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HomeMy WebLinkAboutGEICO OFFICE BUILDING - PDP - PDP130039 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESPage 1 December 23, 2013 Geico Office Building Statement of Planning Objectives This proposal is for a new office building to be located at 2024 East Harmony Road. Currently, there are two lots (2016 and 2024), which will be platted with into one lot with this PDP. Uses surrounding the property consist of the following: South: Harmony Village Shopping Center, Zoned HC West: Harmony Wellness Center, Zoned HC North: Harmony Half Acres Subdivision, Zoned UE East: Harmony School Shops, Zoned HC The proposed building will contain approximately 7,029 sq. ft. of office space and is two stories in height. Main access to the site will utilize an existing (right-in /right-out only) entrance off of Harmony Road, which currently serves the Forever Young hair salon. Due to the amount of traffic and proximity to Timberline Road, there will be a new right-out only curb cut located approximately 35 feet east of the existing driveway. 27 parking spaces will be provided for employees and visitors, 11 of which are compact spaces. The .548-acre site is in the H-C zoning district. The area surrounding the Geico office building contains a mix of single-family homes, retail, shopping centers, and medical uses. The site is ideal for this type of use as it provides a high-quality building in an underutilized vacant infill site in Fort Collins. The proposed project is located within walking and biking distance to neighborhoods, restaurants, and shopping centers. There is an existing transit stop on Harmony Road in front of the site. (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: The Geico Office Building meets the following applicable City Plan Principles and Policies: Economic Health Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.1 –Prioritize Targeted Redevelopment Areas Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment By building a new office building, Geico will continue to promote and sustain their local business thereby further enhancing the economic health of Fort Page 2 Collins. This represents business retention for a business that is successful in Fort Collins. Environmental Health Principle ENV 19: The City will pursue opportunities to protect and restore the natural function of the community’s urban watersheds and streams as a key component of minimizing flood risk, reducing urban runoff pollution, and improving the ecological health of urban streams. Policy ENV 19.2 – Pursue Low Impact Development The project is implementing LID by incorporating grass swales and pervious pavement, which will treat runoff from the new building. Community and Neighborhood Livability Principle LIV 38: Employment Districts will be the major employment centers in the community, and will also include a variety of complementary uses to meet the needs of employees. By design, they will be accessible to the City’s multimodal transportation system and encourage walking, bicycling, car and van pooling, and transit use. Policy LIV 38.1 – Mix of Uses Policy LIV 38.3 – Land Use Transitions Policy LIV 38.5 – Coordinate District Design Policy LIV 38.7 – Address Parking Policy LIV 38.8 – Provide Walkways and Bikeways The proposed office building is a primary use located in a targeted activity center. The area surrounding the site contains a mix of residential, institutional, employment, office and retail. The visual impacts of the parking lot have been reduced by placing the parking to the side of the building and enhancing with landscaping. Transportation Principle T 9: Enhanced Travel Corridors will contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Policy T 9.1 – Locating Enhanced Travel Corridors Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 – Transit Stops Policy T 10.6 – High Frequency Transit Service Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities Page 3 The location of this building and its proximity to Harmony and Timberline Roads will promote and support the idea of a predominance of the daily trips of the employees of this project utilizing alternative modes of transportation (walking/biking) or public transportation. The on-street bike lanes will help to encourage safe cycling. Both Harmony and Timberline Roads are designated as enhanced travel corridors and there is an existing Transfort stop on Harmony in front of the site. (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. The site is adjacent to the Dixon Canyon Lateral irrigation ditch. There was an Ecological Characterization Report prepared and submitted to the City. We will determine the best way to treat the natural buffer zone during the review process. (iii) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. The project will be owned by Steve Allen LLC. All maintenance for common areas, landscape, trash removal, stormwater infrastructure, and snow removal shall be performed by the property owner. (iv) Estimate of number of employees for business, commercial, and industrial uses. The number of employees is estimated to be approximately 10-15. (v) Description of rationale behind the assumptions and choices made by the applicant. Our assumptions are based on the following rationale for the proposed office use: Office Building – The motivation behind the new building was to relocate an existing insurance agency to a new building as well as provide Class A office space for lease. The site has been an eyesore for a number of years, so the improvements will create an attractive corner presence at the intersection of two busy streets. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. At this time the project is not proposing any variance from any City of Fort Collins criteria. See above for applicable criteria. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. Page 4 The site is adjacent to the Dixon Canyon Lateral irrigation ditch. There was an Ecological Characterization Report prepared and submitted to the City. We will determine the best way to treat the natural buffer zone during the review process. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. There was no neighborhood meeting. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The project is called Geico Office Building. The project was referred to as 2024 Harmony Road – Insurance Office at Conceptual Review.