HomeMy WebLinkAboutLOT 1, HARMONY COMMONS - PDP - PDP170023 - DECISION - HEARING OFFICER DECISIONC�
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CITY OF FORT COLLINS
TYPE 1 ADMINISTRATIVE HEARING
FINDINGS AND DECISION
HEARING DATE:
PROJECT NAME:
CASE NUMBER:
APPLICANT:
HEARING OFFICER
August 30, 2017
Harmony Commons Lot 1
PDP 170023
Harmony Commons LLC
c/o Mr. Todd Parker
Brinkman Partners
3528 Precision Drive
Fort Collins, CO 80528
Kendra L. Carberry
PROJECT DESCRIPTION: This is a request for a PDP 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
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 the fifth phase of the larger
Harmony Commons commercial center.
SUMMARY OF DECISION
ZONE DISTRICT:
Approved
H-C, Harmony Corridor
HEARING: The Hearing Officer opened the hearing at approximately 5:00 p.m. on August 30,
2017, in the Conference room A at 218 North College Avenue, Fort Collins, Colorado.
EVIDENCE: During the hearing, the Hearing Officer accepted the following evidence:
(1) Planning Department Staff Report; (2) the application, plans, maps and other supporting
documents submitted by the applicant; and (3) a copy of the public notice. The Land Use Code
(the "Code") and the formally promulgated policies of the City are all considered part of the record
considered by the Hearing Officer.
TESTIMONY: The following persons testified at the hearing:
From the City: Ted Shepard
From the Applicant: Cathy Mathis
From the Public: N/A
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FINDINGS
1. Evidence presented to the Hearing Officer established the fact that the hearing was
properly posted, legal notices mailed and notice published.
2. The PDP complies with the Harmony Corridor Plan, because the PDP includes a primary
use (medical office building), which is permitted in the Basic Industrial Non-Retail Employment
Activity Center (BINREAC).
3. The PDP complies with the Harmony Technology Park, Seventh Amendment Overall
Development Plan, because Lot 1 is contemplated for a primary use, and a medical office building
is defined as a primary use.
4. The PDP complies with the applicable General Development Standards contained in
Article 3 of the Code.
a. The PDP complies with Section 3.2.1(C)(D), Landscaping and Tree Protection,
because the 80-foot buffer along Harmony Road is not included within this PDP, but the
landscaping, berms and meandering 8' sidewalk have already been constructed by the
master developer.
b. The PDP complies with Section 3.2.1(E)(4)(a), Parking Lot Perimeter
Landscaping, because the Lot 1 parking lot is defined on the east and west with landscape
islands, and along the south by a continuous row of a combination of trees and shrubs.
c. The PDP complies with Section 3.2.1(E)(5), Parking Lot Interior Landscaping,
because the parking lot exceeds the minimum required 6% interior landscaping in the form
of islands.
d. The PDP complies with Section 3.2.2(B), Access, Circulation and Parking, because
the parking and circulation system is specifically designed to be fully integrated with the
larger Harmony Commons commercial center.
e. The PDP complies with Section 3.2.2(C)(4), Bicycle Parking, because the PDP
includes 9 spaces, 1 enclosed and 8 in fixed racks.
£ The PDP complies with Section 3.2.2(C)(5), Walkways, because the PDP includes
multiple private walkways and sidewalks.
g. The PDP complies with Section 3.2.2(C)(6), Direct On-Site Access to Pedestrian
and Bicycle Destinations, because the multiple walkways allow for both bikes and
pedestrians to connect to multiple destinations and the surrounding Harmony Technology
Park.
h. The PDP complies with Section 3.2.2(K)(3), Parking Lots, Maximum Number of
Spaces, because the PDP includes 106 spaces.
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i. The PDP complies with Section 3.2.4, Site Lighting, because: the parking lot pole
lighting and wall-mounted lighting include down-directional and full cut-off fxtures; there
are no foot-candles that exceed the maximum; and fixtures will match those existing on
Lots 3 and 4.
j. The PDP complies with Section 3.5.1, Building and Project Compatibility, because
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 area, and the PDP is consistent
with that character.
k. The PDP complies with Section 3.5.3(C)(2), Orientation to Build-to Lines for
Streetfront (sic) Buildings, because the proposed building aligns with the buildings on Lots
2, 3 and 4.
l. The PDP complies with Section 3.6.4, Transportation Level of Service
Requirements, because a Transportation Impact Study and approved Basic Development
Review have already identified the public infrastructure improvements (including
transportation improvements) needed for this PDP.
5. The PDP complies with the applicable requirements of the Harmony Corridor (H-
C) District contained in Article 4 of the Code.
a. The PDP complies with Section 4.26(B), Permitted Uses, because a medical office
building is a permitted use in the H-C District.
b. The PDP complies with Section 4.26(D)(3), Dimensional Standards, because the
building is two stories.
DECISION
Based on the foregoing findings, the Hearing Officer hereby enters the following rulings:
1. The PDP is approved as submitted.
DATED this 1 l`h day of September, 2017.
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Kendra L. Carberry
Hearing Officer
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9/11/2017
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