4 - Call Up: 6300 Diagonal Hwy Site Review for Height Modification LUR2009-00039
MEMORANDUM
TO: Planning Board
FROM: Jessica Vaughn, Planner I
DATE: December 2, 2009
StIB,IFCT: Call Up Item: 6300 Diagonal Highway
SITE REVIEW for HEIGHT MODIFICATION (1.UR2009-
00039) request to replace three existing water cooling towers
(20.25 feet in height) with one new cooling tower at the IBM site.
The proposed height of the new cooling tower is 32 feet, which
exceeds the maximum permitted height for an accessory structure,
25 feet in the IM (Industrial Manufacturing) zone district. This
approval is subject to call-up on or before December 17, 2009.
Attached is the disposition of the approval for a Site Review for Height Modification
request to replace three existing cooling towers with one new cooling tower that exceeds
the maximum permitted height for accessory structures in the IM (Industrial
Manufacturing) zone district, 25 feet, at 32 feet (see Attachment A, November 3, 2009
Planning Board Notice ofDisposition).
Background:
"17he site is zoned IM (Industrial Manufacturing), which is defined as "General industrial
areas where a wide range of light industrial uses, including research and manufacturing
operations and service industrial uses are located. Residential uses and other
complementary uses may be allowed in appropriate locations" (section 9-5-2(c)(4)(B),
B.R.C. 1981).
In 2008, a Simple Site Review for height modification (LUR2008-00083) was completed
and subsequently approved on January 11, 2008. This request was for the construction of
two water cooling towers pleasuring 36 and 37 feet in height. ,
A request for height modification for accessory structure heights to exceed the maximum
permitted height for accessory StructUres is required through section 9-2-14(b)(1)(E),
B.R.C. 1981, which states that a development proposal that exceeds the permitted height
requirements of section 9-7-5, "Building Ileiglht," or 9-7-6, "Building Height,
Conditional," B.R_C. 1981, is required to complete a site review and is not subject to the
minimum threshold requirements. Additionally, section 9-2-14(g), B.R.C. 1981, states
that if the proposed building height, principal or accessory, is not in excess of the
maximum permitted height for principal buildings in the zone district, the city manager
shall review and decide an application for such a request and refer that decision to the
planning board for call-up.
1
Proposal:
The purpose for the applicant's request is to remove three existing water cooling towers
(20.25 feet in height) and replace them with one new cooling tower. Tile new tower will
be 32 feet in height, which is in excess of the maximum permitted height for accessory
structures in the IM (Industrial Manufacturing) zone district. The proposed tower will be
located in the same location where the old towers stood, and will utilize the existing
infrastructure and concrete foundation. The height of the proposed tower will not be in
excess of the maximum permitted height for principal structures in the IM zone district,
40 feet, and will be comparable to that of the surrounding structures, which range in
height from 17.25 feet to 36.5 feet.
Ultimately, IBM would like to replace all three towers, however plans have only been
developed for the replacement of one tower at this time.
Existing Conditions:
6300 Diagonal Highway is located in Vicinity Map
northeast Boulder, just east of the
Boulder Reservoir and the Fire
Training Center (see the Vicinity ccyond
Map to the right). r_-t~,}Ln 6lonarch Rd
Currently, 6300 Diagonal Ilighway
is a 266.56 acre site that is owned
{ ""neralRd
and used by International Business _r L~11- 1
Machines (IBM). The facility's
Ir J • 6300 Wago1111 I hvY
N N
primary operations are computer r+r° I M
related services and office. Lexmark `ao;;
international is a two building tenant '
P
at the facility. Infoprint Solutions is
a three building tenant comprised of
office and printer testing labs.
'son rcl` ° BR-7,
The project site is centrally located I G t :J
in the southern portion of the IBM
campus, just to the south of building
BO I 1 (sec Attachment B, Proposed
'1~ M 11
Plan Set,, for project location within -
Location: 6]00 Diagonal llwy ~
the IBM Campus). The existing Projects: 6300 BM Camp us Cooling Tower
Review Type- Silc R-11- wnli UunfJ;
cooling towers are surrounded by a!leig/11 Mu11ili1
Review Numher: 11182009-00039
buildings that range in size from Appiicem-JonnTerela
17.25 feet to 36.5 feet in height (see Attachment C, F.xisling Building Heights), so there
will be limited visual impacts from the Diagonal Highway right-of-way and elsewhere on
the site as the surrounding structures are of equal or greater height.
A total of six water cooling towers have been in operation for several years at this
location. The cooling towers are part of the chilled water system at the campus. The
2
chilled water system provides cooling to the existing campus-buildings. The existing
cooling towers have become technologically outdated and are energy inefficient.
Conclusion:
Staff finds that this application meets the Site Review criteria set forth in Section 9-2-14,
B.R.C. 1981 (sec Attachment D, Site Review Criteria) in terns of consistency and
compatibility with the existing zoning district and surrounding neighborhood.
This proposal was approved by Planning and Development Services staff on December 3,
2009 and the decision may be called up before Planning Board on or before December
17, 2009. There is one Planning Board meetings within the 14-day call up period on
November 17, 2009. Questions about the project or decision should be directed to
Jessica Vauglui at (303) 441-4161 or vaughnj(a,bouldereolorado.p,ov.
Attachments:
Attachment A: November 3, 2009 Planning Board Notice of Disposition
Attachment B: Proposed Plan Set
Attachment C: Existing Building Heights
Attachment D: Site Review Criteria
3
Attachment A
,4e-' CITY OF BOULDER
10y Planning and Development Services
P 1739 Broadway, Third Floor • P.O. Box 791, Boulder, CO 80306-0791
phone 303-441-1880 • fax 303-441-3241 • web boulderplandevelop.net
CITY OF BOULDER PLANNING DEPARTMENT
NOTICE OF DISPOSITION
You are hereby advised that the following action was taken by the Planning Department based on the
standards and criteria of the Land Use Regulations as set forth in Chapter 9-2, B.R.C. 1981, as applied to
the proposed development.
DECISION: APPROVED with conditions
PROJECT NAME: IBM Plant Site Cooling Tower
DESCRIPTION: SITE REVIEW for HEIGHT MODIFICATION request to replace an existing
cooling tower (20.25 feet) with a new cooling tower at the IBM site. The
proposed height of the new cooling tower is 32 feet, which exceeds the
maximum permitted height for an accessory structure, 25 feet, in the IM
(Industrial Manufacturing zone district.
LOCATION: 6300 DIAGONAL HIGHWAY
COOR: N12E03
LEGAL DESCRIPTION: See Exhibit A
APPLICANT: John Terela for IBM
OWNER: INTERNATIONAL BUSINESS MACHINES (IBM)
APPLICATION: Site Review for Height Modification, LUR2009-00039
ZONING: 1M (Industrial Manufacturing)
CASE MANAGER: Jessica Vaughn
VESTED PROPERTY RIGHT: NO; the owner has waived the opportunity to create such right
under Section 9-2-19, B.R.C. 1981.
FOR CONDITIONS OF APPROVAL, SEE THE FOLLOWING PAGES OF THIS DISPOSITION.
Approved On: '
Dat
By:
Dav Driskell, Ex utive Director of Community Planning and Sustainability
This decision may be appealed to the Planning Board by filing an appeal letter with the Planning
Department within two weeks of the decision date. If no such appeal is filed, the decision shall be
deemed final fourteen days after the date above mentioned.
Appeal to Planning Board expires: December 17, 2009
IN ORDER FOR A BUILDING PERMIT APPLICATION TO BE PROCESSED FOR THIS PROJECT, A
SIGNED DEVELOPMENT AGREEMENT AND SIGNED MYLAR PLANS MUST BE SUBMITTED TO THE
PLANNING DEPARTMENT WITH DISPOSITION CONDITIONS AS APPROVED SHOWN ON THE
MYLAR PLANS, IF THE DEVELOPMENT AGREEMENT IS NOT SIGNED WITHIN NINETY (90) DAYS
OF THE FINAL DECISION DATE, THE PLANNING DEPARTMENT APPROVAL AUTOMATICALLY
EXPIRES.
Address: 6300 DIAGONAL HIGHWAY
Pursuant to Section 9-2-12 of the Land Use Regulations (Boulder Revised Code, 1981), the applicant
must begin and substantially complete the approved development within three years from the date of final
approval. Failure to "substantially complete" (as defined in Section 9-2-12) the development within three
years shall cause this development approval to expire.
CONDITIONS OF APPROVAL
1. The Applicant shall be responsible for ensuring that the development shall be in compliance with all
approved plans dated November 5, 2009 on file in the City of Boulder Planning Department.
2. The Applicant shall comply with all previous conditions contained in prior development approvals,
including the Development Agreement for the Site Review for Height Modification (LUR2007-00083)
and Ordinance No. 5934 which approved the development agreement and site specific development
plan for IBM and granted a thirty-five year vesting period for a site specific development plan, except
as may be modified by this approval.
Address. 6300 DIAGONAL HIGHWAY
'EXHIBIT A
SCOTT, COX & ASSOCIATES, INC.
05/18/09
SCA PROJECT NO. 09217A
LEGAL DESCRIPTION PER DREXEL BARREL SURVEY. RECEPTION NUMBER: LS-97-0175,
DATED 09/11/97.
IBM PLANT SITE
A TRACT OF LAND LOCATED IN THE S 1/2 OF SECTION 35, T2N, R70W OF THE 6TH P.M. AND
IN THE NE 1/4 AND THE W 1/2 OF SECTION 2, TIN, R70W OF THE 6TH P.M., CITY OF
BOULDER, COUNTY OF BOULDER, STATE OF COLORADO, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 2, FROM WHICH THE W 1/4
CORNER OF SAID SECTION 2 BEARS N00°03' 11"W, 2610.54 FEET, THENCE N00°03' 11" W.
1000.45 FEET ALONG THE WEST LINE OF THE SW 1/4 OF SAID SECTION 2 TO THE
NORTHWESTERLY LINE OF THAT TRACT OF LAND AS DESCRIBED AT RECEPTION NO. 54158
OF THE RECORDS OF BOULDER COUNTY, COLORADO; THENCE N44°00'37"E, 43.14 FEET
ALONG THE NORTHWESTERLY LINE OF THAT TRACT OF LAND AS DESCRIBED AT SAID
RECEPTION NO. 54158 TO THE EAST LINE OF THE WEST 30.00 FEET OF THE S 1/4 OF SAID
SECTION 2 AND THE TRUE POINT OF BEGINNING;
THENCE N00°03' 11"W, 1579.09 FEET ALONG THE EAST LINE OF THE WEST 30.00 FEET OF
THE SW 1/4 OF SAID SECTION 2;
THENCE N00006'30"W, 2612.73 FEET ALONG THE EAST LINE OF THE WEST 30.00 FEET OF THE
NW 1/4 OF SAID SECTION 2;
THENCE N00°05'54"W, 2620.68 FEET ALONG THE EAST LINE OF THE WEST 30.00 FEET OF THE
SW 1/4 OF SAID SECTION 35 TO THE SOUTH LINE OF THE NORTH 30.00 FEET OF THE S 1/2 OF
SAID SECTION 35;
THENCE S89°50'31 1"E, 5268.16 FEET ALONG THE SOUTH LINE OF THE NORTH 30.00 FEET OF
THE S 1/2 OF SAID SECTION 35 TO THE WEST LINE OF THE EAST 30.00 FEET OF THE SE 1/4
OF SAID SECTION 35;
THENCE S0003 1'05"W, 840.83 FEET ALONG THE WEST LINE OF THE EAST30.00 FEET OF THE
SE 1/4 OF SAID SECTION 35 TO THE NORTHWESTERLY LINE OF THAT TRACT OF LAND AS
DESCRIBED AT SAID RECEPTIONNO. 54158;
THE FOLLOWING SEVEN (7) COURSES AND DIS'T'ANCES ARE ALONG THE
NORTHWESTERLY LINE OF THAT TRACT OF LAND AS DESCRIBED AT SAID RECEPTION NO.
54158:
THENCE S4001 1'37"W, 205.51 FEE ;
THENCE S49°20'52"W, 974.50 FEET;
THENCE S40°1 P37W, 475.80 FEET;
THENCE S31°02'22"W, 974.60 FEET;
THENCE S4001 1'37W, 3900.70 FEET;
SCA Projcct No. 09217A 05/18/09
THENCE S47°18'52"W, 1210.30 FEET TO A POINT FROM WHICH THE TRUE POINT OF
BEGINNING BEARS S44°00'37"W;
THENCE- S44000'37"W, 231.71 FEET TO THEE EAST LINE OF THE WEST 30.00 FEET OF THE SW
OF SAID SECTION 2 AND THE TRUE POINT OF BEGINNING
AREA = 469.078 ACRES, MORE OR LESS
C'A I'mico No- 09217A 051"M'09
Attachment B
SITE REVIEW
WITH A HEIGHT MODIFICATION 0
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5. NURRONTAL CONTROL LOCATION SHOW ON THE PUNS ARE BASED ON TOY PLANT COORDINATE SYSTEM. ST -ST - EXISTING STORM SEWER WJMAN1ff1LE 'E
6. CONTRACTOR SHALL COORDINATE WITH OWFR FOR mAFFIC CONTROL AIIO ACCESSIBILITY OF CocuNC TuwENS -IIoB TO -Fn -Eo - EXISTING FUEL OIL LINE P. '
COISMUCTRIN•
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SURVEY NOTES
G (mAq~ 1, litl$ FOPOrRMIIN; SUP4EY IS NOf nN -WPxOVf\IEN7 SVNPEY PUi OR 'IAVp SLRV[Y flAT
PIPE
11 NV BOUNDARY DE7TTI.BW TONS HAVE 8" MADE. OR Pitt SEMGIES PREPARED. THN]^tl SM -SIR •4` 7 _R I "IN Cf THI ABOVE G'+WNO uD11PES SHOIk+ HEREON
/ BASED COO THE MD F"
WARD NA \ SURVEY SCOTT. COX @ ASSOCIATES, INC. THE LDCATI0 S OF 7LF. UWFACou- UTUTIE9 1
R•,A1 _ S. SM -_~-~L --5 y~~~•R~ SNOVM HEREON _UM T HARE BASED W SND SURVEY AND WFORMATIpI PPONIXA BY OIHERS (WNG1
_ '~'Y1 L{H.=.[,V JSL..•~-G7,(I,T- j' MAY WRUOC NE I]IRITY OMn'R q UTILITY LUCA- SERNCES) SCOTT. COX k A5SOUAIFS. W 1- F-
i 1 W C IS TINT xF5 51ME FUN UTILITY MFUF.A- -ONOED BY OTHERS, SCOTT. COX h S Z Z
ASSOCIATES, INC. IRCWMENUS THAT THE LOCA110.4 OF THE UTILITIES BE FIELD I[WFIED PRIOR W UO
_ TO ANY rAG W m, OR -ALENT TO THE %HXGI PRO-TT . C)
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I T lws ORAUBIO IS OPSFD UI A fIE1D 9!IR1EY cOMnET[n UN 3/n/0T p O O
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WE DE ACT IN TTC 10 COLORADO UW, YOU MUST 1-~ ANY IDISC ACTION H BASED
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ANY DEST, IN 110 N W
5 AC ON VATIW ~EF YEARS AETER FTIIt YON MST
SC -Y CD pjM 1) OfI IN f✓1 F- F-
' Wa CI fYGNi, MAT ANY ACDtlI OASm UPON P0.N ANY CF3ECi IN 11a5 SUHYeY DE CCMIIIMCEU MUTE V V
• _ ACYNAII A591ALT N - _ I B {UIIILD I 0111 U T T RN YEARf THE UAR 9NFOR NENEOH- CNtl IOSIJfo AJ4
V 5, ADUIRb1AL SITE SiE AND ACNIXtWNO WFP'4A11W Wi9X UE OF Of THE SURVEY LIUI7S IS 8ASF0 OV
I U g SiE BASE NAPPING PRONDFU BY FlLW FAI]LITIFS A, PLANT SERNCES MD IOM OR Q Q Q
CL OL \ 6. DA: I10RIEON7AL CW171W gvE]ee REFERS 70 T[ IBM PUNT CDORDWATE SYSTEM, LNDICAIM IN U O
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0 7 BENCHMARK: FOUND BRASS CAP SET IN CWMETIE LOCATED 50' NORTH OF BIAWWG 091. AT p o O
,AIR .5168 Id y IBM PT,WT COORMNAIES S 3,800 00. E I OOVLW. ELEV& ON . 51'!118 (N9VO 29). v ~ o Nj
AS C DL , 91L Na 119 1
/ IXIC 0Wa I ® 8 A ILOUR/IBM PNC-AYPNOYTII SUBCONTRACTOR SHALL BE USED FOR LINBERGRWNO UIIUfY U U'A 01 0
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PHOTOGRAPH NO.2 - PHOTOGRAPH FROM THE TOP OF THE COOLING TOWER LOOIUIVG NORTHEAST.
BUILDING 011 BUILDING 009
Height = 35.5' Height = 36.5'
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COOKING TOWER.
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ATTACIENTEM' D
CRITERIA FOR REVIEW
No site review application shall be approved unless the approving agency finds that:
(1) Boulder Valley Comprehensive Flan:
Y (A) The proposed site plan is consistent with the purposes and policies of the
Boulder Valley Comprehensive Plan.
5.01 Economic Vitality
5.02 Regional Job Center
5.03 Support for Local Businesses
5.05 Employment Opportunities
NIA (B) The proposed development shall not exceed the maximum density associated
with the Boulder Valley Comprehensive Plan residential land use designation.
Additionally, if the density of existing residential development within a three hundred-foot
area surrounding the site is at or exceeds the density permitted in the Boulder Valley
Comprehensive Plan, then the maximum density permitted on the site shall not exceed
the lesser of:
N/A (C) The proposed development's success in meeting the broad range of BVCP
policies considers the economic feasibility of implementation techniques require to meet
other site review criteria.
(2) Site Design: Projects should preserve and enhance the community's unique sense
of place through creative design that respects historic character, relationship to the
natural environment, and its physical setting. Projects should utilize site design
techniques which enhance the quality of the project. In determining whether this
Subsection is met, the approving agency will consider the, following factors:
N/A (A) Open Space: Open space, including, without limitation, parks, recreation areas,
and playgrounds:
The open space for the site was adequately provided with the original site review
(approximately 157 acres, or 60%). This application does not generate additional
requirements.
N/A (i) Useable open space is arranged to be accessible and functional;
N/A (ii) Private open space is provided for each detached residential unit;
N/A (iii) The project provides for the preservation of or mitigation of adverse
impacts to natural features, including, without limitation, healthy long-lived trees,
significant plant communities, ground and surface water, wetlands, riparian
areas, drainage areas, and species on the federal Endangered Species List,
"Species of Special Concern in Boulder County" designated by Boulder County,
or prairie dogs (Cynomys ludiovicianus) which is a species of local concern, and
their habitat;
NIA (iv) The open space provides a relief to the density, both within the project
and from surrounding development;
N/A (v) Open space designed for active recreational purposes is of a size that it
will be functionally useable and located in a safe and convenient proximity to the
uses to which it is meant to serve,
N/A (vi) The open space provides a buffer to protect sensitive environmental
features and natural areas; and
N/A (vii) If possible, open space is linked to an area- or city-wide system.
N/A (C) Landscaping
The proposed improvements do not trigger additional landscaping requirements.
N/A (i) The project provides for aesthetic enhancement and a variety of plant and
hard surface materials, and the selection of materials provides for a variety of
colors and contrasts and the preservation or use of local native vegetation where
appropriate;
N/A (ii) Landscape design attempts to avoid, minimize, or mitigate impacts to
important native species, plant communities of special concern, threatened and
endangered species and habitat by integrating the existing natural environment
into the project;
NIA (iii) The project provides significant amounts of plant material sized in
excess of the landscaping requirements of Section 9-9-10, "Landscaping and
Screening Standards" and Section 9-9-11, "Streetscape Design
Standards," B.R.C. 1981; and
N/A (iv) The setbacks, yards, and useable open space along public rights-of-way
are landscaped to provide attractive streetscapes, to enhance architectural
features, and to contribute to the development of an attractive site plan.
N/A (D) Circulation: Circulation, including, without limitation, the transportation system
that serves the property, whether public or private and whether constructed by the
developer or not:
The proposed improvements do not alter the existing circulation of the site, internally or
externally.
NIA (i) High speeds are discouraged or a physical separation between streets
and the project is provided;
N/A (ii) Potential conflicts with vehicles are minimized;
N/A (iii) Safe and convenient connections accessible to the public within the
project and between the project and existing and proposed transportation
systems are provided, including, without limitation, streets, bikeways,
pedestrianways and trails;
N/A (iv) Alternatives to the automobile are promoted by incorporating site design
techniques, land use patterns, and supporting infrastructure that supports and
encourages walking, biking, and other alternatives to the single-occupant vehicle;
N/A (v) Where practical and beneficial, a significant shift away from single-
occupant vehicle use to alternate modes is promoted through the use of travel
demand management techniques;
N/A (vi) On-site facilities for external linkage are provided with other modes of
transportation, where applicable;
N/A (vii) The amount of land devoted to the street system is minimized; and
N/A (viii) The project is designed for the types of traffic expected, including,
without limitation, automobiles, bicycles, and pedestrians, and provides safety,
separation from living areas, and control of noise and exhaust.
N/A (E) Parking
The site already provides adequate parking and the proposed improvements do not
trigger additional parking requirements.
N/A (i) The project incorporates into the design of parking areas measures to
provide safety, convenience, and separation of pedestrian movements from
vehicular movements;
NIA (ii) The design of parking areas makes efficient use of the land and uses the
minimum amount of land necessary to meet the parking needs of the project;
N/A (iii) Parking areas and lighting are designed to reduce the visual impact on
the project, adjacent properties, and adjacent streets; and
N/A (iv) Parking areas utilize landscaping materials to provide shade in excess of
the requirements in Subsection 9-9-6(d), "Parking Area Design
Standards," and Section 9-9-12, "Parking Lot Landscaping Standards," B.R.C.
1981.
Y (t=) Building Design, Livability, and relationship to the Existing or Proposed
Surrounding Area
Y (i) The building height, mass, scale, orientation, and configuration are
compatible with the existing character of the area or the character established by
an adopted plan for the area;
The proposed cooling tower will exceed the maximum permitted height for accessory
structures in the IM (Industrial Manufacturing) zone district, 25 feet, at 32 feet. The
surrounding buildings and remaining cooling towers range in height from 17.25 feet to 37
feet. The proposed cooling towers will not any more of an intense obstruction in the
skyline that does not already exist.
G.~~
Additionally, the proposed cooling tower will utilize the existing infrastructure and
foundation, and be more energy efficient and technologically up-to-date than its
predecessors.
Y (ii) The height of buildings is in general proportion to the height of existing
buildings and the proposed or projected heights of approved buildings or
approved plans for the immediate area;
The proposed cooling tower will be 32 feet, which is in excess of the maximum permitted
height for accessory structures in the IM zone district, 25 feet. The cooling tower is
surrounded by buildings and towers that range from 17.25 feet to 37 feet. Immediately
adjacent to the proposed cooling tower, the existing towers are 20.25 feet in height. The
proposed tower is in general proportion to the height of the existing buildings.
N/A (iii) The orientation of buildings minimizes shadows on and blocking of views
from adjacent properties;
There are no adjacent properties to this site that are within the City limits. Additionally,
the project area is internally located in the south-central portion of the site. Shadows will
only impact the site internally.
Y (iv) If the character of the area is identifiable, the project is made compatible
by the appropriate use of color, materials, landscaping, signs, and lighting;
This proposal is within an Industrial Manufacturing zone district, which is defined as:
General industrial areas where a wide range of light industrial uses, including research
and manufacturing operations and service industrial uses are located. Residential uses
and other complementary uses may be allowed in appropriate locations" (section 9-5-
2(c)(4)(B), B.R.C. 1981).
The proposal is comprised of replacing a portion of the water cooling system that is more
efficient and up-to-date. The new tower is considered an accessory use to the principal
manufacturing, research and administrative uses also on the site.
N/A (v) Buildings present an attractive streetscape, incorporate architectural and
site design elements appropriate to a pedestrian scale, and provide for the safety
and convenience of pedestrians;
N/A (vi) To the extent practical, the project provides public amenities and
planned public facilities;
N/A (vii) For residential projects, the project assists the community in producing
a variety of housing types, such as multi-family, townhouses, and detached
single-family units as well as mixed lot sizes, number of bedrooms, and sizes of
units;
N/A (viii) For residential projects, noise is minimized between units, between
buildings, and from either on-site or off-site external sources through spacing,
landscaping, and building materials;
N/A (ix) A lighting plan is provided which augments security, energy
conservation, safety, and aesthetics;
~~tf~
NIA (x) Tho project incorporates the natural environment into the design and
avoids, minimizes, or mitigates impacts to natural systems;
N/A (xi) Cut and fill are minimized on the site, the design of buildings conforms to
the natural contours of the land, and the site design minimizes erosion, slope
instability, landslide, mudflow or subsidence, and minimizes the potential threat
to property caused by geological hazards.
There is no cut and fill associated with this proposal.
~C J