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HomeMy WebLinkAboutWOODWARD TECHNOLOGY CENTER - LINK-N-GREENS MODIFICATION OF STANDARD 2 - MOD120006 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (5)(c) Buildings shall be located at least ten (10) and no more than twenty- five (25) feet behind the street right-of-way of an adjoining street that is larger than a two-lane arterial that does not have on -street parking. Description of need for Modification of Standard 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. Similar to the design pattern allowed in the Harmony Corridor (HC) zone district, the campus of buildings would be developed with an internal framework of pedestrian -oriented outdoor spaces and walkways. This internal circulation system functions as an alternative to street sidewalks by organizing and connecting buildings. As a result, we would like to request a modification of standard 3.5.3(B)(2) regarding Orientation to Build -to Lines for Streetfront Buildings in order to allow for a campus development pattern. Specific findings for the modification request • The granting of the modification would not be detrimental to the public good. o A similar 'Campus Exception' is currently allowed in the Harmony Corridor District Standards 4.26(E)(3)(b) to allow for large employers to develop a campus setting. the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible. o Woodward is a primary employer for the community of Fort Collins and the region. Accommodating a new campus for Woodward on the Link-N-Greens site would substantially address the important community Economic Health need by supporting this existing primary employer. The ability for Woodward to develop a new campus on this site relies on the ability to create a collection of internally connected buildings and uses that support their successful operations. Strict application of the standard would render the project infeasible. Request for Modification of Standard 3.5.3 (B)(2) — Orientation to Build -to Lines for Streetfront Buildings Link-n-Greens ODP August 30, 2012 Revised September 4, 2012 Concurrent with the Link-n-Greens ODP, we would like to request the following Modification of Standard 3.5.3(B)(2) regarding Orientation to Build -to Lines for Streetfront Buildings. Current Standard 3.5.3 Mixed -Use, Institutional and Commercial Buildings (A) Purpose. These standards are intended to promote the design of an urban environment that is built to human scale to encourage attractive street fronts and other connecting walkways that accommodate pedestrians as the first priority, while also accommodating vehicular movement. (B) Relationship 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.