HomeMy WebLinkAboutSYMBIOS LOGIC PUD - PRELIMINARY - 5-94E - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSt� ITEM NO. 3
MEETING DATE 6/24/96
STAFF Steve Olt
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Symbios Logic PUD, Preliminary - #5-94E
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 preliminary planned unit development (PUD) approval for a 115,000
square foot, 3-story office building and associated parking for 426 automobiles on 14.48
acres located at the northwest corner of East Harmony Road and County Road 9. The
property is in the EP - Employment Park Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This request for preliminary approval of the Symbios Logic PUD.-
Is in conformance with the Symbios Logic Overall Development Plan (ODP);
meets the All Development Criteria of the Land Development Guidance System
LDGS ;
scores 68% (exceeding the 50% minimum requirement) on the Business Service
Uses Point Chart in the LDGS;
is in conformance with the Harmony Corridor Plan and the Harmony Corridor
Standards and Guidelines.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
Symbios Logic PUD - Preliminary, #5-94E
June 24, 1996 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: EP; planned residential and mixed use (English Ranch South ODP, Symbios
Logic 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, planned mixed use (Symbios Logic ODP)
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 ODP is being reviewed concurrent with this PUD request. The ODP
consists of 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 overall property. Two existing single family residential acreages and the English Ranch
South ODP form the north boundary to the property.
2. Land Use:
This is a request for preliminary PUD approval for a 115,000 square foot, 3-story office
building and associated parking for 426 automobiles on 14.48 acres located at the
northwest corner of East Harmony Road and County Road 9. There will be approximately
430 employees in this phase of the development. The request is in conformance with the
Symbios Logic ODP. It was evaluated against the Business Service Uses Point Chart in
the LDGS, the Harmony Corridor Plan, and the Harmony Corridor Standards and
Guidelines.
The development proposal scores 68% on the Business Service Uses Point Chart
(exceeding the 50% minimum requirement), earning points for: a) being outside of the
"South College Avenue Corridor"; b) being functionally part of an office/industrial park
(Symbios Logic ODP); c) being more than two acres in size; and d) contiguity to existing
urban development.
Symbios Logic PUD - Preliminary, #5-94E
June 24, 1996 P & Z Meeting
Page 3
Conformance with the Harmony Corridor Plan
The Symbios Logic PUD - Preliminary 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, attached) of the Harmony Corridor
Plan 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. This request is part of Parcel B on the Symbios Logic ODP and the proposed
office/industrial uses are defined as primary land uses to be located in business park
settings in the "Basic Industrial and Non -Retail Employment Activity Centers".
Conformance with the Harmony Corridor Standards and Guidelines
The Symbios Logic PUD - Preliminary maintains the minimum setback requirement of 80'
from edge of pavement to all improvements (parking lots, buildings, etc.) along East
Harmony Road as set forth in the Harmony Corridor Design Standards and Guidelines. The
setback of the driveway and parking lot area along County Road 9 exceeds the
recommended distance as defined in the corridor plan. The plant materials have been
selected from the plant palettes in the Standards and Guidelines.
3. Desi n:
Architecture:
The building will be a flat -roofed structure 46'-0" in height. Building materials will consist
of brick/masonry and pre -cast concrete walls. The brick/masonry will be used around the
base of the building and over and around the windows to provide articulation to the building
facades. The actual colors and distribution of building materials will be submitted and
reviewed with the final PUD plans.
Landscaping:
The preliminary Landscape Plan provides for groupings of deciduous and evergreen trees
along East Harmony road and County Road 9 that are in conformance with the Harmony
Corridor Standards and Guidelines. The landscaping on the site will consist of a mix of
deciduous and evergreen trees. There appears to be adequate interior landscaping in the
proposed parking areas. The overall Landscape Plan will be further detailed with the final
PUD plans.
Symbios Logic PUD - Preliminary, #5-94E
June 24, 1996 P & Z Meeting
Page 4
Parking:
This proposed development will provide a total of 426 parking spaces for the 115,000
square foot building, equaling a ratio of 3.7 spaces per 1,000 square feet of gross floor
area. The various means of determining parking requirements for the proposed
office/industrial uses are as follows:
Section 29-494(8) of the City Code: For each institutional, business, commercial
or industrial use there shall be two parking spaces for each three employees on the
major shift. There will be approximately 430 employees in this phase of
development. The ratio of two spaces for each three employees would require
that 287 spaces be provided, without consideration for visitors.
Section One of the City of Fort Collins Recommended Guidelines for Commercial
and Industrial Uses:
Industrial; Employee Parking: The recommended range for number of
parking spaces is 0.6 to 0.8 spaces per employee. There will be
approximately 430 employees in this phase of development. The range
of 0.6 to 0.8 spaces per employee would require that 258 to 344 spaces
be provided, without consideration for visitors. The single number that
staff recommends within this range is 0.75 spaces per employee, or 322
spaces.
General Office: The recommended range for number of parking spaces is
2.8 to 3.5 spaces per 1,000 square feet of gross floor area. There will be
approximately 430 employees in this phase of development. The range
of 2.8 to 3.5 spaces per 1,000 square feet of gross floor area would
require that 322 to 403 spaces be provided. The single number that staff
recommends within this range is 3.0 spaces per 1,000 square feet of
floor area, or 345 spaces.
The 51 parking spaces shown on the Site Plan, in the diamond -shaped area to the south
and west of the proposed building, will be constructed with this phase of development.
These parking spaces are intended, however, to be shared with a future office building of
similar size to the west. Therefore, the actual number of spaces being provided solely for
this first building is 400. There probably will be visitors, clients, etc. in the building on any
given day. Staff considers the parking to be at the high end of the
ranges/recommendations for on -site parking, which is adequate for the development as
proposed.
Symbios Logic PUD - Preliminary, #5-94E
June 24, 1996 P & Z Meeting
Page 5
Signage:
The property is in the Residential Neighborhood Sign District. All signage for this
development is subject to the strict interpretation and requirements of the City Sign Code
that is administered by the City Zoning Department.
4. Neighborhood Compatibility:
A neighborhood meeting was held on April 10, 1996 at Preston Junior High School. The
primary concern expressed by the people in attendance 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 was inconsistent with the
approximately 750' separation as shown on the English Ranch South ODP and, therefore,
the Corbett Drive connection into the English Ranch has been changed to reflect the
approved 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 by a right-in/right-out drive from East Harmony Road
at the southwest corner of the PUD and by a full movement drive from County Road 9 at
the northeast corner of the PUD. The future Corbett Drive (north of East Harmony Road)
would be located approximately 900' west of this site and, therefore, is not part of this
development proposal. Corbett Drive design and construction will be part of a future phase
of the Symbios Logic ODP.
The City of Fort Collins Transfort Services (bus) has an existing route called the Southside
Shuttle to this area that was established in the fall of 1995. It currently serves the east
Horsetooth Road and County Road 9 area, with an existing stop at the west entrance to
Hewlett-Packard. Hewlett-Packard, Platte River Power Authority, and Symbios Logic
provide the operating expenses for this morning and evening shuttle service between the
business/industrial uses and residential neighborhoods.
6. Storm Drainage:
This phase of development is providing sufficient facilities and on -site detention to
accommodate the storm drainage generated by the proposed building and parking areas.
Symbios Logic PUD - Preliminary, #5-94E
June 24, 1996 P & Z Meeting
Page 6
There are no outstanding or significant issues associated with this current development
proposal.
7. Height Analysis:
The proposed height of the 3-story office building is 46-0". The City of Fort Collins has a
building height limitation of 40'-0" above grade, as set forth in Section 29-476, unless the
limitation is varied according to the review criteria for buildings or structures located in a
PUD plan as defined, processed and approved according to Section 29-526 (the LDGS).
The applicant has submitted a variance request based on All Development Criterion A-2.8
Building Height and Views and the Special Review of Buildings with Height Over 40 Feet
criteria in the City's Development Manual. A copy of the variance request and shadow
analysis is attached to this staff memo. A copy of the special review criteria is also
attached.
Staff has evaluated the criteria for Special Review of Buildings with Height Over 40 Feet:
A. Community Scale
A building greater than 40' in height should be located in either of two areas:
in the downtown area or in an established or developing activity center (an
employment center with over 300 employees). The taller building could
maximize the land use opportunities and concentrate the intensity of uses in
the planned center.
B. Views
The taller building should not substantially alter the opportunity and quality
of desirable views within the area. In this instance, the footprint of the
building is not exceptionally large, approximately 40,000 square feet, and the
placement is such that the additional 6' will not hinder primary views to the
foothills from the Hewlett-Packard facility that is a significant distance to the
east.
C. Light and Shadow
The building will cast a shadow, in the shape of a small triangular area,
approximately 20' further onto the undeveloped portion of the Symbios Logic
ODP than would a hypothetical fence 25' high along property line of this
phase of development. In this case, the affected property to the north is under
the same ownership and is not yet in a design development stage. Therefore,
Symbios Logic PUD - Preliminary, #5-94E
June 24, 1996 P & Z Meeting
Page 7
any potential impacts could be mitigated with the design of the adjacent
property.
D. Privacy
This building is not in relative close proximity to any residential
neighborhoods and is separated from other existing and future facilities by
substantial distances, thereby minimizing privacy concerns.
E. Neighborhood Scale
1.
Relative Height
2.
Relative Length and Mass
3.
Human Scale
4.
Building Character
5.
Relative Location
A building of greater than 40' should be compatible with the scale of the
surrounding area or neighborhood. The Hewlett-Packard Facility, a complex
of three-story buildings, is the closest neighbor to the east. There is a
developing community shopping center on the property across East Harmony
Road, to the south. The areas to the north and west are undeveloped portions
of the Symbios Logic ODP.
After determining that the additional 6' of building height will not create adverse impacts
on the surrounding area, staff recommends that the Planning and Zoning Board grant the
variance request for the proposed building to exceed the building height limitation of 40'-0".
FINDINGS OF FACT/CONCLUSIONS:
In evaluating the request for the Symbios Logic PUD - Preliminary, staff makes the
following findings of fact:
It is in conformance with the City's Comprehensive Plan.
It meets the All Development Criteria of the Land Development Guidance System
L_( DGS);
It scores 68% (exceeding the 50% minimum requirement) on the Business Service
Uses Point Chart in the LDGS;
It is in conformance with the Harmony Corridor Plan and the Harmony Corridor
Symbios Logic PUD - Preliminary, #5-94E
June 24, 1996 P & Z Meeting
Page 8
Standards and Guidelines.
The property is in the Residential Neighborhood Sign District. All signage for this
development is subject to the strict interpretation and requirements of the City Sign
Code.
RECOMMENDATION:
Staff recommends approval of the Symbios Logic PUD, Preliminary - #5-94E.
Staff recommends that the Planning and Zoning Board grant the variance request for the
Building with a Height of Over 40'.
No Text
VICINITY MAP
#5-94E SYMBIOS LOGIC PUD
Preliminary
05/01 /96
1"=7000
','g, 044-vot0,1040, I, !� I HOUR` m mum ., I WORMaq 1. � A
we bMu n nw aeae. x2 iwmwpp r Meru, Mee N M'lee ene AtCr erD]e O uµv AD i �
m .
rq<pe Wnnw tn>✓ eWn uWe. [wv er isd.s. suu ex [xnna wp9 RiCipf a b2io! H1alY�wut T.21.r0 xYlAerb u!e
u u lAlO W!e AI�A FnXfIeA9{ ♦ i
CwdxwbQ • r Ew«n Y. al M bv.1MaW QwAw .+ W 6wrlm a1 q bw�Fp xenn n;�D Wr.T-Oiu O ! O
e lYb' eXW Mm e S bwq eoX d M eau«W «mw a wix lowbn Jx to e t r ♦ 1� � .� �r�N WAY qua. w
rMNMbw el IM eaU Wmeer owe« el wW Swtlw a1 and eM eA Mwfiq wa�egN n�Mn �D���� syyepp! eM
Uwwa . ezrsnuWzwe
w M n u. s..r..W .w„w .r .eW se..ua a2 n.... p � n..r w�a gAwrw.no uavw.Ye pDsee r "`.�i°'am icvt equ �runn`waNiNeDwr c man
ee�eYen JL NvU Wile•la' [oq, �1a.N Mr M1wrq Iwmrury . na'l IU4 No-M 1naMID 6aeeWxr MN
ear.cea• .XW, be.a b.t to ne evwr a ecawrtn s �ur Dgex egACFA.uaeDAA nrA bwN ! ewWsae riw.iaa enrien n i,w erifi merstq`a°er�a e+aaawe
ee s..m x.F n sww eenplr wr. xszap n.i awe. t ernlr eeeX rewene eue>w
w,W. Nbeb b.t. gn�.ger se.te ererir r �. m.N rwF uw... 'bv � ewA.
Fel ZotM MG XaU .eVa'aa 92N bol:U XwN pSGI'atl a Wr 1b �mWrF( tua �� �y� ��
«!, xr200 M xaU 6616te [qt OLrb IM: a 4aU N'u'bV �ryMD tgmkgyjrb l.b.K sbWgxeNsvplu� TM
Fw1. Nora twb Sean ONS' itlrW, eir.ia xu! b M gont q eepMFp. N f iA
ageftl bW dbb enbM «Nx owq wCb M}etbd wewnwb qe L�DAtA yWrwlMMeMWxIW ItzwtJMroe�DYteWp AiNM>tN/1. wLp.
r�pib�-n-wv nw q rweN w e.4Fe MnOnO FY z e' M . o m soars ert uwaw
IWIOiDrM [PZ Wr Y �
lm&PINXSIO ce .ra eutaeu ae e♦ w♦ruroams Wants
v. nW wweo. wxD nweww.0 r
VICINITY MAP
OWWMSBIP aRTIPICATION
M iWeMgleP DD{evD ueYr Clgvfr iwt �M Y! M L.ee11L Nxelr
tlNAt l�.te�MCdD���ITOPl� NIW� Pi�R eVI�M YID�O.R.LI
OlXBG'xl11 RA1F
n� NLfe'it r+.snrins, r+c A mean. PntelJe
sY�
DAXTD Qxt1YI1 M gIMWWe DAi6
nAta Q c0.wFIOD � \ u.
CQMi Q L.xllre ) 1
M rM(O!G Welel'rlr Wr Api1WL� MYII! h
tIN_WrQ .AD.R_eY
•reWO®AXD MW iMDIl 111W _D1rQ ID.A_.
M' bTpeAL DQ`gieHaX oaeae
en,enalgN
PLANNING AND ZONING BOARD APPROVAL
a4fG`ID er M gwaetl Axo rapxn Sono Q M bT" AgdFr DDFL.e
CCLDtxeDp dX rMYI_ DlY 0 Ap, h_
MWrrMw a M MW O.bo IwYY rzo
PRELIMINARY SITE PLAP
SYMBIOS LOGIC P.U.D.
FOA1' COL.LINSf. COLAAADO
sw mw ew . Nm s2rwvnrn ® r.mua m v e m. }q �. rert
dee({D
SHEET I OF I
JUNE S. 1996
PLANTING LEGEND
DecI— Tr« 6F — end Per—' Bad
Everm— Tree Bod or goad
O Or.m .l T—
TYPICAL PLANT LIST
v.�ie�. True
F."MUY Iw"�i•'4tun MN'
'alada.•w'
�,MI•YF
1•GI
Ob1"4A✓"4mM4w
Cmememal Trey
Masai 4uaybut
1•Gl
FG 1plryb�"
Ep"�"ip Nw W b.w4
i.VY Gt
N'
Icr g•aba,uwn
Eve9rerl Trey
Grg'mrn rLP4
I.
VY CwuL
I -I
rru mpg�aq
n� •nl ii u
a brsde'�NF.•
14ewe ••,•
' IY
V Ih.
' 1#
Dsclduow 81nbs
°�,.�•y.''. u'uea�i �
rv�wr,".,M"� �
«�i.wi arn..
i owii
iwi
Ir+41b�r
/ygnw bwnvea
.hnw LmeiMw
1
4•moe. cw�bev
NYIW`�`tlGTn.
iori
b wL
a�wa.�
w�i 'w`g Woegro"n
iow.i
Everpree+ Eh�b•
�ii Wti 8s•�
� MMpe
� piL
••bW gul4b'
anq... dsrrr sa. s••e.
wemun
evl.b.�r�•r
ar a.� Mp.
°wt
! wl
MavwM
w
M t` (MGp Telar)
M4
N4
•Ww
�� y nnuiun
ayoW4nW
dnY�w N OMJ Lyra
h4
wu4
GENERAL NOTES
Mg•11a1.,.1..
b. AA V W b b• MY/ and bvlpytl.
u�_P..r.nM u w..baa wn 1• eqw weP a,ls. w.aw
pl•�b t p....11•I b•aw
a. a�`"�'wr nedepfmww �> ans aan ba :w a: �i: bw�i ,wn PelypmPMe,c yw•
s. Nw..b•a, mn. wnrw4u.m ww•r
n•n mwvwl� PN�irePrl� wn mlmi.a ww >4=—
uq rm.ndsu N Pb1,I�wAbN .nwv�'le�iw're a.�nl"��.tlg•e'R wn
:burg •w N p•.. wn �..n414:n am w rtulw .w.•.
1 �.� w 4.,.� w.e• wu riet�" e.�ama
no•Mn• Nlt'It i, Feu bbWr. b,rq. t eig
..«�.: .erg•. e.m. m�".�. uN. ianwb.
•. . �.P-^^ ^� M m4P� Pu+na�p"wm, swisYva� w
Pbpm tglf NYYy uv w
° Yi��ru°il:i�rne�',.4u.°fn `wwlawrw'u:e`q:wuP.
. t.,e... �.4,.uo..
b.All
r..el 4 Pna zm I.w•.0 N . crme.l• er
rk�p•'"-my w
it All uM•e•pp wil a "•Muwm by U,• pepr/,y ew.t W b•Fg
ur wMPy ae•e �agr.�N•wy
All e•,IN,s w• M w�W Irvl �btic ew4 W PWM., re,oF�
•idle bi.wµ
u IAne••q..nb•n. ma rw. w se.e uFr nb •.w. Ire• wn a a
roro.o rn. m rtwre •ve•w. sFw .' N,m...p.•uw.
a. Irab bmHa •Y LLMIr. p4r b PI4,I4g.
• �MBIO!
PRMLIVINANY LAND/CAPN PLAN
SYMBIOS LOGIC P.U.D.
FORT CON.LIMS. COLORA.DO
ra, No �. zerr
gg �)•
SUIRET 1 OF 1
f V N G S. 1 9 9 6
S O U T iI B L Fs Y A T I O N
N O R T H F L F. Y A T I O N
W H S T S L B Y A T I Cl N
E A S T 19 I. K Y w T I O N
Y� h.°tos
PUSUMINARY AACHNUC URAL 11.YVATION3
SYMBIOS LOGIC P.U.D.
� FORT COL�LgINS. COLORADO
"� C ' I � � ••a o�••• r ®9 AiL DBSION
SHEET 3 OF 9
V 0l T X APRIL 32. 1 9 9 9
tmv LZ)Q(C_, rLA2 — tvie-LAW
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA APPUCABLE CRITrFt.; ONLY
S :.tie G«erm V" me cr=e=
ac-,hcaele7 I Oe Sat:sfiec?
CR1► E�ION
IZ. 1 3<IYes lNo I If ne, Yfease exc;ain
,=.1.
COMM1um Y-L•VIDE CR1 ► ER1IA.
1.1
Sclar onert=lion
I I I
I I
1.?
Ccmorehensive Plan
11 I I
I I
1.2
Wildlife Habitat
I I 11
I I
1"
Mineral Deccsit
I I I
I i
1.=
= otccic_t1y Serslt►ve Areas
I r_szrved I
I I
1.c
LanCs cf A.cricultural imocr_rCe
1.7
E..^.ercv Canse.vaticn
;.¢
_^Ar Qualitv
1.S
W_:er Quality
► I I I
I I
- , 0
Sz zwace =_rc W _=tES
IV/1 I
✓
1 1'
vv=ter( onczr/a
I I 1✓I
1.12
Residential Density
.
• 2
N����rEor-ocD coM�F:=. � �E1L1�r c.�t � _=�1r1
1
P_^_s,nan. Bike i rnsucr-ticn I✓ I I I✓
I I
I I
P!ac=rent and Orient=_tier,
I VI l i
NacuratI✓
I i t
I I
l
✓
2 =
Vanic::l r Circutiaticn arc P?1711cinc
I✓
2.5
`^arynr`./=%cc:ss -
I ✓I I I
✓
=cestrian Cir:aation
i✓ l 1 1
I I
I I I I✓
I 1
2.;
arc itec:ura
Heicnt _no Views
I I I I
I
ng
I i l l
2.10
Sclar Ac-ass
I✓ I 1 1
I i •'
2. ; ;
�isz,-_ric Rescur-,ps
I I I ✓I
I
2.12
S er;.acks
I ✓I I I
✓
2.13
L_ncscace
I✓ I I I
I I I
I
✓ I
2.1-
Sicns
1 1
2.1. 5
Site Lighting
1 1 I I
2.1 a
Ncise and Vibration
I
2.17
Glare or Heat
1 I I 1
✓
2.18
Haz_rdous Materials
I I
I 1
A 3.
ENGINEERING CRITERIA
1
3.1
utility Capacity
I
✓ I
3.2
Design Standards
✓ I I I
'� I 1
3.3
Watar Hazards
3.4
Geolocic Ha__rds
Land Development Guidance System for Planned Unit Developments
Fort Collins. Colorado. Revised :�fs� 199 4
Ilse City of
u
FACTIVI Y:ss Service Uses
DEFINITION:
Those activities which are predominantly retail, office, and services uses which would not qualify as a
neighborhood service, neighborhood convenience, or community/regional shopping center. Uses include
retail shops: offices; personal service shops: financial institutions; hotels/motels; medical clinics; health
clubs: membership clubs; standard and fast-food restaurants; hospitals; mortuaries; indoor theaters;
recreation uses; small animal veterinary clinics; printing and newspaper offices; and, other uses which
are of the same general character.
CRITERIA:
Each of the following applicable crite^a must be answered "yes" and implemented within the
development plan.
Yes No N/A
L Does the project gain its primary vehicular access from a street other than
South College Avenue?
2. DOES THE PROJECT EARN AT LEAST FIFTY (50%) PERCENT OF
THE MAXItifU1 i POINTS AS CALCLTLATED ON POINT CHART
"B" FOR THE FOLLOWING CRITERIA?
a. Is the activity contiguous to an existing transit route (not applicable
for uses of less than twenty-five thousand [25,000] square feet GLA or
with less than twenty-five [251 employees, or located in the Central
Business District)?
b. Is the project located outside of the "South College Avenue Corridor"?
c. Is the project contiguous to and functionally a part of a neighborhood
or community/regional shopping center, an office or industrial park,
located in the Central Business District, or in the case of a single user, employ or will employ a
total of more than one hundred (100) full-time employees during a single eight (8) hour shift?
d. Is the project on at least two (2) acres of land, or located in the Central Business District?
e. Does the project contain two (2) or more significant uses (for instance retail, office, residential,
hotel/motel, or recreation)?
f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing
or future off -site parking areas which contain more than ten (10) spaces?
g. Does the activity reduce non-renewable energy usage through the application of alternative energy
systems or through energy conservation measures beyond those normally required by the Model
Energy Code as adopted by the City? Refer to Appendix "E" for energy conservation methods to
use for calculating energy conservation points.
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-71-
•
•
Business Service Uses (confinued)
h. Is the project located with at least one -sixth (1/6) of its property boundary contiguous to existing
urban development?
i. If the site contains a building or place in which a historic event occurred, has special public value
because of notable architecture, or is of cultural significance, does the project fulfill the following
criteria?
1. Prevent creation of influences adverse to its preservation;
2. Assure that new structures and uses will be in keeping with the character of the building or
place. Imitation of period styles should be avoided, and
3. Propose adaptive use of the building or place that will lead to its continuance, conservation,
and improvement in an appropriate manner while respecting the integrity of the
neighborhood.
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-72-
BUSINESS
SERVICE USES
For All Criteria
POINT CHART E
Applicable Criteria Only
Is
the
I II III IV
Criterion
Criterion
Applicable
Cfcle
;11e
Multiplier
Points
Earned
Maximum
Applicable
Yes No
Correa; Score
Ixll
Points
a. Transit Route
X
2
0
2
--
--
b. South College Corridor
X
X
1 2
0
4
8
8
c. Part of Center
X
X
12
0
3
6
d. Two Acres or More
X
I
X
f 2 I
0
3
6
e. Mixed -Use
X
X
2 f
0
3
6
f. Joint Parking
1
12 I
0
3
_
g. Energy Conservation
X
112131410
2
8
h. Contiguity
X
X
2
0
5
I p
10
i. Historic Preservation
1
2
0
2_-
).
1
2 I
0
k.
1.
2 I
0
I.
1
2 I
0
Totals ?j p 44
v vi
Percentage Earned of Maximum Applicable Points V/VI = Vll %
vii
r
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-73-
•
•
0
NEIGHBORHOOD MEETING MINUTES
PROJECT.- Symbios Logic
DATE: April10, 1996
APPLICANT.- Symbios Logic and Everitt Companies
CONSULTANT. Brace 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 frustrating 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.
Potential Regional
Shopping Center or
Community Shopping Center
Potential Neighborhood
Service Center
•
Secondary
Uses Without
Business Park
Harmony Activity Centers
•
• •
Existing Regional
Shopping Center
• • Basic Industrial and Non -Retail Activity Center
Mixed Use Activity Center
Potential Neighborhood Service Center
or Community Shopping Center
Special Urban Design'
Opportunity - Gateway
Development with orientation
to natural character
• • • • • • • • • • • • • i0 • • • ••• • • • • •
• • • • - • • • v • • • • . • • • • •
rr=�-.. • • • • 000000008000000 • . • • • • • • • • • •
*00
Potential Neighborhood
Service Center
Special Urban Design Opportunity -
With emphasis on
Historical Heritage of Harmony Road
Potential Shopping Center Locations Outside of Activity Center
Neighborhood Service Center
Neighborhood Convenience Center
NORTH
1500' 0' 3000' 6000'
HARMONY CORRIDOR PLAN
n
LJ
design
June 10, 1996 LANDSCAPE ARCHITECTURE
URBAN DESIGN
PLANNING
Steve Olt
City of Fort Collins -Community Development
281 N. College Ave.
Fort Collins, CO 80524
RE: Symbios Logic P.U.D. BHA DESIGN, INC.
2000 VERMONT
Dear Steve, FT. COLLINS, CO 80525
TEL 303 223-7577
Per our earlier conversation, I am sending four copies of the Shadow Analysis and the Point- FAX 303 226-3855
by -Point lighting analysis (prepared by Merit Electric) for the Symbios Logic P.U.D.
This is how we computed the shadows:
1. Based on 40 degrees north latitude, shadows falling on December 21 at 9:00am,
noon, and 3:00pm, the area of the shadow will range from 45 degrees west of north to
• 45 degrees east of north. The length of the shadow is computed at 3.4 time the height
of the building.
2. The hypothetical 25-foot high wall at the north property line will throw a shadow 85
feet to the north (3.4 x 25'-0").
3. The 45-foot-high, three story portions of the building throw shadows 153 feet
northwest, north, and northeast of the building (3.4 x 45'-0").
4. The 30-foot-high, two story portions of the building throw shadows 102 feet
northwest, north, and northeast of the building (3.4 x 30'-0").
If you prefer, I can submit a 24 x 36 shadow analysis on June 17th along with the additional
plans, renderings, and PMT's.
Please give me a call if you need anything else.
Thank You,
r
Roger B. Sherman, ASLA
•
No Text
•
Special Review of
iiiiii Buildings with Height Over 40 Feet
City of Fort Collins
Section 29-476 (a) of the Code of the City of Fort Collins precludes buildings of a height greater than
40 feet unless they are located in a planned unit development as defined, processed and approved
according to Section 29-526 of the Zoning Ordinance (Land Development Guidance System). The
purpose of the review process is to establish a framework for the review of building heights in excess
of 40 feet in a PUD proposal. The intent is to encourage creativity and diversity of architecture and
site design within a context of harmonious neighborhood planning and coherent environmental design.
Depending upon the proposal being reviewed, some criteria may be weighted heavier than other
criteria. For instance, in the review of a high-rise proposal in the Central Business District, certain
review criteria may be regarded as more important than those criteria used in the review of a high-rise
proposal in another activity center. Each situation is different, so judgement is applied in determining
which criteria are more important. However, one must keep in mind that the various criteria and Point
Charts of the Land Development Guidance System must also be followed. The primary objectives of
the City of Fort Collins in regulating building height are as follows:
1. To preserve the character and stability of existing residential neighborhoods by precluding the
development of buildings which by their height are intrusive to the established character of
the neighborhood. Some of the external costs imposed by intrusive height include visual
• incompatibility due to differences in building scale, loss of views, loss of sunlight on adjacent
property, and loss of privacy in adjacent yards;
2. To define and reinforce the downtown area as the high intensity focal point in the community
while preserving the historic character of the Old Town area;
3. To allow for maximum utilization of activity centers planned for high density residential,
commercial and industrial use, without substantially altering the urban form of the City
through building heights which conflict with the general scale of development in the district
or community as a whole;
4. To generally protect access to sunlight for active and passive utilization of solar energy;
5. To provide conscious direction to the development of the urban form of the City through
placement of high-rise buildings. This direction would generally allow high-rise development
in the downtown area as per Objective 2, discourage high-rise development in or adjacent to
low- and medium -density neighborhoods as per Objective 1, and achieve Objective 3; and
6. To allow for variation of these general expectations, where justified, through the review of
planned unit development proposals.
Review Criteria
A. Community Scale
• A building greater than 40 feet in height should be located in either of two areas: The building should
be located in the downtown, or located in or adjacent to one of the established or developing activity
centers. An activity center is defined as a neighborhood, community, or regional shopping center, or
6.28
Continued
an employment center which has over 300 employees. The intent is to concentrate the intensity of uses
in these planned centers through the use of mid- to high-rise structures. However, the intent is also to
follow the established urban design and form of Fort Collins. This form, as stated in Objective 5, is
a low-rise city with the exception of high-rises in the Central Business District and the mid- to high-
rise development within the planned activity centers. The use of buildings over 40 feet in these
centers will maximize land use opportunities and contribute to making Fort Collins a visually diverse
city. Clustering of larger, taller buildings at these activity centers can visually express the functional
importance of these centers. The location of buildings over 40 feet in height should also reflect balance
with the other review criteria and compatibility with the other objectives stated in this section.
B. Views
A building should not substantially alter the opportunity and quality of desirable views within the
community. Desirable views are widely perceived views by the community of the foothills, mountains,
significant local landmarks (i.e., Longs Peak, Horsetooth Mountain) or features of the Fort Collins
skyline. Particular emphasis will be attached to preserving views of the foothills from public spaces
including City parks, the Poudre River, public streets and similar public spaces. View corridors down
streets and avenues are important to be maintained. Building siting and massing with respect to street
pattern, influences the quality of views from the street space. In assessing the quality of views, the
depth and width of a view may be attributes to be considered. Beneficial effects may derive from
screening existing objectionable vistas and creation of new views, particularly from public spaces.
Views may be preserved (and other criteria may be enhanced) by increasing building height while
reducing building mass, changing the orientation of buildings, and increasing open space setbacks.
C. Light and Shadow
Any building of greater than 40 feet should not have a substantial negative impact on the distribution
of natural and artificial light on adjacent public and private property. Negative impacts include
casting shadows on adjacent property sufficient to preclude the functional use of solar energy
technology, or creating glare such as reflecting sunlight or lighting at night. Shadows also contribute
to the accumulation of snow and ice during the winter on adjacent property, particularly on public
rights -of -way. Beneficial effects include the provision of desirable shade with landscaping or arcades
and artificial lighting which improves the nightscape along public streets. The shadow impact of a
building can be reduced by the repositioning of a structure on the lot, increase in the setbacks,
reduction in building mass, or redesign of a structure's shape.
D. Privacy
A building of greater than 40 feet in height should be designed to not infringe upon the privacy of
adjacent public and private property. Particular emphasis will be given to preservation of the privacy
of adjacent residential areas and public parks. Negative impacts occur when windows and balconies
directly overlook adjacent residential outdoor living spaces such as backyards, patios, and balconies.
Impact also occurs when windows and balconies indirectly overlook adjacent outdoor living spaces
giving an intrusive feeling to these areas. The level of privacy in the neighborhood can be improved
by providing landscaping, fencing and open space, and changing building orientation away from
adjacent residential development.
E. Neighborhood Scale
A building of greater than 40 feet should be compatible with the scale of its neighborhood. Scale
implies various relationships such as relative height, height to mass, length to mass, and building scale
to human scale. Neighborhood scale relates new buildings to the scale of buildings in the surrounding
6.29
Continued
neighborhood. The change in scale may be the most dramatic impact of buildings over 40 feet. The
following items can be used as a basis to evaluate scale:
1. Relative Height. The relationship of building height to the height of other buildings in its
neighborhood must be considered to evaluate neighborhood scale. The height should not be
intrusive to the established or emerging scale of its surroundings. The neighborhood height may
be either built height or the height of natural vegetation, or both. The relationship between
areas of low height and areas of high-rise can be made more pleasing if the transition and other
considerations between such areas are gradual.
2. Relative Length and Mass. The relationship between the horizontal dimensions of buildings
relative to their vertical dimensions is also important to evaluate potential impact on
neighborhood scale. The intent is to achieve a balance between the height and mass to produce
buildings in harmony with the scale of the neighborhood and to avoid the appearance of
buildings over 40 feet in height dominating the neighborhood.
3. Human Scale. Too many high-rise buildings have no detail at ground level to which human
beings can relate. People are dwarfed and excluded from them. The intent is to provide human
scale to all structures over 40 feet in height through appropriate design elements such as plazas,
seating areas, and window size.
4. Building Character. Buildings over 40 feet in height should be made sympathetic to the
character or emerging character of the neighborhood. This is a particularly important
consideration when the proposed building is located in or adjacent to a historic area, such as
• Historic Old Town or the Laurel School neighborhood. The intent is to ensure compatibility of
a taller building with its neighborhood through the use of consistent design elements.
Relative Location. The relative location of buildings over 40 feet in height within or adjacent
to an activity center is another consideration of Neighborhood Scale. The relative location
between structures in an activity center can be important. A structure over 40 feet in height
located at the edge of a center can have a different impact than a structure located within the
middle of a center which is buffered by other structures and has the benefit of additional
setback distance. The transition between any structure over 40 feet in height and the abutting
neighborhood should not be abrupt.
Adverse effects can be derived from buildings which depart from established scale in an area with
respect not only to height, but to mass of building, intensity of use with respect to building coverage,
density, open space configuration, building setbacks, distance between buildings, proportions of
openings and facade variety. These elements should be compatible with the comparable elements in
the neighborhood. Beneficial effects can be derived from buildings which help to visually and
functionally integrate a building with its surrounding natural and built environment. Such buildings
provide variety and diversity of design to an area in a manner which is sympathetic to, or reinforces,
established neighborhood patterns.
Submittal Requirements
The Land Development Guidance System provides for a PUD preliminary plan submittal to include
"Impact studies and other studies as the Planning and Zoning Board may require for the full and
complete consideration of the planned unit development." The staff of the Development Review Center
• should be conferred with about actual requirements. PUD proposals which include building heights
in excess of 40 feet will, at a minimum, include the following:
6.30
Continued
I. A shadow analysis which indicates on the preliminary site plan the location of all shadows cast
by the building (with associated dates of the year);
2. A visual analysis which identifies existing views to be blocked, from where, of what, and to
whom, and which depicts in graphic form views before and after the project utilizing
photographs of the area and neutral drawings derived from photographs with proposed
buildings drawn in. Depictions should be made from at least two points from which the
proposal will be commonly viewed, one of which should be a vista towards the foothills. These
points of observation should be indicated on an inset map or plan of the area; and
3. The PUD statement and planning objectives should evaluate the shadow and visual analysis,
and specifically address the above review criteria.
6.31