HomeMy WebLinkAboutHARMONY COMMONS HOTEL - PDP - PDP160027 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (21)A. We are estimating that the potential hotel would have about 100 rooms.
22. From my casual observation, this market appears to not need yet another hotel.
A. Our market research indicates that another hotel would be financially viable.
23. I'm hearing that the local hotels are having a problem with prostitution and that
the police are conducting sting operations.
A. Thank you for expressing this concern. As real estate developers, we do not
condone illegal activities.
14. How long will it take to construct the three buildings?
A. We estimate approximately 10 months for construction.,
15. What about the hotel?
A. A hotel is a potential use on phase two - probably Lot 2 at the southern end along
Timberwood.
16.Thank you for the detailed description of the proposed architecture. My
suggestion would be that you add some elements that would give the buildings
some warmth. As presently depicted, the design concept appears industrial -like.
Maybe you could add some more wood that would be more appealing to the
neighborhood and residential character versus the industriaUoffice character.
A. Thank you for that suggestion. Architecture design is very preliminary at this
point.
17.1 would be opposed if one of the tenants were a rowdy bar with troublemakers.
A. Please rest assured that we are not talking to any potential tenants that would fit
that category.
18.1 live in the neighborhood and I am considered about excessive exterior lighting.
I used to live in another community and my house was not far from a shopping
center. The lighting at the center created a sky glow that I found to be
incompatible with a residential neighborhood. Will you be considering excessive
lighting in your design?
A. We are required by the City's Land Use Code to provided fixtures that must be
down directional and sharp cut-off. Further, our Lighting Plan must demonstrate
that there can be no more than 0.1 (one -tenth) foot-candle as measured 20 feet
from our property line.
19. Would you consider dimming the exterior lights after a certain time?
A. Yes, we could consider dimming after the businesses close.
20. But what about the potential hotel? Wouldn't a hotel have different lighting
requirements?
A. Yes, a hotel would have different lighting needs. For a hotel, we would have to
work with our lighting designer so light does not trespass off the site.
21. How big would the hotel be?
4
A. Yes, we are interested in leasing to services as well. For example, we are in
discussions with a salon.
7. How would you describe the architecture?
A. We see the architecture as being contextual with the motif established by Banner
Health, Intel and the new Brinkman Partners office building. Generally speaking,
these buildings are considered to be of a contemporary design featuring clean,
horizontal lines. Our buildings will feature flat roofs but with varying heights.
There will be a variety of geometric shapes and accent features. Materials will
include a mix of masonry, architectural metals, metal coping and wood detailing.
There will some one and one-half story iconic elements for identity. All buildings
will be individually recognizable but there will cohesion throughout the entire
center with the use of consistent exterior materials and building form.
8. The neighborhood could use a child care center or a pre-school.
A. These uses may be included in the future phase on Lots 1, 2, and 6.
9. Who would be the primary office tenant?
A. We are not the far along yet to identify the office tenants. The office will be two
stories with 12,500 square feet per floor. There could be multiple tenants or one
single tenant. We think by having Banner Hospital across the street, there may
be an attraction for medical providers.
10. What is your timeframe?
A. We plan on submitting our Project Development Plan to the City in about two
weeks. We hope to break ground in the second quarter of next year.
11. The site plan is focused intemally. Does this mean the back sides face Harmony
A. All buildings feature four-sided architecture. There really is no true "back side."
12. I'm concerned about excessive signage.
A. All signage is regulated by the City of Fort Collins per the Sign Code. In addition,
on the private side, we have to comply with the design covenants of the overall
Harmony Technology Park.
13. Could the project result in more green time for Lady Moon at the Harmony
signal?
A. We don't control traffic signal timing. You would have to direct your question to
the City of Fort Collins Traffic Operations Department.
3
Questions, Comments, Concerns
1. Could you elaborate on the phasing plan?
A. Yes, we plan on developing the site from east to west. Lot 3 fronts on Harmony
Road and Lots 4 and 5 front along Lady Moon Drive. This phasing will help
establish the center at the prominent comer of Harmony and Lady Moon for
maximum visibility. There are no immediate plans to develop Lots 1, 2 and 6. Al
full build -out, the development will include the extension of Timberwood Drive
west to our west property line. At some point, as future development occurs by
others, Timberwood Drive will be extended to intersect with Technology Parkway
in accordance with the Harmony Technology Parts Overall Development Plan.
2. Your neighbor to the east is Banner Health Hospital. Will you have access
conflicts with your east -west driveway and the traffic generated by the hospital?
A. There will be no conflicts with Banner Health due to the existing median in Lady
Moon Drive. This median restricts our east -west driveway to right-in/right-out
only. Full turning movements will be allowed at the intersection of Lady Moon
Drive and Timberwood Drive:
3. With the median at that location, then to get back to Harmony Road, a driver will
have to get south to Timberwood Drive and then east to Lady Moon Drive?
A. Yes, that's correct.
4. Are you fully leased?
A. No, we are in discussions with a variety of potential tenants that, if finalized,
would occupy about 60% of the space thus far.
5. When you say "quick -serve" restaurant, do you mean a drive -through like a
McDonald's>
A. No, the Harmony Corridor Plan prohibits drive -through restaurants along East
Harmony Road. "Quick -Serve" is a term used in the real estate industry that
generally refers to restaurants like Chipolte or Qdoba. These types of
establishments would be more suitable for the multi -tenant building. But, what
we are really striving for, however, is a quality standard restaurant that could,take
advantage of the high visibility along Harmony Road. An example would be
more like Austin's.
6. What about leasing to services that would be convenient for the neighborhood?
How about a dry-cleaners?
2
NEIGHBORHOOD INFORMATION MEETING
PROJECT: Harmony Tech Park Retail Center
LOCATION: Southwest Comer of Harmony Road and Lady Moon Drive
DATE: November 18, 2015
APPLICANT: Todd Parker, Brinkman Partners
CONSULTANTS: Matt Rankin, R-4 Architects
Cathy Mathis, The Birdsall Group
CITY PLANNER: Ted Shepard, Chief Planner
The meeting began with a description of the proposed project. As proposed, the project
consists of six buildings on 9.2 acres located at the southwest comer of Harmony Road
and Lady Moon Drive. There would be a variety of proposed uses totaling
approximately 127,000 square feet of floor area. Four buildings would be one-story in
height and each building would range in size between 8,000 and 18,000 square feet.
Proposed uses include a mix of retail and standard or quick -serve casual restaurant (no
drive -through facilities). One building would be a two-story office building containing
approximately 25,000 square feet. Finally, one building would be a four-story hotel
containing approximately 58,000 square feet. The parcel is zoned H-C, Harmony
Corridor.
Phase One of the project would consist of three buildings on Lots 3, 4 and 5 only.
• Lot 3 — one story, retail/standard restaurant:
• Lot 4 — one story, mufti -tenant retail, services, quick -serve restaurant;
• Lot 5 — two-story office
Unless otherwise noted, all responses are from the applicant or consulting team.
1
Agenda Item 5
B. The P.D.P. complies with the development standards of the H-C zone district of Article Four.
C. The P.D.P. complies with the General Development Standards of Article Three.
RECOMMENDATION:
Staff recommends that the Planning and Zoning Board make a motion to approve Harmony Commons
Hotel P.D.P., #160027 based on the Findings of Fact.
ATTACHMENTS
1. Applicant's Planning Objectives (PDF)
2. Hotel Site Plan (PDF)
3. Hotel Landscape Plan (PDF)
4. Architectural Set (PDF)
5. Harmony Technology Park O.D.P. (PDF)
6. Harmony Commons Plat (PDF)
7. Harmony Commons Site Context(PDF)
8. Letters of Intent - Brinkman (PDF)
9. Letter of Intent - MAVD (PDF)
10. Harmony Commons Neighborhood Meeting Summary (DOCX)
11. Transportation Impact Study (PDF)
Item # 5 Page 10
Agenda Item 5
6. Neighborhood Information Meeting:
A neighborhood information meeting for the full development of Tract S, including a proposed hotel, was
held on November 18, 2015. A summary is attached. Briefly, the primary issues that were raised relate
to traffic and the overall quality of the center and are summarized as follows:
A. Traffic Conflicts on Lady Moon with Banner Health Hospital:
In response, there will be no conflicts with Banner Health due to the existing median in Lady Moon
Drive. This median restricts the Harmony Commons east -west driveway to right-in/right-out only.
Full turning movements will be allowed at the intersection of Lady Moon Drive and Timberwood
Drive.
B. Lighting Spillover and Excessive Illumination with Hotel:
In response, the hotel would be in a future phase and is not included on Lots 3, 4 or 5. The hotel will
be held to the City's Lighting Standards per the Land Use Code and must be fully shielded and down
directional including the lighting in the porte cochere.
C. Excessive Signage:
In response, all signage is regulated by the City's Sign Code.
D. Drive -Through Restaurants:
In response, only standard ("sit-down") and fast food ("carry -out") restaurants are allowed in the
Harmony Corridor zone district. No drive -through restaurants are allowed.
E. Architecture:
In response, the theme of the architecture will be derived from the existing buildings in the vicinity,
primarily Banner Health Hospital and Fuse Office Building. The overall theme will be contemporary
with an emphasis on horizontal components. Entrances will be highlighted by overhangs, supporting
columns, and storefront glass.
F. Phasing:
Tract S is 24.71 acres and will be developed in phases based on market demand. Future
development is expected to be oriented toward a mix of primary and secondary uses. The hospital
is anticipated to generate demand for convenience and business services and "quick -serve" (but not
drive -though) restaurants for employees in the area.
7. Findings of Fact/Conclusion:
In evaluating the request for Harmony Commons Hotel P.D.P., staff makes the following findings of fact:
A. The P.D.P. is a component of, and in compliance with, Tract S of the Harmony Technology Park
Overall Development Plan, Seventh Amendment. This is a 270 acre O.D.P., owned by multiple
parties, and where the primary and secondary uses have been apportioned such that there is
approximately 75% primary and 25% secondary uses.
Item # 5 Page 9
Agenda Item 5
M. Section 3.5.3(C)(2) — Orientation to Build -to Lines for Streetfront Buildings
As a hotel, the front of the building faces Harmony Road, even though Lot
Six is separated from Harmony Road by Lot Two and the 80-foot buffer.
Despite this separation, the hotel is connected to the sidewalk along
Harmony Road by the aforementioned trail along the west property line
that is specifically designed to serve the larger Harmony Technology Park.
The rear of the hotel includes secondary entrances that serve only an
outdoor patio. There are two connecting walkways, one on either side of
the building, that tie the main entrance on the north to Timberwood
Drive. It is important to note that due to the orientation of the approved
office building on Lot 5 to Lady Moon Drive (east), and that vacant Lot 7
(west) is at the corner of two public streets, there is no established pattern
of buildings and street relationships along Timberwood Drive within the
entire commercial center. Further, there is no vehicular use area between
the building and Timberwood Drive.
Given the layout of the Tract S, Lot Six, the hotel's orientation to Harmony
Road and the overall character of large buildings within the Harmony
Technology Park, the P.D.P. complies with this standard to the extent
reasonably feasible and meets the intent of the standard.
N. Section 3.6.4 — Transportation Level of Service Requirements
A Transportation Impact Study was completed and analyzed the traffic impacts for the entire
24.71 Tract S of the Harmony Technology Park at full build -out in conjunction with first
Harmony Commons Final Plan (Lots 3, 4 and 5). This Transportation Impact Study was
reviewed and approved with the previously submitted Harmony Tech Park ODP. This
proposal is consistent with the previous study and there are no changes to the conclusions.
The following improvements will be completed by the master developer of a large portion of
the Harmony Technology Park:
• The extension of Technology Parkway from Harmony to Precision Drive;
• Access control limiting left turns out from Technology Parkway to Harmony;
• The construction of Timberwood between Technology Parkway and Lady Moon Drive;
• Auxiliary turn lanes on Harmony Technology Parkway and Timberwood Drive at the new
intersections; and
• A southbound right turn lane from Lady Moon onto Timberwood.
A new traffic signal at Harmony Road/Technology Parkway is not warranted with this phase and
will not yet be constructed.
With the above noted improvements, acceptable Levels of Service will be achieved at
intersections impacted by vehicular traffic from the seven lots included in Tract S. Levels of
Service are also met for pedestrians, bicycle and transit modes.
Item # 5 Page 8
Agenda Item 5
The three approved buildings in Tract S all feature a concrete masonry base, stucco field,
with lap siding, metal panels and overhangs as accents. There will be two types of
masonry unit, each with its own depth to create offsets that provide three-dimensional
relief and shadowing. Horizontal metal panels create a distinctive top. A pre-engineered
wood product draws attention to the entries and adds a warm tone to the mix of materials
Entries are also highlighted by steel canopies with supporting steel columns and
storefront glazing. The two-story medical office building includes areas of brick as an
added material.
Harmony Commons Hotel will vary significantly in mass and height compared to these
three approved buildings. Materials, forms and colors, however, will be compatible and
contribute to unifying the overall design of the commercial center. The building includes
the following:
• Brick, in two contrasting colors (pewter and ebony), is used to the full height of the
first floor along portions of all four sides to establish a distinctive base.
• Cultured Stone is used to highlight the main (north) entrance and to further
establish a distinctive base along all four elevations.
• Cultured Stone is then also used to the full height of the building, and slightly
exceeds the roofline, along the north and south elevations, as tower elements to
establish verticality for an otherwise long horizontal structure.
A metal trellis overhang on a portion of the roof helps highlight the main (north)
entrance and further contributes to horizontal relief.
• A cornice establishes a distinctive top.
• The building field is synthetic stucco in four colors, three of which are earth -tone.
• The fourth synthetic stucco color is a dark tone which is matched on the two ends
and adds contrast.
• The two ends also feature extruded aluminum reveals, 1.5 inches wide that are
applied to the vertical surface of the wall with channels that receive synthetic
stucco panels. These are repeated in a pattern that matches the banding on the
north and south elevations. These reveals provide vertical relief by breaking up
the height of the two end walls on floors two, three and four.
The porte cochere along the north elevation has a curved roof which mitigates the
strong rectilinear lines of the building.
In summary, while the building's mass and height differ from the three approved buildings
within the center, the overall architecture uses a variety of materials, forms and colors
that are derived from the context of the larger area and are assembled in such a manner
as to mitigate any difference in scale.
L. Section 3.5.1(G) — Building Height Review
The building is 47.6 feet in height to the main parapet and 52 feet in height to the top of
the towers. Shadowing on December 21" indicate that shadows fall onto parking lots and
private access drives within the commercial center. Consequently, there are no adverse
impacts related to privacy, solar generation, window and garden shading, neighborhood
scale or snow and ice accumulation.
Item # 5 Page 7
Agenda Item 5
F. Section 3.2.2(C)(6) — Direct On -Site Access to Pedestrian and Bicycle Destinations
Tract S of the Harmony Technology Park O.D.P. includes a north -south segment of a pedestrian
and bicycle trail system that ultimately connects the Harmony Road sidewalk south to Rock
Creek Drive and southeast to Lady Moon Drive. This trail is located along the property line that
divides the Harmony Commons Hotel (Lot Six) from the vacant lot to the west (Lot Seven).
Since the construction of this trail will be shared by the two owners, the installation will be tied to
the Certificate of Occupancy of Lot Seven. Letters of Intent from the two owners accepting their
pro-rata share of the cost of this private improvement, and the timing of its completion, have
been found acceptable by the City.
G. Section 3.2.2(D) — Access and Parking Lot Requirements
As mentioned, Lot Six fits into an overall pattern of lots and private drives that divide Tract S into
seven lots. Lots 3, 4 and 5 have been approved for two multi -tenant commercial buildings and
one free-standing office building. Lots 1, 2 and 7 remain vacant at this time. The P.D.P.
continues the build out of Tract S in a manner that is safe, efficient, convenient and attractive
considering use by all modes in compliance with the standard.
H. Section 3.2.2(J) — Setbacks for Vehicular Use Areas
The only parking lot that abuts a property line is along the west. The parking lot is setback from
Lot Seven by ten feet in excess of the minimum required five feet.
I. Section 3.2.2(K)(2) — Non-residential Parking Requirements
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 106 rooms with 65 spaces for a ratio of .61 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 degree of compatibility with the
Harmony Commons Commercial Center as defined by the seven lots contained within
Tract S of the Harmony Technology Park O.D.P. As noted, this tract is 24 acres and
three buildings have been approved on Lots 3, 4 and 5. Two of these buildings are multi -
tenant commercial structures are currently under construction. These three buildings are
characterized by a contemporary design that is specifically intended to complement
Banner Health Hospital and Fuse Office Building, the two most recently constructed
buildings in the vicinity. Notable characteristics of this style include simplicity of
materials, clean and horizontal forms and tasteful surface articulation through massing,
use of material, texture and color. (While not a part of Tract S, Intel, a manufacturing
facility, is located on the west side of Technology Parkway and contributes to the high
tech character of the area.)
Item # 5 Page 6
Agenda Item 5
The building is below the maximum allowable height of six stories
The applicant is participating with the master developer of the Harmony Technology Park (M.A.V.
Development) to establish and comply with the formation of the required 80-foot wide buffer along
Harmony Road, including the sidewalk and landscaping. In addition, the applicant's parcel fits within an
integrated pattern of streets in anticipation of the extensions of both Timberwood Drive and Technology
Parkway. For example, the P.D.P. is designed in conjunction with the expected arrangement of
buildings, drives, parking, landscaping, fire access and stormwater management of the entire 24.71 acre
Parcel S of the O.D.P.
5. Compliance with Applicable General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
As mentioned, the 80-foot buffer along Harmony Road is not included within this P.D.P. Rather,
the landscaping, berming and the meandering eight -foot wide sidewalk will be constructed by the
master developer as part of a concurrent development plan. Harmony Commons Hotel P.D.P.,
however, is obligated to provide landscaping along Timberwood Drive (classified as a local
street). In compliance with the standard, street trees are provided in the parkway. A mix of trees
and shrubs are placed between the building and the public sidewalk. Street trees are provided
along the private east -west access drive. Areas of low visual interest are screened.
B. Section 3.2. 1 (E)(4)(a) — Parking Lot Perimeter Landscaping
There is no exposed parking along Timberwood Drive. Where parking rows adjoin the internal
private drives, there is a planting area that includes trees and shrubs. These areas are
landscaped in compliance with the standard as if these drives were public streets.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The parking lots exceed the minimum required 6% interior landscaping in the form of islands
which complies with the required minimum for lots with fewer than 100 spaces.
D. Section 3.2.2(B) — Access, Circulation and Parking
The parking and circulation system is specifically designed to serve not only the P.D.P. (1.77
acres) but also the future phases of Tract S (13.84 acres). This is accomplished by two internal
private drives. The east -west private drive will ultimately connect Lady Moon Drive on the east
and Technology Parkway on the west. The north -south drive divides the hotel from Harmony
Commons Final Plan, Lots 3, 4, and 5 and connects to Timberwood Drive. There is no direct,
head -in or diagonal parking along these two drives which eases the circulation within the overall
24.71 acre Tract S.
E. Section 3.2.2 (C)(4) — Bicycle Parking
The standard requires that shopping centers provide one bike parking space per 4,000 square
feet of gross leasable area. With 50,600 square feet, 13 spaces are required with 20% (3)
needing to be enclosed and 80% (10) being located in exterior fixed racks.
In compliance, 28 spaces are provided with 5 being enclosed and 23 being located in fixed
racks.
Item # 5 Page 5
Agenda Item 5
2. Compliance with Harmony Corridor Plan:
The entire 270 acre O.D.P. is within the Basic Industrial Non -Retail Employment Activity Center
(B.I.N.R.E.A.C). The proposed P.D.P, is a Lodging Establishment which is classified as a Permitted
Secondary Use. The Harmony Corridor Plan states:
"Secondary and supporting uses will also be permitted in the (BINREAC), but shall occupy no
more than 25% of the total gross area of the Office (or Business) Park, Overall Development
Plan or Planned Unit Development, as applicable."
Development of the subject parcel contributes to fulfilling the vision of the Harmony Corridor being an
area reserved for a variety of business -related uses on relatively large parcels within an attractive
industrial park setting which are supported by secondary uses that are integrated with and function with
the primary uses.
3. Compliance with the Harmony Technology Park, Seventh Amendment Overall
Development Plan:
By being located within the BINREAC, and zoned H-C, the O. D. P. is divided between 75% primary and
25% secondary uses. With approximately 270 acres, the uses are divided as follows:
• Primary Uses 202 acres 75%
• Secondary Uses 68 acres 25%
Within the O.D.P., Tract S is further defined as containing 24.71 acres and the uses are divided as
follows:
• Tract S Total 24.71 acres
• Primary Uses 17.14 acres 69%
• Secondary Uses 7.57 acres 31 %
As can be seen, Tract S is required to not exceed 7.57 acres of secondary uses. Harmony Commons
Final Plan, Lots 3, 4, and 5, included 2.93 acres of secondary uses leaving a balance of 4.64 acres
available for secondary uses. The proposed hotel contains 1.77, acres which leaves 2.87 vacant acres
remaining on Tract S. In summary:
• Secondary Uses Allowed
7.5.7 acres
• Harmony Commons Lots 3, 4, 5
2.93 acres
• Available Balance
4.64 acres
• Harmony Commons Hotel
1.77 acres
• Balance After Hotel
2.87 acres
The proposed hotel, as a permitted secondary use, is within the allowable available cap of secondary
uses on Tract S. The project, therefore, complies with the approved Overall Development Plan.
4. Compliance with Applicable Harmony Corridor Zone District Standards:
As mentioned, lodging establishments are permitted in the H-C zone.
Item # 5 Page 4
Agenda Item 5
The property was annexed as part of the 156-acre Harmony Farm in 1994.
The first Harmony Technology Park O. D. P. consisted of 155 acres and was approved in 1997 in
conjunction with Celestica Manufacturing.
Since 1997, the following annexations occurred:
Kendall -Harmony Annexation — June, 2000
• Johnson -Harmony Annexation — July, 2000
These annexations triggered cooperation among various land owners which created the Harmony Tech.
Park, First Amended O.D.P. (267 acres) — September, 2000
In 2004, the Harmony Technology Park, O.D.P., Second Amendment was approved which added three
residential properties and increased the total acreage of the O.D.P. from 267.19 acres to 270.19 acres.
Since 2004, five additional amendments to the O.D.P. were approved in response to the great
recession, parcel adjustment for various end -users, and re -allocation of the primary and secondary
uses.
Cambridge Drive (formerly in the County) was renamed Lady Moon Drive to address a duplicate with an
existing Cambridge Drive in the City.
The governing O.D.P. is the Seventh Amendment approved in 2014 and encompasses 270 acres
among several property owners.
The following projects have been approved in the Harmony Technology Park:
Project Name
Applicant/Use
Year
Site acres
H.T.P. 1" Filing
Celestica/Intel
1998
34.4
H.T.P. 2" Filing
H-P South Campus
2001
60.14
Brookfield Townhomes
Chateau Development
2002
42.39
H.T.P. 3rcFiling
Custom Blending
2008
5.01
Presidio Apartments
Multi -Family
2011
11.83
H.T.P.3 Filing
Numerica
2012
4.90
Milestone Apartments
Multi -Family
2013
10.20
Banner Health
Hospital
2013
27.95
H.T.P. 4` Filing
Fuse Office
2014
1.62
Main Street Health
Long Term Care
2015
7.5
Windsong
Long Term Care
2016
3.34
Eye Center/No. Colorado
Medical Office
2016
4.16
Harmony Commons Lots 3-5
Mixed -Use Comm/Office
2016
9.1
Wilmarc Medical Company is currently under review located on five acres within Tract E, south of
Timberwood Drive and east of Technology Parkway.
Item # 5 Page 3
Agenda Item 5
1 inch = 500 feet
Harmony Commons Hotel f
P.D.P.
Comments:
1. Background:
The surrounding zoning and land uses are as follows:
N:
H-C
Avago and Hewlett Packard Enterprises
S:
H-C
Vacant (Tract E, Harmony Technology Park)
S
H-C
Multi -Tenant Office (Tract E, Harmony Technology Park)
E:
H-C
Banner Health Hospital (Tract G, Harmony Technology Park)
W:
H-C
Vacant (Lot 7 Harmony Commons Subdivision)
W:
H-C
Intel (Tract A, Harmony Technology Park)
Item # 5 Page 2
Agenda Item 5
PROJECT NAME
HARMONY COMMONS HOTEL #PDP160027
STAFF
Ted Shepard, Chief Planner
PROJECT INFORMATION
PROJECT This is a request for a four-story, 106-room hotel located on Lot 6 of the
DESCRIPTION: Harmony Commons commercial center. The building would contain
53,047 square feet. There would be 65 parking spaces. The vacant site
is 1.77 acres and located north of Timberwood Drive between Technology
Parkway on the west and Lady Moon Drive on the east. The zoning is
H-C, Harmony Corridor.
APPLICANT: Mr. Bill Albrecht
Spirit Hospitality
4836 S. College Avenue, Suite 11
Fort Collins, CO 80525
OWNER: Harmony Commons LLC
3528 Precision Drive, Suite 100
Fort Collins, CO 80528
RECOMMENDATION: Approval
EXECUTIVE SUMMARY
A. Lot 6 is part of a seven lot subdivision known as Harmony Commons commercial center which
contains 24.71 acres. This subdivision is also designated as Tract S of the Harmony Technology
Park Overall Development Plan (O.D.P.), Seventh Amendment which allows up to 7.57 acres of
secondary uses. Lodging Establishments are a permitted, secondary use in the H-C zone, and
the proposed hotel falls under these 7.57 acres.
B. Lodging Establishments are also acknowledged in the Harmony Corridor Plan as a permitted
secondary use in the Basic Industrial Non -Residential Employment Activity Center
(B.I.N.R.E.A.C.).
C. The P.D.P. complies with the applicable General Development Standards of Article Three.
Item # 5 Page 1