HomeMy WebLinkAboutHARMONY TECHNOLOGY PARK, 4TH FILING - PDP/FDP - 07-08/A - CORRESPONDENCE -has completed several successful projects. Please contact Gary
Schroeder, 221-6395, for further information.
29. Please be aware that at the time of building permit issuance, the project
will be assessed the capital improvement expansion fee. This fee is
typically adjusted on an annual basis. For further information, please
contact Felix Lee, 221-6750.
30. Bicycle parking is required near customer entrances. Racks must be
permanently anchored to concrete and not interfere with pedestrian
walkways. Enhanced crosswalks are required in the parking at areas of
high pedestrian traffic.
19. Vacating the western segment of Timberwood Drive requires an
Ordinance and two readings by City Council.
20. An Amended Transportation Impact Study will be required. This analysis
will help determine the timing of the installation of a new traffic signal at
Harmony and Technology. This new signal will be constructed only when
sufficient warrants are met. For example, in the short term, traffic to
Phase One could be routed east to Lady Moon Avenue to take advantage
of the existing signal. Please contact Ward Stanford, 221-6820, to scope
the magnitude of this Amended T.I.S.
21. A Minor Amendment submittal will require a revised Utility Plan and an
Amended Development Agreement. A revised Phasing Plan would-be
helpful as well.
22. Staff prefers that a replat be considered versus vacating and dedicating
rights -of -way and easements by separate instrument. Please note that
each separate legal document that needs recording carries a $250.00 fee
for processing.
23. A replat requires a Type One hearing, including posting the property and
mailing notices to affected property owners.
24. Please check with Matt Baker, 221-6605, Street Oversizing Fund
Administrator, regarding any repays that may be due for improvements to
the Harmony Road and Ziegler Road, including the intersection.
25. At the time of building permit issuance, the project will be assessed the
City's Street Oversizing Fee and the County's Road Impact Fee. These
fees are based on square footage and land use. Usually, these fees are
raised annually based on the Denver -Boulder consumer price index. For
an estimate of these fees, please contact Matt Baker.
26. For further information on civil engineering issues, please contact Randy
Maizland, 221-6605.
27. _ Regarding the Amended Transportation Impact Study, please be sure to
address Levels of Service for bicycles, pedestrians, and transit. Staff
supports the connecting walkway from Phase Two to Harmony Road via
the proposed campus between the two buildings. For further information
regarding alternative modes, please contact Denise Weston, 416-2643.
28. The applicant is encouraged to take advantage of the design assistance
for energy conservation offered by the Fort Collins Utilities. This is a
voluntary program and referred to as the Integrated Design Process which
D. Extended detention is required for water quality treatment to be
designed and incorporated into the water quantity portion of the
detention pond.
E. The design of this site must conform to the drainage basin design
of the McClellands Creek Master Drainage Plan as well the City's
Design Criteria and Construction standards.
F. The city wide new development fee is $3,070/acrre ($0.0705/sq.ft.)
for new imperviousness over 350 square feet. No fee is charged
for existing impervious area. This fee is to be paid at the time each
building permit is issued.
G. In .the McClellands drainage basin onsite detention is required with
a 0.2 cfs/ac release rate for the 10 year storm and a 0.5 cfs/ac
release rate for the 100 year storm.
H. A drainage and erosion control report and construction plans are
required and are to be prepared by a Professional Engineer
registered in Colorado. For further information, please contact
Basil Hamdan, 221-6700.
14. Full public street improvements will be required along the property's
frontage along eastbound Harmony Road with Phase One. This would
include the segment between Technology Parkway and Lady Moon
Avenue. Such improvements include the detached eight -foot wide
meandering sidewalk.
15. In addition, a design of the ultimate three -lane cross-section would be
needed to make sure that development of both Phase One and Two will
be coordinated with future long term improvements.
16. Any improvement beyond the local street portion will be reimbursed by the
Street Oversizing Fund upon completion and inspection.
17. Technology Parkway would have to be fully improved for at least the
segment along the frontage of the subject site. Offsite improvements,
such as extending Technology Parkway south to Timberwood, may be
required in order to gain a second point of access for the Poudre Fire
Authority. Again, any improvement beyond the local street portion is
reimbursable.
18. The access to Phase One may have to shift to the south to avoid conflicts
with the northbound left turn lane.
I. Address Numerals
Address numerals shall be visible from the street fronting the property,
and posted with a minimum of six-inch (6) numerals on a contrasting
background. (Bronze numerals on brown brick are not acceptable). NOTE:
Access to the buildings is from Technology Parkway; therefore, address
numerals will be off Technology Parkway. Please refer to section 97UFC
901.4.4. For further information, please contact Carie Dann, 221-6570.
12. Water and Wastewater: Existing mains: 12-inch water main in
Technology Pkwy, 16inch water main at Lady Moon Drive and
Timberwood Drive.
A. Extend a 16-inch water main in Timberwood Drive from Technology
Pkwy to the east end of the pavement constructed with the initial
phase of the project.. If Timberwood is re -aligned, the water main
routing originally approved will need to be re-evaluated and likely
revised.
B. Sewer -in this area will be provided by the South Fort Collins
Sanitation District. At present, the nearest sewer is located in Lady
Moon at the future intersection with Timberwood Drive.
C. Schedule meeting with City Water/Wastewater Utilities and the
FCLWD/SFCSD to work out details of water and wastewater
service and the possible re -alignment of Timberwood.
D. Development fees and water rights due at building permit. For
further information, please contact Roger Buffington, 221-6700.
13. Stormwater:
A. Outfall for this site is through an existing pipe system installed in
Lady Moon Drive by the neighboring development to the east. A
private agreement between the owner of that development and the
previous owner of this site may already exist for the installation
costs of that system.
B. A public drainage easement will be required from the point of outfall
from this site to the point of tie in to the existing storm sewer
system in Lady Moon drive.
C. The site is part of a larger overall development. An overall
drainage plan setting overall detention requirements and release
rates should be prepared. A phasing plan showing how and when
detention facilities will be built should be provided. `
access or as otherwise approved by the fire code official. If possible, a fire
hydrant shall be located within 100 feet of the FDC. PFA Bureau Policy
E. Knox Box Required
Poudre Fire Authority requires a "Knox Box" to be mounted on the front of
every new building equipped with a required fire sprinkler system or fire
alarm system. 97UFC 902.4; PFA BUREAU POLICY 88-20
F. Stairwell Signage
Approved stairwell identification signs shall be posted at each floor level in
all enclosed stairways in buildings four or more stories in height.
97UFC1210.4 and Appendix I-C
G. Required Access
A fire lane may be required. A fire lane shall be visible by painting and
signage, and maintained unobstructed at all times. A fire lane plan shall
be submitted for approval prior to installation. In addition to the design
criteria already contained in relevant standards and policies, any new fire
lane must meet the following general requirements:
0 Be designed as a flat, hard, all-weather driving surface (asphalt or
concrete) capable of supporting fire apparatus weights. Compacted
road base shall be used only for temporary fire lanes or at
construction sites.
0 Have appropriate maintenance agreements that.are legally binding
and enforceable.
0 Be designated on the plat as an Emergency Access Easement.
0 Maintain the required minimum width of 20 feet throughout the
length of the fire lane.
If a fire lane cannot be provided, the building shall be fire sprinklered.
Please refer to 97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1.
H. Tuning Radii
Minimum turning radii for emergency apparatus on streets and drives is 25
feet inside, 50 feet outside.
from the public streets by landscaping or by an enclosure that provides the
minimum clearance specifications.
10. Any change to the existing system will be at the developer's expense.
Public street lighting may already be installed. Be sure that shade trees
are kept at least 40 feet and ornamental trees 15 feet away from street
lights. For further information regarding electrical service, please call Alan
Rutz, 221-6700.
11. The site will be served by the Poudre Fire Authority. Please note the
following:
A. Water Supply
Fire hydrants, where required, must be the type approved by the water
district having jurisdiction and the Fire Department. Hydrant spacing and
water flow must meet minimum requirements based on type of occupancy.
Minimum flow and spacing requirements include: Commercial, 1,500 gpm
at 20 psi residual pressure, spaced not further than 300 feet to the
building, on 600-foot centers thereafter; residential within Urban Growth
Area, 1,000 gpm at 20 psi residual pressure, spaced not further than 400
feet to the building, on 800-foot centers thereafter; residential outside
Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not
further than 400 feet to the building, on 800-foot centers thereafter.
These requirements may be modified if buildings are equipped with
automatic fire sprinkler systems. Please refer to section 97UFC 901.2.2.2.
B. Sprinkler Requirements
The proposed building(s) shall be equipped with an approved, automatic
fire -sprinkler system.
C. Standpipes and Fire Pump
Buildings four or more stories in height are required to be equipped with
firefighting standpipes in every stairwell. The standpipe system must be
capable of supplying a minimum 100 psi to the top floor; an approved fire
pump may be required to obtain this minimum pressure. Please refer to
IFC 905.3.1.
D. Fire Department Connection
Fire department connections shall be installed remote from the buildings,
and located on the street or fire lane side of buildings, -fully visible and
recognizable from the street or nearest point of fire department vehicle
avail themselves of the Altemative Compliance or Exception to the
General Office Parking Standard which allow for the maximum number of
parking spaces to be determined on a customized basis for the particular
needs of a specific end -user.
4. Please be aware that Section 3.2.2(E)(6) large parking lots be divided into
smaller sections such that no one section exceeds 200 spaces.
5. Also, Section 3.2.1(E)(5) requires that for parking lots that exceed 100
spaces, there shall be no less than 10% of the interior devoted to
landscaped islands.
6. Regarding Section 4.26(E)(3)(b) — Campus Exception — Staff would
support the combination of Phase One and Phase Two buildings creating
an internal campus versus requiring Phase Two to comply with the build -to
line requirements. Please be aware, however, that amenities and features
that comprise the campus will be carefully scrutinized to ensure
compliance with both the spirit and letter of the regulation. There are both
good (Hewlett-Packard/Avago) examples and bad examples (Natural
Resources Research Center) of office projects located within a campus
setting. Please pay very close attention to the degree to which large
parking fields are brought up close to building entrances. A campus
setting typically calls for parking fields to be distributed around the
perimeter of the two buildings so that plazas, courtyards, green space,
walkways, fountains, benches, planters and the like can be concentrated
to form a cohesive sense of place not penetrated by vehicles. This space
should connect the buildings for the benefit of the pedestrian, not parking
lots. The campus layout must demonstrate that the vehicle parking is
subordinate to creating a vital pedestrian environment. -
7. In accordance with the Harmony Corridor Plan, the 80-foot setback from
Harmony Road must include undulating berms with particular attention
paid to proper screening of parking lots.
8. As with the original Harmony Technology Park, the Amended P.D.P. will
continue to be served electrical power by the City of Fort Collins. Existing
system is installed along all public streets. Normal development charges
will apply. A Commercial One ("C-1") Form will be required to be
completed by a licensed electrical contractor to determine the load and
panel size.
9. The size and location of the transformer will need to be evaluated. It is
usually most efficient if a single transformer can be designed to serve both
buildings. The location of a new transformer must be coordinated with
Light and Power such that it is within ten feet of hard surface for
emergency change -out. The transformers must be screened from view
CONCEPTUAL REVIEW STAFF COMMENTS
of Fort
ITEM: Harmony Technology Park Amended Project
Development Plan, Buildings A and B.
MEETING DATE: November 26, 2007
APPLICANT: MAVD Development Company c/o Mrs. Angie
Milewski, B.H.A. Design, 1603 Oak Ridge Drive, Fort
Collins, CO 80525
LAND USE DATA: Request to amend the northerly portion of Harmony
Technology Park (Building A) in order to accommodate two new office buildings
that would contain a different mix of uses and less square footage than what is
presently approved. Each multi -story building would contain approximately
75,000 square feet. The exact nature of the tenant mix has not been determined
at this time. Interior floor area will be designed to be flexibly arranged to
accommodate a wide range of potential users. The applicant may seek L.E.E.D
certification at the Gold level. A re -alignment of Timberwood Drive to the south is
proposed. The site is located at the southeast corner of Harmony Road and
Technology Parkway. The parcel contains approximately seven acres.
COMMENTS:
1. The site is zoned H-C, Harmony Corridor which permits a mix of office and
light industrial uses as primary uses.
2. Since the proposed use is roughly equivalent to that which is approved,
the Amended Project Development Plan may be processed as a Minor
Amendment. Any replatting, however, must be processed as an
Administrative (Type One) review.
3. Parking for general office is regulated such that there can be no more than
three spaces per 1,000 square feet of gross floor area, or .75 space per
employee on the largest shift, or 4.5 spaces per 1,000 square feet if all
additional parking spaces gained by the increased ratio (over 3/1,000 sq.
ft.) are contained within a parking garage/structure. Please note that for
labor intensive uses, such as call centers and the like, applicants may
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT
Plannin` 3evelopment and Transportati, Services
Planning and Zoning
City of Fort Collins
November 30, 2007
Mrs. Angie Milewski
BHA Design, Inc.
1603 Oak Ridge Drive
Fort Collins, CO 80525
Dear Angie:
For your information, attached is a copy of the Staffs comments for Harmony
Technology Park Amended Project Development Plan which was presented
before the Conceptual Review Team on November 26, 2007.
The comments are offered by staff to assist you in preparing the detailed
components of the project application. Modifications and additions to these
comments may be made at the time of formal review of this project.
If you should have any questions regarding these comments or the next steps in
the review process, please feel free to call me at 970-221-6750.
Sinc
7Zerely,
L_
Jtcf�
Ted Shepard
Chief Planner
cc: Project Planner
File
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020