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HomeMy WebLinkAboutOFFICE AND LIGHT INDUSTRIAL AT TECHNOLOGY PARKWAY - PDP200016 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTAlternative Compliance Request Page 1 of 2 Modification of Standard Request 5041 Technology Parkway - Harmony Technology Park September 29, 2021 Project Overview The proposed project includes a flex office / industrial mixed use building on a 5.08 acre lot in Harmony Technology Park. This project will be complementary in style, layout and function to 5042 Technology Parkway located directly to the east of this proposed project. The building is designed as spec space for office and or flex/office tenants. This building type will help to fill a market void that exists today in the area; a desirable, high-visibility location for either office tenants or those with a mix of office and light industrial needs. The building is designed to showcase multiple tenant customer storefronts, but also includes high bay and loading capabilities if needed. The proposed use is a unique product mixing office and light industrial uses and is not specifically identified in the Land Use Code. This product is a perfect fit for this portion of the Harmony Technology Park master plan located adjacent to a nearly identical and successful office/industrial development at 5042 Technology Parkway. The unique needs of this building type result in a site plan that while meeting the intent of the code, is unable to meet the build-to requement. As a result, we would like to offer the following information: Modification of Standard to 3.5.3(C) The standard is 3.5.3(C)(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. The Orientation to Build-to Lines for Streetfront Buildings requirement poses an excessive burden for this project for these reasons: 1) The unique mix of uses for this building require accommodation of a variety of vehicle types and movements with overhead door access on the west face of the building and office/client access on the north, south and east faces. The principal mode of transportation to and from this facility is by automobile requiring parking in close proximity to building entries. 2) Equal proximity of parking to each potential entry location is necessary for business viability and to accommodate a variety of tenants. 3) Limiting vehicle movements and parking proximity to one or more sides of the building negatively impacts lease ability and functionality of the facility. A modification to this standard is requested with respect to the build-to line along the Technology Parkway frontage. The proposed project is design meets the standard in an equal or better way with larger than required parking buffer with year-round interest in planting pattern, strong pedestrian connectivity at the north, center and south ends of the lot along Technology Parkway. Architectural elements are provided within amenity zones at the north Alternative Compliance Request Page 2 of 2 and south pedestrian connection areas. Additional landscape islands including shade trees above and beyond those required for the parking lot are provided along the Technology Parkway frontage. Applicable exceptions to the rule 3.5.3(C)(2)(d): Exceptions to the build-to line standards shall be permitted: 1.in order to form an outdoor space such as a plaza, courtyard, patio or garden between a building and the sidewalk. Such a larger front yard area shall have landscaping, low walls, fencing or railings, a tree canopy and/or other similar site improvements along the sidewalk designed for pedestrian interest, comfort and visual continuity. 2.if the building abuts a four-lane or six-lane arterial street, and the Director has determined that an alternative to the street sidewalk better serves the purpose of connecting commercial destinations due to one (1) or more of the following constraints: a.high volume and/or speed of traffic on the abutting street(s), b.landform, c.an established pattern of existing buildings that makes a pedestrian-oriented streetfront infeasible. Such an alternative to the street sidewalk must include a connecting walkway(s) and may include internal walkways or other directly connecting outdoor spaces such as plazas, courtyards, squares or gardens. 3.in the case of Large Retail Establishments, Supermarkets or other anchor-tenant buildings that face internal connecting walkways with pedestrian frontage in a development that includes additional outlying buildings abutting the street(s). 3.5.3-03 4.if a larger or otherwise noncompliant front yard area is required by the City to continue an established drainage channel or access drive, or other easement. 5.in order to conform to an established pattern of building and street relationships, a contextual build-to line may fall at any point between the required build-to line and the build-to line that exists on a lot that abuts, and is oriented to, the same street as the subject lot. If the subject lot is a corner lot, the contextual build-to line may fall at any point between the required build-to line and the build-to line that exists on the lot that is abutting and oriented to the same street as the subject lot. A contextual build-to line shall not be construed as allowing a vehicular use area between the building and the street. The proposed project design meets the intent of the exceptions above. Per #1, the project includes a large outdoor space on the north end of the building featuring pedestrian and bicycle amenities, plaza spaces and a structure.