HomeMy WebLinkAboutHARMONY TECHNOLOGY PARK-CELESTICA - ODP - 12-97 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSAn%—dqo),
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Figure 4
CR9 intersection. The Harmony Technology Park is in a future
activity center at the Harmony/CR9 intersection.
The level of service determination assumes that future
developments will build their streets in accordance with Fort
Collins Standards. This being the case, then pedestrian facilities
will exist where they currently do not. IThis is a reasonable
assumption, since this evaluation is made at the OUP level or a 20
I year future. The Pedestrian LOS Worksheet and back up calculations
are provided in Appendix H. The minimum level of service for
activity centers is B for all measured categories. This will be
met or exceeded except for pedestrian access to Hewlett-Packard and
I Symbios Logic (future), which will require crossing 6 or more lanes
of Harmony Road. By definition, this is level of service C.
It will be difficult to cross Harmony Road as a pedestrian
without benefit of a traffic signal. The Hewlett-Packard West
Access is considered to be the main entrance to this facility.
This location is also central to the Harmony Technology Park arid,
as such, would be considered to be the main access also. Without
a signal at this intersection, all pedestrian traffic between these
two sites would be forced to use either the Harmony/CR9
intersection or the Harmony/Hewlett-Packard East Access/Cambridge
intersection. The additional distance would serve as a
disincentive to pedestrian traffic between these two sites.
Therefore, in order to promote alternative modes and increase
pedestrian level of, service, a signal at the Harmony/Hewlett-
Packard West Access is recommended.
Bicycle Level of Service
The Harmony Technology Park is located in a future activity
center. The future Preston Center is the only priority destination
center within 0.25 miles of the site. It will be directly
connected to the site via the future Harmony Road Arterial Bike
Lanes, which have been identified by Fort Collins staff as being
funded. Therefore, with the assumption that the Harmony Technology
Park streets will be built to Fort Collins standards, the bicycle
level of service will be in the A category. The Bicycle LOS
Worksheet is provided in Appendix H.
Transit Level of Service
Currently, the only transit service in the area is the
Southside Shuttle. It is logical that this specialized service be
extended from its current terminus, at Hewlett-Packard, to the
Harmony Technology Park. In addition to this, Harmony Road is
defined as an enhanced travel corridor on the year 2015 Transit
System. Therefore, the transit system is expected to operate at
least,16 hours per weekday at 10 minute headways. By definition,
26
Table 1
1997 Peak Hour Operation
Intersection
Harmony/CR9 (signal)
Harmony/H-P West Access (stop sign)
SB LT
SB RT
EB LT
Overall
Level of Service
AM PM
B B
F
A
B
A
Harmony/H-P East Access/Cambridge (stop sign)
NB LT/T/RT
C
SB LT/T
E
SB RT
A
EB LT
B
WB LT
A
Overall
A
" Calculated delay greater than 100 seconds.
F
B
B
A
D
F*
B
B
A
D
R
alternative plan accomplishes the purposes of the "Street Pattern and Connectivity Standards"
equally well or better than would a plan and design which complies with the standards, and that
any reduction in access and circulation for vehicles maintains facilities for bicycle, pedestrian and
transit, to the maximum extent feasible."
"In reviewing the proposed alternative plan, the Director of Engineering shall take into account
whether the alternative design minimizes the impacts on natural areas and features, fosters non -
vehicular access, provides for distribution of the development's traffic without exceeding level of
service standards, enhances neighborhood continuity and connectivity and provides direct, sub -
arterial street access to any parks, schools, neighborhood centers, commercial uses, employment
uses, and Neighborhood Commercial Districts within or adjacent to the development from
existing or future adjacent development within the same section mile."
The applicant has stated that the need for fewer street connections on the south and east is to
preserve large contiguous parcels for major employers. Future tenants of Harmony Technology
Park are expected to be large industrial users (computer wafer board manufacturing, printed
circuit board assembly and the like) that are related to the high tech computer industry. Since
these users all have large site requirements, roadway planning must be configured in a sensitive
manner. The proposed roadway pattern begins a rectilinear pattern and provides for connections
to all four boundaries. The frequency of these connections, however, is calculated at intervals
greater than 660 feet on the south and east to preserve flexibility and for strategic planning
purposes.
Based on the review criteria found in the Land Use Code, Transportation Services finds that the
Alternate Plan accomplishes the purpose of ensuring that the local street system is well designed
for safety, efficiency, and convenience for automobile, bicycle, pedestrian, and transit modes of
travel. The Alternate Plan will provide multiple direct connections to the site and not form
barriers between the site and the existing and future neighborhoods. Further the longer frequency
of sub -arterial streets will not diminish transportation facilities for bicycle, pedestrian, and transit.
Finally, the O.D.P. can be served by street connections shown on the Alternate Plan without
exceeding level of service standards.
Therefore, Transportation Services finds that the Alternate Plan accomplishes the purposes of the
Land Use Code equally well or better than would a plan and design which complies the above -
referenced standard.
The Alternate Plan will provide multiple direct connections to the site from all boundaries. The
only barriers that are proposed are buffer zones designed to protect adjacent rural residential
properties. The Alternate Plan will not diminish transportation facilities for bicycle, pedestrian
and transit. The O.D.P. can be served by the street connections shown on the Alternate Plan
without exceeding level of service standards at any one intersection..
Therefore, Transportation Services finds that the Alternate Plan accomplishes the purposes of the
Land Use Code equally well or better than would a plan and design which complies with the
above -referenced standard.
Transpc Lion Services
Administration
City of Fort Collins
MEMORANDUM
TO: Bob Blanchard, Director, Current Planning
Ted Shepard, Senior Planner
FROM: Ron Phillips, Transportation Services Area Directo
RE: Harmony Technology Park O.D.P. Alternate Plan
DATE: July 24, 1997
Transportation Services has received the request for Harmony Technology Park Overall
Development Plan located at the southeast comer of Harmony Road and C.R. #9. The O.D.P.
indicates that access on the southern and eastern boundaries will be limited to one street each.
The Land Use Code states:
"The overall development plan shall conform to the Master Street Plan requirements and the
street pattern/connectivity standards both within and adjacent to the boundaries of the plan as
required pursuant to Sections 3.6.1 and 3.6.3 (A) through (F).
Section 3.6.3 (F) states:
"All development plans shall provide for future public street connections to adjacent developable
parcels by providing a local street connection at least every six hundred sixty (660) feet along
each development plan boundary that abuts potentially developable or redevelopable land."
This criterion is satisfied for the north and west boundaries. The O.D.P. indicates, however, that
there will be only one street connection along the southern and eastern boundaries. Section 3.6.3
(F) would require that there be two additional street connections for these two boundaries for a
total of three connections per boundary.
Consequently, the applicant proposes an Alternate Plan for one street connection on the south
(Technology Parkway) and one on the east (H-P East Access Drive/Cambridge). The Land Use
Code allows for the Director of Engineering to approve an alternative development plan that may
be substituted in whole or in part for a plan meeting the standard.
The Land Use Code states:
"To approve an alternative plan, the Director of Engineering must first find that the proposed
210 E. Olive • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6608 • Fax (970) 221-6239
VICINITY MAP 05/22/97
#12-97 Harmony Technology Park "
Type II (LUC)
Overall Development Plan 1"=1000•
Acceptable level of service is achieved for pedestrian,
bicycle, and transit modes based upon Fort Collins measures of
multi -modal transportation guidelines. The signal at the Harmony/
Hewlett-Packard West Access will provide for convenient pedestrian
access between the Harmony Technology Park and the Hewlett-Packard
facility. '
28
the travel time factor will be 2.0 times the auto
1 the load factor will be 1.0. The 0.25 mile level
be A and the 0.5 mile level of service will be B.
provided in Appendix H.
IV. CONCLUSIONS
travel time and
of service will
Analyses are
This study assessed the impacts of the Harmony Technology Park
on the long range (2015) transportation system in the vicinity of
the proposed development. As a result of this analysis, the
following is concluded:
- The development of the Harmony Technology Park is feasible
O from a traffic engineering standpoint. At full. development of this
facility, approximately 13,250 trip ends will be generated at this
development daily.
- With the current peak hour traffic, all key intersections
operate acceptably, overall. There are delays for minor street
left turns at stop sign controlled intersections along Harmony
Road. There are no pedestrian, bicycle, or transit facilities
adjacent to this site. The Southside Shuttle serves Hewlett-
Packard to the north of this site. There is very little pedestrian
or bicycle activity at the existing intersections near this site.
- Using the long range background traffic volumes, overall
operation will be acceptable at all key intersections. As with the
current operation, some minor street left turns will experience
delays at stop sign controlled intersections.
In the long range future (year 2015 with full site
development with signals at the two Harmony Road accesses),
operation will be acceptable at all key intersections except for
minor street left turns at the CR9/Timberwood intersection with
stop sign control in the afternoon peak hour. With signalization,
this intersection will operate acceptably. The recommended
geometry is shown in Figure 11. Signals will be warranted at the
two Harmony Road intersections and, possibly, at the CR9/Timberwood'
intersection.
- In the long range future with no signal at the Hewlett-
Packard West Access to Harmony Road, the CR9/Ti.mberwood
intersection will not operate acceptably with stop sign control and
the level of service will deteriorate at the Harmony/East Access
intersection. Progression analyses indicate that the addition of
a signal at the Harmony/West Access intersection will not
significantly impact signal progression on Harmony Road. "Great
Progression" can be achieved with both Harmony Road intersections
signalized. Based upon these analyses, a signal at the Harmony/
Hewlett-Packard West Access is recommended.
27
Hewlett-Packard
rel
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LONG RANGE GEOMETRY Figure 11
25
Table 6
Long Range Total Traffic Operation
(1/4 Mile Access - Limited Turn)
Level of Service
Intersection AM PM
Harmony/CR9 (signal) C C
Harmony/H-P West Access (stop sign)
NB RT
A
A
SB RT
A
B
EB LT
B
B
WB LT
C
B
Overall
A
A
Harmony/H-P East Access/Cambridge
B
C
(signal)
CR9/Timberwood/N. Site Access (stop
sign)
EB LT/T
F*
F*
EB RT
A
A
WB LT/T
E
C
WB RT
A
B
NB LT
A
A
SB LT
B
A
Overall
D
F*
CR9/Timberwood/N. Site Access (signal) B C
CR9/S. Site Access (stop sign)
WB LT
E D
WB RT
B B
SB LT
B A
Overall
A A
* Calculated delay greater than 100 seconds.
24
at this intersection, the critical left turns have alternative
routes through signalized intersections.
Using the traffic volumes shown in Figure 9, the intersections
operate in the long range condition with no signal at the Hewlett-
Packard West Access intersection along Harmony Road as indicated
in Table 6. This intersection would be converted to right -in/
right-out/left-in movements. Calculation forms for these analyses
are provided in Appendix G. With restricted movements at the
Hewlett-Packard West Access intersection, selected movements at
,other intersections are increased significantly. These increases
cause a deterioration in the operation at those intersections. In
the afternoon peak hour, the northbound left turns at the Harmony/
CR9 intersection may increase to 500-600 per hour. This negatively
impacts the operation at this intersection. The northbound left
turn on Cambridge Drive is forecasted to increase to over 400
vehicles in the afternoon peak hour. The amount of green time that
will be necessary to accommodate these movements will reduce the
east/west green time on Harmony Road during this peak time. This
will have a negative impact on the progression bandwidths on
Harmony Road.
Geometric Analysis
The geometry at the various intersections was analyzed using
the long range traffic forecasts. The recommended long range
geometry is shown in Figure 11. At the Harmony/CR9 intersection,
the geometry is determined by the operation of the intersection.
Based upon the forecasted traffic volumes, it is expected that CR9
will have a five lane cross section at or before the year 2015.
This would change the classification of CR9 to an arterial street
rather than a minor arterial as indicated in the Fort Collins
Master Street Plan. On -site streets will carry collector level
volumes and should be designed in accordance with Fort Collins
street design criteria. This will assure that Harmony Technology
Park conforms with other multi -modal transportation requirements.
All on -site streets are intended to be public streets. It is
assumed that Harmony Road will have a six lane cross section as
indicated on the Fort Collins Master Street Plan.
Pedestrian Level of Service
There are or will be five applicable pedestrian destinations
within a quarter mile of the Harmony Technology Park. Two
currently exist: the Wild Wood single family residential area,
west of CR9; and Hewlett-Packard, north of Harmony Road. Three are
future developments, which either have approved plans or are in the
development process: Preston Townhomes, west of CR9; Preston
Center, west of CR9; and Symbios Logic, northwest of the Harmony/
23
Table 5
Long Range Total Traffic
Operation
(All Full Movement Intersections)
Level of Service
Intersection
AM
PM
,Harmony/CR9 (signal)
C
C
Harmony/H-P West Access (signal)
B
B
Harmony/H-P East Access/Cambridge
B
B
(signal)
CR9/Timberwood/N. Site Access (stop sign)
EB LT/T
F*
F*
EB RT
A
A
WB LT/T
E
C
WB RT
A
A
NB LT
A
A
SB LT
B
A
Overall
D
F
CR9/Timberwood/N. Site Access (signa•l)
B
C
CR9/S. Site Access (stop sign)
WB LT
E
D
WB RT
B
B
SB LT
B
A
Overall
A
A
* Calculated delay greater than 100 seconds.
9
Table 4
Long Range Background Traffic Operation
Intersection
Harmony/CR9 (signal)
Harmony/H-P West Access (stop sign)
SB LT
SB RT
EB LT
Overall
Harmony/H-P East Access/Cambridge
(signal)
CR9/Timberwood (stop sign)
EB LT
EB RT
NB LT
Overall
Level of Servi
AM
C
P
,
F F*
A A.
B B
A C
A A
D F*
A B
A A
A C
* Calculated delay greater than 100 seconds.
21
Table 3
Signal Progression
CYCLE LENGTH - 100 SECONDS
Bandwidth (Seconds)
Harmony Road AM PM
Direction 4 signals 5 signals 4 si naffs 5 si nals
Eastbound 42 41 33 27
Westbound 32 28 44 36
VARIABLE CYCLE LENGTH - AM 120 SECONDS
- PM 110 SECONDS
Bandwidth (Seconds)
Harmony Road AM PM
Direction 4 signals 5 signals 4 signals 5 -- si na--
ls
g-
- - - - --
Eastbound 51 51 37 34
Westbound 39 39 50 45
20
I
A signal progression analysis was performed for the system of
signals including: Timberline Road, Corbett Drive, County Road 9,
the existing Hewlett-Packard East Access, and the proposed entrance
to the project site (which is across from the existing Hewlett-
Packard West Access). PASSER II 90, a microcomputer program which
analyzes signal progression, was utilized for this analysis. This
analysis was performed for long range future traffic conditions,
during both the morning and afternoon peak hours. Signal
progression was compared for the following scenarios: four
signalized intersections at locations 'already identified in the
Harmony Corridor Plan, and five signalized intersections including
the proposed signal at the project site. The analysis was
performed for 100 to 120 second cycle lengths. The results of this
analysis are provided in Table 3. Solution summaries and time/
space diagrams are provided in Appendix D. Table 3 indicates the
potential bandwidth for both eastbound and westbound traffic on
Harmony Road. Bandwidth indicates the amount of time, in seconds,
for which the through traffic can travel along the corridor without
stopping. As indicated in the table, the difference in the
bandwidths between the two scenarios is minimal.
I The results of this analysis would indicate that the
additional signal at the proposed Hewlett-Packard West Access would
not have a detrimental effect on traffic progression along the
Harmony Road Corridor.
Operations Analysis
Capacity analyses were performed on key intersections adjacent
to and near the Harmony Technology Park. The analyzed
intersections were suggested in the scoping meeting with City
staff. The analyses correspond with the traffic forecasts shown
in Figures 5, 8, and 9.
Using the background traffic volumes shown in Figure 5, the
key intersections operate in the long range condition as indicated
in Table 4. Calculation forms for these analyses are provided in
Appendix E. Overall, the key intersections will operate.
acceptably. There will be delays to minor street left turns in the
afternoon peak hour at stop sign controlled intersections. These
movements do have alternative routes available that utilize a
signalized intersection.
Using the traffic volumes shown in Figure 8, the key
intersections operate in the long range condition as indicated in
Table 5. This operation reflects full movement at all site access
intersections. Calculation forms are provided in Appendix F.
Overall, the key intersections will operate acceptably, except for
the CR9/Timberwood/North Site Access intersection in the afternoon
peak hour with stop sign control. With signal control, this
intersection will operate acceptably. If signals are not installed
19
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LONG RANGE DAILY TRAFFIC Figure 10
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Ll
t
Figure 10 shows the daily traffic forecasts on various street
segments adjacent to and within the Harmony Technology Park.
Volumes on Harmony Road indicate that it falls into the major
arterial category. Volumes on CR9, just north and south of Harmony
Road, are__in_..the arterial street category.. This classification is
' a;category_hi_gh- than that indicated on the Fort Collins Master
Street Plan. South of Timberwood Drive, the CR9 volumes are
forecasted to be at minor arterial street levels. Streets within
the Harmony Technology Park are forecasted to carry volumes that
are in the collector street category. On -site streets will be
public streets. Streets within the Harmony Technology Park should
„ have bike lanes and sidewalks in order to meet the multi -modal
n1 level of service criteria.
Signal Warrants
As a matter of policy, traffic signals are not installed at
,I any location unless warrants are met according to the Manual on
Uniform Traffic Control Devices. Using the traffic volumes shown in Figure 5, it is likely that Warrant 11, Peak Hour Volume signal
warrant will be met at the Harmony/H-P East Access/Cambridge
intersection. This warrant will be met during the afternoon peak
hour. It is also likely that Warrant 2, Interruption of Continuous
Traffic and Warrant 10, Peak Hour Delay would also be met. Traffic
Isignals will be warranted at both Harmony Road intersections using
the Figure 8 traffic forecasts. Using the Figure 9 forecasts, a
traffic signal would be warranted at the Hewlett-Packard East
Access to Harmony Road. The peak hour signal warrant would be met
at the CR9/Timberwood intersection in the afternoon peak hour with
a minor arterial cross section on CR9. With a full arterial cross
section, this warrant may not be met. This intersection will be
I, analyzed under both conditions. It is questionable whether signals
should be installed when the peak hour warrant is met during only
one peak hour. Key intersections should be monitored with regard
to traffic signal warrants.
Signal Progression
An analysis was conducted to determine if the proposed signal
at the quarter mile would impact future traffic progression along
the Harmony Road corridor. Signal progression refers to the
movement of through traffic along a roadway with no stops.
Currently, the "Harmony Corridor Plan," prepared by the City of
Fort Collins, March 1991, allows for future traffic signals at the
existing Hewlett Packard East Access and County Road 7. The plan
did not consider additional signals. However, additional
signalized intersections could be considered if they would not have
significant detrimental impacts to traffic flows on Harmony Road.
17
340/120
1900 1500
435/300 -�
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5/5 --�
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AM / PM
Rounded to the Nearest
5 Vehicles
LONG RANGE TOTAL PEAK HOUR TRAFFIC
WITH ONE LIMITED -TURN ACCESS AND ONE
FULL -TURN ACCESS ON HARMONY ROAD Figure 9
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340 120 �
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265/25 :
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110/15 -1
1900 1500 —
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1500/2060 -�-
435/300
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370/35 -,
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330/30
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30/290
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the Nearest
LONG RANGE TOTAL PEAK HOUR TRAFFIC
WITH TWO FULL -TURN ACCESSES
ON HARMONY ROAD Figure 8
7 r.
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16/163
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N N
�- 24/251
r-61/22
411/37 —�
336/31
TIMBER -
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LONG RANGE SITE GENERATED
PEAK HOUR TRAFFIC
WITH ONE LIMITED -TURN ACCESS AND ONE
FULL -TURN ACCESS ON HARMONY ROAD
Figure 7
1.4
0
s
0
000 co22/224
,
N N — 33/346
jfir— 61/22
411/37-
336/31—�
00
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28 289
�-- 4 4
N )k,- 22/227
,(--- 5/50
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369/33 I 328/30
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ON HARMONY ROAD
Figure 6
1.3
Hewlett-Packard
mm
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228/276
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72/15
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340 120 --�
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263/22 —
1489 1463 —�-
1585/1822 —
99/269 —�
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Right -out
5/5 -�
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Lo c,
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PEAK HOUR TRAFFIC
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Figure 5
1.
trip generation for this facility was calculated and compared to
current counts. The calculated peak hour trip generation was
approximately 30 percent higher than actual counts. This
difference is likely caused by transportation demand management and
alternative modes. Therefore, the calculated trip
in was
factored to reflect this, with the expectation g that atsimilar
measures would apply to the Harmony Technology Park. The resultant
trip generation is also shown in Table 2.
Trip Distribution
The directional distribution of the generated trips was
determined for the Harmony Technology Park. This distribution
depicts a long range condition. The distribution was determined
p based upon a gravity model analysis and was confirmed by City
IJ staff. The trip distribution is shown in Figure 4.
Background Traffic
Background traffic is defined as the traffic that is and/or
will be -on the area streets that is not related to the proposed
U developments. Future analysis year was 2015 (long range). This
is a developing area of Fort Collins and, as such, the traffic
I, (� increases are largely dependent upon land development. Background
traffic was increased using various traffic studies cited earlier.
In addition to the cited studies, background traffic also
considered the expected development reflected in the "Fossil Creek
Reservoir Area Plan," March 1997. Traffic from the Fossil Creek
Reservoir area should be refined when firm development proposals
are put forth. Peak hour background traffic is shown in Figure 5.
Trip Assignment
Trip assignment is how the generated and distributed trips are
expected to be loaded on the street system. The assigned trips are
the resultant of the trip distribution process. Figure 6 shows the
long range peak hour site generated traffic with access as shown
on the proposed site plan (Figure 3). Two full movement accesses
are proposed on Harmony Road. These line up with the existing
accesses to Hewlett-Packard to the north. Since the "Harmony Road
Corridor Plan" indicates a limited turn access at the quarter mile,
City staff requested an analysis of this condition also. Figure
7 shows the long range peak hour site generated traffic with this
access condition. Figure 8 shows the long range total peak hour
traffic with all full -turn intersections. Figure 9 shows the long
range total peak hour traffic with a limited -turn intersection at
the quarter mile location.
M
Table 2
Trip Generation
Daily
A.M.
Peak
P.M.
Peak
Land Use
Trips
Trips
Trips
Trips
'Trips
in
out
in
out
Industrial Park (So%)
13220
1365
303
360
1365
1896 KSF (Rate)
(6.97)
(0.72)
(0.16)
(0.19)
(0.72)
Office Park (20%)
5410
777
95
109
607
474 KSF (Rate)
(11.42)
(1.64)
(0.20
(0.2.3)
(1.25)
Total
1.8630
2142
398
469
1972
Factored Total
13250
1756
143
159
1479
we
J
YE
0
0
Cr
z
D
U
N
Hewlett-Packard
NO SCALE
3m
�
w �
o
i�
_<
cc
w
0
0
o�
m
i
a
U
Harmony
Technology
Park
SITE PLAN
}
Figure 3
There are bicycle lanes on the north leg of CR9. There are
no bicycle facilities on the south leg of CR9. Given the current
motor vehicle traffic on the south leg of CR9, bicycles can safely
integrate with other traffic. Bicycle activity was very low on
CR9 in the peak hours.
Transit Facilities
Transfort currently serves this area of Fort Collins (Hewlett-
Packard, in particular) by the Southside Shuttle Route. It only
runs during the peak hours on weekdays. It has *70 minute headways.
The east terminus is the Hewlett-Packard facility and the west
terminus is near the Drake Crossing Shopping Center. It provides
direct transfer capabilities with Routes 1, 5, 5, 7, and 10.
III. PROPOSED DEVELOPMENT
The Harmony Technology Park is a proposed office and
manufacturing complex in the southeast quadrant of the Harmony/CR9
intersection in Fort Collins. Figure 3 shows the ODP site plan.
This site will be developed in phases covering a 15-20 year
program. The initial phase will be an office/manufactu.ring
facility that will be addressed in a PDP traffic study. Figure 3
shows four access points to the existing public street system, two
accesses to Harmony Road and two accesses to CR9. Potential
accesses to property to the south and east are shown on the site
plan. These are not addressed as part of this transportation
study, since they would likely serve to reduce the traffic activity
at the key intersections. At full occupancy (assumed to be the
year 2015), this complex can have 2,370,000 square feet of
buildings. This area assumes a floor area ratio of 0.35. The
expected mix of uses is 80 percent industrial and 20 percent
office.
Trip Generation
Trip generation is important in considering the impact of a
development such as this upon the existing and proposed street
system. A compilation of trip generation information, prepared by
the Institute of Transportation Engineers (Trite Generation, 5th
Edition), and interviews with project team staff and consultants
were used to project trips that would be generated by the proposed
uses at this site. Table 2 shows the trip generation at full
development of' the Harmony Technology Park. Land use node 1.30
(Industrial Park) was used for 80 percent of the floor area and
land use code 750 (Office Park) was used for 20 percent of the
floor area. This mix of uses is similar to the existing Hewlett-
Packard facility to the north. At the direction of City staff,
7
N
O
F41116.
s
N
Hewlett-Packard
M
I�
3v
W
®
_ <
_
N Nto
o
187/378
to
O
��� 131/17
-- 696/1028
3/16
� 7215
13,211 -1-870/1328
HARMONY - o ^ 928/1213
0/1
+
-
ROAD %
12,054 17Y43
}
263/22
1076 -+-
8865\
/ 0
M
1004/927 --�
110/11 f
903/970 - r.
1/2 \o w
N
0
Im
cm
c
Q
Site i
Legend:
AM / PM
.Doily
RECENT TRAFFIC COUNTS
5
Figure 2
Existing Motor Vehicle Traffic
Peak hour traffic flow at the key intersections is shown in
Figure 2. These counts were obtained in 1997. Raw traffic count
data is provided in Appendix A. The traffic counts indicate a
higher eastbound directional split in the morning peak hour and a
higher westbound directional split in the afternoon peak hour on
Harmony Road. Daily approach volumes at the Harmony/CR9
intersection are also shown in Figure 2. These counts were
obtained by the City of Fort Collins in September 1996.
Existing Motor Vehicle Operation
Table 1 shows the operation at the key intersections during
the peak hours. Calculation forms are provided in Appendix B.
Appendix C describes level of service for signalized and
unsignalized intersections from the 1994_Hi9hway Capacity Manual.
Overall, the key intersections operate acceptably. During the peak
hours, minor street left turns experience some delays at the stop
sign controlled intersections.
Pedestrian Facilities
There are no pedestrian facilities along either Harmony Road
or CR9 adjacent to this site. This site is within 1320 feet of the
Wild Wood residential area and the Hewlett-Packard industrial/
office campus. Pedestrian activity at the key intersections was
counted. Three pedestrians were observed at the Harmony/CR9
intersection in the morning peak hour. One pedestrian was observed
at the Harmony/West H-P Access in the afternoon peak. hour. There
was no pedestrian activity observed at either other peak hour or
other intersections. Pedestrian counts are shown in Appendix A.
There are sidewalks within Wild Wood and within the Hewlett-Packard
facility. There is a pedestrian button at the Harmony/CR9
signalized intersection. There are no cross walks at this
intersection. There is a median refuge area in Harmony Road, but
there is no auxiliary pedestrian activation button in the median.
Bicycle Facilities
There are no identified bicycle facilities currently along
Harmony Road, however, there are wide shoulders on both sides of
Harmony Road. Given the amount of bicycle activity observed
(provided in Appendix A), these shoulders were judged to be
adequate. In the scoping meeting, staff indicated that the City
has secured funding to provide bicycle facilities along Harmony
Road. With implementation of this capital improvement project,
bicycle facilities along Harmony Road will be adequate.
n
SITE LOCATION
Figure 1
"The Preston Center at Wild Wood Site Access Study," November
1995;
- "English Ranch Site Access Study," August 1995.
II. EXISTING CONDITIONS
The location of the Harmony Technology Park is shown in Figure
1. It is important that a thorough understanding of the existing
conditions be presented.
Land Use
Land uses in the area are primarily agricultural, industrial
or residential. Residential and institutional uses e
west of the Harmony Technology Park across CR9, xist to the
ns
uses are Preston Junior High School and a psychiatrictitutional hospital.
The residential use is a single family residential area known as
Wild Wood. There are industrial uses (Hewlett-Packard) to the
north of the site. East and south of the' site are agricultural and
large lot residential uses. Land is essentially flat adjacent to
the site. The center of Fort Collins lies to the northwest of
r Harmony Technology Park.
t
Roads
The primary streets near the Harmony Technology Park are CR9,
Harmony Road, and Cambridge Drive. CR9 is west of the site. It
is a north -south street designated as a minor arterial north and
south of Harmony Road. Adjacent to the site, it has a paved two
lane cross section. North, of Harmony Road, CR9 has an arterial
cross section. Specifics of the future cross section of CR9 will
be addressed in this study. There is a signal at the Harmony/CR9
intersection.
Harmony Road is a four lane state highway, designated as a
major arterial. Harmony Road has an interchange with I-25. In the
vicinity of the site, the cross section consists of two lanes in
each direction with a grass median. There are right- and left -turn
lanes at most intersections, including CR9. In the future, Harmony
Road is expected to be widened to six through lanes.
Cambridge,Drive is a north/south local street, intersecting
Road
with Harmony approximately 0.50 miles east of CR9. It
currently serves a few single family residential units on the east
side of Cambridge Drive. Cambridge Drive is directly across from
the east access of Hewlett-Packard. Hewlett-Packard also has an
access approximately 0.25 miles east of CR9. Both of these
accesses are stop sign controlled, full -movement intersections.
2
I. INTRODUCTION
This transportation impact study addresses the capacity,
geometric, and control requirements at and near the proposed
Harmony Technology Park PUD, located near the Harmony/CR9
intersection in Fort Collins, Colorado. A scoping meeting was held
in April, 1997. Due to timing of development projects.within the
Harmony Technology Park, this transportation study addresses the
overall development plan (ODP) issues at full development of the
site in the long range future (year 2015). The short range
analysis will be addressed in a transportation study for the
project development plan (PDP) for the first user within the
Harmony Technology Park. This approach was discussed with and
agreed to by the Fort Collins Traffic Engineer.
During the course of the analysis, numerous contacts were made
with the project planning consultant (BHA Design), the project
engineering consultant (Sear -Brown Group), and the owner's
representative (Tom Peterson, Blackfox Commercial Real Estate).
This study generally conforms to the format set forth in the Fort
Collins Transportation Impact Study Guidelines. The study involved
the following steps:
- Collect physical, traffic, and development data;
- Perform trip generation, trip distribution, and trip
assignment;
- Determine peak hour traffic volumes and daily traffic volumes;
Conduct capacity and operational level of service analyses for
all pertinent modes of transportation;
- Analyze signal warrants;
- Analyze signal progression.
This report is prepared for the following purposes:
- Evaluate the existing conditions;
- Estimate the trip generation by the proposed/assumed
developments;
- Determine the trip distribution of site generated traffic;
- Evaluate level of service;
- Determine the geometrics at key intersections;
- Determine the impacts of site generated traffic at key
intersections.
Information used in this report was obtained from the City of
Fort Collins, the planning and engineering consultants, the
developers, research sources (ITE, TRB, etc.), and field
reconnaissance. The following traffic studies were reviewed and
considered in preparing this study:
- "Symbios Logic Site Access Study," April 1996.
- "Hewlett-Packard Company Traffic Study," December 21, 1995;
1
LIST OF FIGURES
' Fiqure
Page
1. Site Location
2. Recent Traffic Counts ................................ 5
l3. Site Plan ............................................ 8
4. Trip Distribution .................................... 11
15. Long Range Background Peak Hour. Traffic .............. 12
6. Long Range Site Generated Peak Hour Traffic With Two
Full -Turn Accesses on Harmony Road ................... 13
7. Long Range Site Generated Peak Hour Traffic With One
Limited -Turn Access and One Full -Turn Access on Harmony
Road ........
14
8. Long Range Total Peak Hour Traffic With Two Full -Turn
1 Accesses on Harmony Road ............................. 15
r 9. Long Range Total Peak Hour Traffic With One Limited -
Turn Access and One Full -Turn Access on Harmony Road 16
10. Long Range Daily Traffic 18
11. Long Range Geometry .................................. 25
APPENDIX
A Recent Traffic Counts
B Current Peak Hour Operation
C Description of Level of Service
D Signal. Progression
E Background Traffic Operation
F Long Range Traffic Operation (Full -Turn Access)
G Long Range Traffic Operation (Limited -Turn Access)
H Pedestrian, Bicycle, Transit Level of Service
TABLE OF CONTENTS
Pay!!
I. Introduction ......................................... 1
II. Existing Conditions .................................. 2
LandUse ............................................. 2
Roads................................................ 2
Existing Motor Vehicle Traffic 4
Existing Motor Vehicle Operation ..................... 4
Pedestrian Facilities ................................ 4
BicycleFacilities ................................... 4
Transit Facilities ................................... 7
III. Proposed Development ................................. 7
TripGeneration ...................................... 7
Trip Distribution .................................... 10
BackgroundTraffic ................................... to
TripAssignment ...................................... to
Signal Warrants ...................................... 17
SignalProgression ................................... 17
Operations Analysis ....................... 19
GeometricAnalysis ................................... 23
Pedestrian Level of Service .......................... 23
BicycleLevel of Service ............................. 26
Transit Level of Service 26
IV. Conclusions .......................................... 27
LIST OF 'TABLES
Table
Page
1.
1997
Peak Hour Operation .............................
6
2.
Trip
Generation ......................................
9
3.
Signal Progression ....................................
2..C1
4.
Long
Range Background 'traffic Operation ..............
21
5.
Long
Range Total Traffic Operation ...................
22
(All
Full Movement Intersections)
6.
Long
Range Total Traffic Operation ...................
24
(1/4
Mile Access - Limited Turn)
HARMONY TECHNOLOGY PARK
OVERALL DEVELOPMENT PLAN
TRANSPORTATION IMPACT STUDY
FORT COLLINS, COLORADO
MAY 1997
Prepared for:
Hewlett-Packard Company
3404 East Harmony Road
Fort Collins, CO 60525
Prepared by:
MATTHEW J. DELICH, P.E.
2272 Glen Haven Drive
Loveland, CO 80538
Phone: 970-669-2061
FAX: 970-669-5034
T
Multimodal Transportation Level of Service Manual p.20
LOS i Standards for Develupment Review - Bicycle
Figure 7. Bicycle LOS Worksheet
Fil
F
1:4]
base connectivity:
specific connections to priority sites:
description of applicable
destination area within 1,329
including address
Foss r� e ecEK.
(Fu-rUlz
destination area
classification
(see text)
)�EScT) eu-rtA I—
level of service - connectivity
ruin= xtual proposed1
C
CP 4
g1KC-
City of Fort Collins Transportation Master Plan.
Multimodal Transportation Level of Service Manual
Ws sismhrds for Nvelulxnent Review - Bicycle
Figure 7. Bicycle LOS Worksheet
I F
IWA
L
level of service -connectivity
f 1
base connectivity: C
specific connections to priority sites:
description of applicable
destination area within 1,329
including address
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(see text)
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City of Fort Collins Transportation Master Plan.
6: Cambridge Drive is expected to be a collector street. It will
be built to City standards at an appropriate time.
9/1O.Pedestrian access across Harmony Road at Technology Boulevard
will be direct with connection to sidewalks on Technology
Boulevard and just inside the HP site. However, crossing at
Harmony/CR9, .while direct, does not connect to existing
sidewalks adjacent to HP on either CR9 or Harmony Road. It
is my understanding that HP has budgeted and intends to build
a sidewalk along CR9 that will connect to their CR9 access.
This will meet the LOS requirement. Since the crossing of
Harmony Road is long (both time and distance), there may be
merit in providing a pedestrian button in the median of
Harmony Road. However, be aware that provision of a button
will probably involve some type of pole or pedestal. There
.may be liabilities related to this type of an obstruction in
the middle of.a major arterial street, such as Harmony Road.
Lighting should be part of the standard street lighting for
City streets. Observation indicates that sight lines are
adequate. I question whether special pavement treatment
should be considered for Harmony Road. In my judgment,
sidewalks adjacent to HP along Harmony Road are not necessary
to meet the LOS requirement. This should be discussed further
with all parties.
11.
12
l
\Z
I am not clear about this comment. In my judgment, a
pedestrian overpass is not appropriate.
Hewlett-Packard, Symbios Logic, Wildwood Farm, and future
residential developments can be logical destinations (or
origins) for
bicycles.
Attached are new "Bicycle LOS
Worksheets" showing these.
It is assumed that
there will be
bike lanes on
both Harmony
Road and CR9, as
indicated in the
"Fort Collins
Bicycle Program
Plan." CR9,
south of Harmony
Road, will be
built to City
standards, which
include on -street
bike lanes.
13. If Transf.ort,will have a route on CR9, then it is appropriate
that a bus shelter he indicated on the site plan.
23. Forecast.rid daily traffic. volumes are indicated on Figure 10
of the T19. ClasalficaL-ion of streets can be derived from
these f0reCa9ts. Note that• Cambridge Drive may need to be
deslgnat)od as a collector street.. This can be discussed later
in the process.
25
Access to Harmony Road and CR9 are shown at places that appear
to be appropriate from traffic operations and access control
points of view. A spacing of 660 feet may not be appropriate.
This should be discussed further. The site plan shows access
to the south. Actual locations of the accesses are subject
to both development of this site and development of land to
the south. .This should be discussed asthe project proceeds
through the process.
0
M MORAxDUK
m
cri
Ul).
o
�
m.
TO. Tom Peterson, Blackfox
o
Eric Bracke, Fort Collins Traffic Engineer
Kathleen Reavis, Fort Collins Transportation
Planning
Uo^
Ted Shepard, Fort Collins Planning Department
LL
FROM: Matt Delich
DATE: June 20, 1997.
J
SUBJECT: Harmony Technology Park Transportation Impact Study
0
w
CD
O
- Response to comments (File:9727ME01)
CV
Q
o
This memorandum responds to comments contained in Ted
'rn
Shepard's June 6, 1997 letter to Bruce Hendee. Only comments
_
Wz
i�
pertaining to transportation are addressed in this. memorandum.
ZThe
responses are numbered to correspond with the numbered
Cy
a
comments in the cited letter.
ti
N
1. The amendment to the Harmony Road Access Control Plan
will be discussed with both Bob Grubs ('CLOT) and Eric
Bracke at an appropriate time. It is our intention that.
the streets within the Harmony Technology Park be
dedicated as public streets. Given the anticipated
volumes, these streets will be classified as collectors.
At the ODP level, the internal circulation system has not
be finalized.
2. We realize that vacating the "A -line" is a long process
involving a number of agencies. It is our intentionAto
W
begin this process following conversations and direction.
d
o
from Bob Grubs and Eric Bracke .
z
w3.
As mentioned above (1.), the internal street system will
_
be laid out as the Harmony Technology Park proceeds
W
through the development process. We are sensitive to the
desire for rectilinear streets; however, street layout
LU
will also be a function of individual parcel users.
F
c
4.. It is expected that users on site will make every effort
to promote transportation demand management and
alternative modes. This can be addressed as various
3
users are identified.
W
to
5. It is agreed that the CR9/Timberwood .intersection be
=v
�
identified as a "potential future signalized
4
intersection." The volumes assigned to this intersection
F�
reflect an ODP level of analysis. .This will be evaluated
Q
as users are identified and future traffic studies are
prepared for the PDP level of analysis.
TOTAL P.02
■ Neighbodmods/2
i Obituaries, Record/4
■ Road work, Keno/4
■ State, West/5-7, 9-10
■ Opinions/8
TUESDAY, May 27;1997 ,
industria-park
said Will Arduino, public relations
manager for HP -Fort Collins. "It's
closer to utilities, and that mini-
mizes the need for additional in-
frastructure investment."
Additional details in the plan-
ning files indicate that 80 percent
of the project will be industrial
space and 20 percent office space.
The project would reach full oc-
cupancy about the year 2015. At
fiili occupancy, Harmony Technol-
ogy Park would generate about
13,250 car trips traveling in and
out of the complex each day.
According to a "statement of
planning objectives" for Harmony
Technology Park, the existing
Harmony House will be main-
tained as part of the larger devel-
opment. Harmony House is cur-
rently an assistance center for at -
risk children.
A convenience store and service
businesses could also be part of
the project, the statement said.
Arduino declined to comment
on whether HP could build its
own facilities on the property.
"We've got 20 years ahead of
us," he said, referring to the devel-
opment timetable for Harmony
Technology Park., "The crystal
ball is a little cloudy.... Certainly
we want to have that opportunity
available to us."
HP now employs about 3,200
people at the .Fort Collins site.
Celestica has invited up to 600 of
those workers to convert to Celes-
ORSETOOTH ROAD
.
4
ARMONYROQ
w o
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y,...t 9
N.
ti W
W J m
F,-
sP _
...,. ,
Angela Ulm/rhe Coloradoan
tica when it takes over the HP
manufacturing unit, now targeted
for July 31.
WN
City editor:
Mary Benanti, 224-7740
H-P planning. huge
Project eventually
could generate
nearly 5,000 jobs
By WMERT BAUN 11AY a -), 14017
The Coloradoan
Hewlett-Packard Co. has pur-
chased 155.6 acres along East
Harmony Road and is proceeding
with plans to develop the site as
an industrial park.
Plans for the project, called
Harmony Technology Park, show
a sprawling complex with 2.36
million square feet of office and
manufacturing buildings —
roughly twice the space of the
Hewlett-Packard campus at 3404
E. Harmony Road.
Harmony Technology Park
eventually could be home to 4,950
workers, according to documents
filed with the city of Fort Collins
Planning Department.
Tenants at the industrial park
are uncertain. However, Cana-
dian firm Celestica International
Holdings has expressed an inter-
est in that site for its own manu-
facturing complex.
In a deal announced in late
March, Celestica plans to take
over the manufacturing unit at
HP -Fort Collins. As planned,
Celestica will conduct contract
manufacturing for HP, making
printed circuit assemblies.
Growth
The first phase of the Harmony
Technology Park is pegged for the
southeast corner of Harmony and
County Road 9, covering about
one-third of the entire property.
Plans submitted to the city_ in-
dicate a 150,000-square-foot facil-
ity as the first; building at the
park. However, an HP spokesman
said the size of the building is not
set in stone.
"We've got to put something on
the plan to get the process start-
ed, and the northwest segment (of
the Harmony Technology Park)
seemed to be the most logical,"
consideration for existing adjacent residential uses and to provide logical
connections to future potential streets.
On the east boundary, the existing right-of-way for Cambridge Drive currently
extends south from Harmony Road approximately 600 feet. A proposed access into
the site occurs near the end of this existing right-of-way. There is no indication of
this street extending south on the Fort Collins Transportation Master Plan. In order
to minimize impacts on adjacent residential properties, and to allow for a large
development parcel in the southeast portion of Harmony Technology Park, we are
not proposing to extend this right-of-way further south or to create additional
access points into the eastern adjacent property.
For these reasons, we believe the plan provides alternative compliance to City
Ordinance by accomplishing the purpose of Section_ 3.6.2 of the Land Use Code
while accommodating the requirements of the future Harmony Technology Park
tenants.
Sincerely,
b design inc.
Bruce endee
July 23, 199/ LANDSCAPE ARCHITECTURE
URBAN DESIGN
Mr. Ted Shepard PLANNING
Senior Planner
City of Fort Collins Current Planning Dept.
281 North College Avenue
Fort Collins, CO 80521 .
RE: Harmony Technology Park ODP
BHA DESIGN, INC.
2000 VERMONT
Dear Ted,
T. COLLINS, CO 80525
TEL 303 223.1522
FAX 303 2 2 6 - 3 8 5 5
Thank you for your comments regarding Harmony Technology Park. In regards to
proposed street spacing, we would like to submit the following as an explanation
of our plan as an Alternative Compliance Plan for this.City Standard.
The Harmony Technology Park property has been purchased by Hewlett-Packard
for two purposes. First, the park is intended to serve as a land bank for the potential
expansion of Hewlett-Packard's facilities. Second, the remaining land will be used
to provide space for strategic business partners for the company. It is anticipated
that all land within the park will be specifically used for Hewlett-Packard business
associates or Hewlett-Packard.
The layout of the proposed street system within Harmony Technology Park has
been carefully planned to best accommodate these future users. Two elements
require special consideration as we plan this property. First, the uses within this
park will require enhanced security. Because of the intensely competitive nature of
the high-tech industry, secure sites are imperative. The implication for public
streets that dissect individual sites would compromise the security of each user.
Second, the future tenants of Harmony Technology Park are expected to be large
industrial users (computer wafer board manufacturing, printer circuit assembly,
etc). These users all have large site requirements. Because of the large sites,
roadway planning must work around the perimeter. At this point in time, the road
configuration illustrated best meets the needs of these specific uses while still
enhancing neighborhood continuity and connectivity. Additionally, the rectilinear
street pattern provides for distribution of the development's traffic without
exceeding level of service standards.
The proposed access points align to join directly with existing and planned
adjacent streets where available. This allows direct, collector street access to
nearby schools and neighborhood centers to the west, and to the Hewlett-Packard
'--Campus to the north: The remaining street locations have been designed with
Statement of Planning Objectives
The Harmony Technology Park Overall Development Plan achieves several principals and policies of the
City Plan. Located within the Harmony Corridor Zone District, the project utilizes well -managed land
use planning practices within the previously master planned Harmony Corridor. The project will develop
within the standards and guidelines of the plan and will continue the District's vision to provide industry
and a strengthened economic base while remaining compatible with community values.
The Harmony Technology Park property is currently within the Fort Collins City Limits. The land uses
proposed in the Harmony Technology Park Overall Development Plan are all permitted uses within the
H-C District. The project will include office and manufacturing facilities. It will also allow for the
inclusion of convenience retail and associated service related businesses that will support operation of
the office and manufacturing facilities. The existing `Harmony House' structure will remain and be
incorporated into the overall plan. The site will be developed in phases concurrent with provision of site
utilities and the requirements of the potential Harmony Technology Park tenants. Phase One is estimated
to develop 150,000 s.f. gross floor area and 315 employees. The entire Harmony Technology Park site
may reach a build -out of approximately 2.36 million s.f gross floor area and 4950 employees.
Addressing the entire site in the Overall Development Plan allows for a comprehensive development
layout which will integrate the various parcels and utilities into a cohesive plan.
The development of the Harmony Technology Park property will incorporate improvements to Harmony
Road and County Road 9 providing a vital link in the pedestrian and bicycle connections along the
Harmony Corridor. Since the City of Fort Collins plans `Enhanced Transit' for the Harmony Corridor, a
transit facility and shelter may be provided as a part of this development.
An 80' landscaped buffer conforming with the Harmony Corridor Plan will be included and will provide
a continued link, in the overall vision of the `Harmony Oaks' landscape design concept. The buffer area
will provide screening from parking areas by incorporating berming and planting with an integrated
pedestrian recreation trail. Appropriate landscape buffering will also be incorporated along County Road
9 to provide screening from any interior site parking.
The site generally slopes from northwest to southeast. Stormwater runoff will be conveyed by means of
grass -lined drainage swales in landscaped areas where possible to allow greater infiltration, slower runoff
rates, and reduced overall runoff volumes. Stormwater will be conveyed by this method or along interior
streets in a northwest to southeast direction. Interim detention will occur within each development
parcel. Site outfall will occur near the historic low point of the property near the southeast property
corner.
Harmony Technology Park
May 15, 1997
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PLANNING AND ZDNNG BOARD APPROVAL
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OVERALL DEVELOPMENT PLAN
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Harmony Technology Park, Overall Development Plan, #12-97
August 7, 1997 P & Z Meeting
Page 10
RECOMMENDATION:
1. Staff recommends approval of the modification of the standard "Utilization and
Provision of Sub -Arterial Street Connections to and from Adjacent Developments
and Developable Parcels" that would require Ninebark Drive to extend east into
Harmony Technology Park.
2. Staff recommends approval of Harmony Technology Park O.D.P., #12-97.
Harmony Technology Park, Overall Development Plan, #12-97
August 7, 1997 P & Z Meeting
Page 9
areas needing protection by establishing a limit of development line or a natural area
buffer zone. Buffering for the O.D.P. will be for the purpose of transitioning land use
intensity with the surrounding rural properties on the south and east and with the
existing urban residential development on the west.
8. Drainage Basin Master Plan
There are three Code sections that address compliance with the Drainage Basin Master
Plan. There are no significant drainage issues associated with the development of the
property. The site naturally drains southeast to the Fossil Creek Inlet Ditch. Onsite
stormwater detention will be required and storm flows will be required to be released
slowly at the historic rate. Therefore, this standard is satisfied.
9. Findings of Fact/Conclusion
In review of the Harmony Technology Park O.D.P., Staff makes the following findings of
fact:
A. The O.D.P. is evaluated by the new Land Use Code.
B. The land uses represented within the O.D.P. are permitted in the Harmony
Corridor Zone District.
C. The O.D.P. meets the applicable standards of the new Land Use Code with one
exception of "Street Pattern and Transportation Connection" for which a
modification is requested.
D. The modification (not extending Ninebark Drive east into the O.D.P.) has been
evaluated and found to be neither detrimental to the public good nor impair the
intent and purposes of the standard. In addition, the O.D.P. continues to
advance and protect the public interest equally well or better than would a plan
which complies with the standard for which a modification is requested.
E. The applicant has submitted an Alternate Plan (not providing sub -arterial streets
every 660 feet along the south and east boundaries) with respect to meeting the
purpose and general standard for "Street Pattern and Connections."
F. The Alternate Plan has been reviewed by the Director of Engineering and it is
found to accomplish the purpose of the standard equally well or better than
would a plan that otherwise complies with the standard.
Harmony Technology Park, Overall Development Plan, #12-97
August 7, 1997 P & Z Meeting
Page 8
Consequently, the Alternate Plan (not providing two additional street connections on the
south boundary and two additional street connections on the eastern boundary)
represents a valid alternative that is equal to or better than a plan that would have
included these additional connections. Further, the Alternate Plan meets the purpose
and general standard for "Street Pattern and Connectivity."
6. Code Compliance - Transportation Connections to Adjoining Properties
Section 3.2.2 [C] [6] - "Direct Onsite Access to Pedestrian and Bicycle Destinations"
This standard requires that:
"The pedestrian and bicycle circulation system must be designed to provide, or
allow for, direct connections to major pedestrian and bicycle destinations including, but
not limited to, parks, schools, Neighborhood Centers, Neighborhood Commercial
Districts and transit stops that are located either within the development or adjacent to
the development as required, to the maximum extent feasible."
The O.D.P. allows for these connections to be made. In particular, a transit stop is
planned for the middle of the parcel at the intersection of two collector streets within
proximity (about one -quarter mile) to all but the extreme northeast and northwest
corners of the parcel. There are no parks or schools planned for the immediate area.
Preston Center will act as the Neighborhood Commercial District and is located across
C.R. #9 to the west. All internal and external streets within the O.D.P. will be public
and constructed to full standards which includes on street bike lanes and detached
sidewalks. Therefore, this standard is found to be satisfied.
7. Natural Areas and Features
Section 3.4.1 [C] - "Establishment of Limits of Development and Natural Area Buffer
Zones"
This standard requires that:
"For every development subject to this Division, the applicant shall propose, and
the Director shall establish on the project development plan, a "limits of
development" line(s) and a natural area buffer zone(s) according to the criteria
set forth below."
The Code goes on to describe three criteria. The Harmony Technology Park contains
no natural areas or features. The Department of Natural Resources has identified no
Harmony Technology Park, Overall Development Plan, #12-97
August 7, 1997 P & Z Meeting
Page 7
park. The Harmony Technology Park is designed for major employers in a business
park setting. According to the Harmony Corridor Plan:
"Attracting desirable industries and businesses into the community, and in
particular, the Harmony Corridor, achieves an important public purpose because
it promotes primary and secondary jobs and generally enhances the local
economy." (Page 3.6).
Thus the need to preserve large contiguous tracts of land for major employers in a
campus -like environment in the Harmony Corridor precludes the stubbing of streets
every 660 feet along portions of the west, south and east boundaries.
Alternative Compliance
Section 3.6.3 [H] allows for an applicant to submit an Alternate Plan that may be
substituted in whole or in part for a plan that otherwise meets the "Street Pattern and
Connectivity Standards." An Alternate Plan may be approved by the Director of
Engineering and must accomplish the purpose of the "Street Pattern and Connectivity
Standard equally well or better than would a plan which complies with the standard.
In evaluating the Alternate Plan, Staff finds that the O.D.P. substitutes, in part, a design
that retains maximum flexibility for future users, complies with the Fossil Creek
Reservoir Study Area Land Use Framework, and buffers adjacent rural residential
properties. The Harmony Technology Park is primarily a business park and not a
residential neighborhood. It will be served by a network of local and collector public
streets that provide logical connections to origins and destinations. The number of
street connections will distribute the traffic without exceeding the Level of Service
standards at any one intersection.
The most logical connections are provided. Access to the retail and services offered by
the Preston Center to the west is provided by Timberwood Drive. Access to the
Hewlett-Packard facility is provided by Technology Parkway and Cambridge Drive.
Where access is lacking, along the south and east boundaries, the need for buffering
less intense land uses takes on critical importance.
Based on the fact that the O.D.P. provides street connections in the most logical
locations, and that the land use is for major employers, the Director of Engineering finds
the Alternate Plan creates no reduction in access and circulation for vehicles and
maintains facilities for bicycle, pedestrian and transit, to the maximum extent feasible.
Vehicular traffic can be distributed without exceeding Level of Service standards and
there are no impacts on natural areas and features.
Harmony Technology Park, Overall Development Plan, #12-97
August 7, 1997 P & Z Meeting
Page 6
situation was temporarily remedied by extending Ninebark to C.R.#9. Now that
Harmony/Corbett is signalized, Ninebark Drive will be vacated so that it does not
intersect with C.R.#9 in accordance with previous agreements made among the
Wildwood developer, Wildwood homeowners, Poudre School District, and City of Fort
Collins.
Therefore, the due to circumstances beyond the control of the applicant, an existing
non -arterial stubbed street will not continue into the O.D.P. and the applicant requests a
modification to the standard.
Modifications may be granted by the Planning and Zoning Board. A modification must
not be detrimental to the public good nor impair the intent and purpose of the standard.
In addition, a modification request must demonstrate that the plan as submitted will
advance or protect the public interests and purposes of the standard for which the
modification is requested equally well or better than would a plan which complies with
the standard.
In evaluating the request for modification, Staff finds that not extending Ninebark Drive
into the proposed O.D.P. does not lessen the connectivity of the business park to the
surrounding neighborhood. There will be two collector street intersections with C.R.#9
and two local street intersections that will tie the O.D.P. to the surrounding street
system. In addition, a Ninebark Drive connection may attract unnecessary traffic
through Wildwood Farm which would be inappropriate for a neighborhood local street.
Therefore, Staff finds that the requested modification may be granted without being
detrimental to the public good nor impair the purpose and intent of the standard. The
O.D.P., as modified, will continue to advance and protect the public interest and
purposes of the standard equally well or better than would a plan which complies with
the standard for which the modification is requested.
2. With regard to the second requirement, the O.D.P. does not provide future public
street connections to adjacent developable parcels at intervals of 660 feet along
the west, south and east boundaries. Along the west boundary, there is a gap of
800 feet between the southerly collector and the property. Along the south
boundary, there are two gaps that exceed 660 feet between Technology
Parkway and the west and east property lines. Along the east boundary there is
one gap that exceeds 1,320 feet (thus requiring two streets). The north
boundary is not included since it is governed by an existing access control plan.
The applicant has submitted an Alternate Plan. As an alternative, the future public
street connections are limited based on the size of the potential users of the industrial
Harmony Technology Park, Overall Development Plan, #12-97
August 7, 1997 P & Z Meeting
Page 5
The subject parcel is located in the northwest quarter of a square mile section that is
bounded by Harmony Road on the north, C.R. #9 on the west, C.R. #36 on the south,
and C.R. #7 on the east. Of these four section line roads, C.R. #36 and C.R. #7 are
located entirely outside not only the city limits but the Urban Growth Area as well.
As planned, the O.D.P. will have direct access to Harmony Road and C.R.#9. Future
potential access to C.R. #36 is possible via an extension of Technology Parkway, a
collector street. Access to C.R.#7 is infeasible due to the topographic constraints of the
Poudre River Bluff and the crossing of the Fossil Creek Inlet Ditch. Access to future
development within the square mile section and to three arterial streets is possible due
to the stubbing of Technology Parkway to the southern property line. Therefore,
compliance with this standard is satisfied.
D. 3.6.3 [F] "Utilization and Provision of Sub -Arterial Street Connections to
and from Adjacent Developments and Developable Parcels"
This standard requires that:
"All development plans shall incorporate and continue all sub -arterial streets
stubbed to the boundary of the development plan by previously approved development
plans or existing development. All development plans shall provide for future public
street connections to adjacent developable parcels by providing a local street
connection at least every six hundred sixty (660) feet along each development plan
boundary that abuts potentially developable or redevelopable land."
This standard contains two requirements. First, existing or planned streets stubbed to
the boundary must extend into the O.D.P. Second, there must be local street
connections along each boundary.
With regard to the first requirement, there are only three stubbed streets to the
parcel. All of these streets are along C.R.#9. Two of these streets are planned
but not existing, the Preston Center access drive and Timberwood Drive. The
O.D.P. indicates extension of these two streets thus satisfying the standard.
The only street that physically exists at this time is Ninebark Drive, a local street that
serves Wildwood Farm. Ninebark Drive is unique in that it was originally not intended to
extend to C.R. #9 but was extended on a temporary basis to allow Preston Junior High
traffic to gain access to the signalized intersection at Harmony Road and C.R. #9.
Since the Harmony Road/Corbett intersection was not signalized at the opening of
Preston Junior High, school traffic was forced to use a non -signalized intersection to
make turn movements onto a high-speed limited access state highway. This unsafe
Harmony Technology Park, Overall Development Plan, #12-97
August 7, 1997 P & Z Meeting
Page 4
Along C.R. #9 there are three proposed access points. First, there would be a right-
in/right-out approximately 400 feet south of Harmony Road. The intersection would not
allow for full turning movements and be controlled by a median due to its proximity to
Harmony Road. Second, there would be an intersection with Timberwood, classified
as a "collector" street approximately 800 feet south of Harmony Road. This intersection
holds potential for a traffic signal which would allow for full -turn movements. Third,
there would be an intersection with a future unnamed collector approximately 1,800 feet
south of Harmony Road. This intersection also holds potential for signalization and full -
turn movements. By providing one potentially signalized, full -turning intersection at 800
feet and another one a 1800 feet, the standard for spacing full movement collector
streets is satisfied.
B. 3.6.3 [D] "Spacing of Limited Movement Collector, Connector, or Local
Street Intersections With Arterial Streets"
This standard requires that:
"Additional non -signalized, potentially limited movement, collector, connector, or
local street intersections with arterial streets shall be provided at least every 660 feet
between full movement collector, connector, or local street intersections, unless
rendered infeasible due to unusual topographic features, existing development, or a
natural area or feature."
As with the previous standard, the only applicable arterial is C.R. #9 as Harmony Road
is governed by an Access Control Plan. There are two limited movement street
intersections between the two aforementioned full movement intersections which occur
at intervals of less than 660 feet. This complies with the standard.
C. 3.6.3[E] "Distribution of Local Traffic to Multiple Arterial Streets"
This standard requires:
"All development plans shall contribute to developing a local street system that
will allow access to and from the proposed development, as well as access to all
existing and future development within the same section mile as the proposed
development, from at least three arterial streets upon development of remaining parcels
within the section mile, unless rendered infeasible by unusual topographic features,
existing development, or natural area or feature."
Harmony Technology Park, Overall Development Plan, #12-97
August 7, 1997 P & Z Meeting
Page 3
4. Code Compliance - Master Street Plan
The O.D.P. is bounded by two streets that are designated on the Master Street Plan.
On the north, Harmony Road is classified as a "major arterial." On the west, County
Road #9 is classified as a "minor arterial." The O.D.P. indicates these street
classifications and, in fact, upgrades C.R. #9 to "standard arterial." This upgrade is
based on the contingency that trip generation for major employers may require a wider
cross-section than a minor arterial street and has been approved by the Transportation
Department. Therefore, the O.D.P. complies with this standard.
5. Code Compliance - Street Pattern and Connectivity Standards
The purpose of this standard is to ensure that the local street system is well designed
with regard to safety, efficiency, and convenience for automobile, bicycle, pedestrian
and transit modes of travel. There are four specific standards that must be satisfied.
The applicant has requested a modification from one standard. Also, the applicant has
submitted an Alternate Plan that substitutes, in part, for a plan otherwise meeting the
standards of this Section. The following describes each of the four standards, the
modification, the Alternate Plan, and how the Alternate Plan will better accomplish the
purpose of the standard.
A. 3.6.3 [C] "Spacing of Full Movement Collector, Connector, and Local
Street Intersections With Arterial Streets"
The standard requires that:
"Potentially signalized, full movement intersections of collector, connector, or
local streets with arterial streets shall be provided at least every 1,320 feet, or one -
quarter mile, along arterial streets, unless rendered infeasible due to unusual
topographic features, existing development, or a Natural Area or Feature. The State
Highway Access Control Code shall determine location of collector, connector, or local
street intersections with State Highways."
Based on the standard, the only applicable arterial street is County Road #9 along the
western boundary. Harmony Road is governed by a specific access control plan
adopted jointly by the City and CDOT. Cambridge Drive, on a portion of the east
boundary, is classified as a local street. Finally, there is no street planned for the
southern edge as this area may be devoted to buffering the residential area of the
Fossil Creek Reservoir Study Area.
Harmony Technology Park, Overall Development Plan, #12-97
August 7, 1997 P & Z Meeting
Page 2
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: H-C; Hewlett-Packard industrial/office complex
S: FA-1 (County); Agricultural
E: H-C; Residential
E: FA-1 (County); Residential
W: H-C; Vacant (Preston Center Preliminary P.U.D.)
W: R-L; Residential (Wildwood Farm P.U.D.)
The property was annexed in 1984 as the Harmony Farm Annexation. There has been
no previous development activity on this site.
2. Code Compliance - Permitted Uses in the Zone District
The site is located in the H-C, Harmony Corridor Zone District. The uses proposed for
the Harmony Technology Park are office and manufacturing facilities. Offices are
permitted in the H-C Zone District. Manufacturing is permitted as long as it falls within
the definition of "Light Industrial' which is as follows:
"Light industrial shall mean uses engaged in the manufacture, predominantly
from previously prepared materials, of finished products or parts, including processing,
fabrication, assembly, treatment, packaging, incidental storage, sales, and distribution,
of such products. Further, light industrial shall mean uses such as the manufacture of
electronic instruments, preparation of food products, pharmaceutical manufacturing,
research and scientific laboratories and the like. Light industrial shall not mean uses
such as mining and extracting industries, petrochemical industries, rubber refining,
primary metal and related industries."
The manufacturing uses that are proposed for Harmony Technology Park fall within the
limits of the definition for "Light Industrial." Therefore, the O.D.P. complies with the
standard.
3. Code Compliance - Contiguity Requirements for Compact Urban Growth
The O.D.P. has over one -sixth of its boundary contiguous to existing urban
development. Contiguity is achieved with existing Hewlett-Packard facility located on
the north side of Harmony Road. Therefore, the O.D.P. complies with the standard.
ITEM NO. 4
MEETING DATE 8171g7
STAFF
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Harmony Technology Park, Overall Development Plan, #12-97
APPLICANT: Hewlett-Packard Company
c/o B.H.A. Design
2000 Vermont Drive
Fort Collins, CO 80525
OWNER: Hewlett-Packard Company
3000 Hanover Street
Palo Alto, CA 94304
PROJECT DESCRIPTION:
This is a request for an Overall Development Plan for an office and industrial park
located in the Harmony Corridor. The site is 155.59 acres in size and located at the
southeast corner of Harmony Road and County Road #9. The property is zoned H-C,
Harmony Corridor.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The O.D.P. is evaluated by the criteria of the new Land Use Code. The land uses
proposed within the O.D.P. are permitted in the H-C, Harmony Corridor Zone District.
The O.D.P. complies with the applicable standards of the Land Use Code with the
exception of "Street Pattern and Transportation Connections." A modification is
recommended for not extending Ninebark Drive into the site based on previous
agreements with Wildwood Farm and Poudre School District. An Alternate Plan
addressing the frequency of sub -arterial street connections has been reviewed and
accepted by the Director of Engineering as a plan that meets the purpose of the
standard equally well or better than would a plan which otherwise complies with the
standard.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT