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HomeMy WebLinkAboutWOODWARD TECHNOLOGY CENTER - LINK-N-GREENS OVERALL DEVELOPMENT PLAN - ODP120002 - SUBMITTAL DOCUMENTS - ROUND 1 - ALTERNATIVE COMPLIANCE REQUEST (4)�baV• ....tgv r, L.Ois z V _ � Po,kw000 Lake L i 4 Examples of Similar Large Campus Users in Fort Collins Link-n-Greens ODP August 30, 2012 The following illustrates other similar large employer campuses that exist in Fort Collins. These campus layouts would similarly require modifications to Standard 3.6.2(K)(6) — Gated Developments, Standard 3.5.1 (B)(2) — Orientation to Build -to Lines for Streetfront Buildings, and/or Alternative Compliance with 3.6.3(D) and (F) regarding Spacing of Street Connections. Hewlett-Packard/Agilent Technologies Campus on East Harmony Road Poudre Valley Health System Campus on East Harmony Road o The Link-N-Greens development site abuts the Cache la Poudre River along its south and west edges. The proposed alternative plan minimizes the impact on this natural feature while still providing for distribution of the development's traffic. A traffic study has been prepared as required at the ODP submittal. As a campus setting, the Woodward site will include facilities for pedestrians and bicycles both to and within the site enhancing neighborhood continuity and connectivity along its edges, and the opportunity for improved access to new commercial uses. Specific findings for the Alternative Compliance Request • The alternative plan better accomplishes the purpose of this Section than would a plan which complies with the standards of this Section o The Purpose of this Section is intended to ensure that the local street system is well designed with regard to safety, efficiency and convenience for automobile, bicycle, pedestrian and transit modes of travel. For the purposes of this Division, "local street system" shall mean the interconnected system of collector and local streets providing access to development from an arterial street. The General Standard of this Section is that the local street system of any proposed development shall be designed to be safe, efficient, convenient and attractive, considering use by all modes of transportation that will use the system, (including, without limitation, cars, trucks, buses, bicycles, pedestrians and emergency vehicles). The local street system shall provide multiple direct connections to and between local destinations such as parks, schools and shopping. Local streets must provide for both intra- and inter -neighborhood connections to knit developments together, rather than forming barriers between them. The street configuration within each parcel must contribute to the street system of the neighborhood. As a large campus development, the proposed Woodward campus would serve as the primary destination from the adjacent local, collector, and arterial street network. The site is adjacent to the Cache la Poudre River, so has significant natural barriers along the west and south boundaries prohibiting the ability to continue a sub -arterial street network both south and west of the property. As such, the property is well -suited for this large campus use as a primary neighborhood and community destination. A 660' public street grid required by these two code sections would not allow the parcel size required for this larger campus setting. • The proposed alternative plan accomplishes the purposes of this Division equally well or better than would a plan and design which complies with the standards of this Division, and that any reduction in access and circulation for vehicles maintains facilities for bicycle, pedestrian and transit, to the maximum extent feasible. o The proposed alternative plan meets the purpose of Division 3.6 Transportation and Circulation, is in compliance with the Master Street Plan, and is in compliance with area Access Control Plans. As a campus setting, the Woodward site will include facilities for pedestrians and bicycles both to and within the site, and access to transit facilities will be provided to the maximum extent feasible based on needs for campus security. • The alternative design minimizes the impacts on natural areas and features, fosters nonvehicular access, provides for distribution of the development's traffic without exceeding level of service standards, enhances neighborhood continuity and connectivity and provides direct, sub -arterial street access to any parks, schools, neighborhood centers, commercial uses, employment uses and Neighborhood Commercial Districts within or adjacent to the development from existing or future adjacent development within the same section mile. Request for Alternative Compliance with 3.6.3(D) and (F) regarding Spacing of Street Connections Link-n-Greens ODP August 30, 2012 Concurrent with the Link-n-Greens ODP, we would like to request the following Alternative Compliance with Section 3.6.3(D) and (F) regarding Spacing of Street Connections Current Standard 3.6.3(D) - Spacing of Limited Movement Collector or Local Street Intersections With Arterial Streets. Additional nonsignalized, potentially limited movement, collector or local street intersections with arterial streets shall be spaced at intervals not to exceed six hundred sixty (660) feet between full movement collector or local street intersections, unless rendered infeasible due to unusual topographic features, existing development or a natural area or feature. 3.6.3(F) - Utilization and Provision of Sub -Arterial Street Connections to and From Adjacent Developments and Developable Parcels. All development plans shall incorporate and continue all sub - arterial streets stubbed to the boundary of the development plan by previously approved development plans or existing development. All development plans shall provide for future public street connections to adjacent developable parcels by providing a local street connection spaced at intervals not to exceed six hundred sixty (660) feet along each development plan boundary that abuts potentially developable or redevelopable land. Description of need for Alternative Compliance The Link-n-Greens ODP is being established to accommodate a new campus for Woodward. As a large employer, Woodward intends to develop a campus of office, manufacturing and testing facilities. These facilities would likely be developed as a collection of buildings within close proximity to each other with functional and operational connectivity, and parking areas served by private drives. A 660' public street grid required by these two code sections would not allow the parcel size required for this larger campus setting. As a result, we would like to request alternative compliance with 3.6.3(D) - Spacing of Limited Movement Collector or Local Street Intersections With Arterial Streets and 3.6.3(F) - Utilization and Provision of Sub -Arterial Street Connections to and From Adjacent Developments and Developable Parcels in order to allow for a campus development pattern.