HomeMy WebLinkAboutINVERNESS INNOVATION PARK FIRST FILING (ROCKY MOUNTAIN INNOVATION INITIATIVE) - PDP - 30-09A - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESN
9. Legal Description of the site.
A tract of land situated in the Southwest quarter of section 1
And the northwest quarter of section 17,
Township 7 north, range 69 west of the 61h principal meridian,
city of Fort Collins, County of Larimer,
State of Colorado.
10. The name and address of each owner of property within the boundaries of the
development plan area.
Urban Development Partners, LLC
1220 South College Avenue
Fort Collins, CO 80524
Contact: Michael Jensen — 970 212-2420
11. Development Schedule
a. Close on Property -Fall (November) 2009
b. Construction Start -Site —January 2010
c. Constructions start-Building#1-Spring 2010
d. Construction Completion-Building#1- Winter 2010
12. Hazardous Materials Impact Analysis
a. Not Applicable
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wide walkway adjacent to the buildings south face is proposed. This
pedestrian zone is to include site lighting and landscaping to contribute
to a vibrant street frontage. On site pedestrian sidewalks are connected
to public sidewalks at East Vine Drive.
iii. On site bike parking is provided for 40 bicycles (required biked parking is
5% of vehicular parking spaces =4 bike spaces).
f. Transition areas
i. Building frontages include courtyards, pedestrian walkways, covered and
uncovered terraces, perimeter landscaping and lighting to support the
intended interior and exterior uses.
ii. Service areas (trash enclosure) are screened with landscaping.
3. Statement of proposed ownership and maintenance of public and private open
spaces: applicant's intentions with regard to future ownership of all or portions of the
project development plan.
The business park will be managed by a Business Owners Association (BOA).
The BOA will maintain all the common areas through dues paid by the park's building
owners. Buildings will be predominately owner occupied with the possibility of
developer owned and leased buildings for businesses that prefer lease versus ownership
positions.
4. Estimate of number of employees for business, commercial and industrial uses.
a. Commercial -office: 60 employees
b. Industrial -wet lab: 16 employees
5. Written narrative addressing each concern/issues raised at the neighborhood
meeting(s).
a. A neighborhood meeting was held and concerns regarding noise were raised.
The concern was based on the Land use being commercial and industrial. The
concern was based on the previous use of the property being industrial (waste
management) and the noise of the heavy trucks coming and going. The proposed
use of this project is commercial -office with a small component of industrial -wet
labs. No source of noise which would effect neighboring properties is
anticipated.
6. Name of project as well as any previous name the project may have had during
Conceptual Review.
a. RM12 at Inverness Innovation Park
b. Inverness Innovation Park
7. Response Letter (27 copies) addressing each of the applicable issues raised in the
conceptual review letter.
a. See attached Concept Review letter and Responses.
8. No street names proposed for this development plan.
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c. The City will encourage new businesses and the retention and expansion of
existing businesses that have made a positive commitment to the
environment and community as evidenced by their corporate policies and practices.
This project proposes a facility for start-up organizations. The necessity
for support services to these start-up organizations is obvious. Just as
significant is the necessity to locate such a project within the city center.
The site is ideally located within close proximity to the city center. The
project is conveniently located to those organizations which are critical to
the relationships formed and the eventual success of the tenants and
their future positions within the overall community. The Inverness
Innovation Park project anticipates the successful growth of these start-
up organizations and hopes to provide long term facilities for these and
other companies with -in its "campus' development. The project proposes
an architectural vocabulary which will immediately define the tenant and
help identify their position within the community.
2. Description of proposed open space, wetlands, natural habitats and features,
landscaping, circulation, transition areas, and associated buffering on site and in the
general vicinity.
a. Description of proposed open spaces include a significant courtyard, pedestrian
walkways, covered and uncovered terraces adjacent to semi-public uses,
landscaped perimeters of buildings and a significant architectural
monument/feature.
b. This project does not propose any wetland areas.
c. This project proposes to support an existing natural habitat which is adjacent to
an existing irrigation ditch. A significant portion of the required buffer is
currently disturbed. The project proposes to enhance thru restoration certain
portions of the undisturbed buffer area.
d. Landscaping is proposed to meet the standards of the City of Fort Collins Land
Use code. Landscaping includes required street plantings, perimeter plantings
along building footprints, and landscaping within the off street parking areas.
e. Site circulation
i. Vehicular site circulation consists of one thru drive aisle requiring two
points of entry/exit. Access to the site is from East Vine Drive. A variance
application has been submitted to address site access. Site drive aisles
are 28' wide.
ii. Pedestrian circulation is by 6' wide (minimum) onsite sidewalks.
Sidewalks have been provided along parking areas adjacent to buildings.
A pedestrian crosswalk area has been proposed between the entry of the
building and the public sidewalk at East Vine Drive, this crosswalk area is
further defined by a significant architectural feature/monument. A 14'
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Policy CAD-3.2 Compatibility with Surrounding Development. Proposed
commercial buildings must contribute to the positive character of the area. Building
materials, architectural details, color range, building massing, and relationships to
streets and sidewalks will contribute to a distinctive local district, corridor, or
neighborhood.
This project finds itself within a community of contrasts. A number of
recent developments such as Old Town North and the New Belgium
Brewery contribute to the positive identity and definition of the
community with its bold and identifiable character architecture. These
recent projects have successfully reflected the existing character of the
corridor/fringe community. The majority of existing projects define the
community thru their recognizable uses only. This project proposes to
follow the success of its precedent projects and continue to reflect,
rather than replace the existing character of this community. The
architectural vocabulary will build on the agrarian and industrial
character of the community. Without copying or mimicking the previous
projects, this project proposes building massing, colors, details and
relationships similar to the precedent projects.
Policy CAD-4.2 Lighting and Landscaping. Security lighting should generally be at
low, even levels to create comfortable area -wide visibility and not highly contrasting
bright spots and shadows. Lighting should be selected to reduce glare and preserve
"dark sky" views of night skies. Landscaping should be designed to avoid hidden areas,
particularly where such areas may be used at night, such as near building approaches
and entrances.
This project includes a photometric study which supports the aim of
providing security at low, even levels. Full cut-off fixtures have been
specified which support the City's "dark sky' goals.
Economic Sustainability and Development
PRINCIPLE ECON-1: The City will pursue a balanced and sustainable
economic development program.
Policy ECON-1.1 Balance of Employment Opportunities. The City will support the
enhancement of its economic base and job creation by supporting the location of new
businesses and the retention of existing businesses in the following ways:
a. The City will encourage the establishment of new businesses and the
retention and expansion of existing businesses that provide higher wage jobs
(above the County average) for base employment opportunities.
b. The City will assist in retaining, expanding and attracting businesses that
diversify our economic base.
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feature/monument. The goal of this feature is to represent the use and
entrepreneurial spirit of the tenant. In addition the feature is to
incorporate a significant solar collecting array and wind turbines. These
elements support the project goal of seeking a Leed gold standard. The
landscape architect understands the challenges of providing shade trees
per city standards and the projects proposals for solar collection panels.
The project proposes the use of ornamental trees to the greatest extent
possible in place of shade trees. The feature/monument is considerable
in scale, complemented with ornamental trees and landscaping the
feature/monument certainly defines the urban street and contributes to
the community's appearance. The proposed building#2 will be located at
the western portion of the site, and is proposed to be located at the
'build -to' line.
Policy CAD-1.7 Street Art. The City will encourage the incorporation of artistic elements such as
sculpture, into the streetscape design.
Recognizing the City's interest in enhancing Streetscapes and recognizing
the limitation to providing street shade trees, this project will combine
functional technologies (solar collection, wind turbines), signage,
landscaping and building elements and propose a significant site
feature/monument at the streets 'build -to' line. This feature will use the
elements of each individual part to represent itself within a significant
street defining whole.
PRINCIPLE CAD-3: Commercial developments create a powerful impression of the City, both
individually and taken together as a whole. While corporate franchises and chain stores will
remain vital and recognizable, commercial developments will be designed to contribute to Fort
Collins' distinct visual quality and uniqueness.
Policy CAD-3.1 Modification of Standardized Commercial Architecture.
Commercial buildings will demonstrate a reflection of local values with site -specific
design. Standardized architectural prototypes will be modified, if necessary, so that the
City's appearance remains unique. Development will not consist solely of repetitive
design that may be found in other communities.
Preview Architecture+Planning and this project supports the Cities view
of standardization, and while many standardized building and design
types would have suited the intended use of this project, the project
subscribes to a higher design goal. The design standards set for this
project aim to establish the significance and permanence of this project
within the City of Fort Collins, and as such contribute to the identity (past
and future) of the City itself.
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contributes with positive increased density and diversity of users, and contributes to the
vibrancy of place. The project's architectural vocabulary aims to reduce the potential for
further'common' growth along East Vine Drive.
The project reinforces and supports the growing popularity and success of bike
commuting by providing an excess of sheltered and outdoor bike parking, and providing
tenants shared use of electric cars for local meetings. Shower facilities for bike
commuters will be provided within the building.
This project contributes to character of place by dismissing the common
typology of what office/light industrial buildings should be, proposing a typology that
not only blends with the urban fabric and local vernacular but attempts to further define
it.
Transportation
PRINCIPLE T-1: The physical organization of the city will be supported by a framework of
transportation alternatives that balances access, mobility, safety, and emergency response
throughout the city, while working toward reducing vehicle miles traveled and dependence
upon the private automobile.
This project does not propose any new public streets. This project has
proposed a design for considerable improvements along East Vine Drive
per their current street classifications. This project proposes City
sidewalks per city standards along East Vine Drive and connects on -site
pedestrian walkways to these public sidewalks. This project does support
Fort Collins bike community by providing bike parking at a 1:2 ratio to
vehicular parking greatly exceeding the city standards. This project is
within walking distance of a current existing bus stop.
Community Appearance and Design
One of this project's greatest challenges is its proximity to an existing,
active rail tack. The office spaces within the project are intended for the
focused entrepreneurial work of start-up organizations. The result of the
project goal and the site condition is to locate the building as far as
possible from the noise source.
Policy CAD-1.4 Street Tree Design. Street trees should be used in a formal architectural fashion
to reinforce, define and connect the spaces and corridors created by buildings and other
features along a street. Canopy shade trees will constitute the majority of tree plantings, and a
mixture of tree types will be included, arranged to establish partial urban tree canopy cover.
Existing trees will be preserved to the maximum extent feasible.
The project proposes to move the building (building#1)off the 'build -to'
line, as far as possible from existing site noise conditions. In place of the
building at the build -to line, the project proposes a significant built
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Old Town Fort Collins by promoting biking and providing abundant sheltered and outdoor bike
storage.
Project concerns include noise issues from the railroad track which is located just south
of the property as well as truck traffic noise along East Vine Drive which is in conflict with the
tenants focused work needs. The project proposes locating the building off the build -to -line,
locating the building as far as possible from the noise source. As such the project is requesting a
modification to standards. The phase 2 building is planned along the western property line, and
is planned to be at the build -to line.
Urban Development Partners, Preview Architecture+Planning, Vignette Studios and
Apex Engineering look forward to working closely with City Staff in an effort to receive project
approval as swiftly as possible.
1. Statement of appropriate City Plan Principles and Policies achieved by the proposed
plan.
a. Community Wide
Land Use
PRINCIPLE LU-1: Growth within the City will promote a compact
development pattern within a well-defined boundary.
PRINCIPLE LU-2: The City will maintain and enhance its character
and sense of place as defined by its neighborhoods, districts,
corridors, and edges.
The proposed site is zoned CCN District, and is located at a significant
fringe/corridor just north of Fort Collin's Old Town boundary. It has at its north property
a mixed use development (Old Town North), characterized by a mix of progressive
modern architectural styles. Within very close proximity to the south of the property is
the Poudre River, including existing recreational (bike) trails and planned amenities. This
corridor/fringe is currently defined by the most common of industrial buildings and
though each building typology has an important place within an urban fabric this
fringe/corridor area is considered to be in an area of potential transition. The proposed
project is for a single building within a larger development and as such has the ability to
set the standard for all development along this fringe/corridor. This project has the
ability to connect North Fort Collins to its very well defined city center. This project
looks to the success of local projects such as the New Belgium Brewery and aims to
reinforce that success with this proposed project.
The project proposes a building for office use of appropriate scale and density
within the immediate community. Though current zoning allows 5 story buildings the
project responds to current community scales and densities with its proposed 3 story
buildings. At three stories and approximately 50,000 s.f. of space, the project
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,INNING
RM12 at Inverness Innovation Park — Statement of Planning Objectives
August 12, 2009
Project— RM12 at Inverness Innovation Park
Preview Architecture+Planning Project number — 2008-107.1
Statement of planning objectives
Project Description:
The RM12 project at Inverness Innovation Park (RM12) is proposed for a site on the north
side of East Vine Drive located between North College Avenue (to the west) and Linden Street
(to the east). Neighboring properties include the Old Town North mixed use development to
the north, and the Inverness Stock Farm property to the west. Properties to the East and South
are owned by Urban Development Partners who own this property. The site is zoned CCN,
Community Commercial North College District, the permitted uses of this zoning supports the
proposed uses of this project.
The proposed site allows the current and future tenants of the RM12 project to be
located within close proximity of the Old Town center. The amenities and services provided
within Fort Collin's Old Town will help support the growth of the start-up organizations
reinforcing their mutual 'position' in the Fort Collins community.
The RM12 project is a new facility for the rapidly growing and successful Rocky Mountain
Innovations Initiative. The project will allow RM12 to operate from a single centralized location.
This building is approximately 30,000 s.f. and includes professional support office spaces,
administrative offices, conference/community meeting rooms, and approximately 3000 s.f. of
wet lab space. The project will meet LEED Gold requirements. A second building referred to as
phase 2 is proposed to be a 3 story building of approximately 24,000 s.f. The phase 2 building is
planned for RM12's future growth and will include both office and possible wet lab uses.
The building architecture for both buildings will present local agrarian vernacular in a
progressive modern interpretation. The building design and vocabulary will reflect the
entrepreneurial spirit of its tenants. As such the proposed project supports and further
enhances the Fort Collins urban and community fabric. The building is anchored to its site with
a pedestrian walkway which connects to the city sidewalks, enhanced with a landscape plan
which responds to the building, site and city standards. The project responds to its proximity to
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