HomeMy WebLinkAboutHARMONY TECHNOLOGY PARK-CELESTICA - PDP - 12-97A - CORRESPONDENCE - (3)3. The return of the perimeter security fence again raises the issue of water, sewer, electrical,
telephone, cable t.v. and natural gas facilities that will become inaccessible once past the
fence. This issue was raised at Conceptual Review. How will access to underground
utilities be made available for both City and outside utility providers?
4. The fence, if implemented, must adhere to the design standards and guidelines as stated in
the Amended Harmony Corridor Plan. Fence location and details must be submitted on
the next set of plans. Please be aware that security fencing is not allowed within the
setback zone. Ornamental aluminum fence with black baked enamel finish and pickets
spaced four inches apart is the preferred style for fencing that is visible along Harmony
Road. (Please see Harmony Corridor Standards and Guidelines page 28.)
The meandering sidewalk along Harmony Road complies with the Harmony Corridor
Plan. As previously mentioned, where the walk meanders outside of the right-of-way, an
access easement should be granted and indicated on the plat. Staff is concerned about
lighting where the sidewalk meanders away from the right-of-way and the Harmony Road
streetlighting and yet remains too far away from internal parking lots to be illuminated.
The "Inground Mounted 100 Watt H.P.S. Light" should be provided to illuminate this
walk at the appropriate locations. Also, on the Lighting Plan, the "Inground" fixture is
indicated to be provided with a 25 foot pole. Please correct and reference that these
fixtures are the "Perimascaper - Recessed Uplight Luminaires."
6. Be sure that the revised plans contain breakdown on parking between office and
manufacturing employees. Also, the number of employees per shift should be indicated.
This information was requested in our previous letter dated September 17, 1997. Any
request for modification should include narrative text as well as a table describing the the
number of parking spaces for office, manufacturing, and visitors and the difference
between the Code and the P.D.P. The modification request will then be forwarded to the
Planning and Zoning Board.
7. Sidewalk connections to from the building out to Harmony Road and C.R. #9 should be
reinstated. If the campus must be made secure with a perimeter fence, then a security
system should be provided for employees is such a way as to not interfere with connecting
sidewalks. If these connections are not provided, then a modification request must be
made. Please be aware that such a modification would not be supported by Staff as
sidewalk connections are a fundamental element of the new Land Use Code.
8. A detail of the truck loading screen wall should be provided. Besides being a pre -cast
concrete panel, this wall should feature articulation, texture, reveals or other elements to
mitigate the appearance. This wall should not merely be a tilt -up panel. This detail was
requested in our September 17, 1997 letter. Also, please indicate that this wall is ten feet
in height.
20. A letter from Hewlett-Packard indicating the commitment to construct public sidewalks in
1998 should be provided no later than October 21, 1997 in order to be submitted to the
Planning and Zoning Board.
21. As we have discussed with Bruce Hendee, the 40 foot wide internal street at the east
entrance can be mitigated with a sufficient number of trees in the appropriate locations.
(See Section 3.2.1 (E)(5)(d).)
22. The opening to the truck loading zone can be further screened by adding a parking lot
landscaped island (in the module with 63 spaces). The location of this island should be in
the line of sight between CR.99 and the loading zone opening. (See Section 3.2.1(E)(6).)
23. At the meeting with the consulting team on October 8, 1997, it was revealed for the first
time that some of the perimeter parking is considered for gravel or recycled asphalt as the
surface. Such treatment would be in violation of Section 3.2.2(D)(3)(d):
"Pavement. All open off-street parking and vehicle use areas shall be surfaced
with asphalt, concrete or other material in conformance with city specifications."
Staff recommends against using gravel or recycled asphalt as these surface treatments are
not considered acceptable for urban areas, especially in the Harmony Corridor. If
pursued, please submit a request for modification in accordance with Section 2.7 of the
Code.
24. Please be advised that further comments may be forthcoming from City Utilities, outiside
utility providers, and planning, engineering and transportation Staff as plans evlove to the
next level of detail.
Please note the following deadlines for the November 6, 1997 Board hearing:
Staff Report to the Planning and Zoning Board is due October 17, 1997.
P.M.T.'s, 10 prints (folded), colored renderings are due October 20, 1997.
Planning and Zoning Board worksession will be held on October 31, 1997.
As always, please call if there are any questions or concerns regarding these comments.
Sincerely:
/ z
Ted Shepard
Senior Planner
14. On the architectural sheet, the graphic depicting the south elevation indicates that the
elevation will be "pre -cast concrete panels" but the arrows point only to the extreme east
and west ends. The written text, however, indicates that the "south facade metal panels
shall be high quality, smooth, flat, prefinished aluminum panels: low sheen, colored and
jointed to match adjacent precast concrete panels - example H.H. Robertson "formwall."
The plans need to be clear and specific. If the bulk of the south elevation is to be sheet
metal, then please indicate graphically so we can assess the extent of the use of this
material. If "H.H. Robertson "formwall" is indeed low sheen, colored and jointed, then
please provide a colored sample. The consulting team has been advised of the following
standard from the Harmony Corridor Plan which has not yet been addressed:
"Buildings shall be designed to ensure that all elevations are attractive, rather than
placing heavy emphasis on the front elevation and downgrading the aesthetic
appeal of side elevations."
As stated in our letter of September 17, 1997, the use of metal siding on the south
elevation will require a variance request in accordance with the "Procedure" section of the
Harmony Corridor Plan. The lack of such a request at this time indicates either that the .
south elevation is now entirely pre -cast concrete (with the metal cladding accent over the
glazing) and the elevations simply need to be made more clear, or the comment asking for
a variance request has been ignored. Since this project is on an accelerated schedule, and
the Staff Report to the Planning and Zoning Board is due on October 17, 1997, lack of
specific information on all aspects of the architectural elevations may seriously impair the
scheduling of this project for its public hearing.
15. As previously requested, please remove all trees from the architectural elevations. These
trees do not match the landscape plan and are misleading and should be deleted.
16. Please correct the reference regarding the reflectivity of the glass to "Section
3.5. 1 (F)(3)(a)."
17. Please provide a sample of "Kawneer 1600" in the rust color and in the color to be used
for the rooftop mechanical screens.
18. Please indicate a future Transfort bus stop on the west side of C.R.#9 200 feet north of
the centerline of Timberwood Drive.
19. We understand that Sear -Brown will be providing a separate detail for the Harmony
Road/Technology Parkway intersection that clearly indicates the provisions for pedestrian
crossings and safety. This will include a pedestrian refuge equipped with a button to
actuate the signal and proper illumination for visibility.
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9. The north elevation of the screen wall lacks vegetation or other mitigation. Please add
landscape materials along the north elevation of the screen wall to soften its impact. This
is the elevation that faces Harmony Road. Please refer to Section 3.2. 1 (E)(6)(Article
Three, page 11-12) of the Code which calls for screening of blank walls.
10. On the architectural elevations, Staff remains concerned about the use metal panels on the
north elevation that faces Harmony Road. Metal panels are considered an inferior finish
not normally associated with the front elevation of buildings on Harmony Road. This is a
highly visible portion of the building in relationship to the surrounding streets. (In fact,
Staff has been asked to allow clustering of shade trees to open a ,"window" to the
northwest elevation as viewed from the Harmony/C.R. #9 intersection.) While the color
"rust" offers a pleasing contrast to the buff colored pre -cast tilt -up concrete, the use of
metal panel is considered a flat, untextured material that provides no three-dimensional
relief for the building.
According to the Architectural Design Section of the Harmony Corridor Plan - Standards
and Guidelines:
"The purpose of these standards is to promote high quality architectural design
along Harmony Road frontage, so that the architecture of the buildings adds to the
visual interest of the corridor."
Since metal panels are not typically associated with "high quality" Staff recommendeds
that the northwest corner of the building be enhanced with the `arise Soled" passive solar
mitigation screen device that is also found on the east elevation. One has to experience
only one summer in our climate to realize that far more solar gain is found on west
elevations than east. Besides offering functional screening from excessive heat gain, the
addition of the `arise Soled" will help mitigate the use of metal panels and add three-
dimensional relief and articulation to an otherwise long, flat building. Further, the
enhancement of this corner of the building will help justify the clustering of shade trees to
open up the view of the building from the Harmony Road/C.R.#9 intersection. .
11. Reveals should be four inches wide, not three, to provide a greater sense of depth and
shadowing that is better relationship to the bulk and mass of the structure.
12. On the previous submittal, on the south elevation, the "high bay storage" was indicated to
rise above the roofline. On the September 23rd submittal, "high bay storage" is again
listed but not graphically depicted. Is this an oversight or has the "high bay storage" been
lowered?
13. Also on the south elevation, the "mechanical penthouse" is graphically depicted but not
called out in the text.
Commk.tity Planning and Environmental cervices
Current Planning
City of Fort Collins
Mr. Bruce Hendee
B.H.A. Design, Inc.
2000 Vermont Drive
Fort Collins, CO 80525
Dear Bruce:
Occto reb COW-)
The following Staff comments are offered based on the plans dated September 23, 1997:
Stormwater Utility is concerned about the lack of capacity in the offsite conveyance
channel that directs storm flows into the Fossil Creek Inlet Ditch. The latest set of plans
indicate that this conveyance channel is an existing irrigation return ditch that in some
sections is only six inches deep with a carrying capacity of only .5 c.fs. (This information
was not available on earlier plans hence the comment is being made at this time.) Since
the storm flows from Celestica entering this offsite conveyance channel are now
concentrated, these flows can no longer be considered "historic." If storm flows are to be
considered historic, then such flows would have to be distributed in a "sheet flow" manner
across the irrigated agricultural field, with permission from the owner. Thus, the change
in character of the stormwater runoff requires the developer to obtain offsite drainage
easements from all intervening property owners between the Celestica pond and the Fossil
Creek Inlet Ditch. In addition, downstream improvements should be made to this
conveyance channel to accommodate the newly concentrated storm flows. Finally,
permission from the Fossil Creek Inlet Ditch Company must be obtained in order to use
the ditch as the outfall for urban runoff.
2. If the above drainage system does not work, then two other options remain:
A. Retain all storm flows onite in a permanent pond and not release. This would
require a variance from the Storm Drainage Board.
B. Allow storm flows to be released in a truly historic manner with sheet flow runoff
across the agricultural field. This would require a method by which to distribute
and spread such flows in a manner that replicates the historic agricultural runoff.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020