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HomeMy WebLinkAboutCENTRE FOR ADVANCED TECHNOLOGY 23RD, LOT 2 OFFICE BUILDING - PDP/FDP - FDP150007 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTFebruary 25, 2015 Administrative Hearing Officer c/o City of Fort Collins Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: CAT 23rd Lot 2 Office Building Please accept this request for a Modification of Standards to Sections 3.5.3(C)(2) of the Land Use Code. Background This proposal is for a new office building to be located on Lot 2 of the Centre For Advanced Technology 23rd Filing. The project location is at the corner of Rolland Moore Drive, between Perennial Lane and Centre Avenue. The surrounding infrastructure, utilities, street paving, and parking are all in place from the construction of the Grove. The proposed building will contain approximately 31,600 sq. ft. of office space and is one to three stories in height. Main access to the site is provided from Perennial Lane, which serves the lower parking area, containing parking for 89 cars for employees and visitors. Access to the upper parking area will utilize an existing entrance off of Rolland Moore Drive, which currently aligns with the existing parking lot for the Grove. 12 parking spaces will be provided for visitors. The 1.88-acre site is in the E- Employment zoning district. The area surrounding the proposed office building contains a mix of single and multi-family, government buildings, office parks, a senior living campus and community gardens. The site is ideal for this type of use as it provides a high-quality office building in a vacant infill site in Fort Collins. The proposed project is located within walking and biking distance to neighborhoods, restaurants, employment and shopping centers. There is an existing transit stop directly across Centre Avenue and there is a new pad for a stop on the west side of Centre. There are bike lanes in Centre Avenue and the Spring Creek Bike Trail is close to the site. In addition, there are ample resources for the office building’s employees to tap into, such as the Gardens on Spring Creek, numerous bike trails, Rolland Moore Park and the MAX bus route. The modifications are requested in accordance with the review procedures set forth in Section 2.8.2(H) of the Land Use Code as follows: Modification to Section 3.5.3(C)(2) Code Language: Section 3.5.3(C) Relationship of Buildings to Streets, Walkways and Parking states the following: (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. Requested Modification: We request that the proposed building have a vehicle use area between the south building face and Rolland Moore Drive. Modification Criteria The request of approval for this modification complies with the standards per Review Criteria 2.8.2 (H)(1) in the following ways: 1. The plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. Further, We feel that the granting of the modification would not be detrimental to the public good. Justification We feel that the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested for the following reasons: • The intervening vehicle use area that separates the southwest side of the building from Rolland Moore Drive allows vehicles to circulate and park on the south side of the building. This area is relatively small in size and will be paved with pourous pavers, thus minimizing the fact that there is a parking lot between the building and the street. • The pedestrian-oriented streetfront is reinforced by the fact that there is a continuous connecting walkway from the building entry to the street so that pedestrains do not have to cross a drive aisle. The building entry plaza is a significant feature that mitigates the impact of the vehicle use area. The purpose of the connecting walkway is to strengthen the relationship between the building and the street and the plaza feature accomplishes this purpose well. • Due to the existing site grading, the siting of the building is unique, offering a lower level walk out on the north side of the building and an upper level entrance on the south side. Allowing a small parking area to be located here allows visitors to have a convenient place to park. • The proposed alternative plan continues to improve the design, quality and character of new development by exceeding the building standards set forth in Section 3.5. The use of high quality building materials, building articulation, projections and recesses ensure sensitivity to and compatibility with the surrounding neighborhood. CAT 23rd Lot 2 Office Building Modification of Standards 02-25-15 • The proposed alternative plan continues to encourage the development of vacant properties within established areas. The site is surrounded by existing development - a mix of multi-family, government office buildings, a day care center and a community garden. • The visual impacts of the vehicle use area is greatly reduced by the use of extensive, enhanced landscaping along the frontage of Rolland Moore Drive, utilizing a combination of shrubs, grasses and trees that will provide ample screening. We look forward to working with you during this process and will be happy to answer any questions you may have. Sincerely, Cathy Mathis, APA Project Manager, The Birdsall Group CAT 23rd Lot 2 Office Building Modification of Standards 02-25-15