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HomeMy WebLinkAboutSYMBIOS LOGIC OVERALL DEVELOPMENT PLAN - 5-94D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 2 MEETING DATE 6/24/96 STAFF Steve 07t City of Fort CollinS PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Symbios Logic Overall Development Plan - #5-94D APPLICANT: BHA Design 2000 Vermont Drive Fort Collins, CO. 80525 OWNER: Everitt Company 3000 South College Avenue Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request for approval of an Overall Development Plan (ODP) for mixed uses on 99.5 acres located at the northwest corner of East Harmony Road and County Road 9. The future Corbett Drive extension forms the west boundary of the property and two existing single family residential acreages and the English Ranch South ODP form the north boundary to the property. The property is in the EP - Employment Park Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This request for approval of the Symbios Logic ODP: Is in conformance with the City's Comprehensive Plan, is consistent with the City's Harmony Corridor Plan, adopted by Ordinance No. 187, 1994; is feasible from a transportation standpoint. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT 0 • Symbios Logic - Overall Development Plan, #5-94D June 24, 1996 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: EP; planned residential (English Ranch South ODP) FA-1; in Larimer County; existing single family residences S: EP; existing hospital, school, residential (Wildwood Farm PUD) E: IL; existing industrial (Hewlett-Packard) W: EP; undeveloped The property was annexed into the City as all of the Harmony Annexation No. 4 in November, 1977 and as part of the Spring Creek Farms Fourth Annexation in April, 1994. The property was placed in the EP - Employment Park Zoning District. The Symbios Logic PUD - Preliminary is being reviewed concurrent with this ODP request. It consists of 115,000 square feet of office space in a 3-story structure and associated parking for 426 vehicles on 14.48 acres. 2. Land Use: This is a request for approval of a multi -phase ODP containing two parcels (A and B) that could potentially include the following land uses: Parcel A: Hotels/motels, sit-down restaurants, neighborhood convenience shopping centers, child care centers, athletic clubs, a mix of single family and multi -family residential, basic industrial, non -retail employment, research facilities, testing labs, offices and other facilities for research and development, industrial uses, hospitals, clinics, nursing and personal care facilities, regional vocational business or private schools and universities, finance, insurance and real estate services, and professional offices on 55.4 acres. Parcel B: Basic industrial, non -retail employment, research facilities, testing labs, offices and other facilities for research and development, industrial uses, hospitals, clinics, nursing and personal care facilities, regional vocational business or private schools and universities, finance, insurance and real estate services, professional offices, hotels/motels, sit-down restaurants, neighborhood convenience shopping centers, child care centers, and athletic clubs on 44.1 acres. Residential will not be permitted in this portion of the ODP. Symbios Logic - Overall Development Plan, #5-94D June 24, 1996 P & Z Meeting Page 3 The request has been evaluated against the various elements of the City's Comprehensive Plan, including the Harmony Corridor Plan. Section 29-526.F.(3)(c) of the City Code states that the overall development plan will not be reviewed on the basis of the specific design standards and criteria contained in the Land Development Guidance System, but rather on the basis of conformance with the City's Comprehensive Plan. Consistency with the Harmony Corridor Plan: The Symbios Logic ODP is consistent with the Harmony Corridor Plan that was amended and adopted in January, 1995. The plan was originally adopted in 1991 and was included as an element of the Comprehensive Plan of the City of Fort Collins. This property is shown on the Land Use Plan (Map 10) of the Harmony Corridor Plan in a Harmony Activity Center that supports mixed land use development by locating all industrial and business uses in the "Basic Industrial and Non -Retail Employment Activity Centers" in the Corridor. Land Use Policy LU-2 supports a mix of uses that are defined as both primary and secondary in nature. The majority of the proposed land uses in Parcel A, to the north, are defined as secondary uses, which are intended to be integrated both in function and in appearance with an office or business park. Secondary uses shall occupy no more than 25% of the total gross area of the ODP or PUD. The majority of the proposed land uses in Parcel B, to the south along East Harmony Road, are defined as industrial uses and business/office or institutional type land uses that are planned to locate in business park settings. These are the primary land uses in the "Basic Industrial and Non -Retail Employment Activity Centers". The Symbios Logic ODP commits to maintaining the required setback of improvements along East Harmony Road and implementing the design elements as set forth in the Harmony Corridor Design Standards and Guidelines with phased PUD plans. 3. Design: The Symbios Logic ODP is designed, through its layout and placement of the various elements of the proposed development, to provide transitions and buffers to the existing residential developments to the north and east of this property through the use of building placement, setbacks, berming, and landscaping. Symbios Logic - Overall Development Plan, #5-94D June 24, 1996 P & Z Meeting Page 4 4. Neighborhood Compatibility: A neighborhood meeting was held on April 10, 1996 at Preston Junior High School. The primary concern expressed was about the proposed alignment of the future Corbett Drive as it connects into the English Ranch development to the north. The Symbios Logic ODP showed the Corbett Drive alignment to be offset approximately 300' from Kingsley Drive in the English Ranch. This is inconsistent with the approximately 750' separation on the English Ranch South ODP. The Corbett Drive connection into the English Ranch has been changed on the Symbios Logic plan before the Planning and Zoning Board to reflect the approved English Ranch ODP. A copy of the minutes is attached to this staff report. In addition to the neighborhood meeting sponsored by the City, the applicant has conducted several meetings with neighbors to the north, in the English Ranch development, to review the project and discuss the future Corbett Drive alignment. 5. Transportation: This development will be accessed from East Harmony Road at the south central portion of the ODP, from County Road 9 (along the east side of the property) by three proposed locations, and from the future Corbett Drive collector street (along the west side of the property) by three proposed locations. The future Corbett Drive will connect into the development to the north in the location that was approved by the Planning and Zoning Board on the English Ranch South ODP on October 23, 1995. FINDINGS OF FACT/CONCLUSIONS: In evaluating the request for the Symbios Logic ODP, staff makes the following findings of fact: It is in conformance with the City's Comprehensive Plan. The ODP is consistent with the City's adopted Harmony Corridor Plan. It is feasible from a transportation standpoint. RECOMMENDATION: Staff is recommending approval of the Symbios Logic Overall Development Plan - #5-94D. 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Iwa NN qw a4wN 01 IlpL' nbL 1tv.ls M1w r� . m.. mew Y M Fsi !eJrdh"Iwl: N Y• a rca.n N MeL. an n naieel„ Y.L' IMa feint OqU 1TIr '/M�H�6et el- y r m .wwN v Wnny cm aFf fl.5.e mr na N .AM m aA nvnr+N "na MV' OWNERSHIP CERTIFICATION !H U+DfMWlD D[fe,t Nplfesr 4LIrAY iRLr i.Yp AA r16 LAYM CW16R D`IIATC� �r MDI� mod. ru!a eir! R+W At0 GD u!1€T CEFrlY AxD RlArROna+e eEr rVlerH OH eu0 oI.E0.KL pY. !vElaR LMerTrte. NG A OBGe4 PARR♦:!! eYr DAveJ MNIT YLflWpr 9A2 aTAnweaoRADp) �� caxrr w LA1Mlle nr snlfman wnfufrt uua Aouxaaf9r9 fffl0l� ti s—wr or A,D.b_!E aaa®,uo ewwlercwnno—DA.w A9.n—. m xmoleAL cam!Mas ua•nse PLANNING AND ZONING BOARD APPROVAL • ATtlMD pY TN rY./.Ww 41O fONw b M Gtt D• Id IT 001Ma, 0.oRAp0 a11U4_DAT ar �AD.1f_. J4- 1► OVNIALL DEVRLOPYYNT PLAN SYMBIOS LOGIC P.U.D. FORT COLI.rINB, COL.OA.ADO +�aalf r.xr pf p SHEET I OF I l U N E 6. I o 9 6 Commulky Planning and Environmental Orvices Current Planning City of Fort Collins March 27, 1996 Dear Resident: On Wednesday, April 10, 1996 from 7:00 to 9:00 p.m. in the cafeteria of the Preston Junior High School*, 4901 Corbett Drive, the City of Fort Collins Planning Department will conduct a neighborhood information meeting to discuss a development proposal in your neighborhood. The potential developer, Symbios Logic, is proposing to develop property at the northwest corner of East Harmony Road and County Road 9 (please see attached Vicinity Map).The property is in the EP - Employment Park Zoning District and the developer is required to go through the City's development review process, with all final decisions being made by the Planning and Zoning Board in public hearings. The plans to be discussed are as follows: Overall Development Plan: The Site is located between County Road 9 (to the east) and future Corbett Drive extension (to the west) and is on the north side of East Harmony Road. The Overall Development Plan is a land use document which is prepared for City review. The document would allow several potential uses that may include: Basic industrial; Non -retail employment; Institutional, research facilities, testing laboratories, offices, and other research & development; Hospitals, clinics, nursing and personal care facilities; Regional, vocational, business, or private schools and universities; Finance, insurance, and real estate services; Professional offices; and other uses of similar character, if approved by the Planning and Zoning Board. The north portion of the property could be developed as residential. The proposed uses are consistent with the City's adopted Harmony Corridor Plan. Phase I Development: The First Phase of the proposed development will include a 3-story office building with a total of 115,000 square feet of floor space. Approximately 15 acres of the Site will be developed in the First Phase. Site access will be provided from East Harmony Road, from a right-in/right-out only driveway, and from County Road 9. Corbett Drive will not be extended into the Site as part of the First Phase. The First Phase will accommodate offices and parking for approximately 430 employees. The purpose of this meeting on April 10th is to give all participants the opportunity to ask questions of the developer and express their concerns in an informal setting. No formal development review request has been made to the City at this time and no formal decisions will result from this meeting. A representative of the City Planning Department will be present to respond to questions about City policies and regulations and to take minutes of the meeting. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 FAX (970) 221-6378 • TDD (970) 224-6002 The list of affected property owners for this public information meeting is derived from official records of the Larimer County Assessor. Because of the lag time between home occupancy and record keeping, or because of rental situations, a few affected property owners may have been missed. Please feel free to notify your neighbor of this pending meeting so all neighbors may have the opportunity to attend. If you are unable to attend this meeting, written comments are welcome. If you have any questions regarding this matter, please call our office at 221-6750. Sincerely, Aia5�— Stephen Olt City Planner SO/gjd *The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6750 for assistance. olmw• E NEIGHBORHOOD MEETING MINUTES PROJECT: Symbios Logic DATE: April10, 1996 APPLICANT.- Symbios Logic and Everitt Companies CONSULTANT: Bruce Hendy STAFF.- Mike Ludwig The applicant proposes an Overall Development Plan for 100 acres of land located on the north side of Harmony Road, west of County Road 9. The applicant intends to submit a Phase 1 Preliminary P.U.D. for approximately 15 acres of the property for Symbios Logic's corporate headquarters. Phase one will consist of an approximately 115,000 square foot, 3-story office building with 370 to 400 parking spaces. Questions, Concerns, Comments: It appears that the alignment of Corbett Drive is different than where it was shown on the English Ranch South Overall Development Plan? A. We are proposing to move the connection to the east slightly (approximately 300 feet). The current alignment on the English Ranch South O.D.P. would cause approximately 15 acres of Symbios land to be undevelopable. Corbett Drive will not be a "straight shot" alignment with Kingsley Drive. 2. What about using "sharp" turns? A. It's possible. We will look at alternate designs. It's a little fiustrating to go through one Planning and Zoning meeting and then 2 months later we're at the same point (regarding the alignment of Corbett Drive). A. Staff is aware of neighborhood concerns regarding the alignment of Corbett Drive. The developer of English Ranch South was required to show a connection from their property to the south (Symbios property) on the Overall Development Plan. However, their choice of alignment impacts Symbios Logic's use of their own property. Corbett Drive will still be off- set from Kingsley Drive so that it won't be a straight shot. No decision has been made regarding the proposed change to the alignment. The Planning and Zoning Board will have to decide. 4. Will Symbios have chemical trucks going through the residential neighborhood to the north? A. No. Symbios truck traffic will use their own entrances off either County Road 9 or Harmony Road. 5. Our concern is the city and our trust level. 6. How many feet to the east of its currently proposed location, does Symbios plan to move the Corbett connection to English Ranch South? A. Approximately 300 feet. 7. We don't want traffic on residential streets. 8. My concern is Kentford. There are many kids there. A. Kentford does not go all the way through the proposed English Ranch South development. 9. We have grave concern that Corbett and Kingsley will be a straight shot. Every time we feel secure, things change. A. Your concern is understood. We have to provide connections. We will seek alternatives that will prevent Corbett/Kingsley from being a straight shot. 10. Two years ago Kingsley was supposed to straight down. Now two years later it's changed. A. It was changed in response to neighborhood concerns. People will have to stop at stop signs at intersections and change directions several times in order to go from Harmony to Horsetooth. 11. What's the projected employment for Symbios? A. The first building will accommodate approximately 430 employees. This includes existing employees who will relocate from other sites in Fort Collins and a growth of 50-100 people. A similar Phase 2 building would accommodate another 430 employees. Phases 3 and 4 would be manufacturing/testing facilities. 12. Has English Ranch South been approved yet? A. Phase 1 has been approved. 13. Do you know who will go in west of Symbios? A. No. 14. I think we're excited that Symbios will be there if they're anywhere as good of neighbors as H-P is.