HomeMy WebLinkAboutINVERNESS INNOVATION PARK FIRST FILING (ROCKY MOUNTAIN INNOVATION INITIATIVE) - PDP - 30-09A - REPORTS - RECOMMENDATION/REPORTI
D. This Modification complies with the criteria of Section 2.8.2(H) in that:
(1.) The granting of the Modification would not be detrimental to the
public good.
(2.) The plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or
better than would a plan which complies with the standard for which
a modification is requested.
(3.) This is because the plan is significantly upgraded with site plan
elements that exceed the standards of the Land Use Code. These
elements include an outdoor gathering place between the two
buildings, a covered bike pavilion for 40 bikes, a solar roof over a
portion of the parking lot, a screen wall along Vine Drive to hide the
parked cars and a ten -foot wide walkway connecting Building One
to the public sidewalk along Vine Drive.
E. A neighborhood meeting was held in November of 2008 and there was no
opposition to the project.
RECOMMENDATION:
Staff recommends approval of the Modification of Standard to Section
3.5.3(B)(2). Staff also recommends approval of the Rocky Mountain Innovation
Initiative at Inverness Innovation Park, First Filing, P.D.P., #30-09A.
E. Staff Recommendation:
Staff finds that original intent of the standard, to establish an urban character in
new developments with street -facing buildings, does not become as critical a
design element in the redevelopment of an old industrial district. Staff, therefore
finds that:
• The granting of the Modification would not be detrimental to
the public good.
• The plan as submitted will promote the general purpose of
the standard for which the modification is requested equally
well or better than would a plan which complies with the
standard for which a modification is requested.
• The plan is significantly upgraded with site plan elements
that exceed the standards of the Land Use Code. These
elements include an outdoor gathering place between the
two buildings, a covered bike pavilion for 40 bikes, a solar
roof over a portion of the parking lot, a screen wall along
Vine Drive to hide the parked cars and a ten -foot wide
walkway connecting Building One to the public sidewalk
along Vine Drive.
6. Neighborhood Meeting:
A neighborhood meeting was held on November 6, 2008. Five citizens attended.
Due to the existing commercial and industrial character of the area, there are no
neighborhood compatibility issues associated with the P.D.P.
7. Findings of Fact/Conclusion:
In evaluating the request for RM12, Phase One, P.D.P., Staff makes the
following findings of fact:
A. The P.D.P. is located within the North College Corridor Plan, as
amended in 2007, and complies with the vision of the plan.
B. The P.D.P. complies with the applicable General Development
Standards with one exception.
C. A Modification of Standard is required for Section 3.5.3(B)(2) to allow
Building One to be setback a distance (82 to 93 feet) that exceeds the
build -to line (15 feet) along Vine Drive.
C. Applicant's Justification:
The applicant has provided a written request with two illustrations. One depicts a
plan that complies with the standard and the other a plan that demonstrates the
Modification. The applicant contends that the plan with the Modification is equal
to or better than a plan that complies with the standard for the following reasons:
(1.) With the Modification, a plaza and bike pavilion are located next to
the Lake Canal natural area. This relationship creates a desirable
ambiance for employees, visitors and public gatherings that would
otherwise not be possible.
(2.) With the Modification, the parking lot is located south of the building
allowing a solar roof to be placed over the parking lot. If the
parking lot were on the north side of the building, as required in
compliance with the standard, a solar roof over the parking lot
would not be feasible.
(3.) With the Modification, the building is placed as far away from the
railroad tracks, and its attendant noise, as possible. This provides
the maximum separation from noise intrusion that is important for
the type of activities associated with research and development and
laboratories.
(4.) The parking row along Vine Drive is screened by an architectural
screen wall.
D. Staff Evaluation
The site planning for RM12 makes a fundamental decision to place Building One
as close to the natural amenity afforded by the Lake Canal as possible versus
Vine Drive. The Vine Drive corridor, in this location, retains an industrial flair with
the railroad tracks, high -voltage overhead transmission line, natural gas pressure
regulator station and an incoherent mix of outdoor storage yards, enclosed mini -
storage and non-descript buildings in various stages of decline with gravel
parking lots. In essence, this project represents a brownfield redevelopment of a
fringe industrial area.
Further, Staff finds that there is no urban contextual pattern of building orientation
along the Vine Drive streetscape. The site plan demonstrates significant
upgrades that would otherwise not be provided as mitigation for not meeting the
build -to line.
L. Section 3.6.4 — Transportation Level of Service Requirements
East Vine Drive is classified as a minor arterial street and will provide full -
movement access to the site. The two driveway locations are designed to
align with future development to the south and east.
The Transportation Impact Study has been reviewed and evaluated by the
Traffic Operations and Transportation Planning Departments. The project
provides vehicular, pedestrian and bicycle facilities necessary to maintain
the adopted transportation Level of Service standards as contained in Part
II of the City of Fort Collins Multi -modal Transportation Level of Service
Manual.
The T.I.S. concludes that, with full development of the Inverness
Innovation Park, the future Level of Service at the key intersections will be
acceptable. The T.I.S. predicts that the completion of Redwood Street will
improve the operation at the intersection of Vine and Lemay. In fact, the
T.I.S. indicates that the City should consider reclassifying Vine Drive as a
collector roadway.
5. Request for Modification to Section 3.5.3(B)(2):
A. The standard at issue:
(B) Relationship of Buildings to Streets, Walkways and Parking.
(2) Orientation to Build -to Lines for Streetfront Buildings. Build -to
lines based on a consistent relationship of buildings to the street
sidewalk shall be established by development projects for new
buildings and, to the extent reasonably feasible, by development
projects for additions or modifications of existing buildings, in
order to form visually continuous, pedestrian -oriented streetfronts
with no vehicle use area between building faces and the street.
Accordingly, at least thirty (30) percent of the total length of the
building along the street shall be extended to the build -to line area.
Buildings shall be located no more than fifteen (15) feet from the
right-of-way of an adjoining street if the street is smaller than a full
arterial or has on -street parking.
B. Description of Modification:
Building One is setback from Vine Drive by 82 feet on the west and 93 feet on
the east due to the curvature of the road. Building Two complies with the
standard.
views, protect privacy and be compatible with the scale of the
neighborhood. Note that the maximum allowable height in the C-C-N
zone is five stories.
Access to Sunshine and Shading:
On December 22"d at 9:00 a.m., Building Two casts a shadow onto the
northeast corner of the Inverness Stock Farm property and both buildings
cast a shadow across the entire Lake Canal corridor onto the Old Town
North property. This shadow does not impact the house that may be
eligible for Landmark status. On December 22"d at 3:00 p.m., both
buildings cast a shadow across the entire Lake Canal corridor and onto
the Old Town North property. Where the shadows encroach onto Old
Town North, the area is designated as a 50-foot natural areas buffer for
the Josh Ames Ditch where no structures are permitted
The analysis also reveals that neither building will cast a shadow greater
than a shadow that would be cast by a 25-foot hypothetical wall located
along the property line between the hours of 9:00 a.m. and 3:00 p.m. on
December 22"d.
Views:
There are no views from public property that are impacted.
Light and Shadow:
There are no structures or public spaces that are impacted.
Privacy. -
There are no residences that are impacted.
Neighborhood Scale:
There are no existing three story buildings on North College or East Vine.
The only comparable structures are New Belgium Brewery's fermentation
tanks. The two proposed buildings are proportional in terms of height -to -
mass and length -to -mass. All elevations are articulated and varied. There
are no blank walls. The plaza between the buildings is pedestrian
oriented. The buildings, while setting anew trend for the neighborhood,
are sympathetic to the human scale and will set an enhanced standard for
quality for future projects or redevelopment in the area.
The stormwater detention pond is located on the south side of Vine Drive.
This pond is near the Coy Ditch, also classified as a wildlife movement
corridor. Since the pond is considered development, it is separated from
the Coy Ditch by 50 feet in compliance with the standard.
I. Section 3.4.7 — Historic and Cultural Resources
The Inverness Stock Farm adjoins the subject site to the west and
contains a two-story house that may be individually eligible for listing as a
Fort Collins Landmark. In compliance with the standard, the west
elevation of Building Two has been reduced in massing by stepping back
the third story. In addition, the southwest corner of the building has been
articulated with a notch allowing the massing to be more compatible with
the historic property.
J. Section 3.5. 1 (B) (C) (E) (F) — Building Project and Compatibility
The buildings contain multiple functions within a contemporary design.
The use of insulated corrugated metal panels recalls the historic industrial
character of area yet with a modern flair. Heavy timber accents over the
south -facing windows will act as shade structures. Synthetic stucco and
composite siding are provided for both horizontal and vertical relief. The
design borrows but does not replicate the contemporary industrial motif of
the nearby New Belgium Brewery and In -Situ buildings.
Both buildings include main entrances highlighted by a prominent
architectural feature. Building One includes a secondary entrance facing
the plaza.
Of particular note is the west elevation of Building Two where the third
floor is stepped back with respect to the historic Inverness Stock Farm.
There are no adjacent buildings upon which to evaluate compatibility.
With attractive street -facing elevations and a variety of materials, the
buildings satisfy the standard that where the existing architectural
character is not established, the architecture of new development shall set
an enhanced standard of quality for future projects.
K. Section 3.2.3(C)(D) — Access to Sunshine and 3.5.1(G) — Special
Height Review
Buildings One and Two achieve an overall height to the top of the parapet
of 49 and 51 feet respectively at the highest point. These standards
require that buildings over 40 feet in height be analyzed to ensure access
to sunshine and protection from adverse impacts associated with shading.
In addition, the architecture and site design are to be within the context of
the neighborhood and to protect access to sunlight, preserve desirable
D. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The parking lot exceeds 6% interior landscaping in the form of islands
which exceeds the required minimum for lots with less than 100 spaces.
E. Section 3.2.2(B) — Access Circulation and Parking
There is a ten foot wide, concrete walkway directly linking the front entry to
the public sidewalk. The two buildings are connected with a plaza and
walkways without having to cross a drive aisle.
F. Section 3.2.2(K)(2) — Parking Lots — Maximum Number of Spaces
Parking has been calculated under the general office category.
(According to the Transportation Impact Study, "general office" generates
more trips than 'research and development parks" and "business parks"
and, therefore, provides a more conservative estimate.)
Combined, the two buildings contain a total of 51,819 square feet. For the
general office category, there cannot be more than 3.00 spaces per 1,000
square feet, or 155 spaces. The plan provides 69 spaces thus complying
with the standard. A pavilion will provide covered parking for 40 bikes,
which significantly exceeds the required minimum.
G. Section 3.2.4 — Site Lighting
Parking lot pole lighting and wall -mounted sconces will feature down -
directional and full cut-off fixtures. House -side shields will be equipped on
the poles nearest the natural area. There are no foot-candles that exceed
the maximum allowable.
H. Section 3.4.1(E) — Establishment of Buffer Zones
Lake Canal.traverses the site from west to east along the entire northern
boundary. It is characterized by a dense, mature, riparian forest allowing
for wildlife movement. This ecological feature ranges in width from 60 feet
on the east to 77 feet on the west and will be preserved and enhanced by
removal of invasive species.
In compliance with the standard, a limit of disturbance line has been
established along the south edge of the Lake Canal. Both buildings and
parking will be set back at least ten feet from this line. This set back area
will be upgraded with native plants and groundcover. The buffer zone,
along with the additional plant material, will protect the ecological
character of the corridor from the impacts of the ongoing activity
associated with the development.
With specific regard to compliance with the Plan's standards and guidelines,
there are no new standards that have been added to the Land Use Code. The
Plan, however, emphasizes the need to upgrade building design so that a
distinct, positive overall character is achieved that will improve public perception
of the corridor.
The P.D.P. fulfills the vision of the North College Corridor Plan. The site is one
parcel east of Jerome Street which is envisioned to act as a circulator roadway.
The economic activity will complement Downtown. The three-story buildings are
specifically designed for this site and will contribute to enhancing the character
and image of the corridor.
3. Compliance with Applicable Standards of the C-C-N Zone District:
All of the proposed land uses: office; personal and business services; research
laboratories; light industrial and retail are permitted uses within the C-C-N district
subject to Administrative Review. The two three-story buildings are below the
five -story maximum.
4. Compliance with Applicable General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking around three sides of the site. The
north side features a heavily wooded grove of trees supported by the Lake
Canal. Street trees are provided along East Vine Drive. Foundation
shrubs are provided around both buildings.
B. Section 3.2.1(E)(1) — Buffering Between Incompatible Uses and
Activities
The site is bordered on the north by the Lake Canal followed by Old Town
North, a mixed -use project featuring a variety of housing types. The Lake
Canal, and its riparian forest, separates the subject parcel from Old Town
North by approximately 500 feet. This distance is considered sufficient to
separate the most intense activities, light industrial, from residential
neighborhood.
C. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping
All parking and loading are located on the south and east sides of the two
buildings. The south is screened by street trees and a screen wall. The
east parking lot is designed to connect to a future phase but limited
screening is provided by a landscaped island featuring a cluster of four
ornamental trees. The parking lot is not visible from Old Town North.
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: C-C-N; Old Town North P.U.D.
S: C-C-R; Vacant and Miscellaneous Structures
S: P-O-L; Gustav Swanson Natural Area
E: C-C-N; Existing industrial buildings
W: C-C-N; Inverness Stock Farm — vacant house and property
Both the sides of East Vine Drive were included in the East Vine 5th Annexation
which contained a total of 202 acres and annexed in 1978.
The site is the former location of Waste Management which used the site for a
modular dispatching office and truck yard. With the removal of Waste
Management modular and yard, the parcel is currently vacant.
2. Standards and Guidelines for North College Avenue Corridor:
The North College Corridor Plan (Amended) was adopted in March of 2007 and
builds upon the original plan of 1994. Critical components of the plan are:
• Remove constraints and foster desirable development and
redevelopment.
• Upgrade the image of North College and enhance the corridor's
role as the northern entryway into the City.
• Strengthen the relationship between North College and the areas
behind its frontage.
• The Framework Plan supports C-C-N zoning for the subject parcel.
• Land Use Policy LU1.1 — The plan supports efforts that bring
people and economic activity and will create synergy with
surrounding properties.
• Land Use Policy LU2.1 —The plan encourages complementary
uses that will support Downtown with jobs.
• Land Use Policy LU3.1 —The plan encourages multi -story
buildings.
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,,F,`o'rt� Collins
i i EM NO -1
MEETING DATE OGTObEit S. a009
STAFF Tay SH6PA.-0
HEARING OFFICER
PROJECT: Rocky Mountain Innovation Initiative at Inverness Innovation
Park, First Filing, P.D.P., #30-09A
APPLICANTS: Rocky Mountain Innovation Initiative and
Urban Development Partners, LLC
c/o Mike Bello
1220 South College Avenue
Fort Collins, Co 80524
OWNERS: Same
PROJECT DESCRIPTION:
This is a request for a Project Development Plan on 2.22 acres located on the
north side of the 300 to 500 blocks of East Vine Drive. The site is between
Jerome Street to the west and Redwood Street to the east. Two buildings are
proposed. Building One would be 30,819 square feet and Building Two would be
21,000 square feet. Both buildings would be three stories in height. The
proposed land uses include office, personal and business services, research
laboratories, light industrial and retail as an ancillary use. The parcel is zoned
CCN — Community Commercial North College District.
RECOMMENDATION: Approval of the Modification to Section 3.5.3(B)(2)
Approval of the P.D.P.
EXECUTIVE SUMMARY:
The P.D.P. fulfills the vision of the North College Corridor Plan. The P.D.P. has
been evaluated by the standards of the C-C-N zone and the applicable General
Development Standards of the Land Use Code and found to be compliant with
one exception. A Request for Modification to Section 3.5.3(B)(2) has been
evaluated and found to comply with the criteria for granting a Modification. The
P.D.P. represents Phase One of a multi -phased development within the
Inverness Innovation Park O.D.P. which was approved on September 17, 2009.
Current Planning
fcgov.com/currentplanning
281 N College Av PO Box 580 Fort Collins, CO 80522-0580
970.221.6750