Plan (PDF) 3. Architectural Elevations - North (Side) and West (Rear) (PDF) 4. Architectural Elevations East (Front) & South (Side) (PDF) 5. Photo Simulation - East Elevation (PDF) Item # 4 Page 8 Agenda Item 4 (1.) Light and Shadow A shadow analysis was provided and simulates the shadowing at two times per day (9:00 a.m. and 3:00 p.m.) at three times per year during a 90-day timeframe (November 71h, December 215t and February 7th). The analysis reveals that for the 3:00 p.m. condition on all three dates, there is partial to full shadowing of Texas Roadhouse with the December 21 s' condition being the most acute. This standard states the following: o Buildings greater than 40 feet in height shall be designed so as not to have substantial adverse impact on the distribution of natural and artificial light on adjacent public and private property; o Adverse impacts include, but are not limited to, casting shadows on adjacent property sufficient to preclude the functional use of solar energy; o Creating glare such as reflecting sunlight or artificial lighting at night; o Contributing to the accumulation of snow and ice; and o Shading windows or gardens for more than three months of the year. As can be seen by the purpose statement and the review criteria, the fundamental intent of the standard is to consider a broad range of issues associated with buildings over 40 feet. Staff interprets the standard such that the shadowing of a commercial property within a shopping center is not on par with issues related to neighborhood compatibility and impacts on houses. For example, with a commercial property, there are no people residing, there are no living room or bedroom windows and there are no backyards and gardens. While snow and ice accumulation is a factor, removal is a typical operational aspect of commercial property management that is usually budgeted for and accounted as a fixed cost of doing business in our climate. Staff finds that while there is indeed an impact on December 21", this impact is not substantial or adverse as it relates to a commercial restaurant in a shopping center. (2.) Privacy There are no privacy issues with a commercial property such as a restaurant. M. Section 3.2.3(E) - Shading This standard states that buildings be located and designed so as to not cast a shadow onto structures on adjacent property greater than the shadow which would be cast by a 25-foot hypothetical wall located along the property line between 9:00 a.m, and 3:00 p.m. MST, on December 215'. An exhibit has been submitted describing this condition. A side -by -side comparison of the shadowing caused by the angle of the sun at 3:00 p.m. and the 25-foot high hypothetical wall at the property line on December 215' shows that the shadowing is equivalent under two scenarios. With the various heights of the proposed hotel, the impact on Texas Roadhouse is practically equal to that of the 25-foot high hypothetical wall, Staff concludes that at the proposed height and the resulting shadows, the P.D.P. complies with the Shading standard. N. Section 3.6.4 — Transportation Level of Service Requirements The trip generation for a 108-room hotel is roughly comparable to other uses (such as retail, restaurant, offices, business services, etc.) that were expected to occupy the shopping center at the Item # 4 Page 7 Agenda Item 4 • Distinctive Top: The top floor windows feature matching stone headers and the rooflines are relieved by two types of cornices with varying dimensions designed to create effective shadow lines. These features are intended to demonstrate compatibility with the surrounding commercial area. In order for the building to create an individual presence, however, the following features and accents are provided: A vertical element, that projects off the wall plane, extends from grade to above the parapet, and is featured on both the east and west elevations. On the east elevation, next to the main entrance and porte cochere, this tower is colored light green tone as to highlight the accent feature. On the west elevation, the color is a more subdued gray tone. Vertical relief is provided by four reveals that align with each story. • Horizontal relief is provided by a recessed building bay located midpoint along both north and south elevations. • Columns and overhangs call attention to the entrances and patios. • The top of the east elevation is capped by a cubed -shaped accent feature, measuring 4' 3" in height, 10' 9" in width and 12' 11" in length. This rooftop element is designed to finish and tie together all the accent features on the front elevation. With locally sourced stone and synthetic stucco painted in neutral colors, the materials are those that are found throughout the shopping center and in the Harmony Corridor. The accent features are mostly relegated to the front elevation in a manner that is compatible with center. Overall, the building generally conforms to its surrounding context in compliance with the standard, and is at an appropriate scale for a Community Shopping Center as defined by the Harmony Corridor Plan. L. Section 3.5.1(G) — Building Height Review While six stories are allowed for non-residential buildings in the Harmony Corridor zone, buildings over 40 feet are to be reviewed by two General Development standards. The purpose of the standard states: • To encourage creativity and diversity of architecture and site design within a context of harmonious neighborhood planning and coherent environmental design; • To protect access to sunlight; • To preserve desirable views; • To define and reinforce downtown and designated activity centers. The height of the building is summarized as follows: 50 feet, 6 inches to top of the primary parapet; 56 feet, 4 inches to the top of the east and west tower component; 62 feet, 10 inches to the top of the parapet of the cube feature on the east elevation. Item # 4 Page 6 Agenda Item 4 16 enclosed and 11 in fixed racks. The P.D.P. provides at total of 28 spaces with 16 enclosed and 12 in fixed racks in compliance with the standard. F. Section 3.2.2(C)(5) — Walkways Walkways will surround the building and tie into existing walks that serve Cinemark and Texas Roadhouse. Cross walks are provided at the drives. G. Section 3.2.2(C)(6) —Direct On -Site Access to Pedestrian and Bicycle Destinations As mentioned, the proposed walkways will tie into the existing shopping center network. This allow for access both to the north and south (Cinemark, Texas Roadhouse and Macaroni Grill) as well as east -west (Old Chicago, Schrader's Country Store and other miscellaneous business and service establishments). H. Section 3.2.2(J) — Setbacks for Vehicular Use Areas The new parking lot is setback from the west property line by ten feet in excess of the minimum required five feet. I. Section 3.2.2(K) (3) —Parking Lots — Minimum/Maximum Number of Spaces A Lodging Establishment is required to have no less than 0.5 spaces per unit and no more than 1.0/spaces per unit. The P.D.P. includes 108 rooms with 106 spaces for a ratio of .98 spaces per room which complies with the standard. J. Section 3.2.4 — Site Lighting Both the parking lot pole lighting and building -mounted lighting will be fully shielded and down - directional. The lighting under the porte cochere will be recessed with flush -mount and flat lens fixtures to minimize the glare of the light source. K. Section 3.5.1(B)(C)(E)(F) —Building and Project Compatibility This standard requires that the hotel demonstrate a level of compatibility with the Harmony Village shopping center. The shopping center, however, is mostly characterized by a variety of one story commercial and medical office buildings where the degree of design cohesion is not strong. The one notable exception to the overall mass and height found in the center is the Cinemark Theatre to the south which acts as the entertainment anchor for the center. While the proposed hotel and existing movie theatre roughly equivalent in size (Home 2 Suites — 64, 862 square feet and Cinemark — 54,965 square feet) they are dissimilar in mass and shape. As a result, the hotel makes an effort to blend in within the contextual area mostly by use of materials and colors. For example: • Distinctive Base: The east elevation features local stone (Loveland Buff Sandstone) up to the top of the second floor. This stone wraps around portions of both the north and south elevations up to the top of the first floor. Columns for the porte cochere and patio overhangs will match. • Distinctive Middle: The building field will be synthetic stucco (E.I.F.S.) and be divided among four separate colors, all being neutral earth tones. Item # 4 Page 5 Agenda Item 4 3. Compliance with ADDlicable Harmonv Corridor Zone District Standards: Lodging Establishments are a permitted use in the H-C zone, subject to review by the Planning and Zoning Board [(4.26(B)(3)(c)]. Although Lodging Establishments are also listed as a secondary use, this status is only applicable if the use were located within the BINREAC. By being located within a Community Shopping Center, and within a MUAC, the requirement for being only 25% of a primary use development plan does not apply [4.26(D)(2)]. The four-story building is below the maximum allowable height of six stories [4.26(D)(3)(a)] As mentioned, Lot 11A is part of the 33-acre Harmony Village shopping center which is characterized by an integrated pattern of streets (Delaney Drive and Wilmington Drive), outdoor spaces, building styles and land uses [4.26(E)(2)(a)]. 4. Compliance with Applicable General Development Standards: A. Section 3.2.1(C)(D) —Landscaping and Tree Protection The parking lot on the east side of the lot was developed and landscaped as part of the overall shopping center. The building pad and the west parking lot will be developed with this P.D.P. and includes new landscaping primarily along the south side of the building. Five street trees will be planted on the north side of the east — west drive aisle that separates the hotel from Texas Roadhouse. Foundation shrubs are provided except at entries and the two patios. With regard to mitigation, two existing trees will be removed on the north side of the Cinemark Theatre to be mitigated by seven Ornamental Trees at 3-inches in caliper. B. Section 3.2.1(E)(4)(a) —Parking Lot Perimeter Landscaping The new westerly parking lot will be screened from the abutting commercial property by a continuous row of trees and shrubs including eight Evergreen Trees. C. Section 3.2.1(E)(5) —Parking Lot Interior Landscaping The new westerly parking lot exceeds the minimum required 6% interior landscaping in the form of islands which complies with the required minimum for lots with less than 100 spaces. D. Section 3.2.2(B) — Access, Circulation and Parking The parking lots and internal private drives are established. The existing cross -access to the abutting commercial property to the west will remain. The shopping center will continue to allow all users to randomly park on any available space despite the center being platted into individual lots. One new east -west access drive will be constructed between the proposed hotel and Texas Roadhouse creating a vehicle connection, with sidewalk, between the existing parking and proposed parking lots. E. Section 3.2.2(C)(4) — Bicycle Parking A hotel is required to provide a minimum of one bike parking space per four units with 60% being enclosed and 40% in an exterior fixed rack. With 108 rooms, a total of 27 spaces are required with Item # 4 Page 4 Agenda Item 4 The property was annexed and zoned in 1989. In 1993, the parcel was included in the 74-acre Harmony Crossing Overall Development Plan which included the Harmony Crossing residential neighborhood to the south. The 33-acre Preliminary P.U.D. was approved in November of 1998 as a Community -scaled shopping center in accordance with the Amended Harmony Corridor Plan. The Final P.U.D. was approved in February of 1999. A Replat affecting Lots 1, 2, 3, 4, 5, 6, 10, 11 and 12 was approved in June of 2000. This Replat created Lot 11A, the subject parcel. In 2001, a Major Amendment was approved allowing a change of use from Assisted Living Center to Medical Office Buildings on Lot 9, south of Wilmington Drive. 2. Compliance with Harmony Corridor Plan: The Harmony Corridor Plan generally divides the area between: • Basic Industrial Non -Retail Employment Activity Center (BINREAC) • Mixed -Use Activity Center (MUAC) The southwest corner of Harmony Road and Timberline Road was designated as a Mixed -Use Activity Center — Community Shopping Center on the original Harmony Corridor Plan and all subsequent amendments. With regard to Lodging Establishments, the Harmony Corridor Plan identifies "Hotels/Motels" as acceptable secondary uses in the BINREAC. The Plan then goes on to describe the MUAC as follows: "Locate a broader range of land uses in areas for the Harmony Corridor known as Mixed -Use Activity Centers as shown on the Land Use Map. The Mixed -Use Activity Center provides, in addition to the uses listed in the Basic Industrial and Non -Retail Employment Activity Center, a variety of retail and commercial uses in shopping centers." "The Plan provides for a range of retail, non -retail and residential uses to occur in the Mixed -Use Activity Centers, including shopping centers which satisfy the consumer demands of residents and employees who live and work in the adjacent surrounding neighborhoods, as well as from the community and region." The Plan goes on to define a Community Shopping Center as follows: "A shopping and service center located in a complex that is planned and developed as a unit, and intended to serve consumer demands from the residents and employees who live and work in the adjacent surrounding neighborhoods, as well as from the community as a whole. A community shopping center provides, in addition to the convenience goods of a neighborhood service center, a wider range of facilities for the sale of goods, such as (but not limited to) food, books apparel and furniture. Multi -family residential, as well as non -retail employment generating uses (such as professional offices) may be located amongst the retail component of the center." Based on these policies and definitions, the placement of a hotel within an existing Community Shopping Center is in compliance with the vision for the Harmony Corridor. Item # 4 Page 3 Agenda Item 4 t inch = 400 feet Home 2 Suites Comments: 1. Background: A. The surrounding zoning and land uses are as follows: N: H-C Texas Roadhouse Restaurant S: H-C Cinemark Movie Theatre E: H-C Old Chicago Restaurant, Schrader's Country Store W: H-C Multi -Tenant Commercial, Industrial, Business Services Item # 4 Page 2 Agenda Item 4 PROJECT NAME HOME 2 SUITES AT HARMONY VILLAGE, P.D.P., #PDP150031 STAFF Ted Shepard, Chief Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a request for a P.D.P. for a four-story, 108-room hotel located on Lot 11A of the Harmony Village shopping center. The building would contain 64,862 square feet. There would be 106 parking spaces, 88 of which exist as part of the overall shopping center. On the west side of the site, 18 new spaces would be constructed. The site is vacant and located between Cinemark Movie Theatre and Texas Roadhouse Restaurant. Harmony Village is designated by the Harmony Corridor Plan as a Community Shopping Center. The zoning is H-C, Harmony Corridor. APPLICANT: Mr. Justin Mabey East Avenue 1001 Cypress Creek Road, Suite 203 Cedar Park, TX 78613 OWNER: Riverside Pikesville Associates, LLC 9595 Wilshire Boulevard, Suite 700 Beverly Hills, CA 90212 RECOMMENDATION: Approval EXECUTIVE SUMMARY A. Lot 11A, between Cinemark and Texas Roadhouse, is the last vacant parcel in the Harmony Village shopping center, a Mixed -Use Activity Center per the Harmony Corridor Plan. B. Lodging Establishments are both anticipated by the Harmony Corridor Plan for Mixed -Use Activity Centers and are a permitted use per the Harmony Corridor zone district. Within a Community Shopping Center, Lodging Establishments are not considered a secondary use limited to 25% of a development plan. C. The P.D.P. complies with the applicable General Development Standards of Article Three. Item # 4 Page 1