HomeMy WebLinkAboutLOT 2, HARMONY COMMONS - PDP - PDP170004 - REPORTS - RECOMMENDATION/REPORTPROJECT NAME
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HARMONY COMMONS LOT 2 PDP#170004
STAFF
Ted Shepard, Chief Planner
PROJECT INFORMATION
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PROJECT DESCRIPTION: This is a request for a P.D.P. on Lot 2 of Harmony Commons that includes
a single, 9,000 square foot, mixed-use commercial building on a 1.05 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 three 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 will be secondary uses. The P.D.P. includes a Replat of Lots
1 and 2 to make slight adjustment in their parcel sizes.
APPLICANT:
RECOMMENDATION:
EXECUTIVE SUMMARY
Harmony Commons LLC
c/o Mr. Todd Parker
Brinkman Partners
3528 Precision Drive
Fort Collins, CO 80528
Approval
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.
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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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 Lots 1 and 7)
Intel (Tract A, Harmony Technology Park)
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Comments:
1. Background:
The surrounding zoning and land uses are as follows:
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Harmony Commons Lot 2 �
Vicinity Map -�—
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.
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• Since 1997, the following annexations occurred:
• Kendall-Harmony Annexation — June, 2000
Johnson-Harmony Annexation — July, 2000
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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 IicanUUse Year Site acres
H.T.P. 15t 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
Banner Health Hos ital 2013 27.95
H.T.P. 4t 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
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
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.
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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.
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
As can be seen in the table below, secondary uses on Tract S are capped at 7.57 acres. The approved
secondary uses within Tract S(Harmony Commons Lots 3, 4, and 6) total 4.75 acres. With the addition
of the subject Lot 2, at 1.05 acres, the total amount of secondary uses increases to 5.8 acres which �
remains under the maximum of 7.57 acres allowed by the O.D.P.
Lot Cate o Acres Max Allowed Remainin Balance
1 Vacant n/a
2 Seconda 1.05
3 Seconda .87
4 Secondar 2.03
5 Primar n/a
6 Seconda 1.85
7 Vacant n/a
Total 5.80 7.57 1.77
With the limitation on the amount of secondary use, future phases (Lots 1 and 7) of the commercial
center will be capped so as to not exceed the maximum allowable size of 7.57 acres. The two owners of
Tract S, Harmony Commons LLC (Lot 1) and MAV Development (Lot 7) are aware of the pre-
established limitation on future secondary uses.
4. Compliance with Applicable Harmonv Corridor Zone District Standards:
As mentioned, both proposed uses are permitted. Since the P.D.P. contains one use that is permitted
subject to review by the Planning and Zoning Board (convenience shopping center) the entire P.D.P. is
similarly governed. �
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• 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 applicanYs 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 will be constructed by the
master developer as part of a previously approved development plan. 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.
B. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping
Lot Two is internal to the larger Harmony Commons commercial center. Lot One to the west and
Lot Three to the east are both owned by the owner/applicant for Lot Two and parking among
these three lots will be shared. The southern perimeter adjoins the east-west parking lot drive
• aisle that serves all seven lots. Within this arrangement, the Lot Two 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 shopping centers provide one bike parking space per 4,000 square
feet of gross leasable area. With 9,000 square feet, three spaces are required with 20% (1)
needing to be enclosed and 80% (2) being located in exterior fixed racks.
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In compliance, 14 spaces are provided with 7 being enclosed and 7 being located in fixed racks •
thus exceeding the standard. These extra spaces are provided in anticipation of approximately
7,200 square feet being leased for a restaurant(s).
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 3) and west (Lot 1);
• A new sidewalk is provided on the north side of the east-west drive aisle.
G. Section 3.2.2(C)(6) — Direct On-Site Access to Pedestrian and Bicycle Desfinations
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
Evaluating the number of parking spaces is more practical at the scale of the entire center, which
consists of seven lots, versus solely evaluating Lot Two. A shopping center is required to have
no less than 2 and no greater than 5 spaces per 1,000 square feet of gross leasable area. A •
20% bonus in the maximum parking is available if there is no parking allowed on the two abutting
public streets. (In assessing this bonus, the lots adjoining the 80-foot wide buffer along Harmony
Road do not qualify due to the extent of the separation between the building and the road.)
The parking analysis is based on three assumptions:
(1.) Only Lots 2— 6 are considered as Lots 1 and 7 are not a part of an approved or
pending development plan.
(2.) Only the shopping center ratio is used, not the ratios associated with individual
tenants such as retail or restaurants. This is because the tenant mix will likely vary
over time and all parking is shared.
(3.) The allowable 20% bonus is only allowed for Lots that abut a street where there is no
parking. While there is no parking allowed on Harmony Road, it is excluded because
of the practical separation due to the 80-foot buffer. The bonus is allowed only for
Lady Moon with no on-street parking but not Timberwood Drive which has on-street
parking.
If evaluated on a per lot basis, then the number of spaces on Lot Two, 76, exceeds 5 spaces per
1,000 square feet, 45, by an excess of 31 spaces. But, for the center as a whole, (Lots 2- 6) the
maximum allowable number of spaces for the center is 408 and the number shown on approved
and pending development plans is 410, an excess of only two spaces.
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Lot Status Use 5qFt
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1 Vacant
2 Proposed �� XiIJ 9,OU0 18 45 0 45 76 +31
3 Approved RetaiU g�00 16 40 � 40 4G +6
Mix
4 Approved RetaiU 17,600 35 88 1� 105 113 +8
Mix
5 Approved Medical �5.000 50 �4'S� — 112 110 -2
Office 112
� 6 Approved Hotel 106 0 5/Room 1.0/Room _ 106 65 -41
Rooms 53 106
I 7 Vacant — — — — — —
391 408 410 +2
The table indicates that while the number of spaces for the three the mixed-use retail and
restaurant buildings (Lots 2, 3 and 4) exceeds the allowable maximum, for the Hotel (Lot 6), the
number is well below the allowable maximum.
For Lots 2, 3 and 4, the applicant has indicated that with existing and potential leases, there is
approximately 22,560 square feet allocated to restaurants. As noted, under the Shopping Center
category, this amount of square footage is conservatively assigned a range of no less than
2/1,000 and no more than 5/1,000 which yields a total of 112 spaces. For restaurants, however,
these ratios increase.
Min T�lax
2l100a 5/1000
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20% Atlowable I Approv�d! Q
Bonus TTL Max Pruvided
For parking purposes, there are two different Restaurant categories as opposed to Shopping
Cenfer.
Min.
Max.
Max Yield
Shopping Center 2/1,000 sq,ft.
Fast Food Rest 7/1,000 sq.ft.
Standard Rest. 5/1,000 sq. ft
5/1,000 sq.ft.
15/1,000 sq. ft.
10/1,000 sq. ft.
112
338
225
The more practical approach is to use the Standard Restaurant category. Using this category, ii
is interesting to note that the maximum Shopping Center ratio equals the minimum Standard
Restaurant ratio of 5/1,000. But the maximum allowable ratio for Standard Restaurant is double
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at 10/1,000. The allowable maximum ratio of 10/1,000 square feet would double the permissible •
parking from 112 to 225.
The conservative Shopping Centerapproach allows a maximum of 408 spaces. The shopping
center, with Lot 2, indicates 410 spaces. This slight discrepancy is not a concern due to the
proposed mix of restaurants. If the square footage for the standard restaurants (22,560 square
feet) had been factored in the maximum allowable ratio (10/1,000), then the overall maximum for
the center would increase from 408 (plus 112) to 520.
Given the anticipated mix of restaurants, and future development of Lots 1 and 7, Staff is
comfortable with the number of parking spaces on both Lot 2(76) and the overall center as it has
been approved to date (410).
Secfion 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.
J. Secfion 3.5.1(B)(C)(E)(F) — Building and Project Compatibilify
The two mixed-use buildings approved on Lots 3 and 4 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 one-story, multi-tenant buildings that are
aligned along the Harmony Road 80-foot buffer, so too will be the proposed building on Lot 2.
The new building will share the following characteristics with existing (under construction) •
buildings on Lots 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'h" from face of masonry;
• Field: hard coat stucco, linen white;
• Top: metal panel, slate gray;
• Faux wood lap siding with 6" exposure;
• Supporting accent columns and overhangs, slate gray;
� Storefront windows and doors.
With such high degree compatibility with Lots 3 and 4, the proposed building complies with the
standard.
K. Section 3.5.3(B)(2) — Orientation to Build-to Lines for Streetfront Buildings
The proposed building aligns with the buildings on Lots 3 and 4. As such, Harmony Road is not
factored into this standard due to the more specific requirement for the 80-foot buffer.
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.
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• The following infrastructure improvements will be 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. Neighborhood Information Meeting:
A neighborhood information meeting was held on November 18, 2015 for the entire center. A summary
is attached. Briefly, the primary issues that were raised relate to traffic and the overall quality of the
• center and are summarized as follows:
A. Traffic Conflicts on Lady Moon with Banner Health Hospital:
In response, there will be no conflicts with Banner Health due to the existing median in Lady Moon
Drive. This median restricts our east-west driveway to right-in/right-out only. Full turning
movements will be allowed at the intersection of Lady Moon Drive and Timberwood Drive.
B. Lighting Spillover and Excessive Illumination with Hotel:
In response, the hotel would be in a future phase and is not a firm prospect at this point. Lighting is
regulated by the Land Use Code to be fully shielded and down directional.
C. Excessive Signage:
In response, all signage is regulated by the City's Sign Code.
D. Drive-Through Restaurants:
In response, only standard ("sit-down") and fast food ("carry-out") restaurants are allowed in the
Harmony Corridor zone district.
E. Architecture:
• In response, the theme of the architecture will be derived from the existing buildings in the vicinity,
primarily Banner Health Hospital and Fuse Office Building. The overall theme will be contemporary
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with an emphasis on horizontal components. Entrances will be highlighted by overhangs, supporting •
columns, and storefront glass.
F. Phasing:
Tract S is 24.71 acres and will be developed in phases as the market demand requires. Future
development is expected to be oriented toward a mix of primary and secondary uses. The hospital
is estimated to generate demand for convenience and business services and "quick-serve"
restaurants for employees in the area.
7. 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 mixed-use,
multi-tenant building, Lot 2 is a secondary 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 Two, P.D.P., #170004, based on the Findings of Fact as presented in this staff report.
ATTACHMENTS
1. Planning Objectives (PDF)
2. Harmony Tech Park Overall Plan (PDF)
3. Harmony Commons Lot 2 Rendering (PDF)
4. Site Plan (PDF)
5. Architectural Perspective-Elevations (PDF)
6. Lighting Plan (PDF)
7. Harmony Tech Park Retail Neighborhood Meeting Summary (DOCX)
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