HomeMy WebLinkAboutCOLLINDALE BUSINESS PARK THIRD REPLAT LOTS 6 AND 7 - Filed GC-GENERAL CORRESPONDENCE - 2004-11-10STATEMENT OF PLANNING OBJECTIVES
COLLINDALE OFFICES AT THE FAIRWAYS
NWC CARIBOU DRIVE AND AUTOMATION WAY
FORT COLLINS, CO
Project Description:
The Collindale Offices at the Fairways is a proposed office campus located at the
northwest corner of Automation Way and Caribou Drive. The development includes six,
two-story office buildings of approximately 6,064 square feet each (4,440 of leasable
square feet per building). Convenient parking is located adjacent to each office structure
with a forty -foot wide landscaped strip in the center of the site creating a park -like
median. Vehicular access to the site is via two curb cuts off Automation Way along the
east property line. Pedestrian access to the site is by a public sidewalk along Automation
Way and an internal pedestrian system of walkways between the structures and parking
areas.
The subject site is currently owned by Bill Tiley and the Estate of Mae M. Tiley, in care
of University Realty, P.O. Box 471, Fort Collins, Colorado 80522. Developer and
Contract Purchaser is Chapter 7 Ownership Group, 1605 Remington Street, Fort Collins,
Colorado 80525. Galloway, Romero & Associates will represent the owner and
developer for all correspondence and matters related to the development review process
for PDP and Replat approvals.
Compliance with Intent of Zone District
The proposed Collindale Offices at the Fairways is located within the Employment
District (E). The Employment District is intended to provide locations for a variety of
workplaces including light industrial uses, research and development activities, offices
and institutions. Additionally, the Employment District is intended to encourage the
development of planned office and business parks; to promote excellence in the design
and construction of buildings, outdoor spaces, transportation facilities and streetscapes; to
direct the development of workplaces consistent with the availability of public facilities
and services.
The proposed two-story office buildings will fulfill the goal of the district by providing
office employment for general offices as well as medical and dental offices. The office
buildings will promote excellence through architectural design compatible with existing
developments within the Collindale Office Park.
Compliance with Land Use Standards
The proposed office complex meets the Land Use Standards of the Employment Zone
District as follows:
Dimensional Standards: The proposed offices are two-story strictures. These are within
the four-story height limitation allowed within the district. Surrounding properties within
the Collindale Business Park includes both single and two-story strictures for general
office and light industrial uses.
Development Standards:
Site Design: The proposal is included in the subdivided Collindale Business Park.
Several, of the lots within the business park are currently developed with mixed
uses, which meet the intent of the zone district. Public streets and infrastructure
have been approved and constructed to provide adequate circulation and services
within the business park. In addition to compliance with City codes governing the
Employment Zone District, developments with the Collindale Business Park are
subject to Declarations of Covenants, Conditions and Restrictions for Collindale
Business Park and amendments thereto. The business park CCR's require
approvals through an architectural control committee to insure a standard of
quality development contextually complimentary to other developments within
the park.
The context diagram demonstrates compatibility between the proposed project
and developed sites within the office park. Existing development within the park
consists of a variety of unrelated mixed uses, which offer vehicular access
through the existing public street system and pedestrian links through a
combination of public and private walkways and pedestrian paths. Construction
of this site completes pedestrian connections between developments along the
west side of Automation Way. Similar planting materials have been used to
provide a thematic presentation with the adjacent development to the north.
The scale and height of the proposed offices are complimentary to surrounding
developments within the park in both mass and height. The height restriction of
the zone district will further insure consistency in future developments within the
park.
Building Design:
The building design complies with City Code Division 4.22(E) (2) (a). Although
the buildings are oriented away from the street, the proposed office plaza provides
a campus -like development block. A connecting walkway links the public
sidewalk located along Automation Way with each of the six separate office
buildings within the development. A common open space area is located in the
center of the development, which interrupts the parking area and provides for
landscaped relief. Pedestrians do not have to cross parking in order to access any
of the offices from the public way. The sidewalk along Automation Way
provides a pedestrian link between existing and future business and industrial uses
within the park. Transit stops are also provided within the park for alternative
modes of transportation to and from other developments and the community.
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Compliance with General Development Standards
Open Space/Landscaping
The proposed landscaping supports functional purposes by creating spatial definition
through the campus setting. The central landscaped area provides a mini -park setting
outlined with tree canopies to maximize shade areas and break up the pavement of the
parking areas. The landscaping is also designed to provide management of drainage
within the site. Combinations of evergreen and deciduous trees provide buffering along
the perimeter of the site. The selection of planting materials and landscape design
enhances the pedestrian environment as well as compliments and frames the architectural
features of the structures.
48.8% of the site is provided in landscaping, which meets and exceeds the standards of
Division 3.2.1 of the Fort Collins Land Use Code.
Minimum planting requirements are met. One tree is provided per 40 lineal feet of
frontage along .Automation Way. Additional shrub beds and sod with a meandering
sidewalk provide a pleasing entrance into the development. The perimeters of the site are
buffered from adjacent properties by a minimum of one tree per 40 lineal feet of side lot
frontages. Planting materials used in adjacent developments have been repeated to add
continuity and provide a sense of connectivity between developments in the area.
Restricting plantings to 24" or less within fifteen feet of curb cuts has honored sight
visibility distances. The interior parking lot landscaping far exceeds the minimum 6%
requirement by Land Use Code.
The placement and interrelationship of required landscape elements enhances visual
continuity within and between adjacent developments, provides a generous tree canopy
and creates visual interest year round. Foundation plantings complement the architecture
of the office buildings and direct pedestrians to the building entries. Placement of the
shrub beds along the street frontage provides additional screening to the parking area and
frames the joint tenant monument sign.
Access, Circulation and Parking:
The proposed development is designed with safety, efficiency and convenience in mind
for vehicles, bicycles, and pedestrians, both within the development and to and from
surrounding areas. The campus arrangement of the buildings around the perimeter of the
site separates pedestrians from vehicles and bicycles through a walkway network that
also provides entry from the public way
Site amenities are offered to promote alternative means of transportation. Bike racks are
provided conveniently located near the entries of each office structure. Walkways are
located and aligned to directly and continuously connect areas or points of pedestrian
origin and destination.
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The parking lot layout provides well-defined circulation routes for vehicles, pedestrians
and bicycles. The parking orientation furnishes convenient parking to the tenants without
dominating the site with expanses of uninterrupted pavement. The center median and
landscaped yards in front of each building provide an aesthetically pleasing presentation
1.7
for the tenants.
The parking areas are setback from 14.5' to 21.5' from the street right-of-way. The rear
parking setback is over 20' from property line. Parking requirements utilized for this
development are three spaces per 1,000 square feet of general office space plus four and
one-half spaces per 1,000 square feet of medical/dental office space. The developer
assumes leasable space proportioned at 25% for general office use and 75% for
medical/dental use. A total of six handicap accessible spaces are provided for the overall
development, two of which are van accessible.
Site Lighting 3.2.4
Sight lighting is designed with safety for the tenant users and sensitivity to surrounding
uses. Light sources are shielded. Proposed light standards are on 25' poles with a 2'
concrete base. Lights will be 400 watt metal halide luminaires. A photometric light
analysis is provided to demonstrate compliance with Land Use Code requirements.
Maximum on -site lighting levels shall not exceed 10 foot-candles.
Engineering Standards
Utilities: A water line will be looped through the drive aisle to provide service to each
building. Sanitary Sewer lines are extended along the building frontages from the main
in Automation Way. Gas and electric service lines are extended from Automation Way
to each building.
Drainage: On site detention is provided pursuant to the requirements of city engineering.
Public Improvements: There are no street improvements associated with development of
this site. A public sidewalk is provided along Automation Way with private sidewalk
links serving the buildings.
Building Standards
Measures were; taken to provide architectural compatibility with the established
architectural character of the area. No specific architectural theme emerged in the
developed areas within the business park although all fit within the parameters of the
CCR's for the park. We feel that the proposed architecture will elevate the standard that
has been established for the business park. The two-story stucco/brick and glass
buildings will compliment adjacent developments. Each building is well defined with an
attractive glass and brick entry feature. Window and door patterns are repeated for each
structure with the same building materials, color, brick and stucco. The predominant
OF PLANNING OBiFC1'I.VESAOC
building color is light earth -toned stucco with bronze glazed windows. Brick accents
above the entries and building bases consist of a dark, earth red hue to anchor the
structures.
Trash enclosures are located unobtrusively in the rear of the site. The enclosures consist
of brick veneer walls that match the brick on the buildings. The intent of the developer
is to complete shell construction, which defines the architectural elements reflected in the
elevations. Although the tenant finish plans will determine the final location of the
mechanical equipment, provision has been made to accommodate adequate rooftop
screening. Any future mechanical equipment can be incorporated into the overall design
theme of the buildings and screened from adjacent properties and public ways through
effective use of landscaping. Conduit, meters, vents and other equipment attached to the
building will be painted to match surrounding building surfaces.
Section 3.5.3, Mixed -Use, Institutional and Commercial Buildings:
Consideration was given to the relationship of the building to the streets, walkways and
parking areas. The main entrances of each office building faces directly onto a
connecting walkway that leads to the public pedestrian system along Automation Way.
The two buildings on the street frontage comply with the 15 foot build to line. The
building facade treatment includes wall articulation by patterns of stucco and windows
planes. The entrances are clearly defined by projecting into the landscaped yards and
framed by sheltering elements. The buildings include bases of brick of a complimentary
color to the building palette.
Signs:
The Collindale Offices at the Fairways will be identified by a 7'-0" high internally
illuminated sign on a 4'-0" brick monument base to match the brick base of the buildings.
The individual office buildings will be further identified by letters. Additional directional
and identification signage may be used as tenants are identified. In all circumstances, all
signage will comply with City Code requirements.
Summary Statement:
The Collindale Offices at the Fairways will provide a quality project to further enhance
the existing development within Collindale Business Park. We respectfully request
approval of the Project Development Plan (PDP) and Replat based upon design and plans
meeting and exceeding the codified development standards and design guidelines for the
park.
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Commu ' , Planning and Environmental 'vices
Current Planning
City of Fort Collins
Mr. Craig Olson and Tom Richards
Summit Constructors
1605 South Remington Street
Fort Collins, CO 80525
July 8, 1999
Dear Tom:
For your information, attached is a copy of the Staff's comments concerning the
New Offices on Lots 6 and 7 Collindale Business Park, which was presented
before the Conceptual Review Team on June 28, 1999.
The comments are offered by staff to assist you in preparing the detailed
components of the project application. Modifications and additions to these
comments may be made at the time of formal review of this project.
If you should have any questions regarding these comments or the next steps in
the review process, please feel free to call me at 221-6750.
Sincerely,
T�
Ted Shepard
Chief Planner
cc: Eric Bricke, Streets Dept.
Stormwater Dept.
Project Planner
File
181 North Collece Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020