HomeMy WebLinkAboutBRINKMAN HEADQUARTERS - PDP/FDP - FDP130050 - REPORTS - RECOMMENDATION/REPORTITEM NO FDP130050
MEETING DATE March 18th, 2014
STAFF Noah Beals
ADMINISTRATIVE HEARING OFFICER
Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750
STAFF REPORT
PROJECT: Brinkman Headquarters combined Project Development Plan and
Final Plan, FDP130050
APPLICANT: Dave Derbes
3003 E. Harmony Road, Suite 300
Fort Collins, CO 80528
OWNER: Brinkman Capital, LLC – Kevin Brinkman
3003 E. Harmony Road, Suite 300
Fort Collins, CO 80528
PROJECT DESCRIPTION:
This is a request for approval of a combined Project Development Plan (PDP) and Final
Plan (FP) for Brinkman Headquarters. The project is located at the northwest corner of
Lady Moon Drive and Precision Drive. The site contains over 70,500 square feet or
1.62 acres of land. The proposed development includes a two-story office building with
an approximate total of 30,850 square feet. The site is accessed through side walk
connections and a vehicle drive-way to the public right of way. Also the site has
reserved cross connections to the properties both to the north and west. The project
proposes 6 fixed bicycle spaces, 4 enclosed bicycle spaces, and a parking lot
containing 95 vehicle parking stalls.
RECOMMENDATION: Staff recommends approval of Brinkman Headquarters
combined Project Development Plan and Final Plan, FDP130050.
EXECUTIVE SUMMARY:
The approval of Brinkman Headquarters combined PDP/FP complies with the
applicable requirements of the City of Fort Collins Land Use Code (LUC), more
specifically:
The combined PDP/FP complies with process requirements located in
Division 2.2 – Common Development Review Procedures for Development
Applications of Article 2 – Administration.
The combined PDP/FP is in conformance with the Harmony Technology
Overall Development Plan approved by the Planning and Zoning Board in
September 2000 and Minor Amendment approved in August of 2013.
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The combined PDP/FP complies with relevant standards located in Article 3 –
General Development Standards.
The combined PDP/FP complies with relevant standards located in Division
4.26, Harmony Corridor District (H-C) of Article 4 – Districts.
COMMENTS:
1. Background:
Historically the following approvals have been granted to the property:
Harmony Farm Annexation, City Council - May 1994
Harmony Technology Park ODP, Planning and Zoning Board - Sept 2000
Amendment to Harmony Technology Park ODP, August 2013
Today the property is vacant land vegetated by natural grasses. The site does include
minimal improvements of curb and gutter along Lady Moon and Precision Drive.
Zoning History:
In 1994 upon annexation the entire Harmony Farm Annexation property was
zoned Employment Park District.
At the time of adoption of the Fort Collins Land Use Code in 1997 the
property was rezoned to the Harmony Corridor District.
The current surrounding zoning and land uses are as follows:
Direction Zone District Existing Land Use
North Harmony Corridor (H-C) Vacant Land in Harmony Technology ODP
South Harmony Corridor (H-C) Light Industrial: Custom Blending
Harmony Corridor (H-C) Vacant Land in Harmony Technology ODP
Harmony Corridor (H-C) Public Right-of-Way: Precision Drive
East Harmony Corridor (H-C) Approved Multi-Family: Terra Vida II
Harmony Corridor (H-C) Public Right-of-Way: Ladymoon Drive
West Harmony Corridor (H-C) Vacant Land in Harmony Technology ODP
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2. Compliance with Article 4 of the Land Use Code – Harmony Corridor (H-C):
The project complies with all applicable Article 4 standards as follows:
A. Section 4.26(A) and (B) – Permitted Uses
The purpose of the Harmony Corridor District is to create a mixed-use
neighborhood with strong employment base. The Brinkman Headquarters
proposed office land use is consistent with the purposes, as it provides
employment opportunities directly across from a multi-family residential
use.
B. Section 4.26(D) – Land Use Standards
1) Section 4.26(D)(3)(a) describes a maximum building height of 6
stories. The proposed building is 2 stories with an overall height of 36
feet, therefore in compliance with the standard.
C. Section 4.26(E) – Development Standards
1) Section 4.26(E)(1) requires that all development in the H-C Harmony
Corridor District shall also comply with the applicable Harmony
Corridor design standards. The project is in compliance with all
applicable design standards as follows:
At least 35% of the plant material used in the setback along
local and collector streets within a half-mile of Harmony Road
were selected from the Oak palette
Offices are a permitted use in Basic Industrial and Non-Retail
Employment Activity Center, which this site is located in.
2) Section 4.26(E)(2)(a) is a standard for multiple parcel ownership,
requiring an integrated pattern of streets, outdoor spaces, building
styles, and land uses. Although this standard does not necessarily
apply to this single parcel development it achieves a level of
compliance through its adherence to the Harmony Technology Overall
Development Plan and proposed cross connection access to adjacent
parcels outside of the boundaries of the development (see attached
plat and Overall Development plan).
3) Section 4.26(E)(2)(b) requires that employment uses that abut
residential areas do not cause a drastic abrupt change in scale and
height of buildings.
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Across Ladymoon Drive there is an approved plan for a residential
area consisting of multi-family buildings containing 24 to 36 units that
are 3 stories in height. Two of the three multi-family buildings that face
Lady Moon Drive are approximately 65 feet x 120 feet with the long
portion of the building facing the street. This results in a majority of the
block face of the residential side to be fronted by buildings.
The Brinkman Headquarters building is proposed at 2 stories in height.
Along its Lady Moon frontage the Brink Headquarters proposes the
building to front the majority of the block face. In comparison with the
residential use there is no drastic abrupt changing in scale and height.
4) Section 4.26(E)(2)(c) is a standard that regulates commercial/retail
uses, which includes offices. This standard requires such uses to be
conducted entirely within a completely enclosed structure or building.
The proposed Brinkman Headquarters combined PDP/FP does not
include outdoor uses and therefore, in compliance with the standard.
3. Compliance with Article 3 of the Land Use Code – General
Development Standards
The project complies with all applicable General Development Standards; with the
following relevant comments:
A. Division 3.2 – Site Planning and Design Standards
1) 3.2.1 Landscaping and Tree Protection:
A detailed tree mitigation plan is provided with this combined PDP/FP.
This plan was designed with the coordination and has received
approval by the City Forester. In order to provide maximum benefit the
street trees provided with this project will be upsized to meet the
mitigation requirements;
“Full Tree Stocking” is provided on all four sides and within landscape
areas 50ft from the building;
Trees are planted in the parking lot interior and perimeter in the
required landscape islands and landscape setbacks. These trees
locations provide adequate shading and screening of the parking lot.
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2) 3.2.2 Access, Circulation and Parking:
By design the Land Use Code encourages multi-modal access and use of the
site. This is accomplished by requiring sidewalk connections, bicycle
accommodations, and limiting the number of off-street vehicle parking spaces
for a non-residential use. The proposed project is in compliance with these
standards through the following:
Sidewalk connections from the public sidewalk to the main entrance of
the building are provided both from the right-of-way of Lady Moon
Drive and Precision Drive. These sidewalk connections are 5ft and are
a direct path to the entrance;
10 Bicycle parking spaces being provided exceed the required
minimum number of 8. These spaces are provided on site near the
building separate from the vehicle parking area. The bike spaces can
be accessed through the sidewalk connections or the driveway. There
two set of bike racks one set outside the building and one set that will
be located inside the building. The zoning department will verify the
exact location inside the building during the review of the Building
Permit;
The parking lot is accessed by a single driveway from Precision Drive
to reduce the conflict with the bike-lanes and sidewalks. There are 95
vehicle spaces at this time. When future development occurs to the
north and east at least 4 of these spaces will be eliminated. This
change will be possible by the proposed access easement on the plat.
3) 3.2.4 Site Lighting:
A photometric plan was submitted for the project. Lighting levels in the
parking area meet the average minimum standard of 1 foot-candle.
The proposed light sources are concealed and fully shielded with cut-
off capability in compliance with standard.
B. Division 3.4 – Environmental, Natural Area, Recreational and Cultural
Resource Protection Standards
1) 3.4.1 Natural Habitats and Features:
The Brinkman Headquarters site does not include any natural areas,
habitats, and features within and 500 feet outside of its boundaries.
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In addition the applicant has acknowledged that any prairie dogs found
within the site will be humanely eradicated in accordance with the
Division of Parks and Wildlife standards.
C. Division 3.5 – Building Standards
1) 3.5.3 Commercial Buildings:
The purpose of this section is to further enhance the pedestrian environment
by setting standards that contribute to a human scale. These standards
provided visual interest along walkways, articulation to structures, and
identifiable entrances to buildings.
The proposed building is setback 15 feet from the property lines along
Lady Moon Drive and Precision Drive. This setback provides the
maximum allowed space between the sidewalk and the building to
create visual interest and engagement from the right of way.
Along Precision Drive and Lady Moon Drive the building façades are
composed of at least three distinct vertical planes. These planes
provide overhangs and recesses that divide the façade into smaller
distinct masses. To further emphasize the human scale, a pattern of
windows are designed into the distinct masses (see attached
elevations).
The main entrance to the building is on the west side. This entrance is
punctuated by a break in the pattern of building materials with an
increase in glazing. Although the entrance does not face either Lady
Moon Drive or Precision drive its location is distinguished by direct
connecting walkways from both sidewalks. These connecting
sidewalks are 5 feet in width and include landscaping on one side.
D. Division 3.6 – Transportation and Circulation
1) 3.6.3 Street Pattern and Connectivity Standards:
The project continues to comply with the general framework
established with the Overall Development Plan. There are no new
streets proposed with this project but cross access easement for future
development to the north and west will be established.
The City Traffic Operations have reviewed and accepted the
Transportation Impact Study provided by the applicant. The study
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demonstrated the impacts created by Brinkman Headquarters are at
an acceptable level and do not need any further mitigation.
2) 3.6.4 Transportation Level of Service Requirements:
The Traffic Operations and Engineering Departments have reviewed
the Transportation Impact Study that was submitted to the City for
review and have determined that the vehicular, pedestrian and bicycle
facilities proposed with this combined PDP/FP are consistent with the
standards contained in Part II of the City of Fort Collins Multi-modal
Transportation Level of Service Manual.
4. Findings of Fact/Conclusion
In evaluating the request for the Brinkman Headquarters combined Project Plan and
Final Plan, FDP130050, Staff makes the following findings of fact:
A. The Brinkman Headquarters combined PDP/FP complies with process
located in Division 2.2 – Common Development Review Procedures for
Development Applications of Article 2 – Administration.
B. The Brinkman Headquarters combined PDP/FP is in conformance with the
Harmony Technology Park Overall Development Plan approved by the
Planning and Zoning Board in September 2000 and latest Minor
Amendment approved in August of 2013.
C. The Brinkman Headquarters combined PDP/FP complies with relevant
standards located in Article 3 – General Development Standards.
D. The Brinkman Headquarters combined PDP/FP complies with relevant
standards located in Division 4.26, Harmony Corridor District (H-C) of
Article 4 – Districts.
RECOMMENDATION:
Staff recommends approval of the Brinkman Headquarters combined Project
Development Plan and Final Plan, FDP130050.
ATTACHMENTS:
1. Statement of Planning Objectives
2. Harmony Technology Overall Development Plan
3. Site Plan
4. Landscape Plans
5. Building Elevations
6. Traffic Impact Statement