HomeMy WebLinkAboutLOT 1, HARMONY COMMONS - PDP - PDP170023 - REPORTS - RECOMMENDATION/REPORT�
PROJECT NAME
HARMONY COMMONS LOT 1 PDP#170023
STAFF
Ted Shepard, Chief Planner
PROJECT INFORMATION
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PROJECT DESCRIPTION: This is a request for a P.D.P. on Lot 1 of Harmony Commons that includes
a two-story, 25,000 square foot, medical office building on a 1.61 acre lot.
The site is zoned H-C, Harmony Corridor, and located in the Basic
Industrial Non-Retail Employment Activity Center sub area of the Harmony
Corridor Plan. The site is a portion of Tract S(24.71 acres) of the
Harmony Technology Park Overall Development Plan, Seventh
Amendment, and represents phase five of the larger Harmony Commons
commercial center that is already platted into seven lots. Per the
established distribution of primary and secondary uses on Parcel S, 100%
of this parcel is classified as a primary use.
APPLICANT: Harmony Commons LLC
c/o Mr. Todd Parker
Brinkman Partners
3528 Precision Drive
Fort Collins, CO 80528
RECOMMENDATION: Approval
EXECUTIVE SUMMARY
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, where the primary and secondary uses have been apportioned such that
there is approximately 75% primary and 25% secondary uses. A medical office building is a
primary use and complies with this apportionment at both the Tract and O.D.P. levels.
B. The P.D.P. complies with the development standards of the H-C zone district.
C. The P.D.P. complies with the General Development Standards.
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Administrative Hearing � Harmony Commons Lot 1 PDP � August 30, 2017
Comments:
1. Background:
The surrounding zoning and land uses are as follows:
N:
S:
S
E:
E:
W
W
H-C
H-C
H-C
H-C
H-C
H-C
H-C
Broadcom, Hewlett Packard Enterprises, Comcast
Hotel (Lot 6, Harmony Commons)
WilMarc Medical Mfg. (Tract E, Harmony Technology Park)
Mixed-Use Commercial (Harmony Commons Lots 3, 4 and 5)
Banner Health Hospital (Tract G, Harmony Technology Park)
Vacant (Harmony Commons Lot 7)
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
among several property owners.
The following projects have been approved in the Harmony Technology Park:
Pro'ect Name A licant/Use Year Site acres
H.T.P. 1St Filin Celestica/Intel 1998 34.4
H.T.P. 2� Filin H-P South Cam us Ex . 2001 60.14
Brookfield Townhomes Chateau Develo ment 2002 42.39
H.T.P. 3� Filin Custom Blendin 2008 5.01
Presidio A artments Multi-Famil 2011 11.83
H.T.P.3� Filin Numerica 2012 4.90
Milestone A artments Multi-Famil 2013 10.20
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Administrative Hearing � Harmony Commons Lot 1 PDP � August 30, 2017
Pro'ect Name Ap licant/Use Year Site acres
Banner Health Hos ital 2013 27.95
H.T.P. 4` Filin Fuse Office 2014 1.62
Main Street Health Lon Term Care 2015 7.5
Windson Lon Term Care 2016 3.34
E e Center of No. Colo. Medical Office 2016 4.16
WilMarc Medical Medical Device Mf . 2017 5.0
Harm. Commons Lots 3&4 Mixed-Use Commercial 2016 2.9
Harm. Commons Lot 6 Hotel 2016 1.77
Harm. Commons Lot 2 Mixed-Use Commercial 2017 1.05
2. Compliance with Harmonv 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). There are two proposed land uses:
Medical Office Building — Primary Use
Mixed-Use Convenience Center — Secondary Uses
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 a secondary uses that are integrated with
and function with the primary uses. Lots 1, 2, 3, 4 and 6 of Harmony Commons represent the
secondary uses and are integrated into the larger O.D.P.
3. Compliance with the Harmonv Technoloqv 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%
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
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Administrative Hearing � Harmony Commons Lot 1 PDP � August 30, 2017
As noted in the table below, Tract S is divided between primary and secondary uses.
Lot Cate o Acres
1 Prima 1.61
2 Seconda 1.05
3 Seconda .87
4 Seconda 2.03
5 Vacant 1.85
6 Seconda 1.77
7 Vacant 4.87
Total 14.05
With the limitation on the amount of secondary use, future phases (Lots 5 and 7) of the commercial
center will be capped so as to not exceed the maximum allowable allotment of secondary uses of
7.57 acres. Since the subject site, Lot 1, is a primary use, there remains 1.77 acres of secondary
use available. The two owners of Tract S, Harmony Commons LLC (Lot 5) and MAV Development
(Lot 7) are aware of the pre-established limitation on future secondary uses. (The acreages
indicated in the table represent net acres after dedications for Outlot A, private drives and public
streets.)
4. Compliance with Applicable Harmonv Corridor Zone District Standards:
As mentioned, a medical office building is a permitted use. The buildings are 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 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 has been
constructed by the master developer as part of a previously approved development plan.
This is shown as Outlot A on the first Harmony Commons plat (Lots 3, 4 and 5).
Foundation shrubs are placed along the perimeter walls where there are no conflicts with
patios, doors, condensing units, etc. Areas of low visual interest are screened.
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Administrative Hearing � Harmony Commons Lot 1 PDP � August 30, 2017
B. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping
Lot 1 is internal to the larger Harmony Commons commercial center. Lot 7 to the west and
Lot 2 to the east are owned by two entities; the owner/applicant for Lot 1 and M.A.V.
Development. Access, circulation and parking among these three lots, as with all lots within
Harmony Commons, will be shared. The southern perimeter adjoins the east-west parking
lot drive aisle that serves all seven lots. Within this arrangement, the Lot 1 parking lot is
defined on the east and west with landscape islands. On the south, the parking lot edge is
defined by a continuous row of a combination of trees and shrubs in compliance with the
standard.
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, Circulafion and Parking
The parking and circulation system is specifically designed to be fully integrated with the
larger Harmony Commons commercial center. This is accomplished by the connectivity
offered by the two internal private drives. The east-west private drive along the southern
boundary will ultimately connect Lady Moon Drive on the east and Technology Parkway on
the west. There is no direct, head-in or diagonal parking along this drive which eases the
circulation within the overall center.
E. Section 3.2.2 (C)(4) — Bicycle Parking
The standard requires that medical office buildings provide one bike parking space per
4,000 square feet of gross leasable area. With 25,000 square feet, six spaces are required
with 20% (1) needing to be enclosed and 80% (5) being located in exterior fixed racks.
In compliance, 9 spaces are provided with 1 being enclosed and 8 being located in fixed
racks thus exceeding the standard.
F. Section 3.2.2(C)(5) — Walkways
The P.D.P. provides multiple private walkways in compliance with the standard in the
following manner:
• One walkway connects to the eight foot wide sidewalk along Harmony Road;
• The plaza connects to both the east (Lot 2) and west (Lot 7);
• A new sidewalk is provided on the north side of the east-west drive aisle.
• A future north-south walkway along the western edge will be constructed in
association with the development of Lot 7 that will connect Harmony Road to
Timberline Road. This walk will meander across the shared property line of each lot
and is accounted for on the Lot 1 Site and Landscape Plans. The function of this
walkway is to serve the Overall Development Plan and will be extended south of
Timberline Road providing bike and pedestrian access to developing and future
parcels within the larger Harmony Technology Park. Both the applicant and M.A.V.
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Administrative Hearing � Har•ny Commons Lot 1 PDP � August 30, 201•
Development have acknowledged the joint obligation to construct this future
improvement in conjunction with the development of Lot 7.
G. Section 3.2.2(C)(6) — Direct On-Site Access to Pedestrian and Bicycle Destinafions
As mentioned, the multiple sidewalks allow for both bikes and pedestrians to connect to
multiple destinations and the surrounding Harmony Technology Park, including the hotel on
Lot 6 and Transfort Route 16 which adjoins the Harmony Commons commercial center site
along Harmony Road and Lady Moon Drive_
H. Section 3.2.2(K)(3) — Parking Lots — Maximum Number of Spaces
The medical office building contains 25,000 square feet and is required to
provide no less than 2 spaces per 1,000 square feet (50) and no more than 4.5
spaces per 1,000 square feet (113). The P.D.P. provides 106 spaces thus
complying with the standard.
Section 3.2.4 — Site Lighting
Parking lot pole lighting and wall-mounted lighting will feature down-directional and full cut-
off fixtures. There are no foot-candles that exceed the maximum allowable. Fixtures will
match those existing on Lots 3 and 4.
J. Section 3.5.1(B)(C)(E)(F) — Building and Projecf Compatibility
The two mixed-use buildings approved on Lots 3 and 4 and the recently approved building
on Lot 2 have established an architectural character for the proposed building to follow
which, in turn, were influenced by the form and materials of Banner Health Hospital. Just as
these are aligned along the Harmony Road 80-foot buffer, so too will be the proposed
building on Lot 1. The new building will share the following characteristics with existing and
approved buildings on Lots 2, 3 and 4:
• Base: concrete masonry units: 75% 8" x 16" smooth-face running bond, mocha
brown, combined with 25% 4" x 16" banding, light beige, that is set off �/z" from face
of masonry;
• Field: hard coat stucco, linen white with an accent, bronze;
• Brick veneer, light tan;
• Top: metal panel, slate gray;
• Cementitious lap siding with 8" exposure, Tuscan gold;
• Supporting accent columns and overhangs, slate gray;
• Storefront windows and doors.
With such high degree compatibility with Lots 2, 3 and 4, the proposed building complies
with the standard.
K. Secfion 3.5.3(B)(2) — Orientation to Build-to Lines for Streetfront Buildings
The proposed building aligns with the buildings on Lots 2, 3 and 4. As such, Harmony Road
is not factored into this standard due to the more specific requirement for the 80-foot buffer.
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Administrative Hearing � Harmony Commons Lot 1 PDP � August 30, 2017
L. 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 (see attached). A
subsequent Basic Development Review (BDR) application by the master developer (M.A.V.
Development) specifically identified a variety of public infrastructure improvements (including
transportation improvements) needed for this proposal. The BDR has been approved by the
City.
The following infrastructure improvements have been completed per the approved BDR:
• 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;
• Auxiliary turn lanes on Harmony Technology Parkway and Timberwood 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 this proposal. Levels of Service are also met
for pedestrians, bicycle and transit modes.
6. Findings of Fact/Conclusion:
In evaluating the request for Harmony Commons 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 on an overall basis. As a
medical office building, Lot 1 is a primary use.
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 with one
exception.
RECOMMENDATION:
Staff recommends that the Planning and Zoning Board make a motion to approve Harmony
Commons Lot 1, P.D.P., #170023, based on the Findings of Fact as presented in this staff report.
Administrative Hearing � Harmony Commons Lot 1 PDP � August 30, 2017
Attachments:
Staff Report
Vicinity Map
Applicant's Planning Objectives
Developer's Overall Center Exhibit
Site Plan
Landscape Plan
Lighting Plan
Architectural Perspective and Elevations