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Home My WebLink AboutCOMFORT DENTAL - PDP - 19-02 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSTar •- ( c li • t •• • J p 4/ '■sf L �t•'r 1 ♦ `� ..w L J � :. r. -.- \., i � FY � ' L..L• 1 - r y it Al t %�y( L LANDINGS PT1 �a ❑p ap HC Harmony Center Home Depot SITE AONY RD - O HC PFA 5 5 (/ W #19-02 Comfort Dental PDP Type I (LUC) ►W M1 4/11/02 N 1 inch : 600 feet MMN G: Section 3.5. 1 (C)(E)(F) — Building Project and Compatibility The new building will be one-story with sloped roofs, brick and synthetic stucco walls and a standing seam metal roof. The height will be'less than 25 feet. The basement will be restricted to accessory and storage uses, not medical offices. H. Section 3.5.3(B)(1)(2) — Relationship of Buildings to Streets, Walkways and Parking The building entrance faces northeast and is tied to the sidewalk along Harmony with a direct connecting walkway. There is no intervening parking lot or drive aisle between the building and Harmony Road. I. Section 3.5.3(C)(D) — Variation in Massing and Character and Image The roof features two distinct slopes. There is sufficient variation in form, materials and colors for a relatively small building to satisfy the standard. 5. Finding of Fact/Conclusion: In evaluating the request for Comfort Dental P.D.P., Staff makes the following findings of fact: A. The land use, professional medical office, 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 Plan and H-C zone district. C. The P.D.P. complies with the applicable General Development Standards. RECOMMENDATION: Staff recommends approval of Comfort Dental P.D.P., #19-02. 4. General Development Standards: The P.D.P. complies with the following applicable development standards of Article Three: A. Section 3.2.1(C)(D) — Landscaping and Tree Protection The P.D.P. provides full tree stocking and foundation shrubs around the entire site. Street trees are provided along Harmony. B. Section 3.2.1(E)(1) — Buffering Between Incompatible Uses and Activities The site borders a large -lot County subdivision to the south. The separation will be provided by an existing six foot solid wood fence. C. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping The parking lot is screened from Harmony Road by two clusters of trees. A future connection to the east is preserved by an access easement. D. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping The parking lot exceeds 6% interior landscaping in the form of islands which exceed the required minimum for lots with less than 100 spaces. E. Section 3.2.2(B) — Access Circulation and Parking Harmony Road is classified as a major arterial street. There will be only one point of access on Harmony Road in accordance with the Harmony Road Access Management Plan. A sidewalk will be constructed along Harmony along the subject property frontage as well as an off -site extension to Hogan Drive via an access easement In addition a future vehicular private access drive is planned to �l t .a. :�.f;..,, �% tYl i;..lw. f.y • ... r :r:. .._:jl ytro '. 1e::''d• .. J �'fr24Z)ii }•;�+, Ind.. �,.w.l,l �t)1`1�i: `. rd, 1. ,.'YT.{.: :i•;b.(d tr. Sl';"}i. W i-*,fi.4,..,...!0 SttTtJtL s.k L1;.L.,Ti. {4:laa•.,a::.X6' i,' _71.L!8':.61�i !�..r a �. '� `Jk ....�: �•i':i 5![}.+r�l; :!�11jij{�{ l lit J. COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: H-C; Existing Regional Shopping Center (Harmony Center) S: FA (County); Existing Residential (Fairway Estates) E: FA (County); Existing Fire Station (P.F.A. #5) W: H-C; Vacant The parcel was originally platted in the County as part of the Fairway Estates subdivision. In 1981, the property was annexed into the City. Since 1981, there have been several zonings on the property with the most recent being H-C, Harmony Corridor. 2. Harmony Corridor Plan: The property is included in the Harmony Corridor plan and designated as "Basic Industrial Non Retail Employment Activity Center." The parcel is small as are the two neighboring properties to the west. Together the three parcels have been granted some relief from the Harmony Corridor land use designation and allowed to have secondary uses without the benefit of any primary uses or a business park. The proposed land use, professional office, is a primary use in the Basic Industrial Non Retail Employment Activity Center. Thus the P.D.P. complies with the Harmony Corridor Plan. 3. Harmony Corridor Zone District: The P.D.P. complies with the following land use and development standards of the H-C zone district: A. A professional office is an Administrative Review. B. Section 4.21(E) — Harmony Corridor Development Standards The 80-foot setback, landscape berms and meandering sidewalk do not apply to. properties west of Boardwalk Drive. The sidewalk is eight feet and features a 15- foot wide parkway. With a 24-foot driveway, there remains only 180 feet to implement the overall landscape design envisioned for the Harmony Corridor. Despite this limitation, the street frontage features two Burr Oak and two White Swamp Oak in the parkway in order to comply with design intent to the maximum extent feasible. ITEM NO. MEETING DATE &-/A STAFF Tf.O JftEpALD City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Comfort Dental P.D.P. #19-02 APPLICANT: Comfort Dental C/o Mike Rudd Rudd and Associates 13050 W. 43`d Drive Golden, CO 80403 OWNER: Bink `M Company 9990 W. 26th Avenue, Suite 300 Lakewood, CO 80219 PROJECT DESCRIPTION: This is a request for P.D.P. for a professional medical office building for Comfort Dental. The project consists of a 4,320 square foot building located on .66 acre. The building is one-story in height. There will be 18 parking spaces. A provision for future cross -access with the adjacent fire station property has been secured by an easement. The property fronts on the south side of Harmony Road and is located directly west of the Poudre Fire Authority Station Number Five. The parcel is directly north of Fairway Estates residential subdivision. The zoning is H-C, Harmony Corridor. RECOMMENDATION: Approval EXECUTIVE SUMMARY: Comfort Dental P.D.P. is considered to be a professional medical office and is permitted in the Harmony Corridor zone district as an Administrative Review. The P.D.P. complies with the Land Use and Development Standards of the Harmony Corridor Plan and H-C zone district. The P.D.P. complies with the applicable General Development Standards. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT