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Home My WebLink AboutBANK ONE FORT COLLINS AT MIRAMONT OFFICE PARK - PDP - 54-87AR - REPORTS - RECOMMENDATION/REPORTC� ITEM NO. MEE"I'[NG DATEJ`UL��_, STAFF 7'Ei0 � FPA � City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: APPLICANT: OWNER: Bank One Fort Collins at Miramont Park, P.D.P., #54-87AR Bank One Colorado, N.A. C/o Ms. Joyce Jilek C.L.C. Associates, Inc. 8480 E. Orchard Road, Suite 2000 Greenwood Village, CO 801ll Mr. Jim Ransco Bank One Colorado, N.A. 1125 Seventeenth Street, Suite 200 Denver, CO 80202 PROJECT DESCRIPTION: This is a request for a 4,013 square foot, one-story bank located at the southwest corner of East Harmony Road and Boardwalk Drive. The bank includes four drive-through lanes. The site is 1.8 acres in size. The parcel is bounded by Harmony Road on the north, Boardwalk Drive on the east, Miramont Office Park on the south and the Front Range Baptist Church on the west. The site is zoned H-C, Harmony Corridor. RECOMMENDATION: EXECUTIVE SUMMARY: Approval The land use, financial services, is permitted in the Harmony Corridor zone district subject to Administrative Review. The P.D.P. complies with the Land Use and Development Standards of the Harmony Corridor zone district. The P.D.P. complies with the applicable General Development Standards. � COMMUNITY PLANNING AND ENVIROIV'.�1ENTAL SERVICES 287 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPAPTh1EI�T � Bank One Colorado, N.A, Project Development Plan, #54-87AR July 17, 2002 Administrative Hearing Page 2 COMMENTS: Back�round: The surrounding zoning and land uses are as follows: • N: M-M-N; Existing Convenience Store and Apartments (7-Eleven and The Pier) S: H-C; Existing Offices (Miramont Office Park) E: H-C; Existing Regional Shopping Center (Harmony Market — Red Robin Restaurant) W: H-C; Existing Church (Front Range Baptist Church) The parcel is a portion of a larger annexation approved in 1980. In 1987, the parcel was included in the original Oak-Cottonwood Farm Overall Development Plan. In 1994, the original Bank One at Harmony Market P.U.D. was approved. This project consisted of a 3,600 square foot bank and an 11,000 square foot, two-story retailloffice building. This project subsequently expired. 2. Compliance with Oak-Cottonwood Farm O.D.P.: As mentioned, the 270-acre Oak-Cottonwood Farm O.D.P. was initially approved in 1987. This O.D.P. has been amended three times (1989, 1992 and 1997). At the time of the original, and with all subsequent amendments, the parcel has consistently been designated "office/retail." Therefore, the proposed land use is consistent with the O.D.P. Compliance with the Harmony Corridor Zone District: A. Land Use The proposed land use, financial services, is a permitted land use in the H-C zone, subject to administrative review. B. Land Use Standards (1) Section 4.21(D)(1) — Harmony Corridor Land Use Standards The parcel is located within a designated Mixed-Use Activity Center. The Harmony Corridor Plan describes "Finance, Insurance and Real Estate Services" as a primary permitted use in such centers. • Bank One Colorado, N.A, Project Development Plan, #54-87AR July 17, 2002 Administrative Hearing Page 3 C. Development Standards • (1.) Section 4.21(E)(1) — Harmoriy Corridor Development Standards The P.D.P. complies with development standards of the Harmony Corridar. It is important to note that the 80-buffer along Harmony Road applies only to parcels east of Boardwalk Drive. (2.) Sectiosi 4.21(E)(2) — Site Design The P.D.P. provides for private street access to the abutting church property to the west. In addition, as an off-site improvement, the P.D.P. provides for a public sidewalk along Harmony Road for 300 feet along the northern edge of the church property. These two improvements contribute to an integrated pattern of streets and outdoor spaces. 4. Compliance with General Development Standards: A. Section 3.2.1(C)(D) — Landscaping and Tree Protectiori The P.D.P. provides full tree stocking and foundation shrubs around the entire site. Street trees are provided along both Harmony and Boardwalk. B. Sectiora 3.2.1(E)(1) — Buffering Betweera Ifzcompatible Uses and Activities The site borders a large church/private school campus. The area of the campus next to the subject parcel is characterized by open space and athletic fields. For all but 42 feet of the 374 feet of shared property line, the P.D.P. provides a 25- foot wide landscape buffer from the bank's drive-through lane. Within the 42- foot strip, the landscape buffer is reduced to five feet. For cc7mparison, the Miramont Office Park to the south provides a five to six foot wide landscape buffer from two office buildings. Overall, the setback and landscaping on the west property line combine to mitigate any conflicts reasonably anticipated to exist between the church campus and the bank. C. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping The parking lot is screened from Boardwalk Drive and the church campus by combination of trees and shrubs. \J Bank One Colorado, N.A, Project Development Plan, #54-87AR July 17, 2002 Administrative Hearing Page 4 • D. Section 3.2.1(E)(S) — Parking Lot Interior Landscaping The parking lot exceeds 6°Io interior landscaping in the form of islands which exceed the required minimum for lots with less than 100 spaces. E. Sectio�i 3.2.2(B) — Access Circulation and Parking Harmony Road is classified as a major arterial and Boardwalk Drive is an existing collector street. There will be no access on Harmony Road. The private drive access intersects with Boardwalk in alignment with the existing private drive serving the Harmony Market Shopping Center. Sidewalks will be constructed along both public street frontages. In addition, a sidewalk is provided on the north side of the private access drive and extended to the west property line. This wil] provide excellent pedestrian access to any future redevelopment of the church property. F. Section 3.2.2(K)(2) — Parking Lots — Mctxi.muf�z Number of Spaces The banks contain 4,013 square feet. The maximum number of spaces allowed is 3.5 spaces per thousand square feet, or 14 spaces. The P.D.P. provides 26 spaces. The 26 parking spaces are allowed under the Altenzative Compliance provision contained within the standard. In reviewing this provision, staff finds that the proposed alternative plan accomplishes the purpose of the standard equally well than would a plan which complies with the standard in the following manner: The P.D.P. provides for a five-foot wide sidewalk along the south edge of the site that will connect any future redevelopment of the church campus to the Miramont Office Park and Boardwalk Drive. The installation of this sidewalk is above and beyond the standard for connectivity. 2. The P.D.P. provides for additional street right-of-way along Boardwalk Drive for a future potential northbound double left turn lane. This dedication is above and beyond the standard for a collector street. 3. The P.D.P. provides a generous landscape treatment of the stormwater detention pond. The number of trees in this area exceeds the standard by eleven. . Bank One Colorado, N.A, Project Development Plan, #54-87AR July 17, 2002 Administrative Hearing Page 5 u 4. The P.D.P. provides a plaza area by the entrance that is enhanced with benches and pedestrian-scaled lighting ballards. This treatment exceeds the connecting walkway standard. G. Sectiorz 3.5.1(C)(E)(F) — Building Project and Compatibility The new bank will be an attractive addition to the Harmony Road Corridor and the Harmony Market regional shopping center. The height, scale, roof form, building materials, and building color achieve a high level of quality that matches the level of quality generally associated with surrounding area. H. Section 3.5.3(B)(1)(2) — Relationship of Buildings to Streets, Walkways a�ad Parking The entrance is connected to the sidewalk along Boardwalk by a pedestrian plaza that is 20 feet wide. The build-to line standard is 15 feet. The building along Boardwalk is curved and is set back from the property line by an average of 12.7 feet. The setback along Harmony Road must be between 10 and 25 feet. An exception is allowed in order to continue established drainage channels and easements. The building is setback 36 feet primarily to allow the continuation of a storm sewer with proper horizontal separation from other existing utilities. Sectiort 3._5.3(C)(D) — Variatiori irz Massing and Character and Image The bank and drive-through canopy provide architectural variety by the use of projecting elements, covered entrance and different materials. The curved entrance feature along Boardwalk is distinctive. The roof is pitched. The facades are articulated and there are windows on all sides. With a variety of masonry materials, windows and doors there is a recognizable base, middle and top. 5. Finding of Fact/Conclusion: In evaluating the request for Bank One of Fort Collins P.D.P., Staff makes the following findings of fact: A. The land use, financial services, is permitted in the Harmony Corridor zone district as an Administrative Review. B. The P.D.P. complies with the Land Use and Development Standards of the Harmony Corridor zone district. � Bank One Colorado, N.A, Project Development Plan, #54-87AR July 17, 2002 Administrative Hearing Page 6 � C. The P.D.P. complies with the applicable General Development Standards. RECOMMENDATION: Staff recommends approval of Bank One of Fort Collins P.D.P., #54-87AR. ! • #54-87AR Bank One at Miramont �ffice Par PD P Ty p e I( LU C) 1"= 600� VICINITY MAP 03/05/02