HomeMy WebLinkAboutWILMARC MEDICAL - PDP - PDP160033 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (11)WilMarc Medical
Concept Plan
Agenda Item
With these improvements in place, no further infrastructure improvements are needed for the WilMarc Medical
project to meet the City's standards.
The addendum also reviewed the potential for signalization at HTP and Harmony, and the development is not
pursuing signalization at this time.
7. Neighborhood Meeting:
A neighborhood meeting was held for the proposed project on November 17, 2016. During the meeting timeframe,
nobody from the public attended this meeting, so no meeting summary was developed.
8. Findings of Fact/Conclusion:
In evaluating the request for the WilMarc Medical P.D.P, Staff makes the following findings of fact:
C. The P.D.P. complies with the Harmony Corridor Plan and the Harmony Corridor Standards and Guidelines.
D. The P.D.P. complies with the Harmony Technology Park, Seventh Amendment Overall Development Plan.
C. The P.D.P. complies with process located in Division 2.2 - Common Development Review Procedures for
Development Applications of Article 2 - Administration.
D. The proposed land uses, Office, and Light Industrial, are permitted land uses in the Harmony Corridor (H-
C) zone, subject to Planning and Zoning Board review (based on size of building).
E. The P.D.P. complies with the applicable criteria of the H-C zone district standards of Article Four.
F. The P.D.P. complies with the applicable General Development Standards of Article Three.
9. Recommendation:
Staff recommends that the Planning and Zoning Board approve the WilMarc Medical P.D.P. #160033, based on
the Findings of Fact found in the staff report.
ATTACHMENTS
1. Planning Objectives (PDF)
2. Plat(PDF)
3. Site Plan (PDF)
4. Landscape Plans (PDF)
5. Lighting Plan (PDF)
6. Building Elevations (PDF)
7. Traffic Impact Study(PDF)
8. Traffic Impact Study - Addendum (PDF)
9. Ecological Characterization Study (PDF)
10. Harmony Technology Park ODP (PDF)
11. Letter of Intent (PDF)
Item # 6 Page 8
Agenda Item
This proposed project is surrounded by vacant land within the larger Harmony Technology Park (HTP), compatible
and complementary with existing light industrial businesses to the west and east, and along Harmony Road to the
north.
The proposed building reflects similar architectural exterior fagade treatments as other development projects in
HTP, including mass, scale, materials and building height. Exterior building materials include precast concrete,
composite metal wall panels, and brick veneer.
The proposed building and site plan locates truck loading, and trash collection enclosures to the side and rear of
the building and away from the public street, as required in Section 3.5.1 (l). These facilities are screened from
adjacent sites through such means as walls, enclosures, and interior and perimeter landscape plantings.
J. Section 3.5.3 (B) (C) (D) (E) - Mixed -Use, Institutional, and Commercial Buildings
This standard requires architectural design that provides variation in massing and character and interest tailored
specifically to the site and its context, and orienting building entrances with direct pedestrian connections to the
street.
The proposed building maintains overall building orientation to Precision Drive and building entrances face and
open directly onto a connecting walkway to the street, without crossing a drive aisle or parking area. The proposed
main vehicular access to the site will utilize a primary entrance off of Precision Drive. The access drive will be 24'
wide to accommodate Poudre Fire Authority requirements for a fire lane, based on proposed building height below
30'. Employee parking spaces will be provided to the sides and rear of the proposed building. A truck loading dock
and trash enclosure are provided on the east side of the building.
The proposed design of the building includes building wall articulation and fagade treatments utilizing changes in
plane, and variation of building materials, texture and color. These building treatments provide a distinctive fagade
base and top that accentuates the entrances facing the street and ground plane. Other side and rear facades
differentiate base and top treatments with parapets, window alignment, walls and variation of building materials
and texture, and color.
K. Section 3.6.4 — Transportation Level of Service Requirements
This standard requires all development plans shall adequately provide vehicular, pedestrian and bicycle facilities
necessary to maintain the adopted transportation level of Service (LOS) standards, and provide a transportation
impact study.
A transportation impact study dated October, 2016, and a follow up addendum dated November 28, 2016 was
provided to City staff for review. These documents assessed the impacts of the WilMarc Medical site on the
street system in the vicinity of the proposed development in the short range (2021) future. They are a
continuation of the previously submitted, reviewed and approved TIS for Harmony Tech Park ODP.
Transportation improvements in this area that will be in place by the start of construction include:
• 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 Drive,
• Auxiliary turn lanes on Harmony Technology Parkway and Timberwood Drive at the new intersections,
and
• A southbound right turn lane from Lady Moon onto Timberwood.
Item # 6 Page 7
Agenda Item
This standard requires that a maximum number of standard parking spaces, based on the square footage of the
gross leasable area and of the occupancy of specified uses, not exceed 100 parking spaces. The project includes
49 standard off-street parking spaces, 47 overhang spaces, and 4 accessible spaces (100 total spaces).
E. Section 3.2.4 — Site Lighting
The Lighting Plan indicates that both pole and building mounted light fixtures will feature fully shielded and down -
directional luminaires. In addition, there will be no illumination exceeding 0.1 (one -tenth) foot-candle as measured
20 feet from the property line. The P.D.P. is in compliance with the lighting standards.
F. Section 3.2. 5 — Trash Enclosures
Trash enclosures are provided in sufficient quantity to serve the project. As required, enclosures will be properly
sized to accommodate both trash and recycling containers. Exterior materials will match the buildings.
G. Section 3.4.1 — Natural Habitats ad Features
The project site is within a known natural habitat or feature, which includes the existing un-named ditch that
intersects and parallels the property approximately 155 feet to the north. An Ecological Characterization Study
(ECS) Memorandum was prepared by Cedar Creek Associates, Inc. on June 29, 2016 for the project area. A
key question was determining the condition of the ditch for potential natural habitat value for a wildlife corridor
and extent of wetlands. The findings of the ECS show that the unnamed ditch does not serve as a wildlife
corridor. The ditch includes approximately 0.28 acres of wetlands, requiring a buffer range between 50 feet
and 100 feet, respectfully, for less than a third of an acre is size. The project property is 155 feet from the
ditch, beyond any potential buffer requirements.
Wildlife habitat value of most of the project area is very low because of past clearing of the site, dominance by
non-native and weedy grass and herbaceous species, and the surrounding roadway and developments. No
evidence of wetland hydrology, hydric soils, or wetland vegetation was found in the project area. Because of
the extent past land clearing and lack of native habitats on the project area, there are no suitable habitats for
any threatened, endangered, or sensitive species. The conclusions from the ECS show that no natural habitat
buffer zone extends onto property. Environmental Planning staff concurs with consultant that no natural habitat
buffer zone extends onto property.
H. Section 3.4.3 — Water Quality
This standard references the requirements set forth in the Stormwater Criteria Manual. The development is
required to meet the City's new Low Impact Development (LID) requirements which include 50% of the land area
draining through an infiltration device and 25% of all private parking and drive aisles be porous pavement.
Staff determined that the proposed project complies with the LID requirements, and 25% of the parking and drive
aisles are not required to be porous pavement, since the project meets the City's LID requirements by providing
two bio-retention basins on -site. These basins will treat greater than the minimum requirement of 75% of the site's
impervious area.
Drainage for the 100-year storm is being safely conveyed through the site to the regional detention pond
located in Tract A, part of the Harmony Technology Park overall development plan, where quantity detention
and water quality treatment will be provided for the entire site area. A letter of intent to authorize storm
drainage facilities from the project site to the regional detention area off -site is included in the list of
attachments to this report.
Section 3.5.1 — Building and Project Compatibility — Architectural Character
This standard requires that new developments adjacent to existing developed areas shall be compatible with the
established architectural character by using a design that is complementary.
Item # 6 Page 6
Agenda Item
E. Building Design — Section 4.26(E)(3)(a) To the extent reasonably feasible, industrial buildings shall
provide a primary entrance that faces and opens directly onto the abutting street sidewalk or a walkway,
plaza or courtyard that has direct linkage to the street sidewalk without requiring pedestrians to cross any
intervening driveways or parking lots.
The proposed building and primary entrance face south. The direct connecting walkway from the main entrance to
Precision Drive is provided. The proposed building will have a secondary employee entrance facing north, with
direct sidewalk connection to Technology Parkway.
6. Compliance with Article Three - Applicable General Development Standards:
The P.D.P. is in compliance with all applicable General Development Standards with the following relevant
comments provided:
Division 3.2 — Site Planning and Design Standards
A. Section 3.2.1 (D) — Tree Planting Standards
These standards require full tree stocking and street trees included in landscape plan
The proposed landscape plan complies with the standard in that landscape areas are provided in adequate
numbers, locations, and dimensions to allow full tree stocking along all high use or high visibility sides of the
building per Section 3.2.1 (D)(1)(c). The proposed landscape plan provides deciduous shade trees in four varieties
within the parkway along Precision Drive and Technology Parkway and spaced at intervals ranging between 30
and 40 feet in compliance with the standard in Section 3.2.1(D)(2)(a).
B. Section 3.2.1(E) — Interior and Parking Lot Perimeter Landscaping
This standard requires perimeter parking areas that are screened from the street and abutting uses by providing
sufficient ground plane and tree canopy plantings to screen at least 75% of the light from headlights, to a minimum
height of 30" for at least 70% of the length of the parking area along the street.
The landscape plan complies with the landscape standards for perimeter, building foundation, and interior parking -
island planting.
C. Section 3.2.2 (C) — Development Standards
This standard requires, to the maximum extent feasible, separation of pedestrians and vehicles, direct pedestrian
connections to street, and provides bicycle facilities.
The proposed project maintains building orientation with primary entrance fronting Precision Drive, and secondary
employee entrance facing north with entrances that face and open directly to walkways that connect to public
sidewalks along the street. Pedestrian and bicycle movement and access on site are separate from vehicle and
truck drive aisles and parking, loading areas. The project includes 8 bicycle parking spaces (2 fixed racks, and 6
enclosed), in compliance with Section 3.2.2 (C) (4).
The Harmony Technology Park O.D.P. includes a north -south segment of a pedestrian and bicycle trail system that
ultimately connects the Harmony Road sidewalk south to Rock Creek Drive and southeast to Lady Moon Drive.
This trail alignment is located just east of the project on Harmony Tech. Park property owned by MAV
Development. A sidewalk connection to this trail is included on the project plans, in compliance with Section 3.2.2
(C) (6).
D. Section 3.2.2 (K) (2) Nonresidential Parking Requirements
Item # 6 Page 5
Agenda Item
The Harmony Corridor Plan, first adopted in 1991 and last amended in 2006, provides the policy guidance for land
use in the area. H-C Harmony Corridor zoning then implements the policy guidance. Within the H-C zone, much
of the land has the designation of Basic Industrial Non -Retail Employment Activity Center (BINREAC).
The proposed P.D.P. is in compliance with the Harmony Corridor Plan. The proposed project includes a mixed -use
building with offices and light manufacturing warehouse space as a primary use.
4. Compliance with the Harmony Technology Park, Seventh Amendment Overall Development Plan:
By being located within the BINREAC, and zoned H-C, the Overall Development Plan designates this property as
100% Primary use. The proposed project includes a mixed -use building that contains a combination of office and
light industrial warehouse uses, as permitted primary uses. The project, therefore, complies with the approved
Overall Development Plan.
5. Compliance with Article 4.26 - Harmonv Corridor (H-C) District Standards:
Staff finds that the project complies with all applicable Article 4 standards. Following are some key examples
A)
Purpose: The Harmony Corridor District is intended to implement the design concepts and land use
vision of the Harmony Corridor Plan - that of creating an attractive and complete mixed -use
area with a major employment base.
The proposed project is consistent with the stated purpose of the zone district, representing a primary use
located in an existing employment park, which provides a campus -like setting, with platted lots, streets,
sidewalks, and infrastructure already in place.
B) Permitted Land Uses - Section 4.26 (B) (2) (d) 2
The Proposed project includes offices and light industrial uses, which are a permitted use in the Harmony Corridor
zone, subject to Type I Administrative Review. However, the proposed P.D.P. includes a structure greater than
80,000 square feet in gross leasable area, making it subject to a Planning and Zoning Board Review.
C) Land Use Standards — Section 4.26(D)(1) All development in the H-C Harmony Corridor District shall also
comply with the Harmony Corridor design standards as adopted by the city and the following specific
standards to the extent that such standards apply to the property proposed for development.
The proposed project complies with the applicable Harmony Corridor Design Standards, included in the LUC.
Land Use/Dimensional Standards — Section 4.26 (D) (3) (a) Maximum height for all nonresidential
buildings, including those containing mixed -use dwelling units, shall be six (6) stories.
The proposed single story building height is 36feet.
Land Use Standards — Section 4.26 (D) (3) (b) All new structures greater than eighty thousand
(80, 000) square feet in gross leasable area shall be subject to Planning and Zoning Board review.
The proposed building includes a total gross leasable area of approximately 92,875 square feet, subject to
Planning and Zoning Board review.
D. Development Standards — Section 4.26(E)(2)(c) All commercial/retail and industrial uses, except for
off-street parking and loading, shall be conducted or carried out entirely within completely enclosed
buildings or structures.
The proposed building does not include any outdoor storage.
Item # 6 Page 4
Agenda Item
The surrounding zoning and land uses are as follows:
Direction
Zone District
Existing Land Use
North
Harmony Corridor (H-C)
Vacant land, Lot E, Harmony Tech. Park,
Seventh Amendment
South
Harmony Corridor (H-C)
Precision Drive, Numerica Office and
Warehouse (Lot 4) and Rodell Office and
(Lot 2) HTP
East
Harmony Corridor (H-C)
Vacant and Brinkman Office Building, HTP
West
Harmony Corridor (H-C)
Vacant Land, Intel (Tract A), and Main
Street Health and Wellness Offices
2. Zoning Context of the Surrounding Area:
Zoning History (most recent to past)
The property including Parcels 1 and 2 are part of the Harmony Technology Park, Second Filing (2001), last
amended in 2014 as part of the Seventh Amendment to the ODP. The governing O.D.P. is the Seventh
Amendment approved in 2014 and encompasses 270 acres among several property owners.
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.
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 1997, the following annexations occurred in 2000: Kendall -Harmony Annexation, and the Johnson -
Harmony Annexation. These annexations triggered cooperation among various land owners which created the
Harmony Tech. Park, First Amended O.D.P. (267 acres) — September, 2000
The property was annexed in 1994 as part of the 155-acre Harmony Farm Annexation and zoned Harmony
Corridor (HC) District.
The following projects have been approved in the Harmony Technology Park:
Project Name
Applicant/Use
Year
Site acres
H.T.P. 15Filing
Celestica/Intel
1998
34.4
H.T.P. 2 no Filing
H-P South Campus
2001
60.14
Brookfield Townhomes
Chateau Development
2002
42.39
H.T.P. 3 ra Filing
Custom Blending
2008
5.01
Presidio Apartments
Multi -Family
2011
11.83
H.T.P.3` Filing
Numerica
2012
4.90
Milestone Apartments
Multi -Family
2013
10.20
Banner Health
Hospital
2013
27.95
H.T.P. 4 InFiling
Fuse Office
2014
1.62
Main Street Health
Long Term Care
2015
7.5
Windsong
Long Term Care
2016
3.34
Eye Center/No. Colorado
Medical Office
20,16
4.16
Harmony Commons Lots 3-5
Mixed -Use Comm/Office
2016
9.1
3. Harmony Corridor Plan:
Item # 6 Page 3
Agenda Item
COMMENTS:
Background:
Project Vicinity Map
1 inch = 700 feet
WilMarc Medical
Item # 6 Page 2
Agenda Item
PROJECT NAME
WILMARC MEDICAL PDP #160033
STAFF
Pete Wray, Senior City Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request to develop of a mixed -use building to include approximately
13,992 square feet of office and 78,883 square feet of light manufacturing and
warehouse, with 100 parking spaces on approximately 5 acres of vacant land,
located at the Northeast corner of Technology Parkway and Precision Drive (parcel
#8604209002). Primary access to this site will be from Precision Drive, with
secondary access from Technology Parkway. The site is located in the Harmony
Corridor (HC) zone district.
APPLICANT: Shelley La Mastra
Russell Mills Studios
141 S. College Ave, Suite 104
Fort Collins, CO 80524
OWNER: WilMarc Medical
224 Canyon Ave
Fort Collins, CO 80521
RECOMMENDATION: Approval.
EXECUTIVE SUMMARY
The WilMarc Medical Project Development Plan (P.D.P.) complies with the applicable requirements of the City of
Fort Collins Land Use Code (LUC), more specifically:
A. The P.D.P. complies with the Harmony Corridor Plan and the Harmony Corridor Standards and Guidelines.
B. The P.D.P. complies with the Harmony Technology Park, Seventh Amendment Overall Development Plan.
C. The P.D.P. complies with process located in Division 2.2 - Common Development Review Procedures for
Development Applications of Article 2 - Administration.
D. The proposed land uses, Office, and Light Industrial, are permitted land uses in the Harmony Corridor (H-
C) zone, subject to Planning and Zoning Board review (based on size of building).
E. The P.D.P. complies with the applicable criteria of the H-C zone district standards of Article Four.
F. The P.D.P. complies with the applicable General Development Standards of Article Three.
Item # 6 Page 1