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HomeMy WebLinkAboutWOODWARD TECHNOLOGY CENTER - LINK-N-GREENS MODIFICATION OF STANDARD 1 & 2 - MOD120006 - DECISION - MINUTES/NOTESPlanning & Zoning Board September 13, 2012 Page 11 Chair Smith asked staff for comments. Holland said Milewski is correct on the Harmony Corridor District, there is a campus exception and the campus exception permits industrial, mixed -use, and commercial buildings to be arranged in a campus configuration that don't conform to build to lines. Essentially this modification, if approved, would allow that same feature. Public Input David May, CEO of the Fort Collins Area Chamber of Commerce, said they do support the modifications. Rich Shannon, 2906 Silverwocd Drive, said he also supports the modifications. End of Public Input Board Questions Member Schmidt asked if the modifications would apply to the site even if Woodward would not go there Eckman said correct. Schmidt said she supports both of the modifications. Holland said both modifications do apply to the entire site but he is recommending a condition in which the build to line modification only applies to mixed -use and commercial buildings that are a part of any operational facilities for Woodward at the Link-n-Green site. Board Discussion Member Campana moved to approve Link-n-Greens Stand -Alone Modification 1, #MOD120006 based on the findings and facts included in section 8 of the staff report. Member Carpenter seconded the motion. Motion was approved 6:0. Member Campana moved to approve Link-n-Greens Stand -Alone Modification 2, #MOD120006 with the condition that the modification should only apply to mixed -use and commercial buildings that are a part of the operation facilities for Woodward at the Link-n-Green site based on the findings and facts included in section 8 of the staff report. Member Schmidt seconded the motion. Motion was approved 6:0. Member Campana said he'd just like to note the show of support and he invited those that commented tonight come to the PDP hearing. It's beneficial to the Board to hear that. The developer is in a great position of no opposition. Project. Phase 1 Multi -Family LUC (Land Use Code) Proposals j Project Description: This is a request for a Recommendation to City Council regarding proposed revisions to the Land Use Code addressing multi -family development. Recommendation: Approval Hearing Testimony, Written Comments and Other Evidence Chief Planner Ted Shepard said that based on input from City Council, interested citizens and the ongoing Student Housing Action Plan, staff has identified several revisions to the Land Use Code. These revisions are intended to address issues city-wide related to multi -family development, particularly when located in close proximity to established neighborhoods. The changes being recommended are: #920 - Add a Supplemental Regulation t Article to 3 by moving design standards for multi -family housing from MMN to Article 3 so that the standards would apply city- Planning & Zoning Board September 13, 2012 Page 10 Board Questions Member Carpenter asked if Area B would not be included in this modification. Holland said Area B would be included if portions are used for a Woodward operation. Holland said as far as Area B goes, if any commercial or mixed -use buildings are proposed that are not part of the Woodward operations; the modification would not apply. Member Carpenter said with regard to fences and gates; obviously the Poudre River Trail is going to be excluded from that. Will we have a buffer there before there would be fences? Holland said the fencing standards in the way they interface with the buffer would still apply. This modification is only for the gated entry ways. Carpenter asked if that would come at the PDP. Holland said yes. Member Schmidt said if industrial buildings are not required to meet the build to standards, why we have to have that as a condition. Holland said in this case, the applicant is asking for a modification for the mixed -use and commercial buildings. Holland used as an example an office building which would be included in their cluster of campus employment buildings. The intention is to allow them the option should they so choose when designing the relationships of their office and industrial buildings. Schmidt said it applies more to what Member Carpenter was asking —if there is a section of the plan that is not a Woodward facility, then this modification would not apply. Holland said correct. Applicant's Presentation Milewski said as a citizen of Fort Collins for over 25 years, she is thrilled to be a part of the project and the Board's approval of the ODP. She said her job here tonight is to confirm that the plans meet the criteria of the LUC. We have a good LUC — that is why we have such great quality developments in Fort Collins. Their roles is also to 'scrub' that code thinking about this type of use on this site and to identify any potential areas (notations or parts of the code) that might be impediments to Woodward developing an employment campus on this site. They don't take these modifications lightly. These are our ways of clarifying at this stage any issues that may come up at a later time. We want to be able to move forward to plan for a campus use. That's what these modifications are really all about. Milewski said they don't have final plans for the project at this time. They don't have a program or know exactly what the uses or the size of buildings will be. They want to gain the freedom needed for Woodward and Mr. Ginsborg to develop the site. Preliminary information is this campus will have a collection of connected buildings. It will likely be served by private drives. It will likely need some level of security. Those characteristics are based on their current operations. Milewski said Section 3.6.2(L) (6) Private Drives and Street -Like Private Drives. The standard reads gated street entryways into residential developments are prohibited in accordance with Section 3.6.3(G). Gated entryways for private drives are also prohibited. Milewski said besides residential (which this development is not), the code also states that gated entryways for private drives are also prohibited. They will eventually have private drives and security and safety needs; they want to make sure that is not going to be an impediment for the campus. She said we'll come back at PDP with more site specific information. Milewski said Section 3.5.3(B) (2) regarding Orientation to Build -to Lines for Street front Buildings is similar. This standard specifically applies to mixed use institutional and commercial buildings that require a building pattern that lines the buildings along public streets with parking on the side or rear of the buildings. As they look at establishing a campus with multiple uses and connecting buildings in close proximity for office use, engineering, manufacturing and testing, there will be facilities with close functional and operational connectivity. She said in their request they did use examples of other campus style developments such as HP/Agilent on Harmony, the PVH on Harmony, and the current Woodward facility on Drake. Planning & Zoning Board September 13, 2012 Page 9 Project: Link-n-Greens Stand -Alone Modification 1 and 2 - #MOD120006 Project Description: The project is zoned C-C-R Community Commercial — Poudre River District. The Link-n-Greens project 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. The campus will include a collection of buildings and parking areas served by private drives. Similar to their current campus at Drake and Lemay, Woodward may have the need for fenced and gated security for all of part of their campus. Two stand-alone modifications of standard were made for the Link-n-Greens Overall Development Plan project area. The project area consists of 101.5 acres and is generally located at the southwest corner of East Lincoln and South Lemay Avenue. The Cache la Poudre River is the southerly boundary and the majority of the westerly boundary of the O.D.P. and the Poudre river trail is located on the property within an easement. Recommendation: Approval Hearing Testimony, Written Comments and Other Evidence Chair Smith asked if any materials had been were received since the work session. Sanchez -Sprague noted none had been received. City Planner Jason Holland said Modification # 1 is a request to allow gated entryways in order to allow for security for all or part of the campus. Modification # 2 is a stand-alone modification request would apply to proposed commercial and mixed -use buildings, as build -to lines do not apply to industrial buildings. Both are allowed per Section 2.8.1 and, if granted, are valid for only one year by which time a Project Development Plan incorporating the Modification must be filed. The requests have been evaluated by the criteria of Section 2.8.2(H) and found to be in compliance due to the pending P.D.P. The first modification request is to Section 3.6.2(L) (6) Private Drives and Street -Like Private Drives to allow for security for a part of their campus. Staff is recommending approval and finds that granting the modification will not be detrimental to the public good, that the Link-n-Greens ODP establishes the pedestrian, bicycle, and transit connectivity that meets the standards without being adversely affected by the modification. Additionally, granting the modification doesn't hinder other applicable standards in the LUC that govern the height, the placement, and the design of fencing for the project. Holland said he'd like to mention in compliance with the required standards, the modification 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 and the strict application of such a standard would render the project infeasible. Holland said the second modification is to Section 3.5.3(B) (2) regarding Orientation to Build -to Lines for Street Front Buildings. That requires the orientation to build to lines for commercial and mixed use street front buildings. Staff is recommending approval of that modification with one condition and the condition is the modification shall only apply to mixed -use and/or commercial buildings that part of any of the operational facilities for Woodward at the Link-n-Green site as industrial buildings are not required to meet the built to line standard. Staff finds that granting the modification will not be detrimental to the public good because of the community need and the substantial benefit to the city that the modification meets the requirement and is in compliance with the standards. Planning & Zoning Board September 13, 2012 Page 8 Chair Smith said over the past couple of years we've talked about Lincoln Avenue being right sized. What are the plans for Lincoln and how might they be affected by this proposal? Holland said we don't know yet. That is something that has been discussed at the staff level and we may be looking at dusting off a study of that street section, getting public engagement, and determining what type of road section is appropriate there. Holland said as far as the type of improvement and what the street section is going to look like, that's something we're going to have to figure out. A little depends on the PDP and as we begin to get more details. Member Campana said he was under the impression the ODP wasn't dependent on the user. Holland said the ODP if approved would be the same for others with respect to the lack of an expiration date. It could be used by other developers but with respect to the campus employment use, it's approved with the condition that if the Woodward use does not manifest itself into a PDP that is approved, the use becomes null and void. Campana asked if that included the modifications. Deputy City Attorney Eckman said that just applies to the addition of permitted use of campus employment if it's manifested into a complete project by Woodward, Inc. Eckman said the modifications are not specific to the user. Member Schmidt asked if there was some idea as to when the PDP might be submitted. Holland said it's entirely possible it could be sometime around the holidays. Board Discussion Member Stockover said as the economy ebbs and flows, it's the duty of the Board to keep the big picture in mind. What we approve today, we will have for a long time. If we take the name Woodward away, do we still have a viable project? He said to his mind, this project meets all the criteria without Woodward, with the exception of the campus. He's in support of the proposal. Member Campana said he'd like to thank the team involved in this project. The fact that it's Woodward just makes it that much better. He thinks it's a great use and a great ODP. He will be supporting it. Member Carpenter said she will happily and overwhelmingly support this project. Member Schmidt said this is a great plan, it's a great use of the property, and the fact that it's Woodward is very comforting to all of us. Even if it isn't, something along these lines is exactly what would work in that area. She's glad that Mr. Ginsborg and Woodward have worked together to make this proposal... you can almost see the campus. She said hopefully things will work out and we will be the site they consider. Member Kirkpatrick said she will also be supporting it and have nothing more to add other than she looks forward to the PDP. Chair Smith said the Board's job is to be very data driven and criteria based when we're applying the LUC. At this stage, we don't take too much consideration into relationships or economics. Over the years, we've done a very good job of honoring that charge. The applicant, in his assessment, has made a very good argument for this ODP and to why it would fit perfectly on this site. He said understanding the mechanics of good downtowns and urban design; this is a critical piece to linking a couple of parts of town. He thinks the ODP absolutely needs to be approved. It's an honor, aside from that, to be able to ask Woodward to stay in town. It's important to keep Woodward here as a vital community member. He will be supporting their request for an ODP. Member Schmidt moved the Planning and Zoning Board recommend approval of the Link-n- Greens Overall Development Plan, #ODP120002 based on the facts and findings starting on page 9 of the staff report. Campana seconded the motion. Motion was approved 6:0. Planning & Zoning Board September 13, 2012 Page 7 Board Questions Member Schmidt asked on the ODP between Parcels A and B; what does the 'dark green' line indicate? She asked if that is going to be an access road. Holland said the two solid lines simply indicate the two different development area bubbles. Director Kadrich said there is not a portion of the project that is not inAorB. Member Schmidt asked about the use called campus employment. Is that already a permitted use on that site? Holland said correct. Schmidt said that use includes heavy industrial —is that anything that is allowed in the LUC? Holland said correct. Schmidt asked if that will be along the roadways but not by the river. Holland said the applicant could speak better the question of positioning the buildings on the site. Milewski said campus employment is an approved use on this site. She said it really does fit what Woodward would do on a large campus. She said at the ODP level there is no restriction in terms of where those specific uses might happen. Milewski said at the Project Development Plan (PDP) level there are lots of restrictions in the LUC for architectural and density to make that transition to the river. This is simply land use at an ODP level. Member Schmidt said in the LUC heavy industrial allows such things as mining operations, hazardous waste and those kinds of things. Schmidt asked if they're considering a heavy industrial use different from what they have now. Is what they have now considered heavy industrial? Rocky Scott, Director of Corporate Affairs for Woodward Governor, said they don't anticipate doing anything materially different from what they do today. He said they make big valves and parts that go onto engines. They test them. They will not be going into the mining business. Member Schmidt said on the Area B the allowed use is campus employment. Is that allowed if less than 30 acres? Director Kadrich said on Area B, it is only intended to show a bubble of the entire site. The entire site is actually campus employment. Kadrich said Area B was further restricted from a conceptual standpoint to allow all uses that are identified in campus employment except light and heavy industry. Holland said it does give Woodward the opportunity to have, if they so choose, a portion of the area to be a part of their campus. It would have to be a portion that is not a light or heavy industrial building. Holland said it would have to be another use less intensive. Member Schmidt said then Area B is a hypothetical —it could be more or less in the future depending on how the site is actually designed. Holland said we'd have to evaluate any proposal to enlarge that area and determine whether or not it meets or exceeds the requirements of something that would be considered minor. If it does not meet those requirements, it would need to be approved in the same process as this ODP. Member Schmidt asked what would be the definition of a unified master development site. Are those just different words for what we call an ODP? Holland said in this case the unified master development site would be the cluster of buildings and the cluster of uses associated with those buildings that are used exclusively for Woodward. Holland said in this case the use was unique and a new use was reasonable and justified in this case. Schmidt said she feels comfortable with that. Member Schmidt said she has one minor question. She said the campus employment is in conjunction with this ODP. If Woodward were to sell off Area B, would the campus employment apply in that situation. Holland said the campus employment use can only occur as a use associated with the Woodward operations. Chair Smith asked for the graph that indicated current DDA boundaries. DDA's Matt Robenalt indicated the current boundary in the context of the proposed site. Planning & Zoning Board September 13, 2012 Page 6 Ann Hutchison is the Executive Vice President of the Fort Collins Area Chamber of Commerce. She'd like to speak in support of the project. It makes sense. It provides an opportunity for an outstanding local and global company to grow in Fort Collins. The proposal protects our river corridor with a very common sense project. It also provides a center of activity that brings commerce across the river especially in our river district plan. As a community, we say we want quality jobs and thoughtful development. This project achieves both of those opportunities and certainly gives us an amazing opportunity to grow the downtown. She encouraged the Board's support. Nick Haws, 2221 Sandburg Drive, said he won't be able to say anything that's not already been said about the opportunities of this project. He wanted to touch on a few LUC items he'd like to reiterate. First, it's compliance with the natural feature sections of the LUC. Second, as was pointed out earlier, is the catalyst site for infill and redevelopment. He can't really think of a better site and a better user than what the Board has before them. Lastly, with regard to the modifications, modifications are not bad. They shouldn't be used haphazardly but when they promote or enhance a project; he thinks modifications are totally a viable mechanism to achieve a better goal and we shouldn't let anyone think that modification by itself means a project is substandard or not as good. Ray Martinez, former Mayor of Fort Collins, said he'd only wish this project had come during his term of office. This is one project you can really get behind. He said Woodward is an icon. They are a part of the Fort Collins family. He said they have some longevity when it comes to employment, being a good employer, and being a good neighbor. He said you can't ask for a better company and he thinks it is important not only to approve this proposal but it's important to applaud them for being willing to invest. David May, CEO of the Fort Collins Area Chamber of Commerce, said he'd like to speak in favor of all three items including the O.D.P. and the two modifications. He'd like to stress what a great opportunity this is for the community. Woodward, a long standing prominent employer, is signaling an interest in a major capital investment in this community. It is a very powerful vote of confidence and we need to do everything we can to accommodate it. Woodward is a highly desirable global company that can operate successfully anywhere in the world. Communities of our size rarely have the opportunity to land the corporate headquarters of a company like Woodward. Fortunately they have a strong relationship with our community and we have a site that meets their needs. It'll put a significant day -time work force near restaurants and retail shops downtown. It strengthens the existing relationship between CSU and Woodward. It keeps a primary major employer in Fort Collins and it puts a desirable tract of land in the hands of a business that is a proven good neighbor and steward of the river corridor. This is an investment of at least $100 million in this project. He said the proposed use fits the site and they recommend support for all three items. Jim Reidhead, 707 W. Mountain Avenue, said he's been involved in one way or another in downtown and the river for the last 40 years. He's also a member of the Downtown Business Association (DBA). This is a good project at the right place and the right time. Please support the ODP and the modifications. Doug Johnson, 357 Bannock, said he just came from the Rocky Mountain Innosphere. He spoke of no less than 4 meetings today where Woodward was at the center of the conversation. He met with one individual whose technology was 'spun out' of Woodward and who has a growing business in our community. Johnson noted the CSU Engines Lab is in partnership with Woodward (they sponsor research) which is of great benefit to CSU. Johnson said a Woodward employee said the innovative culture we have in our community is exactly the culture of the company. Johnson said Woodward is critical to our community and he supports all three requests before the Board tonight. He'd appreciate their consideration. End of Public Input Planning & Zoning Board September 13, 2012 Page 5 financing from both a statutory relationship and the policy guidelines of the Board of Directors to the Planning and Zoning Board relative to this project or any project as suits their needs. Hank Gardener, 5331 High Castle Court, said he's the Associate VP for Research at CSU. He said they have a long standing history of working very closely with Woodward in areas of systems engineering, business and a variety of other topical areas including one they are about to launch in supercomputing. All of this really promotes the visibility of Fort Collins as a high-tech venue for research, service, and education. While, they'd work with Woodward wherever they end up; they're proposed site is very close to the Engines and Conversion Lab in which Woodward has a strong investment. They have opportunities to work very closely with Woodward in the future — this area is very useful for Fort Collins and CSU and their students. Rich Shannon, 2906 Silverwood Drive, represents the current owners of the Link-n-Greens property. As others have stated, this is an incredibly unique infill opportunity on a piece of property that has some unique challenges. He strongly encourages the Board's support. Heather Wolhart, 2520 Constitution, said she's not part of the DDA. She is here to represent the family. Her great, great grandfather John Coy homesteaded that property in 1862. Both Woodward and her great, great grandfather shared the same visions of future, prosperity, growth, development, and a place to raise their families. As a family, they have been waiting for the ideal opportunity to move that property forward. As much as the golf course was a great place to keep it safe and green, it has now come to this great opportunity today. As a family, they are 100% behind this opportunity to move this property into what it was always intended to be — productive, beautiful — a promising part of a future. We're still here- 7 generations strong and we'd love to say that 7 more generations will follow in our footsteps. Jim Palmer, 1441 W. Mountain, said he's speaking on the South Fort Collins Business Association (SFCBA). Today we're here not to focus on one border (north or south); but on entire community. SFCBA would like to express their unanimous support as an association for the approval of the Link-n- Green ODP and the retention of Woodward in our community. Woodward is a company known for their triple bottom line efforts —sustainable, ecological, and financial. This is an ideal use of the site. It complements Old Town. Ashley Stiles lives at 6549 Spanish Bay Drive. She's a former CSU student, a professional, and a member of the Chamber's LLAC (legislative affairs committee). She said she couldn't say it better than those who've already spoken. She said she'd simply like to encourage the Board to approve the Plan and to retain Woodward as a great corporate partner. Sherry Grant, 1455 Freedom Lane, said she's a 30 year resident of Fort Collins and President of Officescapes Northern Division. She supports the Link-n-Green ODP. They provide a positive economic impact of a primary employer considering expanding in this area. From her personal experience, she's noticed how they intentionally support local businesses. Woodward has proven their dedication as a corporate citizen investing in the community and supporting its philanthropic needs. She believes they are a corporation with integrity. Having their corporate headquarters in Fort Collins raises the bar for quality business standards and elevates community standards. She can't image a better steward of this property based on their proven experience of caring for their Drake & Lemay site. Grant said this is an ideal opportunity and it should be supported. Donna Chapel lives at 4651 Westridge Drive. She's here on behalf of the Chamber of Commerce and is their current Chairman of the Board. She asked that the Board please send a message to Woodward that we value their presence in this community. She said they provide all the many good things the Board's heard from previous speakers. She supports this measure and asks the Board to do the same. Planning & Zoning Board September 13, 2012 Page 4 Curt Richardson, founder of Otterbox, said his support is a little more personal. The reason there's an Otterbox is because of Woodward. In 1977, he was given a scholarship for their Earl C. Martin Academy of Industrial Science at Woodward and that is what brought him to Fort Collins. He thinks they are amazing employers and he can't say enough about what they would do for Old Town. He hopes the Board sends the message to Woodward that we want them on this site. Bill Sears lives at 1321 Stover. He's a member of the DDA (Downtown Development Authority). The proposal signifies a shift in the use/purpose of the Link-n-Green property that would make inclusion in the DDA district a possibility. This would provide an opportunity to explore the DDA's role in the public financing of improvements so the project is optimally integrated with the downtown. This is supported by the DDA Plan of Development adopted by City Council in 1981. Ron Lautzenheiser, 1506 N. College, is a member of the North Fort Collins Business Association (NFCBA). That board voted unanimously to support this project. We seldom get the opportunity for a 'marquis' project such as Woodward. It's a global company and a primary employer. They have shown great leadership and he's had great interactions with Chairman of the Board and Chief Executive Officer Tom Gendron who's been involved with the Chamber, projects at Poudre School District, and Project Smile. They'd like to support this project. Patty Spenser lives at 312 Garfield Street. She's speaking tonight as a downtown business owner and the DDA Board. She thinks this is an important evolutionary step for downtown. This is recognition that our urban core and all of its offerings of culture, entertainment and economic vitality is being viewed as an asset by a major employers who wish to attract the best and brightest employees. The physical proximity to our strong urban core is how they create this attraction. Neil McCaffrey, 1331 Silk Oak Drive, is a member of the NFCBA. Please give your strong support to this project. Jerry Kennell, 1 Old Town Square, is a member of the DDA Board. He said they've had policy discussions regarding the inclusion within the DDA boundary under the State authorization. The project would benefit from DDA investment. They also believe the enhancements to downtown are exactly the kind of thing they need to be involved. He encourages the Board in approving this proposal. Wynne Odell, 1966 Lakeview Drive, said she wears two hats. One is as the Chair of DDA and the other as an adjacent landowner. From the DDA's perspective a project of this size and scope which could potentially serve as headquarters for a multi -national technology conglomerate, is an opportunity unlike any previously explored by the DDA. The possibility of having an employment anchor that sustains more than 1,000 primary jobs in the downtown will have a ripple of positive effects on Old Town and will trigger needs for upgraded and enhanced infrastructure in that area. This is the first step to leverage this opportunity for the benefit of the entire downtown and to address the needs of the project. Odell said from the Odell Brewery perspective, they are: 1) there is an industrial component and because they are an adjacent industrial facility, we appreciate this will continue to support the industrial infrastructure in the area, 2) they're excited about the added vitality to the area, 3) they're excited that this might accelerate the Lincoln Corridor development. Finally, they are very grateful for the inclusion of the large natural area. They like the idea of still seeing green. Matt Robenalt is the Director of the DDA. He said the mission of the DDA is to build public/private partnerships that foster the economic, cultural, and social growth of the central business district. It is expected that at some point the DDA is going to be approached with a formal request for inclusion of this property in the DDA boundary area. They anticipate they may be approached to use tax increment revenues to address site redevelopment needs. He offered to provide an overview of tax increment Planning & Zoning Board September 13, 2012 Page 3 Milewski noted the O.D.P. is consistent with the permitted uses as well as Article 3 general development standards and Article 4 zone district standards that are applicable at the level of detail required for an O.D.P. It does not include any residential uses and therefore compliance with the residential density range is not applicable. It conforms to the Master Street Plan requirements and the street pattern connectivity requirements pursuant to Sections 3.6.1 and 3.6.1(A) through (F). The O.D.P. identifies appropriate transportation connections and conforms to the Transportation Level of Service Requirements as contained in Section 3.6.4. It is in compliance with Section 3.6.3(F) and Section 3.2.2(C) (6) that require transportation connections to adjoining properties from neighboring properties for vehicular, pedestrian, and bicycle movement. Milewski said the O.D.P. shows the general location and approximate size of all natural areas, habitats and features within its boundaries and indicates the applicant's proposed rough estimate of the natural area buffer zones as required pursuant to Section 3.4.1(E) and is consistent with the appropriate Drainage Basin Master Plan. Milewski said the Modifications of Standards being requested are: Section 3.6.2(L) (6) Private Drives and Street -Like Private Drives Gated street entryways into residential developments are prohibited in accordance with Section 3.6.3(G). Gated entryways for private drives are also prohibited. She said she believes the granting of the modification will not be detrimental to the public good and granting of a modification from the strict application of any standard would result in a substantial benefit to the city by reason that the proposed project would substantially address an important community need specifically described in the city's Comprehensive Plan and the strict application of such a standard would render the project practically infeasible. Section 3.5.3(B) (2) regarding Orientation to Build -to Lines for Street front Buildings This standard applies to Mixed -Use, Institutional and Commercial Buildings, requiring a building pattern that lines buildings along the public streets with parking in the side or rear of the buildings. She said she believes the granting of the granting of the modification will not be detrimental to the public good. Granting of a modification from the strict application of any standard would result in a substantial benefit to the city by reason that the proposed project would substantially address an important community need specifically described in the city's Comprehensive Plan and the strict application of such a standard would render the project practically infeasible. Milewski said the applicant seeks the Board's approval of the O.D.P. and the Modification of Standards. Public Input Stu MacMillan, 1928 Linden Ridge Drive, said we're very fortunate to have a vibrant downtown. He said right now we have a very rare opportunity with one of our best corporate citizens. They've already done a lot for Fort Collins. He said we can work to keep them in Fort Collins and to get them downtown. He can't think of a better use of the site than to have Woodward there. Mark Driscoll, 1906 Pacific Court, said he's been in town 40 years and in business over 30 years and he's not been more excited about a development in Fort Collins than this one. It really is an ideal use of this property with a great Fort Collins and Colorado company. Woodward has brought and will continue to bring great jobs and have a great impact in many areas including non -profits. This is a global company and to have a global company headquartered here at that site is just spectacular for our community. He would urge the Board to support this O.D.P. Planning & Zoning Board September 13, 2012 Page 2 Recommendation: Approval Hearing Testimony, Written Comments and Other Evidence City Planner Jason Holland said Link-n-Greens is a pending mixed -use development project. A stand- alone Request for Modification of Standard is allowed per Section 2.8.1 and, if granted, is valid for only one year by which time a Project Development Plan incorporating the Modification must be filed. The request has been evaluated by the criteria of Section 2.8.2(H) and found to be in compliance due to the pending P.D.P. Applicant's Presentation Alan Ginsborg (with partner Mike Merrill) spoke of their vision for the land. Ginsborg provided a historic perspective of their effort to get where they are tonight. They believe the property is central to the community and what's being proposed is a legacy project. He couldn't be happier about the potential for Woodward's participation. He said we're competing to attract Woodward and by no means is this a deal certain. He's hopeful the outcome tonight is one that would encourage them to focus on this site. He said they considered the river and want to make a smooth transition from a natural environment to a built environment. This proposal brings that opportunity. Ginsborg said there's also a great opportunity to integrate this property into the greater old town community. He thinks it'll bring a more cohesive community in that area. They focused on the historic structures there. They considered different traffic alternatives and selected a plan that generates 73% less traffic than some of the other uses allowed in this zone. He's very passionate about Fort Collins and he's committed to seeing this through in a way in which everyone will be proud. Rocky Scott, Director of Corporate Affairs for Woodward, spoke of their long time connection to Fort Collins and the Northern Colorado area. He spoke of their strong financial position in the energy and aerospace business. They've run out of capacity in Fort Collins and Rockford, Illinois. They are looking now to make a decision on where the growth in their energy divisions will be. They've evaluated 20 different sites and they're now down to 4. They are focusing on this particular site due to the work the city has done to prepare this part of town to be a value added part of old town. This could play a significant role in attracting the talent they need going forward. It's a more complicated site than some of the other sites being considered but they think it's worth working through those complications to get the environment needed. Angie Milewski, BHA Designs, representing the owners said the property located north and west of the intersection of Mulberry and Lemay is a unique property. It has: • A strong and unusually diverse mix of retail, heavy and light industry, offices, recreation, and residential neighborhoods with a rich history and culture. • Significant historic structures and areas such as the Buckingham neighborhood, Lindell Mill (Ranch -Way Feeds), Harmony Mill, the Northern Colorado Feeders Supply building, the UP Freight Depot, Coy -Hoffman barn, and the Giddings Building. • Large, currently vacant and underdeveloped infill properties that are owned by individuals and organizations with an interest in redevelopment. • An existing historic neighborhood providing a diversity of households in a close -in Downtown location. • Proximity to the Cache la Poudre River Corridor • Three thriving craft brewery businesses that attract regional and national visitors. • Designation within the proposed FortZED service grid. • Sites to cultivate incubator businesses including the CSU Engine and Energy Conversion Lab (EECL) and the Rocky Mountain Innovation Initiative. • Proximity to Downtown and related opportunities to enhance Downtown business activities, including breweries and brew pubs, in a way that is "Uniquely Fort Collins." Chair Andy Smith called the meeting to order at 6:05 p.m. Roll Call: Campana, Carpenter, Kirkpatrick, Schmidt, Smith, and Stockover Excused Absence: Hatfield Staff Present: Kadrich, Eckman, Holland, Shepard, and Sanchez -Sprague Agenda Review CDNS Director Laurie Kadrich reviewed the agenda. No changes were noted. Citizen participation: Consent Agenda: None Discussion Agenda: 1. Link-n-Greens Overall Development Plan #ODP120002 2. Link-n-Greens Stand -Alone Modification 1 and 2 #MOD120006. 3. Phase 1 Multi -Family LUC Proposals Project: Link-n-Greens Overall Development Plan #ODP120002 Project Description: This is a request for approval of an Overall Development Plan (O.D.P.) for the Link-n-Greens property. This area consists of 101.5 acres and is generally located at the southwest corner of East Lincoln and South Lemay Avenue. The Cache la Poudre River is the southerly boundary and the majority of the westerly boundary of the O.D.P. and the Poudre river trail is located on the property within an easement. The project is zoned C-C-R Community Commercial — Poudre River District, and the proposed uses are permitted in this zone district at this location. The Link-n-Greens O.D.P. 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. The campus will include a collection of buildings and parking areas served by private drives. The Link-n-Greens O.D.P. is a mixed -use development to be constructed in multiple phases based on land use type and ownership. It is the intent of the applicant that subsequent Project Development Plans will be submitted for each phase. Phasing for construction of all portions of the O.D.P. could occur over a five to thirty year time frame depending on market activities for differing uses.