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HomeMy WebLinkAboutHOME2 SUITES AT HARMONY VILLAGE - PDP - PDP150031 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 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. ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 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 x Current Property Owner: Riverside Pikesville Associates, LLC 9595 Wilshire Boulevard Suite 700 Beverly Hills, California 89021 x 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. x Proposed Developer, Owner & Operator: East Avenue Development,LLC Justin Maybe 1001 Cypress Creek Road Cedar Park, Texas 78613 x 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. ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 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 x The proposed development had a Conceptual Review Meeting on July 20, 2015. x 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. x 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 x 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. x 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. x 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. x 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 ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 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. x Onsite Low Impact Design Stormwater Management is proposed and has been incorporated into the overall landscape design. x 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. x 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. x 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. x 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. x 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. x 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 x No Neighborhood Meeting was required for the Project. ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 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 ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 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 ofNeighborhood-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 ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 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. ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 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.