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Home My WebLink AboutSYMBIOS LOGIC PUD - FINAL - 5-94F - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSC-] ITEM NO. 2 MEETING DATE 8/26/96 STAFF Steve Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Symbios Logic PUD, Final - #5-94F 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 final planned unit development (PUD) approval for a 3-story office building, with approximately 119,000 square feet of gross floor area, and associated parking for 406 automobiles on 14.25 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: EXECUTIVE SUMMARY: Approval with a condition This request for final approval of the Symbios Logic PUD: Is in conformance with the Symbios Logic PUD - Preliminary; meets the All Development Criteria of the Land Development Guidance System 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 - Final, #5-94F August 26, 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 was approved by the Planning and Zoning board on June 24, 1996. 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. The Symbios Logic PUD - Preliminary was approved by the Planning and Zoning Board on June 24, 1996 for a 115,000 square foot, 3-story office building and associated parking for 426 automobiles on 14.48 acres. 2. Land Use: This is a request for final PUD approval for a 3-story office building, with approximately 119,000 square feet of gross floor area, and associated parking for 406 automobiles on 14.25 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 PUD - Preliminary. It meets the All Development Criteria in the LDGS and is in conformance with the adopted Harmony Corridor Plan and Harmony Corridor Standards and Guidelines. Conformance with the Harmony Corridor Plan The Symbios Logic PUD - Final 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. Symbios Logic PUD - Final, #5-94F August 26, 1996 P & Z Meeting Page 3 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 - Final 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. Design: Architecture: The building will be a flat -roofed structure 46'-0" in height. Building materials will consist of a brick veneer facade with precast concrete sills under the second and third story windows and a precast concrete parapet wall around the top of the building. Landscaping: The final 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 setbacks between the parking areas and the adjacent streets, ranging from 80' to 340' in width, will contain earthen berms T to 4' in height with the landscape plant materials placed to define and enhance the visual relationships between the streets and the development. Parking: This proposed development will provide a total of 406 parking spaces for the 119,000 square feet of habitable floor area in the building, equaling a ratio of 3.4 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: Symbios Logic PUD - Final, #5-94F August 26, 1996 P & Z Meeting Page 4 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 323 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. The range of 2.8 to 3.5 spaces per 1,000 square feet of gross floor area would require that 333 to 417 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 357 spaces. The 38 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 368. There probably will be visitors, clients, etc. in the building on any given day. Staff considers the parking, at the high end of the ranges/recommendations for on -site parking, to be adequate for the development as proposed. 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. 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 0 • Symbios Logic PUD - Final, #5-94F August 26, 1996 P & Z Meeting Page 5 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. 5. 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. There are no outstanding or significant issues associated with this current development proposal. 6. 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 Planning and Zoning Board evaluated a variance request and determined that the request met the criteria for Special Review of Buildings with Height Over 40 Feet. The Board granted a variance to the building height limitation with the approval of the Symbios Logic PUD - Preliminary on June 24, 1996. FINDINGS OF FACT/CONCLUSIONS: In evaluating the request for the Symbios Logic PUD - Final, staff makes the following findings of fact: It is in conformance with the approved Symbios Logic PUD - Preliminary. It meets the All Development Criteria of the Land Development Guidance System LDGS ; It is in conformance with the Harmony Corridor Plan and the Harmony Corridor Standards and Guidelines. Symbios Logic PUD - Final, #5-94F August 26, 1996 P & Z Meeting Page 6 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 Zoning Department. RECOMMENDATION: Staff recommends approval of the Symbios Logic PUD, Final - #5-94F, with the following condition: 1. The Planning and Zoning Board approves this planned unit development final plan upon the condition that the development agreement, final utility plans, and final P.U.D. plans for the planned unit development be negotiated between the developer and City staff and executed by the developer prior to the second monthly meeting (October 28, 1996) of the Planning and Zoning Board following the meeting at which this planned unit development final plan was conditionally approved; or, if not so executed, that the developer or the City staff, at said subsequent monthly meeting, apply to the Board for an extension of time. The Board shall not grant any such extension of time unless it shall first find that there exists with respect to said planned unit development final plan certain specific unique and extraordinary circumstances which require the granting of the extension in order to prevent exceptional and unique hardship upon the owner or developer of such property and provided that such extension can be granted without substantial detriment to the public good. If the staff and the developer disagree over the provisions to be included in the development agreement, the developer may present such dispute to the Board for resolution. The Board may table any such decision, until both the staff and the developer have had reasonable time to present sufficient information to the Board to enable it to make its decision. (If the Board elects to table the decision, it shall also, as necessary, extend the term of this condition until the date such decision is made.) If this condition is not met within the time established herein (or as extended, as applicable), then the final approval of this planned unit development shall become null and void and of no effect. The date of final approval for this planned unit development shall be deemed to be the date that the condition is met, for purposes of determining the vesting of rights. For purposes of calculating the running of time for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City Code, the "final decision" of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that a dispute is presented to the Board for resolution Symbios Logic PUD - Final, #5-94F August 26, 1996 P & Z Meeting Page 7 regarding provisions to be included in the development agreement, the running of time for the filing of an appeal of such "final decision" shall be counted from the date of the Board's decision resolving such dispute. ITA KSIN [y 1111 • • OUT Harmony Road EP IL Mobile Home Park MM a�a cr' O Mf'11UV R(1� cs� JOaG c�0` E P ®; ' ®�® o® Preston Junior High School - - � 1 7 CITY LIMIT VICINITY MAP #5-94F SYMBIOS LOGIC PUD Final 05/01 /96 N 1"=1000' " scw ii NORTH 0 N rev w.]a+o.T bm row LEGAL DESCRIPTION T., s,n•�PMcba I�U�m. Ctt] [mA. �1�SwM ]]'d0' M h.•a! Wales .I rl! S.c1bn w`•ma.n:."°�.$0.`ea�s<i� ]] ae .n..n e.mb.. usm°•b�r'oo• I� 4.so- WLDWOOD FAOMe P.UD. ZONED W LAND USE 6RYp p]E qw&6 p]p,.b] !s U]K dC pEip'ENT LMU 1i.E AF£e tAVEd�2 roue xiwr-ea-we. .m, pe ex BWLDRY. we£.lepE 40 W psb s�D Daauer. msms er a»p e xecen�opcuE n�a sps]p] cs EITLOrEE A' x 0' %e VICINITY MAP OWNERSHIP CERTIFICATION TIE IpOHWp.ID DQ./DD IEI�G- c=_a].rT ]ue] •ruE awE 'uE vuFIL P1.ER5 0 44L FlblrznTr DEpDReED Ow r_ f 9'rz p�nr s�v^. DO QED, CEIz,F, iueT ,N! eGQrt „! CR01TIpti au rEiiO.e 6E1 DEwELORBVi FLM1 eT. E.£ItlT! e1K.R,ExTp, e]e a pE,EwK. enRT\E4 er• vevro .,,c,eTr m nsproe, oarz eTerz w eaLORevD sa tarn a LAM•Ew TIE WAEGOnG eN.T,Y4NT Wm eODpY.EDpED eEiOFE .£ Tu�pD<.0 .eD.n_er i.e16CRlED ND lYaM e6G4 R Tw6 _Der 6 ID. 9 _ . .TT xmaeu. eornn,av exrpnep PLANNING AND ZONING BOARD APPROVAL • err+urEv er rIE Hawes aw zann eee,m o ]IE cm z.ortr coons eo�awroo w TUr.- oar a ,.D. ro-- F I N A L S I T E P L A N SYMBIOS LOGIC P.U.D. FORT COLLINS. COLORADO SHEET 1 OF 4 AUGUST 19. 1996 �j xCOI.ORADO BrROAD �WAr NO. eax I 129' FLOW 1 ? 0 n GENERAL NOTES " 1.s�� all p..luala ra%b ._--M�.Iwaa% ur A. All .I.gW��.�...�.�rtte .a.Wl.b...�.� > .P.�...Iw Il�lg�a I A Pa^ u. Pu�.e. w .rnv.e M w NORTH 0 25 50 100' a� .y.a�n. nlg� I� PI�IBwII b .ubnnud rw ppev.I by clay. pl..nsd. perc gxe r �Ie .MWI.PP•�x'bW'uc.e xilda Nem nc.0.. 1P. a .cvp rrlba..ullr. e+.c.w •Mn.r.+eu6r Iw Pl.c.c In avl.Y P w to t..w._c. ol. C�a.lua. er ' byP or�uM ww�pl �udwev'�. nm-.�iovw Pc.P'�9'J� •� 1pM a rn..M1 G. a1I q �w�ll b w.r�e ne. Pdnc .ve.0 q pi.w.. rscrg. .w.uw�ub.c.. nu uub re l..s as M .P.b. Iw W x b .. pe�P Mari au•r..d W.a. WII b w' % a• .W JWW.. E X A, I• ,. wll b' I.uv.Y .F. pn.ri .a .a...:%. op..g YAW .t Iw Pcw. w v .e�vs1. b .Ib. Ie o-....na [:egwg wp bum bM Intl WW bb. do .fga`9 a nl.id Iwu .II .alllua P:> u plrclw. PwIG... p�snl.l .bna.g .etl a g... W II b r M1.F wN w r.nM.N...r.r C«.I M1 �«.. wa w l.M�+w PW 's unewud wl+n Pw mr ' q ou�i '%'ems u wa w P^Pc•d g'•dvg ..u. o-.wga> ewr roa reulitt w. P.cYd...ulltal>..N a.n�uu PLANT MATERIALS LIST — mm EM W . biy gig" ioG 'p"..... o... ..a c..y a ,ate L io LANDSCAPE CATEGORIES 11 ll; BYMBIBB FINAL LANDSCAPE PLAN SYMBIOS LOGIC P.U.D. FORT COLLINS. COLORADO de® sr m„Pm®.,Fa Prm m.>e„ mlSa S If E E T 2 O F .1 AUGUST 19. 1996 I.��, ��,�. � r�� `I III ,►•�%%�i►♦�/1% ILL, �� gpll I •.♦♦♦. ; e uu Illlili,� � '-• ' ,f � � � I��===:. ,col II • � �� ill v!�Il, m 101%�/ ♦♦Di�Di`✓-'=- , mil � • �I) H ^� L1.r 1 NORTO 0 10 W 40 0 SYMBID9 FINAL LANDSCAPE PLAN SYMBIOS LOGIC P.U.D. FORT COLLI NS. COLORADO desiSa S II 6 E T 3 O F 4 AUGUST 19. 1 9 9 6 ;■ ■_ ■ ■ ■ ■__■ ■_= ■_■ ■_�■■■■■■■■■■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■--III■III■II'■ -■ ■ ■ ■ - ■ ■ . ■ .: ■ _■-.. ■ ■ h A ��..',� �.■ •0•�•.�■�■� III''III''II-..5 �•..•�•..•�•..•r•.. BF�•..• •.I _ I-1 = - - -- = - ■.�.WN - Activity A: ALL CRITERIA CRI 1 _R10N ALL DEVELOPMENT CRITER _ IA I APPLICAELE CRITi_RIA ONLY the c.-ter= win the ='iO4 acpiicacle? We satisfied? Yes jNo s Al. COMMUNITY -WIDE CRITERIA. I 1.1 Sclar Oner'tation I I 1.2 Clomprehensive Plan I I I I I 1.3 Wildlife Habitat I I 1.4 Mineral DepositVf I I 1..= c2c:Ie9ic211y Sensitive Areas I ' 1.c Lands cf Agricultural Imoorance I re rzrved I I 1.7 Enercv Conservation reserved I I I I I '✓ 1.8 Air Qualitv I • I ✓I I 1.S 1IvFfsar Qt-'alitV I Ivl Q -'NBce _nd �i_cieC I ►/I r Cons rv- ' I✓ 177 1.12 Residential Density I I I I A 2 NE!GHEORI- OOD COMP.�T1E1 LI -FY CiliE— :RIAI I =• 1 V=nicuiar. Psdes;nan. Bike T ransocration I I ✓1 I I P!2--ement and Orient_ticr' I i I I 2: ., Natural Features I I I I V=nicular Circuiation anc Parkir'c I I I 1 I ✓ I 2.:, E,mergercy Acc=ss 2. PecEstrian Circ;.'tation I 2.: �r;,:'itec;ura I I I I I 2 8' Euilding Heignt and Views I I 2.:. Shading I I 2.10 SclarAcc=ss I I I 1 2.11 Historic Rescurc-s I I 1 `� I I I 2.12 S=tucks I I I 2.13 Landscape I ✓ 1 I ✓I I ✓ I 2.14 Signs 2.15 Siie Lighting 1 I I I I I v I 1✓ 1 2.16 Ncise and Vibration I 2.17 Glare or Heat 2.18 Hazardous Materials I ✓I A 3. ENGINEERING CRITERIA 3.1 Utility Capacity I 3.2 Design Standards --- 3.3 Water Hazards �/I I I F-7 3.4 Geologic Hazards i i , if no, please explain Land Development Guidance System for Planned Unit Developments ne City of Fort Collins, Colorado. Revised �, ch 199a -61- \A—gU':�