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HomeMy WebLinkAboutINVERNESS INNOVATION PARK FIRST FILING (ROCKY MOUNTAIN INNOVATION INITIATIVE) - PDP - 30-09A - REPORTS - MODIFICATION REQUEST4 P !G A L Co trt P 1. t APJ T '�.c} d OWNER'S CERTIRWION LEGAL OESCRIF nI PLANNING CEIMFIGTM immuamama�me_i_ GENERAL NOTES 1/SP1.1 sde plan- proposed Conditions T y Mwntaln on Inn]dM, Ft= Partnem I© E�m M-m M-m -m M-m aim PtZOPoSED ����►`� 1/SP7 1 site clan • proposed conditions T LAND USE STATISTICS -COMMUNITY COMMERCUQ.-NORTH COLLEGE DISTRICT irLLLY C� Y~Yp.ilNr. yes. nisw...• m\ ml•r 4.rLYM ywY �pxd .Wr .W WtN MY. YA\1 !� LWV NMYryVwY Vta. YJ PI MY�FO Y � r.�rM.eYV PROPOSED USES eUSDVgRt PROPOSED USES SUItDINSR- UTLARE F lil\v mY. >NOTE3 O.I. •yYlbyw. YN.rNr.Ymwwmsr ' W.wr��i. •Y � LLLOLRYiYLYfa YwY.NY � P•rIM,YObY�YVLYpaRiY.1 \ ylYb.w./V i6lW0l �swi�iraw:w Yp� by OVINER9 CERTIFICATION rar_.oNmrwmrWrwyw Yy YLyiLl.tiiYNONY)Y Yw. W N�Y.rYmrlCiV� .1�Yrr NiV1 tEQAL OESCRWnM rLYYYINMI! V rYTwi YY MYyyYt WMY.O YCMI L 1tW�,Y!\yYn� Y� 0 ��MLM� OIV�R Nl70fuau0 PIAMM CERWF TION y YYbp•w�pytw• W.OYYYYL_JnI�Y�. VICINITY AUP RM12 at Inverness Innov~ Perk Urban Development Partners fYl(Yy hbW REF Rocky Mountain Innovation lnnidaU RMI2 Urban Development Perth m song 1/SP1.1 slte plan- proposed cmMltiona .�.'. W /t� d. There will be a direct pedestrian connection from the public walk to the building entry for those approaching from the west. This sidewalk connection will also lead directly to a bike pavilion providing secure bicycle storage offering protection from the elements. e. The landscape design will feature a non -linear landscape buffer between the street and the site design feature. This will create a more visually appealing buffer than a typical strip of landscaping. f. The solar demonstration project over the parking area will provide a public showcase for local clean energy companies and their technologies. The location of the parking on the south side of the building provides the best location for solar access and public showcasing of this feature that wouldn't be possible if the building was located on the build -to line and the parking was on the north side of the building. g. The Phase 2 building will be constructed on the build -to line. h. The interim landscaping on the future Phase 2 building site will be increased to create a visually appealing site feature. Conclusion: The RM12 project is intended to be a showcase building in the rapidly changing landscape of the North College URA area. The best way to maximize the use and public benefit of the building is to maximize the best inherent features of the site to create a unique public and occupant experience. We believe the proposed site plan and building location does this. We are seeking the modification to standard in order to provide an "equal to or better than" site that provides the best user experience. We feel the proposed site and building configuration does this more so than a building that strictly adheres to the standard. Respectfully, RM12 Properties LLC 200 West Mountain Avenue, Suite C Fort Collins, CO 80525 Page 4 of 4 We believe the request is justified for the following reasons: 1) The granting of the modification would not be a detriment to the public good and alternatively would provide benefit to the public. a. The proposed site configuration provides for an outdoor plaza set within the trees and natural area of the north side of the site. This `outdoor room" is framed by the Phase 1 building, the trees along ditch and wildlife corridor, the bicycle pavilion, and the future Phase 2 building. The bicycle pavilion incorporates a small covered stage area facing the plaza area to be used by speakers at an outdoor event. Also, this plaza area is immediately adjacent to a large conference and meeting room on the ground floor of the Phase 1 building. This large indoor/outdoor meeting configuration provides a place for public events like the Innovation After Hours event held monthly by RM12. The meeting room and outdoor plaza area will also be offered to local non- profits and neighborhood groups. b. The proposed site configuration includes a street element that brings the building design toward the street to enhance the pedestrian experience when approaching the site by foot. This design feature creates street appeal and a pedestrian connection to the building entry. This design element also screens the parking from the street. c. The proposed street design feature will also showcase innovative technologies educating the public to the work being done by the companies within the incubator. A planned demonstration solar parking canopy will produce energy onsite for building use and electric car charging stations. 2) We believe the project as designed "is equal to or better than" the alternatives that could be placed on this property: a. The placing of the building adjacent to the natural features of the north side of the site provides a unique opportunity to create serene gathering and meeting areas not possible if the building was sited adjacent to Vine Street. These features will be more utilized by the public and building occupants than if this building feature was next to the busy street, train tracks, and power lines. b. Locating the building adjacent to the wildlife corridor is preferred over locating parking adjacent to this area. Also, the building will be pulled an additional ten feet away from the allowed build -to line increasing the buffer to the wildlife corridor. b. The site screen wall design feature will screen the parking and block vehicle headlights from the street and from the parking area. c. The site screen wall will incorporate building design elements to provide a visual connection "pulling the building to the street'. It will also provide an enhanced pedestrian connection linking the public walk to the building main entrance. Page 3 of 4 The details of the modification request are as follows: The accompanying site plan shows the proposed building location on the north side of the site immediately adjacent to the Lake Canal ditch and wildlife corridor. Although this configuration is the most desirable for many reasons, it does not have at least thirty (30) percent of the building extended to the build -to line as recommended by the Land Use Code. We are requesting the modification to take full advantage of the unique features and opportunities of this site. The neighborhood immediately surrounding the site consists of the following: The RM12 site is in the 300-500 block of East Vine on the north side of the street. Vine is classed as a minor arterial. The immediate area is primarily industrial. To the east are older industrial buildings that will eventual be demolished and replaced with new buildings within the Inverness Innovation Park. On the south side of Vine there are high -power transmission lines and railroad tracks. To the north of the site is the Lake Canal ditch. Immediately to the west is the Inverness Stock Farm house and garage. The site has several factors that influence our design references: 1) The optimal building orientation for solar access and daylighting is to have the major building axis east -west. 2) The site has a limited depth between Vine Drive and the northern property line. 2) The north side of the site has a mature stand of trees and "natural area" along the Lake Canal ditch and wildlife corridor. 3) Along the south side of the site across Vine Drive is located a frequently traveled train track. 4) Along the south side of the site across Vine Drive is located a high -power transmission line. 5) Vine Drive has a high volume of truck traffic more associated with an industrial area. We have included two site plans for your review: 1) The first site plan shows the desired site plan configuration with the Phase 1 building set back from the build -to line and a future Phase 2 building along the build -to line. The parking is between the south side of the building and the street. 2) The second site plan indicates a plan that complies with the build -to line and has two buildings adjacent to Vine with parking to the north of these buildings. The parking is between the north side of the buildings and the Lake Canal ditch and wildlife corridor. Page 2 of 4 August 13, 2009 Ted Shepard Current Planning, City Of Fort Collins 281 North College Ave. Fort Collins, CO 80524 Re: RM12 Properties LLC — Incubator Project Request for Modification to Land Use Standard Dear Mr. Shepard, We are requesting a modification to the Fort Collins Land Use Code for the RM12 Incubator project at 300 East Vine Drive in Fort Collins. Specifically, we are requesting the modification to Section 3.5.3 (B)(2) Orientation to Build -to Lines for Streetfront Buildings. This standard states: 3.5.3 Mixed -Use, Institutional, and Commercial Buildings (B) Relationships of Buildings to Streets, Walkways, and Parking (2) Orientation to Build -to Lines for Streetfront Buildings. Build -to lines based on a consistent relationship of buildings to the street sidewalk shall be established by development projects for new buildings and, to the extent reasonably feasible, by development projects for additions or modifications of existing buildings, in order to form visually continuous, pedestrian -oriented streetfronts with no vehicle use area between building faces and the street. (a) To establish "build -to" lines, buildings shall be located and designed to align or approximately align with any previously established building/sidewalk relationships that are consistent with this standard. Accordingly, at least thirty (30) percent of the total length of the building along the street shall be extended to the build -to line area. If a parcel, lot or tract has multiple streets, then the building shall be built to at least two (2) of them according to (b) through (d) below, i.e. to a street corner. If there is a choice of two (2) or more corners, then the building shall be built to the corner that is projected to have the most pedestrian activity associated with the building. (b) Buildings shall be located no more than fifteen (15) feet from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on -street parking. Page 1 of 4