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HomeMy WebLinkAboutINVERNESS INNOVATION PARK FIRST FILING (ROCKY MOUNTAIN INNOVATION INITIATIVE) - PDP - 30-09A - SUBMITTAL DOCUMENTS - ROUND 1 - APPLICATIONRear of outbuilding on Inverness Stock Farm property Orchard area on the Inverness Stock Farm property Looking east across the old Waste Management site from inside the fence on the Inverness Stock Farm property Inverness Stock Farm house north elevation — rear Front of outbuilding on the Inverness Stock Farm property tiac -asp rs_ a West elevation of outbuilding on Inverness Stock Farm property Inverness Stock Farm house west elevation Inverness Stock Farm house south elevation — front of house Inverness Stock Farm house east elevation Looking east at the old Waste Management building Looking west building Looking north from the eastern edge of the north parcel — you can see the roof tops of the townhomes in the Old Town North neighborhood. Looking west from the middle of the abandoned parking lot on the north parcel Looking east from north parcel The trees bordering the northern edge of the north parcel Looking at the Inverness Stock Farm house from the intersection of Vine Drive and Jerome The western edge of the south parcel. Gustav Swanson Natural Area is beyond these trees High power transmission lines on the southern edge of the south parcel Existing outbuildings on the south parcel — these are east of the house shown above. Looking east down Vine Drive from the intersection of Jerome and Vine Looking at the western edge of the south parcel from the intersection of Vine Drive and Jermone View from the most eastern point of south parcel looking due north View from the most eastern point of the south parcel looking north west Existing house on the south parcel Inverness Innovation Park Site Photos for Preliminary Design Review of August 20, 2008 View from Linden and Vine looking west View from Waste Management's old building looking west. View from eastern poi building. Project Description Narrative 2. The Lake Canal ditch bounds the northern property line of the northern parcel. Particular care will be taken to protect the large stand of trees and wild life that exists in this area. The buffer from this ditch is not fully defined. We have been given a 50 foot requirement from the "top of the ditch bank" as the basis from the City and after speaking to Don Magnuson with The Cache La Poudre Irrigation Company (CLPIC) it appears their buffer requirement is 50 feet from the "centerline of the ditch". The site plans show these buffer limits and where our buildings and parking cross over into them. This is obviously an important parameter and a difficult one for the site design considering the narrowness of the site. We have had discussion with Dana Leavitt that possibly the drip line of the trees may be a more logical determinate, and the fact that the current uses have not respected the 50 foot setback from the top of the ditch bank for as long time as it exists. Dana has indicated we have options that include working with Tim Buchanan on selectively pruning or removing some of the trees and possibly filling in with some low understory shrubbery. We have made arrangements with CLPIC to present our plans to their board on September 9th. 3. The southern parcel is bounded on the south by the railroad R.O.W, the Coy Ditch, and the Gustav Swanson open space. This area too may have some environmental conditions we have to consider. 4. There are high power transmission lines that are located on the southern property. 5. The old Inverness Stock Farm house is located on the western portion of the northern property. Our project will respect the historic significance of this home and property. The office building will be designed to respect the integrity of the farm house so it supports the new life of this historic structure. Vine Drive will be realigned to the north in the future, leaving the existing road to serve the properties immediately to the east of College Avenue. There appears to be some debate about what the classification of that street will be once the majority of the traffic is re-routed to the new location north of the Old Town North residential neighborhood. V Project Description Narrative windows and doors will be used on the main level and metal clad windows used for the upper levels. . • What improvements and uses currently exist on the property? The parcels have some existing buildings in various states of repair. The western portion of the north parcel has the old Inverness Stock Farm house and an outbuilding that functions mostly as storage and garage space. The eastern portion of the north parcel has some industrial buildings which are being leased out. The southern parcel has an existing home, which is also being leased. All the buildings with the exception of the Inverness Stock Farm and possibly its outbuilding will be demolished and removed from the site prior to construction of the proposed buildings. The leases all have exit clauses that allow us to have them vacated when we need to have them removed. Explain how your proposal is compatible with the surrounding area. This portion of East Vine Drive is commercial and industrial in character. The north property is in the North College Urban Renewal Area and the south property is in the Downtown Development Authority. The proposed development will enhance the neighborhood by bringing new development to this portion of town. It will be one of the first recipients of tax increment financing, which will generate funds for future projects as this portion of town revitalizes itself. This entire area is being revamped and this project will be a catalyst for other developments along North College Avenue to come forward. The Old Town North (OTN) residential development to the north will be separated from this project by the Lake Canal ditch and the OTN detention and open space areas. The office uses of this project will allow for people living in OTN and working in one of these buildings to easily walk or bike to work. To the south of this project lie the railroad R.O.W., Coy Ditch, and the Gustav Swanson open space. The proposed commercial uses of this development are most appropriate to help buffer the railroad noise from the OTN residence. It also provides an excellent barrier to potential pedestrian traffic in the Gustav Swanson open space, which in this location is predominately wetland. Property directly east of this project consists of abandoned CDOT property and east of Redwood Street is the Larimer County vehicle maintenance facility. To the west are miscellaneous commercial uses that with redevelopment of the area will be upgraded to stringent building codes or tom down due to the Poudre River floodway boundaries. • Are there any unusual factors and/or characteristics that may restrict or affect your development? There are several unique and unusual factors that make this property particularly challenging to develop. 1. The majority of the northern property lies in the Poudre River 500 year floodplain. A small portion, which contains the Inverness Stock Farm house, is in the 100 year floodplain. The entire southern property is in the 100 year floodplain. 2 Project Description Narrative — Supplement to the Preliminary Design Review Application • Describe the site circulation, parking and design, drainage, architecture, and proposed land use(s). The project, identified as Inverness Innovation Park, will occupy land on both the north and south sides of East Vine Drive, between Jerome Street to the west and Redwood Street to the east. The project consists of four 4-story buildings. Otter Products, LLC (more commonly know as Otterbox) will be consolidating their current office and warehouse space to a single building consisting of 25,000 SF of office and 30,000 SF of warehouse functions at the western end of the north parcel. The historic Inverness Stock Farm home is located on this portion of the property. This home will be renovated as office space to complement and work in harmony with the Otterbox building. The Rocky Mountain Innovation Initiative (RMI2) will also consolidate multiple sites from within the City's owned buildings to a single office and lab space building of approximately 30,000 SF. The third and fourth buildings will be speculative office space of 47,000 to 50,000 SF. As you'll notice we have two site plans that each address the RMI2 and Speculative Office buildings differently. Option 1 has all the buildings on the north parcels and the parking needs are handled by spaces located on both the north and south parcels. Option 2 shows the RM12 building on the south parcel and the parking for each building is handled with the spaces directly adjacent to the buildings. The decision on which to use will depend on questions regarding the URA boundaries and buffer requirements from the Gustav Swanson Natural Area. The answer to our questions on the "Preliminary Design Review Application" will determine which option is most viable. The project's primary access will be off the existing East Vine Drive for both the north and south parcels. There is a secondary access off Jerome for the west end of the development that will serve the Otterbox office space and provide access to the existing house. With the existing Vine Drive being relocated to the north at a future date we anticipate the traffic flow for this section of Vine Drive will be substantially reduced. The enclosed traffic report was prepared by ELB Engineering to address this issue and the overall traffic requirements for the project. Parking is distributed throughout the project with an attempt to screen it from the street by the buildings where possible. Truck loading and service vehicle needs are located at the back of the site, again in an effort to screen them from the street. The site presents several challenges related to drainage and storm water management. Storm water discharge from the site is intercepted by the Coy Ditch system before it is able to enter the Cache La Poudre River. The Coy is located within the Gustav Swanson Natural Area just south of the project site. All indications are that the ditch does not have capacity to receive additional discharges. Several alternatives have been investigated to deal with this complication. The preferred alternative at this time is to design and construct infiltration systems throughout the project. The infiltration systems may consist of infiltration ponds, porous paving, bioswales and underground infiltration storage systems. The results of a preliminary geotechnical investigation (including test borings and infiltrometer tests) are included. Additionally, a small portion of the site is located within the Cache La Poudre regulatory floodplain. The architecture will be modem industrial to highlight the culture of high tech users. Sustainable design practices will be explored and implemented. Exterior materials will include a combination of stucco, metal siding and composite panels. Aluminum storefront (M!;rM1MftM1 City of Fort Collins Please complete reverse side Applicant Questions Please list any specific questions that you would like to have addressed during the Preliminary Design Review. As you'll see we have two options for the site plan. Option 1 has all the buildings on the north parcels and the parking needs are handled by spaces on both the north and south parcels. Option 2 shows one of the buildings on the south parcel and the parking for each building is handled with the spaces directly adjacent to the build s. The questions regarding these options are: a Can the URA be extended to the south parcel? Which option would be more desirable from an environmental perspective as it pertains to the development on the south parcel and any perceived impacts on the Gustav Swanson Natural Area? /�. What are the requirements for pedestrian crossings between parcels for both options? What are the setback requirements from the Gustav Swanson Natural Area? It is our understanding there may be as much as a 100 to 300 foot buffer required, which would render this parcel undevelopable and I don't think that is what either of us want. ikr.�' What development improvements are allowed in the buffer space identified above? Is infiltration going to be an allowable option for the storm water requirements for the site? What standards and conditions would apply? C We'd like to understand, from the City's perspective, the options and trade-off allowed for the Lake Canal ditch buffer on the north parcel. It is important to pin this down so we know what boundaries we have to work with for the footprint of the uildings. Can we use the existing water taps that exist on the north and south parcels and can we get credit for them when we apply for new taps? There is a high power transmission line that just crosses the southern parcel. Are there any setbacks from the towers or any other issues we need to address for this utility? ,9' We would like a simple summary statement to confirm our understandings of the floodplain issues affecting the site under the revised FEMA designations. 18" We would like to get confirmation that Vine Drive can and will be down graded to something less than an Arterial and what we need to do to have that implemented concurrent with our development. City of Fort Collins Current Planning Department 281 North College Avenue • P.O. Box 580 • Fort Collins, CO • 80522 Phone: 970-221-6750 • Fax: 970-416-2020 • E-mail: cplanning@fcgov.com �r I Preliminary Design Review Application Date of Meeting: August 20, 2008 Project Planner: Shelby Sommer Submittal Date: August 6, 2008 Fee Paid: Project Name: Inverness Innovation Park Location: 213, 232, 300, 400, 412, and 500 East Vine Drive Property Details Current Zoning: 213 East Vine is CCR the other properties are all CCN Gross Acreage/Square Footage: 7.92 Acres / 344,803 SF Proposed Use: ❑ Single -Family Residential ❑ Multi -Family Residential X Commercial ❑ Mixed -Use X Industrial Number of Dwelling Units (if applicable): N/A ::i Other: Project Description (Please attach a brief descriptive narrative of the project) • Describe the site circulation, parking and design, drainage, architecture, and proposed land use(s). • What improvements and uses currently exist on the property? • Explain how your proposal is compatible with the surrounding area. • Are there any unusual factors and/or characteristics that may restrict or affect your development? Applicant Information Contact: Michael Bello Phone: 970 566-4541 Company: Urban Development Partners, LLC Address: 1220 South College Avenue, Fort Collins, CO 80524 E-mail: mbellol0(cpcomcast.net Owner Information Contact: Curt Richardson for 232 East Vine Phone: 970 493-8446 Company: Otter Products, LLC Address: 1 Old Town Square, Suite 303, FC 80524 E-mail: curt. dchardson cootterbox.com Michael Jensen for the rest 970 212-2447 Urban Development Partners, LLC 1220 S. College, FC 80524 mikeafortcollinsre.com