HomeMy WebLinkAboutHARMONY TECHNOLOGY PARK-CELESTICA - PDP - 12-97A - CORRESPONDENCE - (5)This concludes Staff comments at this time. More detailed Engineering and Stormwater
comments have been forwarded to Sear -Brown Group.
As always, please call if you have any questions or concerns regarding these comments, or if you
need to set up a meeting with the appropriate Staff.
Sincerely:
l
Ted Shepard
Senior Planner
enc.
B. In general, the architectural elevations are vague. For example, what, specifically, is an
"arch. concrete wall?" Does this refer to concrete block or pre -cast concrete? If block, is
this smooth -face or split -face? What is the color of the concrete? Is the color painted or
integral to the block?
C. Please further describe "precast concrete panel." Is this panel to be painted? If so, what
color? It appears by the horizontal lines that there will be horizontal reveals. Is this the
case? If so, how wide and how deep are these reveals? At what intervals do these reveals
occur?
D. Please further describe "arch.clad mech. penthouse." Is this metal? What color? What
makes this cladding "architectural?"
E. Please further describe "flush curtain wall." What is this material and color?
F. Please indicate the depth of the recess for the glazing.
G. What are the finish materials and color of the high bay storage area?
H. Please further describe `arise Soleil."
I. Regarding the glazing, please note how compliance with the following standard is
achieved:
"Mrror glass with a reflectivity or opacity of greater than sixty (60) percent is
prohibited." [Section 3.5.1 (F)(3)(a)).
J. Regarding the metal panels, particularly on the south elevation, please note how
compliance with the following standard is achieved:
"Building materials shall not create excessive glare. If highly reflective building
materials are proposed, such as aluminum, unpainted metal, reflective glass, the
potential for glare from such materials will be evaluated to determine whether or
not the glare would create a significant adverse impact on the adjacent property
owner(s), neighborhood, or community in terms of vehicular safety, outdoor
activities, and enjoyment of views. If so, such materials shall not be permitted."
K. Generally speaking, the building appears to lack sufficient articulation and depth to
mitigate the mass, bulk, and scale of the structure.
L. Please delete the reference to P.U.D. in the title block.
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The standard states:
"Driveways through or to parking lots shall have one (1) canopy shade tree per
forty (40) foot lineal feet of and along each side of such driveway, in landscaped
areas within five (5) feet of such driveway." [Section 3.2.1 (E)(5)(d)].
C. The Landscape Plan should identify the number of parking spaces per parking lot module.
For modules that contain less than one hundred (100) space, there must be a minimum of
6% interior landscaping in the form of parking lot islands. For modules that contain more
than 100 hundred spaces, there must be 10% interior landscaping. Please identify each
module, the number of spaces, and the percentage of landscaping in the form of islands.
D. Please show the location of water and sewer lines on the Landscape Plan and add a note
calling for the four foot separation between water and sewer services and shrubs
E. Please provide a general note calling for the review and approval by the City of Fort
Collins of any required landscape irrigation system, prior to the issuance of a building
permit.
F. Please include the area (in square feet) for each landscape category. See attached
information sheet.
G. Please provide a further description as to what constitutes "5' x 2.5' haybales." How do
they contribute to the screening or aesthetics of the site?
H. Under the Plant Material List, please indicate the quantity of each species.
9. The following comments apply to the Architectural Elevations:
A. The south elevation is designed for future expansion and thus shown to be sheet metal
siding. A requirement of the Harmony Corridor plan, however, states:
"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."
Consequently, the use of metal siding on the south will require a variance from the Planning and
Zoning Board. A variance request should be made in writing. Please refer to the "Procedure"
section of the Harmony Corridor Standards and Guidelines.
M. The screen wall for the truck loading area needs to be described in a separate detail as to
height, materials, color and articulation on the architectural sheet. Please add a referral
note on the Site Plan.
N. The sidewalk along Harmony Road should be brought closer to the intersection with C.R.
#9. Also, the walk appears too close to Harmony Road in front of Harmony House. This
walk will not be allowed to be attached and may have to be moved behind the trees.
O. Please provide building envelope dimensions and distance to nearest property line.
P. On the west side of building, please label the spaces that are hatched as motorcycle
parking to match the graphic on the east side.
Q. Please indicate the location of the trash enclosures.
R. Please note that under "Land Use" on sheet one, the zoning is Harmony Corridor, not
Harmony Technology Park O.D.P.
S. Please add "General Notes" to sheet 1 of 6. These notes are attached.
8. The following comments apply to the Landscape Plan:
A. The spot elevations for the berms are faint or non-existent. Please call out the low and
high elevations of the berms in bolder print, or simply state the height of berm above
parking lot grade so the extent of screening can be evaluated. Providing the finished grade
elevation of the parking lot would be helpful. Please note that the Code requires:
"Where screening from the street is required, plans submitted for review shall
include a graphic depiction of the parking lot screening as seen from the street."
Also, please note that the Harmony Corridor Plan requires that the height of the berms be no less
than three feet and that berms intended to screen parking shall be at least four feet high in order to
effectively screen vehicle headlights. Slopes shall be 3:1 or less with smooth transitions between
changes in grade.
B. On the west side of the building, on the west side of the north -south drive aisle, there is a
linear strip that separates the parking lot from the drive aisle. This area should feature one
canopy shade tree every 40 feet. Similarly, on the east side of the building, along both
sides of the north -south drive aisle, there should be one canopy shade tree every 40 feet.
Based on these two standards, the connecting walkways must remain.
F. Please note on the Site Plan that the connecting off-street walkways must be equipped
with lighting. The standard is that light fixtures for these walkways be spaced at a
maximum of 30 feet and shall not exceed ten feet in height. Please add the required
lighting for the connecting walkways to the Lighting Plan.
G. Please provide a manufacturer's specification sheet for the parking lot light fixtures,
building -mounted light fixtures and connecting walkway light fixtures.
H. The parking lot sidewalk circulation system should be improved so that there are
additional sidewalks and crosswalks across drive lanes. There are gaps in the sidewalk -
crosswalk circulation system that should be completed meeting the minimum specifications
of the Code. For additional sidewalk and crosswalk locations, see attached sheets 1 and 2.
Regarding the crosswalks, the standard states:
"Where complete separation of pedestrians and vehicles and bicycles is not
possible, potential hazards shall be minimized by the use of techniques such as
special paving, grade separations, pavement marking, signs, or striping, bollards,
median refuge areas, traffic calming features, landscaping, lighting, or other means
to clearly delineate pedestrian areas, for both day and night use." [(3.2.2(C)(1)(a)].
Please provide a detail on what materials constitute a typical pedestrian crossing. Will this
material be stamped concrete? For all crosswalks, please indicate ramps with the letter "R" and
denote in the Legend.
I. The plans should provide a separate detail on how the pedestrian crossings of Harmony
Road at C.R. #9 and Technology Parkway will be enhanced.
J. As you are aware, H-P has agreed to construct a sidewalk on the east side of C.R. #9
north of Harmony Road in order to improve the pedestrian and bicycle connections
between the two sites. This obligation should be made a part of the Development
Agreement so that the walk is constructed in conjunction with the opening of the Celestica
facility.
K. The Code requires that the number of bicycle parking spaces be provided at 5% of the
vehicle spaces. Please indicate the number of spaces per rack, the number of racks, and
note the number in the Land Use table. Please note that Section 3.2.2 (C)(4)[c] specifies
the minimum requirements for bike racks. This specification should be noted on the plans.
L. The 42 feet of pavement width in front of the east entry is excessive. This is larger than a
local street. This pavement section should be reduced.
In order to make an accurate assessment of parking needs, Staff will require information on the
number of employees devoted to manufacturing, and the number of manufacturing employees on
the largest shift. This information should be provided in both narrative and in the Land Use table.
If the Site Plan continues to show more parking than allowed by the maximum, then the applicant
must seek a Modification of a Standard from the Planning and Zoning Board. This procedure is
outlined in Article Two, Division 2.7 of the Land Use Code. Please be advised, however, that a
differential of 263 spaces is considered severe and that every effort should be made to reduce
excessive parking.
B. The Transportation Impact Study indicates that the site will be served by the Southside
Shuttle in the short term and by Transfort in the long term. Please indicate on the plan the
logical location of the onsite transit stop for the shuttle and the Harmony Road transit stop
for Transfort. Be sure that there are adequate walkways connecting the stop to employee
entries:
C. It is not clear if there is only one entry on the east side of the building. Is there an
employee entrance off the courtyard? Will office employees, manufacturing employees as
well as visitors all use the same entrance? If so, please indicate.
D. On the Site Plan, please state.the purpose and surface treatment of the 20 foot wide utility
easement around three sides of the building. Will this easement be paved? Is it intended
for access and circulation? Is it intended for emergency vehicles only? Should the
easement also state that in addition to utilities, the area can be used for access? What
utilities will be going in this area? This easement appears to provide the only access to the
bike parking on the north side of the building. Please provide more information.
E. Staff cannot support the proposed deletion of the two sidewalk connections out to
Harmony Road. The general standard states:
"The parking and circulation system within each development shall accommodate
the movement of vehicles, bicycles, pedestrians and transit, throughout the
proposed development and to and from surrounding areas, safely and conveniently,
and shall contribute to the attractiveness of the development. The on -site
pedestrian system must provide adequate directness, continuity, street crossings,
visible interest and security as defined by the standards in this Section. The on -site
bicycle system must connect to the city's on -street bikeway network."
In addition to the general standard, the specific standard states:
"Connecting walkways shall link street sidewalks with building entries through
parking lots. Connecting walkways shall be grade separated from the parking lot
with a paved surface not less than 6 feet in width."
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6. Poudre Fire Authority will require that the building be equipped with an automatic fire
extinguishing system. Fire hydrants will be required to be spaced according to the Fire
Code along internal access roadways, with curbs painted red, with "No Parking - Fire
Lane" signage. Warehouse storage height is regulated by the Fire Code to be 12 feet
maximum unless otherwise protected with a higher density fire sprinkler system and smoke
vents. Keys to the building must be provided in an approved "Knox Box."
7. The following comments apply to the Site Plan:
A. Article Four of the Land Use Code describes the requirements for building orientation in
the Harmony Corridor Zone. Section 4.21(E)(2)(a) states:
"All buildings shall provide a primary entrance that faces and opens directly onto
the adjacent street sidewalk or a walkway, plaza, or courtyard that has direct
linkage to the street sidewalk without requiring pedestrians to cross any
intervening driveways or parking lots."
The applicant may submit a Modification of a Standard to be considered by the Planning and
Zoning Board based on the procedure and criteria outlined in Article 2, Division 7 of the Land
Use Code.
A. The number of parking spaces is exceeds the maximum number of spaces allowed by the
Land Use Code. Under Section 3.2.2 (K) (2) (a), the maximum allowable parking for the
office component is 3.0 spaces per 1,000 square feet, or 99 spaces based on 33,021 square
feet (16% of the floor area).
The maximum allowable parking spaces for industrial is .75 spaces per employee. In calculating
the number of employees devoted to manufacturing, for estimating purposes, Staff assumes all
550 employees are in manufacturing in order to derive the most generous estimate. This results in
412 spaces (550 x .75). Added to the 99 spaces for office, the total allowed by the Code would
be 511 spaces. This exceeds the 774 indicated on the plan by 263 spaces.
According the Land Use Code, the number of parking spaces must be reduced to the maximum
allowable based on an accurate number of employees. The Code is silent on the further limiting
the number of spaces based on the number of employees on the largest shift. Staff believes,
however, that parking need not be provided for the total number of employees for all three shifts,
but, rather, parking be provided for the number of employees on the largest shift with an
appropriate number to handle the shift change.
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Comm- _,ity Planning and Environmenta. ,ervices
Current Planning
City of Fort Collins
Mr. Bruce Hendee
B.H.A. Design
2000 Vermont Drive
Fort Collins, CO 80525
Dear Bruce:
September 17, 1997 .`
Staff has reviewed the request for Harmony Technology Park, First Filing, Celestica, Project
Development Plan. The following comments are offered.
1. The following comments apply to the Plat;
A. Please remove "PUD" from title. The project is being reviewed as a Project Development
under the new Land Use Code, not a P.U.D. under the Land Development Guidance
System.
B. Please provide an address line for each notarial block.
C. Please use the correct spelling "dimension" in describing the 20 foot wide utility easement
on the east side of the property.
2. Public Service Company cautions that there may be a potential conflict with the irrigation
lateral along Harmony Road and the 15 foot wide utility easement needed for underground
gas and electric lines. Where this conflicts occurs, there may need to be a wider easement.
3. Public Service further cautions that there is an existing three inch diameter gas main on the
south side of Harmony Road approximately five feet north of the existing south right-of-
way line. Any relocation of this line will be at the developer's expense.
4. Public Service will need utility easements on both sides of Technology Parkway.
5. U.S. West reminds the applicant that the owner is responsible for provision of all conduit,
ditch crossings, and street crossings for telephone facilities within the project. The owner
also provides terminal room space and power for the telephone terminal. The developer
should contact the U.S. West engineer for conduit specifications for the telephone
entrance cable. Also, any relocation of existing telephone facilities required by these plans
will be paid for by the developer.
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