HomeMy WebLinkAboutHARMONY COMMONS LOT 5, CHILD CARE - MAJOR AMENDMENT & FDP ..... MARCH 29, 2018 P & Z BOARD HEARING - FDP170036 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSy
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ITEM 1, ATTACHMENT 7
Page 3 of 3
From: Sylvia Tatman-Burruss
Sent: Tuesday, February 13, 2018 10:25 AM
To: FRANK BREWSTER <fknabrewster@comcast.net>
Cc: Ted Shepard <TSHEPARD@fcgov.com>
Subject: RE: hearing for HC
Good morning, Mr. Brewster —
Thank you for your email regarding the Harmony Commons Lot 5 proposed childcare facility, on the agenda for the
upcoming Planning and Zoning Board hearing on February 15`t. I have cc'd the Project Planner, Ted Shepard, on this
email. He will make sure your email is included in the project packet for consideration by the Planning and Zoning
Board. Please let us know if you have further questions or concerns.
Thank you,
Sylvia
Sylvia Tatman-Burruss I Development Review Liaison
Neighborhood Services, City of Fort Collins
(970) 224.6076 1 stotman-burrussafcaov.com I www.fcaov.com/neiahborhoodservices/
From: FRANK BREWSTER [mailto:fknabrewster@comcast.net]
Sent: Tuesday, February 13, 2018 8:35 AM
To: Sylvia Tatman-Burruss <statman-burruss@fcgov.com>
Subject: hearing for HC
Hi Sylvia,
I am the owner of Midici a new restaurant in SE FC. You have a hearing on Harmony Commons Lot 5 for a
child care facility on Thursday. I can't attend but want to voice my concern because there is not enough
parking currently. My business has stagnated because there is a big lack of parking for Guests let alone
employees. There needs to be a lot developed to the west of the Famous Toastery for parking before this day
care is developed. Either way there needs to be another lot developed before anything happens. It would be
great if the Banner Hospital would let us park in their lot instead of telling us they will tow us. The Fairfield
hotel going in will have parking but they need to be told they share parking with us all. Please help because
the viability of my business is dependent if Guests can park their cars.
Thanks
Frank Brewster, Owner
Midici Ft Collins CO
303 246 5854
Packet Page 32
ITEM 1, ATTACHMENT 7
Page 2 of 3
I know I was shown drawings of what HC was supposed to look like and I was told from Josh
Gurnsey/Brinkman that the tenant mix would be helpful to all including a fitness/gym where Tokyo Joes
is, a hair salon, a Dentist/medical, but all they keep adding is more restaurants. I also understand the
City wants to reduce parking enticing people to walk and bike. This is great but we must still have
adequate parking in the winter months when people won't walk and bike. Please pass along this email
to whomever is associated with building, planning and approving the Day Care. I look forward to
meeting them all on March 29th.
Thanks
Frank Brewster
Midici Ft Collins CO
303 246 5854
Packet Page 31
ITEM 1, ATTACHMENT 7
Page 1 of 3
From: Sylvia Tatman-Burruss
Sent: Thursday, March 22, 2018 9:58 AM
To: Ted Shepard <TSHEPARD@fcRov.com>
Subject: FW: Day care hearing at Harmony and Lady Moon
Hi Ted —
This is a note from Frank Brewster regarding the Harmony Commons daycare proposal. I've talked with
him on the phone this week and have sent him the procedures for the hearing on the 29th. I also let him
know that these will be added to the comments for P&Z.
Thanks!
Sylvia Tatman-Burruss I Development Review Liaison
Neighborhood Services, City of Fort Collins
(970) 224.6076 ) statman-burruss@fcaov.com I www.fcgov.com/neighborhoodservices/
From: FRANK BREWSTER fmailto:fknabrewster@comcast.net]
Sent: Sunday, March 18, 2018 5:31 PM
To: Sylvia Tatman-Burruss <statman-burruss@fcgov.com>
Cc: David Glista <david@fresh-bits.com>; Huston Hoffman <Huston.Hoffman@brinkmancolorado.com>
Subject: Day care hearing at Harmony and Lady Moon
Hi Sylvia,
Thanks for speaking with us last Thursday and giving us great information. We appreciated all your
knowledge. I want to write you explaining my concerns with the addition of the Day Care. I have a
problem with the parking space with the addition of the Day Care.
1st - there needs to be another paved lot (lot 2) added before the Day Care starts construction. There is
not enough parking currently at Harmony Commons. Brinkman has added too many food stores that
use parking at the same times and the City has approved too many food stores. I can walk out to the
parking lot when we are busy/peak times and people drive in and drive right out because there is no
parking space available. My restaurant is not full at these times either. I can potentially lose my
business because Harmony Commons cannot support the businesses that exist.
2nd - The current parking lot drawing for the Day Care has a circle drive that doesn't maximize
parking. This drawing shows 1/2 the capacity of the original drawings and current dirt temporary
lot. Our temporary dirt lot is full at peak times. We are all told we share parking at HC and the Day Care
cannot go in with parking that cannot be maximized. This will ruin all the businesses until some just go
under because people get frustrated with parking. I hear my Guests complain to me all the time.
3rd - The City need to look at the double bike lane on Timberwood Drive and consider parking along that
street. The Fairfield Hotel being built doesn't even have enough parking and street parking would help
support that business.
Packet Page 30
ITEM 1, ATTACHMENT 6
Page 11 of 11
3NH0 NOOW kan
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ITEM 1, ATTACHMENT 6
Page 10 of 11
APPENDIX C
- - - - --- --- Packet Page 28
ITEM 1, ATTACHMENT 6
Page 9 of 11
TABLE 2
Trip Generation
AWDTE
AM Peak Hour
PM Peak Hour
Code Use size
Raw
Tripe I
Rate I
In I
Who I
Out
Refs I
In
Rate I
Out
Building A
932
Sit-down
4.14
12715
526
5,95
25
4.86
20
5.91
24
3.94
16
Restaurant
KSF
826
Specialty Retail
2.76
44.32
122
0.761
2
0.601
2
1.19
3
1.52
4
KSF
710
General Office
1.25
11.03
14
1.37
2
0.19
0
0.25
0
1.24
2
KSF
Building A Subtotal
662
29
22
27
22
Building B
992
Sit-down
127.15
514
5.95
24
4.86
20
5.91
24
3,94
16
Restaurant
KSF
826
Specialty Retail
2.7 KSF
44.32
120
0.761
2
0.601
2
1.19
3
1.52
4
710
General Office1.
11.03
14
1.37
2
0.19
0
0.25
0
1.24
2
K
Building 8 Subtotal
648
28
22
27
1 22
Building C
932
Sit-down
4.05
12715
514
5.95
24
4.86
20
5.91
24
3.94
16
Restaurant
KSF
826
Specialty Retail
2.7 KSF
44.32
120
0.761
2
0.601
2
1.19
3
1.52
1 4
710
General Office
K�
1103
14
1.37
2
0.19
0
0.25
0
1.24
2
Budding C Subtotal
648
28
22
27
22
D
BuildingSit-down
932
9.81
127.15
1 1248
5.95
58
4.86
48
5.91
58
3.94
39
Restaurant
KSF
626
Specialty Retail
6.54
44.32
290
0.761
5
0.601
4
1.19
8
1.52
10
KSF
710
General Office
1.25
11.03
14
1.37
2
0.19
0
0.25
0
1.24
2
KSF
Building D Subtotal
15521
65
52
66
51
Building E
310THotel
100
EO
522
0.31
31
0.22
22
0.31
31
0.29
29
Rooms
Building
710
1 GeneralOfBce
21.0
11.03
276
1 1.37
34
1 0.19
5
0.25
6
1.24
31
KSF
Total
4308
215
145
184
177
1 0.5 (PM Rate) & Reverse Directional Split
-� �-DELICH HTP Retail TIS, September 2015
i h' -
ASSOCIATES Page 12
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__ Packet Page 27 -
ITEM 1, ATTACHMENT 6
Page 8 of 11
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ITEM 1, ATTACHMENT 6
Page 7 of 11
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ITEM 1, ATTACHMENT 6
Page 6 of 11
APPENDIX B
_ Packet Page 24
RE: Harmony Commons Lot 5
ITEM 1, ATTACHMENT 6
mailbox:///C:/Users/Matt Delich/AppPa)a6�> �Thunderbi...
Subject: RE: Harmony Commons Lot 5
From: Martina Wilkinson <mwilkinson@fcgov.com>
Date: 11/24/2017 11:28 AM
To: Matt Delich <matt@delichassoc.com>, Martina Wilkinson <mwilkinson@fcgov.com>
Matt — I couldn't open the file.
Regardless, I think we can move forward with a memo. Provide a summary of what was assumed in the approved
project, then a trip gen comparison, and what is different, then provide information on whether this difference
changes the conclusions from the approved TIS. Any infrastructure changes needed? If you can address that
question with a memo, perfect.
m
From: Matt Delich [mallto:matt@delichassoc.coml
Sent: Tuesday, November 14, 2017 5:09 PM
To: Martina Wilkinson
Subject: Fwd: Harmony Commons Lot 5
M,
I got this inquiry. Let me know if you cannot open the attachment. There are two PDF drawings.
Recall that we did a TIS for the commercial parcel in the HTP in September 2015.
The Day Care will be on a lot that was analyzed as Office in that TIS. The Day Care will generate more
traffic compared to Office.
Do you just want a trip generation comparison or something more? Are there other issues that I should
be aware of?
I need to give them a rough fee estimate. We can scope later.
"Thanks. M
-------- Forwarded Message--------
Subject:Harmony Commons Lot 5
Date:Thu, 9 Nov 2017 16:57:58 +0000
From:cathy(d�tbgroup.us <cathy n)tbgroup.us>
To:Matt Delich <matt<d)delichassoc.com>
CC:Allison Morgan <amorganidcaprei.com>
Hi Matt-
1 of 2 12/18/2017 7:26 AM
--_ 0or4at P-+na 2Z--.
ITEM 1, ATTACHMENT 6
Page 4 of 11
APPENDIX A
Packet Page 22
ITEM 1, ATTACHMENT 6
Page 3 of 11
TABLE 1
Trip Generation For The Proposed Day Care Land Use
Code
Use
Size
AWDTE
AM PeSkdWour
PM Peak Hour
Raba
Trips
Raba
In I
Rats
Rats
' In
Rats
Out
565
Day Care Center
12.142 KSF
47.621
578
5.83
71
5.17
63
5.23
63
5.89
72
565
Day Care Center
142 Shrdents
4.09
580
0.41
58
0.37
53
0.37
53
0.42
59
565
Day Care Center
20 Employees
21.38
428
2.38
46
2.11
42
2.05
41
2.31
46
Average Trip Generation
1 528
59
53
52
59
Packet Page 24-
ITEM 1, ATTACHMENT 6
Page 2 of 11
The change in the short range peak hour traffic at the key intersections along Lady Moon
Drive will be 4-5 percent. The impact on the short range peak hour operation at the Lady Moon
intersections will be negligible. The conclusions in the cited TIS will not change. No additional
auxiliary lanes will be required.
It is respectfully requested that no further traffic studies be required related to the proposed
Harmony Commons Lot 5, Day Care. Do not hesitate to contact me if there are questions or if
additional information is required.
Packet Page 20
ITEM 1, ATTACHMENT 6
Page 1 of 11
DELICH ASSOCIATES Traffic & Transportation Engineering �_
2272 Glen Haven Drive Loveland, Colorado 80538
Phone: (970) 669-2061 Fax: (970) 669-5034 "77 1/ r
MEMORANDUM
TO: Allison Morgan, NLD Harmony LLC
Cathy Mathis, TB Group _
Martina Wilkinson, Fort Collins Traffic Operations
FROM: Matt Delich
DATE: December 19, 2017 "s 1 r
SUBJECT: Harmony Commons Lot 5, Day Care — Trip Generation Analysis
(File: 17100ME01)
This memorandum provides trip generation analyses related to the proposed Harmony
Commons Lot 5, Day Care in Fort Collins, Colorado. The purpose is to compare the trip generation
of the proposed land use with the trip generation of the land use on the same lot, the differences,
and any change in the conclusions in the "Harmony Technology Park Retail Transportation Impact
Study" (TIS), dated September 2015. The scope of this analysis was discussed through emails with
Martina Wilkinson, Fort Collins Traffic Operations. The email exchange is provided in Appendix A.
The current site plan for Harmony Commons is provided in Appendix B. The site plan and
trip generation table from the cited TIS are also provided in Appendix B. The two site plans are
slightly different. Harmony Commons Lot 5 is the same as that labelled as the Building F lot,
outlined in red on the TIS site plan. Buildings C (Lot 3) and D (Lot 4) have been built. The hotel
(Building E (Lot 6)) is under construction. The office use, formerly Building F, has been moved to
the Building A (Lot 1) location, but has not yet been built. The trip generation was calculated using
Trip Generation, 9°i Edition, ITE as the reference document. The calculated trip generation for the
office land use was: 276 daily trip ends, 39 morning peak hour trip ends, and 37 afternoon peak
hour trip ends (trip generation table in Appendix B). However, since the office building use, with the
same floor area, will be moved to another location, there will not be a change in the office trip
generation. The actual change in trip generation will be related to Building A, which had a mix of
uses within it in the cited TIS. The calculated trip generation for Building A was: 662 daily trip ends,
51 morning peak hour trip ends, and 49 aftemoon peak hour trip ends (trip generation table in
Appendix B).
The site plan of the proposed Day Care is provided in Appendix C. The floor area will be
12,142 square feet, with a maximum of 142 students, and a maximum of 20 employees. Table 1
shows the calculated trip generation using the reference document Trip Generation,100' Edition,
ITE, Code 565 (Day Care Center), with floor area, number of students, and number of employees as
the trip generation variables. With the proposed Day Care, the average calculated trip generation
related to Lot 5 will be: 528 daily trip ends, 112 morning peak hour trip ends, and 111 afternoon
peak hour trip ends. The change in the calculated trip generation on Lot 5 will be: 134 less daily trip
ends, 61 more morning peak hour trip ends, and 62 more afternoon peak hour trip ends.
The change in the short range peak hourtraffic at the key intersections along Harmony Road
will be less than one percent. The impact on the short range peak hour operation will be negligible.
- -- Packet-Page-a.,9.. -
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ITEM 1, ATTACHMENT 4
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ITEM 1. ATTACHMENT 2
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ITEM 1, ATTACHMENT 1
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Agenda Item 1
B. The Major Amendment is a part of Harmony Commons commercial center and development of
this parcel, as proposed, does not impact any of the other platted lots or public improvements
approved for the center by previous action.
C. The Major Amendment is in substantial conformance with the approved Final Plan,
D. The Major Amendment complies with the development standards of the H-C zone district of
Article Four.
E. The Major Amendment complies with the applicable General Development Standards of Article
Three.
RECOMMENDATION:
Staff recommends that the Planning and Zoning Board make a motion to approve Harmony Commons
Major Amendment, #170036, based on the Findings of Fact contained within this Staff Report.
ATTACHMENTS
1. Vicinity Map
2. Harmony Tech Park O.D.P. 7th Amendment
3. Harmony Commons Original Site Plan - Lots 3,4 and 5
4. Harmony Commons Landscape Plan - March
5. Lot 5 Major Amendment Architectural Elevations - February
6. Transportation Impact Memorandum
7. Public Comment, F. Brewster
8. Color Elevations - Received 3/23/18
Item #1 Page 8
Packet Page 11
Agenda Item 1
where it replaces a mixed -use, multi -tenant commercial building similar to the two existing
buildings within the center. The Memorandum, therefore, compares the trip generation of the
child care center with the former multi -tenant building on Lot One. The comparison is as follows:
Former Multi -Tenant Building
Child Care Center
Total Trip Generation
662
528
Morning Peak
51
112
Afternoon Peak
49
111
The Memorandum makes the following conclusions:
• The change in the short-range peak hour traffic at the key intersections along Harmony Road
will be less than one percent.
The impact on the short-range peak hour operation will be negligible.
• The change in the short-range peak hour traffic at the key intersections along Lady Moon
Drive will be 4-5%.
• The impact on the short-range peak hour operation at the Lady Moon intersections will be
negligible.
• No additional auxiliary lanes will be required.
N. Section 3.8.11 - Fences and Walls
There will be two types of fencing. The outdoor play area will be fenced by a semi -private, vinyl -
coated, almond -colored fence. Along the east side of the building, along Lady Moon Drive, the
fencing will transition to an open -picket, ornamental iron fence. All fencing will be softened by
perimeter landscaping.
6. Neighborhood Information Meeting:
A neighborhood meeting was not held for this Major Amendment as a child care center is a customary
and expected land use within commercial shopping centers. For the original Harmony Commons
development, however, a neighborhood information meeting was held on November 18, 2015.
There have been four public hearings thus far for development within Harmony Commons. This major
amendment will be the fifth. After the first neighborhood meeting, followed by four public hearings, it is
clear that development of this commercial center has not generated any level of public interest beyond
an occasional question or two.
7. Findings of Fact/Conclusion:
In evaluating the request for Harmony Commons Lot 5 - Child Care Facility - Major Amendment, staff
makes the following findings of fact:
A. The Major Amendment 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 #1 Page 7
Packet Page 10
Agenda Item 1
Section 3.2.2(K)(3) - Parking Lots - Maximum Number of Spaces
A child care center is required to have no less than one space per 1,000 square feet. With
12,142 square feet, 13 spaces are required. The Major Amendment provides 67 spaces which
exceeds the standard.
As part of the Harmony Commons commercial center, there will be cross -access agreements
across all six lots that are controlled by the developer to allow for shared parking. This is typical
for all centers and allows for spaces to be efficiently utilized at the differing peak times for the
various users. For example, the child care center parking demand is expected to peak in the
early morning and late afternoon whereas the restaurants are expected to peak over lunch and
early evening.
J. Section 3.2.4 - Site Lighting
Parking lot pole lighting and wall -mounted sconces will feature down -directional and full cut-off
fixtures. There are no foot-candles that exceed the maximum allowable. The parking lot lighting
will match the existing fixtures within the center.
K. Section 3.5.1(B)(C)(E)(F) - Building and Project Compatibility
The essence of these standards is to encourage new commercial buildings to take their
architectural cues from the surrounding context, and where there is no established context, to
create new buildings that set an enhanced standard of quality. The context of the area is
influenced by following:
• North: Harmony Commons Multi -Tenant Commercial Buildings, Lots 3 and 4;
• East: Banner Health Hospital;
• West: Intel;
• South: Fuse Office Building, Numerica, Custom Blending/Rodelle
The proposed building features a base of cultured stone and a red brick field. Gray brick is used
as accent bands at mid -height and at the top of the wall. The west facing entrance is highlighted
by a projecting element that rises above the height of the wall and is characterized by spandrel
glass in a variety of shapes and styles. This entry feature wraps around to a portion of the south
(Timberwood) elevation. The east elevation faces Lady Moon Drive and features two wall plane
projections that exceed the height of the wall and include two canopies over a matching set of
windows and doors.
L. Section 3.5.3(B)(2) - Orientation to Build -to Lines for Streetfront Buildings
As noted, the building is oriented to the corner of Lady Moon Drive and Timberwood Drive.
Thus, there are no parking spaces or drives located between the building and street. The
standard requires that the building be placed between 10 and 25 feet from Lady Moon Drive.
With a setback of 16 feet, the building complies with this standard.
M. Section 3.6.4 - Transportation Level of Service Requirements
A Transportation Impact Memorandum was completed and analyzed the trip generation for the
child care center based on a facility with 12,142 square feet, 142 children and 20 employees.
(This Memorandum is attached.)
Per the approved Final Plan, the end -user on Lot 5 is a two-story, 25,000 square foot medical
office building. This building does not go away. Rather, it has been moved over to Lot One
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B. Section 3.2.1(E)(4)(a) - Parking Lot Perimeter Landscaping
Only the south edge of the parking lot adjoins a public street, Timberwood Drive, where the
internal parking lot drive aisle is screened by a continuous row of shrubs supplemented by a mix
of small evergreen trees behind the sidewalk.
C. Section 3.2.1(E)(5) - Parking Lot Interior Landscaping
The 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 and circulation system conforms to the approved Final Plan. There are no changes
to the alignment of the two internal private drives. Similarly, there are no changes to the access
points to the two adjoining public streets. As per the approved Final Plan, 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 current and future phase 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 commercial center. The Major Amendment is specifically designed so that
there will be no cut -through traffic in front of the building.
E. Section 3.2.2 (C)(4) - Bicycle Parking
The standard requires that child care centers provide one bike parking space per 4,000 square
feet of gross leasable area. With 12,142 square feet, four spaces are required and four spaces
are provided.
F. Section 3.2.2(C)(5) - Walkways
The Major Amendment provides multiple private walkways in compliance with the standard in the
following manner:
• One walkway connects to Lady Moon Drive;
• One walkway connects to Timberwood Drive;
• One walkway connects to the private east -west drive.
G. Section 3.2.2(C)(6) - Direct On -Site Access to Pedestrian and Bicycle Destinations
As mentioned, the multiple walkways to the two adjoining public streets and the private drive
allow for both bikes and pedestrians to connect to multiple destinations and the surrounding
Harmony Technology Park, including Transfort Route 16, which adjoins the commercial center
along Harmony Road and Lady Moon Drive.
H. Section 3.2.2(J) - Setbacks for Vehicular Use Areas
As mentioned, there is only one area where the internal parking lot drive aisle faces a public
street. Along this edge, the vehicular use area is setback 10 feet in compliance with the
standard.
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Within the O.D.P., Tract S is further defined as containing 24.71 acres and the uses are divided as
follows:
• Primary Uses 17.14 acres
• Secondary Uses 7.57 acres
As noted in the table below, Tract S is divided between primary and secondary uses.
Lot
Cate ory
Acres
1
Primary
1.61
2
Secondary
1.05
3
Secondary
.87
4
Secondary
2.03
5
Proposed Secondary
1.85
6
Secondary
1.77
7
Vacant
4.87
Total
14.05
The amount of secondary uses within Harmony Commons is capped at 7.57 acres. With the Child
Care Center on Lot 5 classified as a Secondary Use, the allocation of Secondary Uses is now capped.
Therefore, the last remaining lot, Lot 7, must develop as a Primary Use.
The two owners of Tract S, Harmony Commons LLC (Lot 5) and MAV Development (Lot 7) are aware of
the pre -established allocation of primary and secondary uses. (Note that the acreages indicated in the
table represent net acres after dedications for the 80-foot buffer along Harmony Road, private drives and
public streets.)
4. Compliance with Applicable Harmony Corridor Zone District Standards:
As mentioned, a child care center is a permitted, secondary use. 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. 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 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
Street trees are provided on 40-foot centers within the parkways along both Lady Moon Drive
(collector street) and Timberwood Drive (local street). Foundation shrubs are placed along the
north side of the building. In particular, a continuous row of landscaping is provided along the
east property line between the back of the building and the sidewalk along Lady Moon Drive.
This landscaping mitigates the reverse mode layout of the building relative to Lady Moon Drive.
Foundation shrubs are also placed outside the fencing of the enclosed outdoor play area.
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Project Name
Applicant/Use
Year
Site acres
H.T.P. 1s' Filing
Celestica/Intel
1998
34A
H.T.P. 2nd Filing
H-P South Campus Ex
2001
60.14
Brookfield Townhomes
Chateau Development
2002
42.39
H.T.P. 31d Filing
Custom Blending
2008
5.01
Presidio Apartments
Multi -Family
2011
11.83
H.T.P. V Filing
Numerica
2012
4.90
Milestone Apartments
Multi -Family
2013
10.20
Banner Health
Hospital
2013
27.95
H.T.P. 411 Filing
Fuse Office
2014
1.62
Main Street Health
Long Term Care
2015
7.5
Windsong
Long Term Care
2016
3.34
Eye Center of No. Colo.
Medical Office
2016
4.16
WilMarc Medical
Medical Device Mfg.
2017
5.0
Harm. Commons Lots 3,4,5
Mixed -Use Commercial
2016
2.9
Harm. Commons Lot 6
Hotel
2016
1.77
Harm. Commons Lot 2
Mixed -Use Commercial
2017
1.05
Harm. Commons Lot 1
Medical Office
2017
1.61
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 following land uses are existing or anticipated within Harmony Commons:
• Medical Office Building- Primary Use- Lot 1
• Mixed -Use Convenience Center - Secondary Uses - Lots 2,3,4 and 5
• Hotel - Secondary Use - Lot 6
• Future Primary Use - Lot 7
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. Lots 2, 3, 4, 5 and 6 of Harmony Commons represent the secondary uses and are
integrated into the larger O.D.P.
3. Compliance with the Harmony Technology Park, Seventh Amendment Overall Development
Plan:
By being located within the BINREAC, and zoned H-C, the Overall Development Plan 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%
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that there is approximately 75% primary and 25% secondary uses.
B. The Major Amendment is a part of Harmony Commons commercial center and development of this
parcel, as proposed, does not impact any of the other platted lots or public improvements approved
for the center by previous action.
C. The Major Amendment is in substantial conformance with the approved Final Plan.
D. The Major Amendment complies with the development standards of the H-C zone district of Article
Four.
E. The Major Amendment complies with the applicable General Development Standards of Article
Three.
Comments:
1. Background:
The surrounding zoning and land uses are as follows:
N:
H-C
Broadcom, Hewlett Packard Enterprises, Comcast
S:
H-C
Hotel (Lot 6, Harmony Commons)
S
H-C
WilMarc Medical Mfg. (Tract E, Harmony Technology Park)
E:
H-C
Mixed -Use Commercial (Harmony Commons Lots 3, 4 and 5)
E:
H-C
Banner Health Hospital (Tract G, Harmony Technology Park)
W:
H-C
Vacant (Harmony Commons Lot 7)
W:
H-C
Intel (Tract A, Harmony Technology Park)
The property was annexed as part of the 156-acre Harmony Farm in 1984.
The first Harmony Technology Park Overall Development Plan 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
Technology Park 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.
The governing O.D.P. is the Seventh Amendment approved in 2014 and encompasses 270 acres
divided among several property owners.
The following projects have been approved in the Harmony Technology Park
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PROJECT NAME
HARMONY COMMONS LOT 5 MAJOR AMENDMENT, #PDP170036
STAFF
Ted Shepard, Chief Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request to amend the approved Final Plan for Harmony
Commons Lot 5 for a new Child Care Facility. As proposed, the one-story
building would contain 12,142 square feet. Lot 5 is 1.8 acres in size and
located at the northwest corner of Lady Moon Drive and Timberwood
Drive. Lot 5 was originally approved for a two-story, 25,000 square foot
medical office building in 2016. Access would be from internal private
drives with no direct access to either Lady Moon or Timberwood Drives.
The site is a portion of Tract S of the Harmony Technology Park Overall
Development Plan, Seventh Amendment, and represents an individual
phase of a larger (total of seven lots) commercial center. The site is
zoned H-C, Harmony Corridor.
APPLICANT: Everbrook Child Care
c/o Ms Allison Morgan
Capital Real Estate, Inc.
50 South Sixth Street, #1480
Minneapolis, MN 55402
OWNER: Harmony Commons LLC
c/o Mr. Bill Wells
Brinkman Partners
3528 Precision Drive
Fort Collins, CO 80528
RECOMMENDATION: Approval
EXECUTIVE SUMMARY
Executive Summary
A. The Major Amendment 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
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