HomeMy WebLinkAboutHARMONY TECHNOLOGY PARK-CELESTICA - PDP - 12-97A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSCelestica Colorado
Statement of Planning Objectives
Celestica achieves several principals and policies of the City Plan. Located within the Harmony
Corridor Zone District, the project incorporates site planning that work within the Harmony
Corridor Design Guidelines. 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 Celestica property is located within the Fort Collins City Limits. The land uses. proposed in
Celestica are all permitted uses within the approved Harmony Technology Park ODP and the H-
C District. The project will include approximately 20 percent office and 80 percent
manufacturing facilities. The existing `Harmony House' structure will remain and be
incorporated into the overall plan. The project will be developed in phases. Phase One is
estimated to develop 209,000 SF of gross floor area and 550 employees. The second phase of the
project is anticipated to add an additional 200,000SF and add an additional 550 employees. The
manufacturing shift will operate in 3 shifts with some overlap in shift end times and shift start
times.
The development of the Celestica 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. The exact
location of this transit facility will be developed in coordination with Transfort.
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.
The Celestica Site plan will meet City policies requiring inter -connectivity by providing three
initial access points, two along CR9 and one. along Harmony Road. Each of these access points
will connect to arterials or collector streets which ultimately will connect with surroundings land
uses.
Celestica Colorado
August 18, 1997
Mii timodal Transportation Level of Service Manual
US Staodank for Dsvekrpataet Review - $icpcle
Figure 7. Bicycle LOS Worksheet
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y,€kcil"c�"eptabIV,level of service is achieved for pedestrian and
b cycae modes based upon fort�Collins measures in'the'multi-modal
tr�ansportat'fon 'guidelines,f" The signal at the Harmon Hewlett-
-. Packard West Access willprov,id'e for convenient pedestrian access
�� betwee4n the Harmony}'�j,Tecfin'ology : Park and the ,Hewlett-Packard
faciL.ity In the* short r6 ge future, the,only reasonable transit
service for Celestica wrCo,l`orado, -.would be an extension of the
South`sridep%hut�tle '''This wou"'ld provide peak hour service as it
currentlyesfor`Hewlett-Packard. In the long range future,
transit service will be a B.
25
assumption that the area 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
Celestica Colorado site. With just this transit service, the LOS
will be the same as the existing LOS E. Long range future level
of service will be at LOS B. This was discussed in detail in the
ODP transportation study.
IV. CONCLUSIONS
This study assessed the impacts of Celestica Colorado on the
short range (2000) transportation system in the vicinity of the
proposed development. As a result of this analysis, the following
is concluded:
The development of the Celestica Colorado site is feasible
from a traffic engineering standpoint. At full development of this
facility, approximately 3220 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 short 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 along Harmony Road.
- A signal will be warranted at the Harmony/H-P West Access/
Technology intersection.
Using the existing traffic plus the site generated traffic,
all key intersections will operate acceptably.
Using the short range total traffic forecasts, operation
will be acceptable at all key intersections. The recommended
geometry is shown in Figure 10.
1 24
street can either be striped to indicate the geometry shown in
Figure 10 or it can be striped with more lanes. The geometry shown
in Figure 10 indicates that Harmony Road has a four lane cross
section with auxiliary lanes. It is expected that the westbound
left turn approaching Technology Parkway will be built to the
,length required in the ODP transportation study. The lane lengths
shown in Figure 10 are minimums, recommended with just development
,of Celestica Colorado, Phase 1 and background traffic. If longer
lanes are built, there will be no operational concerns.
Pedestrian Level of Service
There are or will be five applicable pedestrian destinations
within a quarter mile of Celestica Colorado. 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/
CR9 intersection. The Celestica Colorado site is in a designated
future activity center at/near 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. This is a reasonable
assumption. 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 to all identified destinations.
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 and,
as such, would be considered to be the main access also. This
intersection is expected to be signalized within the study time
frame. With a pedestrian phase at this signal, as well as, at the
Harmony/CR9 intersection, pedestrian crossings of Harmony Road will
be safe.
Bicycle Level of Service
The Harmony Technology Park is located in a future activity
center. Four locations are identified as destinations for
bicyclists: Hewlett-Packard, Wild Wood Farm, future Preston
Center, and future Symbios Logic. They 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, and
existing and future bike lanes on CR9. Therefore, with the
23
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SHORT RANGE GEOMETRY Figure 10
22
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Table 5
Short Range Total Traffic Operation
Intersection
Harmony/CR9 (signal)
Harmony/H-P West/Technology (signal)
CR9/Timberwood/Site Access (stop sign)
EB LT
EB T/RT
WB LT
WB , T/RT
NB LT
SB LT
Overall
u
21
Level of Service
AM PM
C C
B C
B
A
A
A
A
A
C
A
B
A
A
B
Table 4
Existing Plus Site Traffic Operation
Intersection
Harmony/CR9 (signal)
Harmony/H-P West/Technology (signal)
CR9/Timberwood/Site Access (stop sign)
WB LT
WB RT
SB LT
Overall
441
Level of Service
AM PM
B B
B B
A
A
A
A
A
A
A
A
Tab 1 e .3
Short Range Background Traffic Operation
Intersection
Harmony/CR9 (signal)
Harmony/H-P West Access (stop sign)
SB LT
SB RT
EB LT
Overall
CR9/Timberwood (stop sign)
EB LT
EB RT
NB LT
Overall
Level of Service
AM PM
B B
F F*
A B
C B
A D
A B
A A
A A
A A
* Calculated delay greater than 100 seconds.
i&I
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. The results of this analysis
indicated that the additional signal at the Harmony/Technology
Parkway intersection would not have a detrimental effect on traffic
progression along the Harmony Road Corridor. City staff is
currently pursuing an amendment to the "Harmony Corridor Plan."
Efforts are also underway with the Colorado Department of
Transportation to break the Deeded Access Line at this location.
Operations Analysis
Capacity analyses were performed on key intersections adjacent
to and near the Celestica Colorado site. The analyzed
intersections were suggested in the scoping meeting with City
staff. The analyses correspond with the traffic forecasts shown
in Figures 6, 8, and 9. The Harmony/H-P East/Cambridge
intersection was not analyzed since the only volumes that will
change are the through volumes on Harmony Road. This intersection
should be analyzed in future PDP transportation studies when this
intersection is used to access the Harmony Technology Park.
Using the background traffic volumes shown in Figure 6, the
key intersections operate in the long range condition as indicated
in Table 3. 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 the stop sign controlled Harmony/H-P West
Access intersection.
Using the traffic volumes shown in Figure 8, the key
intersections operate in the existing plus site traffic condition
as indicated in Table 4. This operation reflects a signal at the
Harmony/H-P West Access/Technology intersection. Calculation forms
are provided in Appendix F. Overall, the key intersections will
operate acceptably.
Using the traffic volumes shown in Figure 9, the intersections
operate in the short range total traffic condition as indicated in
__. Table 5. Calculation forms for these analyses are provided in
Appendix G. All of the key intersection will operate acceptably.
Geometric Analysis
The geometry at the various intersections was analyzed using
the short range total traffic forecasts and analyzed operation.
The recommended long range geometry is shown in Figure 10. At the
Harmony/CR9 intersection, the geometry is determined by the
operation of the intersection. CR9 may be constructed to a width
that could provide more lanes than indicated in Figure 10. The
18
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Hewlett-Packard
. mm
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O
225/440 2 � �— 75/15
CD h N f 880/1480 — Z o—1170/1760
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PEAK HOUR TRAFFIC
ROAD
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/� 5/5
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5/5 -� Ln o Ln
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Rounded to the Nearest
5 Vehicles
Figure 9
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EXISTING PLUS SITE GENERATED
PEAK HOUR TRAFFIC
Figure 8
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SITE GENERATED
PEAK HOUR TRAFFIC
AM / PM
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ROAD + /_5/5
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SHORT RANGE BACKGROUND
PEAK HOUR TRAFFIC
Figure 6
14
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traffic was increased using various
traffic studies cited earlier.
For the
PDP transportation
study, the level of development
reflected
in the "Fossil Creek
Reservoir Area Plan," March 1997,
'was not considered.
This is a significant development that, if
approved,
would not likely be
very far along in the time frame
considered in this study. Peak hour background traffic is shown
in Figure 6
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 7 shows the
short range peak hour site generated traffic with access as shown
on the proposed site plan (Figure 4). One full movement access is
proposed on Harmony Road. This is the public street access that
is named Technology Parkway. While Cambridge Drive will continue
to exist across from the Hewlett-Packard East Access, Cambridge
Drive will not be connected to the Celestica Colorado site.
Therefore, no traffic was assigned to this site access. As
mentioned earlier, two accesses are proposed to CR9. The south
access is expected to be primarily for service vehicles and trucks.
No peak hour traffic was assigned to this access.
Figure 8 shows the existing
plus site generated peak hour
traffic at the key intersections.,
Figure 9 shows the short range
'total peak hour traffic at the key
intersections. This is the sum
of the site generated and the background
peak hour traffic.
Signal Warrants
As a matter of policy, traffic signals are not installed at
any location unless warrants are
met according to the Manual on
Uniform Traffic Control Devices.
Using the traffic volumes shown
in Figures 8 and 9, it is likely that Warrant 11, Peak Hour Volume
signal warrant will be met at
the Harmony/H-P West Access/
Technology 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.
Signal Progression
An analysis was conducted in. the ODP transportation study to
determine if the proposed signal at the Harmony/Technology Parkway
intersection 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,
if 13
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TRIP DISTRIBUTION Figure 5
Land Use
Industrial Portion - 700
employees (2 shifts of
350 each)
Office Portion - 200
employees
Total
Table
2
Trip Generation
Daily
A.M.
Peak
P.M.
Peak
Trips
Trips
Trips
Trips
Trips
in
out
in
out
2340
235
45
215
258
880 95 13 15 78
3220 330
11
58 230 336
primarily be used by employees. The south access to CR9 is a
service access that is intended to be used primarily by trucks.
It is expected that this access will not be used very much during
the peak hours.
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 (Trip 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 Celestica Colorado site. Land use code 130
(Industrial Park) was used for the manufacturing employee count and
land use code 750 (Office Park) was used. for the office/
administrative employee count. The mix of uses is similar to the
existing Hewlett-Packard facility to the north. Since the 700
manufacturing employees will work on two shifts with some overlap
in the afternoon, the trip generation as calculated from the
reference document was adjusted. The adjustment resulted in higher
trip generation. In the ODP transportation study, trip generation
for the Hewlett-Packard 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. This was applied to the ODP transportation
study trip generation. However, since some transportation demand
management options may not be available to partial development of
the Harmony 'Technology Park (phase 1 of Celestica Colorado), no
adjustments were made to the trip generation in this PDP
'transportation study.
Trip Distribution
The directional distribution of the generated trips was
determined for the Celestica Colorado site. This distribution
depicts a short range condition. The distribution was determined
based upon a gravity model analysis and was confirmed by City
staff. The trip distribution is shown in Figure 5.
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
development. Future analysis year was 2000 (short range). This
is a developing area of Fort Collins and, as such, the traffic
increases are largely dependent upon land development. Background
10
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Figure 4
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 Ilarmony
Road. With implementation of this capital improvement project,
I' bicycle facilities along Harmony Road will be adequate.
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.
This area currently falls into the city-wide minimum LOS
level. There are two existing destinations, H-P and Wild Wood in
the area. The bicycle LOS worksheet for these destinations is
provided in Appendix D. There is reasonable connectivity to
bicycle lanes on CR9, north of Harmony Road, and to the wide
shoulders along Harmony Road.
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, 6, 7, and 10. The
existing transit service in the area would be defined as level of
service E.
III. PROPOSED DEVELOPMENT
Celestica Colorado is a proposed office and manufacturing
complex in the southeast quadrant of the Harmony/CR9 intersection
in Fort Collins. Figure 4 shows the ODP site plan. This site will
be developed in phases covering a 3-8 year program. Figure 4 shows
three access points to the existing public street system, one
access to Harmony Road and two accesses to CR9. The access to
Harmony. Road is Technology Parkway, a public street. In the ODP
traffic study, this intersection was shown to be signalized when
warranted. The main access to the Celestica Colorado site will be
from Technology Parkway. The Celestica Colorado driveway is
located approximately 650 feet south of Harmony Road. The north
access to CR9 is the secondary access to the site. It will
11
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Logic (future)
~
3.
Preston
Center (future)
4.
Preston
Townhomes (future)
5.
Wiidwood
COUNTY ROAD 36
1" = 2000'
PEDESTRIAN STUDY AREA
7
Figure 3
Table 1
1997 Peak Hour Operation
Level
of Service
Intersection
AM
PM
Harmony/CR9 (signal) B
B
Harmony/H-P West
Access (stop sign)
SB LT
F
F
SB RT
A
B
EB LT
B
B
Overall
A
A
Harmony/H-P East
Access/Cambridge (stop sign)
NB LT/T/RT
C
D
SB LT/T
E
F*
SB RT
A
B
EB LT
B
B
WB LT
A
A
Overall
A
D
* Calculated delay greater than 100 seconds.
M
® o
N
N N
--187/378
-- 696/1028
- 3/16
12,054 17X43 }
1076 865 - �\
8/10 —)� n rn to
10
10 tD
no
13
2622 —�
1004 927 —y
/ i
Site 1
N
Hewlett-Packard
O eh
131/17
5 HARMONY i �
— 0�8/1213
1328 ROAD
1
110/11 -
}
903/970 —
1
—
/2
o cq
Legend:
AM / PM
.Daily
RECENT TRAFFIC COUNTS
s
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 Highway 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. H-P has budgeted and intends to
build a sidewalk along their frontage of CR9. The Celestica
Colorado site is within 1320 feet of the Wild Wood residential area
and the Hewlett-Packard industrial/office campus. It is also
within 1320 feet of the proposed Symbios Logic site and the
proposed Preston Center commercial area. Figure 3 shows the
pedestrian study area and the designated pedestrian destinations.
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 of the other peak hour or at 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.
A pedestrian LOS worksheet is provided in Appendix D. The analysis
determined the LOS from this site to the existing uses within 1320
feet of the Celestica Colorado site. Later in this report, a
pedestrian LOS analysis will be provided for future land uses and
improvements to the pedestrian system.
4
I
SITE LOCATION
1" = 3000'
N
Figure 1
3
II. EXISTING CONDITIONS
' The location of the Celestica Colorado site 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,
institutional, or residential. Residential and institutional uses
exist to the west of the Celestica Colorado site across CR9. The
I institutional uses are Preston Junior High School and a psychiatric
hospital. The residential use is a single family residential area
known as Wild Wood. There is an industrial use (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 Celestica Colorado.
Roads
The primary streets near the Celestica Colorado site 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 is paved to a width
of 70 feet. Specifics of the short range future cross section of
CR9 will be addressed in this study. The long range future cross
section of CR9 was addressed in the ODP transportation study.
There is a signal at the Harmony/CR9 intersection.
QHarmony 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
with Harmony Road 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.
1 2
I. INTRODUCTION
This transportation impact study addresses the capacity,
geometric, and control requirements at and near the proposed
Celestica Colorado site, located within the Harmony Technology Park
PUD near the Harmony/CR9 intersection in Fort Collins, Colorado.
This transportation study addresses the project development plan
(PDP) issues at the initial phase of development of the site in
the short range future (year 2000). The long range transportation
impacts were addressed in the "Harmony Technology Park Overall
Development Plan Transportation Impact Study," May 1997. 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 architect (Young & Wright), the project planning
consultants (BHA Design and Blackfox Commercial Real Estate), and
the project engineering consultant (Sear -Brown Group). 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 of the proposed development;
Determine the trip distribution of site generated traffic;
Evaluate level of service for all modes of transportation;.
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 future
site users, 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;
"The Preston Center at Wild Wood Site Access Study," November
1995;
- "English Ranch Site Access Study," August 1995.
1
LIST OF FIGURES
Figure
Page
1.
Site Location ........................................
3
2.
Recent Traffic Counts ................................
5
3.
Pedestrian Study Area ................................
7
4.
Site Plan ............................................
9
5.
Trip Distribution ....................................
12
6.
Short Range Background Peak Hour Traffic .............
14
7.
Short Range Site Generated Peak Hour Traffic .........
15
8.
Existing Plus Site Generated Peak Hour Traffic .......
16
9.
Short Range Total Peak Hour Traffic ..................
17
10.
Short Range Geometry .................................
22
APPENDIX
A Recent Traffic Counts
B Current Peak Hour Operation
C Description of Level of Service
D Existing Pedestrian and Bicycle Level of Service
E Background Traffic Operation
F Existing Plus Site Traffic Operation
G Short Range Traffic Operation
H Future Pedestrian and Bicycle Level of Service
1
TABLE OF CONTENTS
Page
' I. Introduction 1
II. Existing Conditions .................................. 2
LandUse .............................................. 2
Roads 2
Existing Motor Vehicle Traffic ....................... 4
' Existing Motor Vehicle Operation 4
Pedestrian Facilities 4
Bicycle Facilities 8
Transit Facilities ................................... 8
III: Proposed Development ................................. 8
TripGeneration ....................................... 10
' Trip Distribution .::::..........................••... 10
Background Traffic 10
TripAssignment ...................................... 13
SignalWarrants ...................................... 13
Signal Progression 13
Operations Analysis 18
GeometricAnalysis ................................... 18
1 Pedestrian Level of Service .......................... 23
Bicycle Level of Service 23
Transit Level of Service ............................. 24
IV. Conclusions .......................................... 24
LIST OF TABLES
Table Page
1. 1997 Peak Hour Operation 6
2. Trip Generation ................................. 11
3. Short Range Background Traffic Operation ............. 19
4. Existing Plus Site Traffic Operation ................. 20
�" 5. Short Range Total Traffic Operation .................. 21
CELESTICA COLORADO
I PROJECT DEVELOPMENT P____.
TRANSPORTATION IMPACT STUDY
FORT COLLINS, COLORADO
AUGUST 1997
Prepared for:
Young & Wright, Architects Inc.
172 St. George Street
Toronto, Ontario, Canada M5R 2M7
Prepared by:
MATTHEW J. DELICH, P.E.
2272 Glen Haven Drive
Loveland, CO 80538
Phone: 970-669-2061
FAX: 970-669-5034
I17T
PLAN SHAPE:
ARCHITECT: STATE ID NO.: SLR1573
Unknown
ORIGINAL OWNER:
SOURCE: Henry A. Ziegler
SOURCE:
B. T. Brown
BUILDER/CONTRACTOR:
Unknown
THEME(S):
SOURCE: Early High Plains Farming and
Irrigation to 1900
CONSTRUCTION HISTORY (DESCRIPTION, NAMES, DATES, ETC., RELATING TO MAJOR ALTERATIONS TO ORIGINAL STRUCTURE):
CONTINUED YES X NO
HISTORICAL BACKGROUND (DISCUSS IMPORTANT PERSONS AND EVENTS ASSOCIATED WITH THIS STRUCTURE):
This house was built about 1900 by Henry A. and Martha L. Ziegler. Henry Ziegler was born in Iowa in 1858 and came to
Colorado in 1881, living in various parts of the state before his marriage to Martha Luella Maxwell in Denver in 1892.
Martha Ziegler was born in Ohio in 1861 and cane to Colorado in 1892. The Zieglers lived in Denver for three years before
coming to Fort Collins in 1895 and establishing a farm in the Harmony Agricultural District. The Zieglers lived on their
farm for 20 years before moving into the city of Fort Collins. Like other farmers in the area, the Zieglers raised cattle,
sheep, corn, alfalfa, and barley. Ziegler later rented the house to William Bender. Later the house was awned by the
Webster family, who owned a number of farms in the vicinity of Fort Collins.
CONTINUED YES X NO
SIGNIFICANCE (CHECK APPROPRIATE CATEGORIES AND BRIEFLY JUSTIFY BELOW):
ARCHITECTURAL SIGNIFICANCE: HISTORICAL SIGNIFICANCE:
REPRESENTS THE WORK OF A MASTER ASSOCIATED WITH SIGNIFICANT PERSONS
POSSESSES HIGH ARTISTIC VALUES X ASSOCIATED WITH SIGNIFICANT EVENTS OR PATTERNS
X REPRESENTS A TYPE, PERIOD, OR METHOD OF CONSTRUCTION CONTRIBUTES TO AN HISTORIC DISTRICT
STATEMENT OF SIGNIFICANCE:
This house is significant for its association with the development of agriculture in the vicinity of Fort Collins, having
been one of the farmhouses established in the Harmony district around the turn of the century. The house is
architecturally significant due to the integrity of its design, craftsmanship, materials, location, and setting. The
house is representative of the Edwardian Vernacular style in its asymmetrical massing, two-story corner porch, bay windows,
and cross -gables with diamond -shaped windows. Notable details include the brick construction, with brick extending to
eaves without break; the evenly coursed, rusticated stone foundation, and the stone window sills and lintels. The large
scale of the house makes it a local landmark.
CONTINUED YES X NO
REFERENCES (BE SPECIFIC):
Fort Collins Planning Department, Historic Preservation files; Larimer County Assessor; Ben Preston, Fort Collins, Colo.,
Telephone Interview, May 1992; B. T. Brown, Fort Collins, Colo., Telephone Interview, May 1992; Carol Turner, "Harmony
Historic Structures Report," City of Fort Collins Historic Preservation Office: Fort Collins Courier, 15 February 1921 and
22 February 1932.
CONTINUED YES X NO
L SURVEYED BY: R. L. Simmons/T. H. Simmons AFFILIATION: Front Range Research Associates, Inc. I DATE: June 1992
�COLOPADO HISTORICAL SOC:="
Office of ArcnaeoIogy anp i,;toric Preservat;on
1300 Broadway, Denver, ._,,:rioo 80203
HISTORIC BUILDING IN\,ENi!;RY RECORD
I II PROJECT NAME: For; Collins Survey of
Historic Places, 1992
I CURRENT BUILDING NAME:
Harmony House
ADDRESS: 3105 E Harmony Rd.
Fart Collins, Colorado 110525
r
HISTORIC NAME:
Ziegler Farm
11
DISTRICT NAME:
FILM ROLL NO.: lA
NEGATIVE NO.:
NOT FOR FIELD USE
Eligible _ Nominated
_ Det. Not Eligible Certified Rehab.
Date
ZO NTY: CITY: STATE ID NO.: 5LR1573
Larimer Unincorporated
TEMPORARY NO.: 11
OWNER: K 8 M Company
3201 Shore Rd.
Fort Collins, CO 80524
TOWNSHIP 6N RANGE 68W SECTION 04 NW 1/4 NE 1/4
U.S.G.S. QUAD NAME: Fort Collins, Colo.
YEAR: 1960 (PR1984) X 7.51 151
BLOCK: N/A LOT(S): N/A
ADDITION: N/A YR. OF ADDITION: N/A
LOCATION OF NEGATIVES: DATE OF CONSTRUCTION:
City of Ft. Collins Planning ESTIMATE: 1900 ACTUAL:
SOURCE:
Larimer County Assessor
USE:
PRESENT:
�,,ye� Residence
HISTORIC:
Farmhouse
f
STORIES:
2
SQ. FOOTAGE:
2960
ARCHITECTURAL DESCRIPTION:
Large, two-story brick house with hipped roof and cross -gabled sections; cut
away corner on northwest. Widely overhanging eaves with modillions; wood
shingle roofing. Cross -gables have pent roofs and diamond -shaped windows with
Queen Arne panes. Two story porch at intersection of gables has corner entrance,
brick pillar supports, and solid brick porch walls with stone trim. Two paneled
and glazed doors which open onto porch have heavy stone lintels; wood paneling
around entrance. Facade has two-story bay window with stone sills and lintels.
East elevation has two-story bay window with 1/1 light windows with stone sills
and lintels. Also on east elevation is circular window on second story. Two
story bay window on west. Raised, evenly coursed stone foundation with basement
level windows- Brick chimney. One story frame porch &RN�� Y� D? YES X NO
ADDITIONAL PAGES: YES X NO
STYLE: Edwardian Vernacular
MATERIALS: Brick, Wood, Stone
CONDITION:
EXCELLENT X GOOD
FAIR DETERIORATING
EXTENT OF ALTERATIONS:
X MINOR MODERATE
DESCRIBE:
CONTINUED TES
ORIGINAL SITE x MOVEC
DATE(S) OF MOVE:
NATIONAL REGISTER ELIGIBILITY
INDIVIDUAL: X YES
CONTRIBUTINd TO DISTRICT:
YES
LOCAL LANDMARK DESIGNATION: No
NAME:
DATE:
ASSOCIATED BUILDINGS? X YES
TYPE:
House/Outbuildings
IF INVENTORIED, LIST ID NOS.:
MAJOR
X NO
NO
NO
NO
1 _
.0 t
Celesti
ca ;fills
in. blaP ks on
timeline, obs,�
Electronics company has designs
on 600,000 sq. feet, 2,100 workers
SrROBEWr SAUN
The tolvadoan i, -
Since declaring in April its Business
plans to come to Fort Col-
lins, Celestica Colorado Inc. Celestica7s goals:
had left two questions unan- 'W Build 200,000 :square
swered. feet Of lnanufacturin�
g and
How soon? And hojj7_ office 'sp'aCe)JjFj!1S.titVting
many?
I
' . � ? P I,ofits Campus. The
How soon 6uld the elec' Pmjcet
would allow foj'up to
tronics anmanufacturing ' y -18 assemb] _Iimk_riejjV,
ing
py start 0 Phase- I would 4 . i�- up
_11;-i�n corporate campus in and , lo .;January Janua
b rt Collins? And many 1999. At that time, Celestica
jobs would the company gen- -Colorado,"'
-' ., - , would employ
erate? ` I
1,200, inclilding 1000 pro -
On . Monday, a Celes'tica� .'duction jobs and, 266 support
executive bTought clarity to Positions.: (Curr9tly,',Celes-
both questions. tica employs about 450 in
,1Speaking at the fall meet- Fort Collins.)
ing of the Fort Collins Eco- 'N Phase 11 would include
nornic Development Co another 180 000 feet.
Genera A target daj� =0%t set,
'Joe Mixsen set rp�
r iration" Celestica Gene
imanager r
out,. but employment would
a Project timetable. reach 1,700,,,u
" , I copople
In the end, the company bkon.
could build a 600,000-
11 P? III requires the i
square -foot plant — or 4, "
Purcl*�J of anadditional16
roughly half the size Of acres, W166 Celestica will
Hewlett-Packard's Fort Col- have under option. The final
lies pus — and employ phase calls for, anothei 1
2,100 people. 200,000, square feet and irt
As planned, Celestica will employment total of 2,100.
soon buy 32 acres of develop- Of course, "the 'physi(
al
ment land along East Har- growth depends on business
mony Road, directly across growth, of which Celestica
the street from HP. seems confident.
And contingent upon city Celestica's . niche* is con-
-approval, the company will tract manufacturing for
break ground on the new large electronics corpo-
,plant in January, MixseU
rations, including HP. That
said.
In outline form, here are See CELESTICA, Page AS
Job Markets Predict Real Estate Activity
Jobs are a "leading indicator" of real estate activity. Watch the rise or fall of the job market and you'll
see the real estate market follow in about six to eighteen months. The following table shows the
growth rates for various job markets in Colorado. The figures are calculated as of June of each year.
Source: Colorado Economic Chronicle.
Job Market Growth Rates
1997 1996
Job Market Growth Rate Growth Rate Change
Larimer County
5.7%
4.2%
+1.5%
Weld County
2.9%
5.8%
-2.9%
Boulder County
3.8%
3.1%
+0.7%
Denver Metro
1.8%
3.5%
-1.7%
El Paso
3.7%
7.1%
-3.4%
Northern Colorado Employment Remains Strong
Northern Colorado continues to see strong employment growth and declining unemployment rates.
Here are the unemployment statistics for July, 1997 and a comparison to a year ago.
Unemployment Statistics
July'97 July'96
State of Colorado
3.1%
4.3%
Larimer County
3.0%
3.9%
Weld County
3.7%
4.9%
Fort Collins
3.2%
4.2%
Loveland
2.8%
3.7%
Greeley
3.8%
5.0%
Source: Colorado Department of Labor and Employment
Who Is "Celestica"?
Northern Colorado has a new major employer - high tech manufacturer Celestica. Who are they and
what are their plans in Colorado? Celestica is a private company that once was a part of IBM. They
are headquartered in Toronto, Canada, employ 5500 people worldwide, and have annual sales of $2.6
billion. Recently, they purchased a part of Hewlett-Packard's manufacturing business and are
currently located on the Fort Collins H-P site.
Celestica plans to move across the street (Harmony Road) into H-P's new 155 acre technology park
as soon as their 200,000 square foot manufacturing facility can be completed. According to Fort
Collins Economic Development Corporation, Celestica plans to employ 300 to 400 full time high tech
manufacturing workers and another 300 to 400 part-time.
r
PROJECT DEVELOPMENT PLAN . LANDSCAPE PLAN
HARMONY TECHNOLOGY PARK
F I R S T F I L I N G
CELESTICA COLORADO
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LANIIETAPE ckTTWRI W
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PROJECT DEVELOPNERT PLAN - LANDSCAPE PLAN
HARMONY TECHNOLOGY PARK
F I R S. T F I X. I N G
CELESTICA COLORADO
SHEET M GC a
n VGVST So. 1007
REV, OCTOEEE 1 19
D7 '
NORT■ 0. IF R1 m
PROJECT DEVELOPMENT PLAN - SITE PLAN
HARMONY TECHNOLOGY PARK
F I R S. T F I X. I N G
CELESTICA COLORADO
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PROJECT DEVELOPMENT PLAN - SITE PLAN
HARMONY TECHNOLOGY PARK
F I R E. T F I L I N G
u,; _ •.- �---«
CELESTICA COLORADO
_
SHEET . OF 6
o., rr.Tvvrr. �,wr.w
■
R.
■ CITY LIMIT
LON
►wr HOP ��♦
EXI&TWA 04
6Yph URE NEWLETT-PACKARD
100
LOGIC WECAMPUS
HARMONY ROAD ■
OC2 HOP CENfER � � ■
NOD �■ ■ %MENEM
HOP ■
P1lEETON ■
JR. N16H ■
OC410M HOP ■
■
■
■
■
RL A ■
■
■
■
■ CITY LIMB
■
■
■
■ POB61L CREEK
■ bTWy AREA
URBAN GROWTH AREA
aOIJDARY
CONTEXT DIAGRAM
HARMONY TECHNOLOGY PARK FIRST FILING
Mara scuE
fib]:
p) Larimer County
Symblos Hewlett Packard Co. OUT
Logic z
0 HC
Q O City Limit
HA MONY ROAD
RI efts H C
He any
r
Preston Su ivislon
Center
HC
RL
HC
o)
OUT cc OUT
z
0
Urban Growth Area
E COUNTY RD 36
Lorimer County
VICINITY MAP
#12-97A Harmony Technology Park
1st Filing, Phase I, Celestica Colorado
Type II (LUC) PDP
N
1"=1000'
City of Fort Collins
Comm, ty Planning and Environmenta. rvices
Current Planning
MEMORANDUM
TO: Planning and Zoning Board
FROM: Ted Shepard, Senior Planner
RE: Condition of Approval for Harmony Technology Park - Celestica
DATE: November 6, 1997
Due to continued deliberations at the Colorado Department of Transportation (CDOT)
regarding the extent of access at the Harmony Road/Technology Parkway, Staff
recommends the following condition of approval:
At the time of Final Compliance, full -turning signalized access shall have been granted by
CDOT for the Harmony Road/Technology Parkway intersection, or the developer
demonstrates, in final form, how the issues related to complying with minimum required
Level of Service are solved at the Harmony Road/County Road #9 intersection, and how
direct pedestrian access across Harmony Road is solved.
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
Harmony Technology Park, First Filing, Celestica, Project Development Plan, #12-97A
November 6, 1997 P & Z Meeting
Page 9
related to traffic on Harmony Road and screening the loading zone along C.R.#9. The
P.D.P. complies with the standards addressing these concerns.
9. Findings of Fact:
In review and evaluation of Celestica P.D.P., Staff makes the following findings of fact:
A. The land use, light industrial, complies with Harmony Corridor Plan.
B. The land use is permitted in H-C, Harmony Corridor Zone District.
C. The land use complies with the Harmony Technology Park O.D.P.
D. The P.D.P. complies with the Harmony Corridor Standards and Guidelines with
one exception.
E. A variance request to allow a building material of less quality on the south
elevation is recommended based on the peculiar and exceptional practical
difficulties required for future expansion on the balance of the 34 acre site.
F. The P.D.P. complies with the District Standards with two exceptions.
G. Two modifications are recommended to (1.) allow primary entrances that face
the adjacent streets but require pedestrians to cross intervening driveways, and
(2.) to allow the building to be oriented to face the adjacent streets but separated
from the street by intervening front yard parking.
H. The P.D.P. complies with the General Development Standards.
RECOMMENDATION:
Staff recommends approval of Harmony Technology Park, First Filing, Celestica,
P.D.P., #12-97A.
Harmony Technology Park, First Filing, Celestica, Project Development Plan, #12-97A
November 6, 1997 P & Z Meeting
Page 8
The proposed building features a combination of tilt -up, pre -cast concrete, glazing, and
architectural grade metal panels (not a "Butler" type system). The easterly entrance
features horizontal overhangs ("Brise Soleil") to add visual relief. There are
indentations and projections which contribute to shadowing and breaking up the facade
especially along the north elevation which is 600 feet long. The metal cladding will be
rust colored to add depth to the structure. The glazing will not have a reflectivity of
greater than 60%. The structure is not over 40 feet in height.
E. Street Pattern and Connectivity
The P.D.P. connects to the surrounding street system with all modes in a manner that is
safe, efficient, convenient and attractive. There are multiple direct connections to such
destinations as Preston Commercial Center (future) and Hewlett-Packard via a
signalized intersection. The open campus promotes neighborhood compatibility rather
than forming a barrier. (Unlike H-P, Woodward Governor and Symbios Logic, the
facility is not fenced in.) The street pattern will contribute to the proposed street network
of the Harmony Technology Park O.D.P.
F. Transportation Level of Service
The P.D.P. maintains the adopted level of service standards for vehicles, bikes and
pedestrians. Primary access is gained from C.R.#9 and Technology Parkway. There is
no direct vehicular access off Harmony Road. In order to signalize the Harmony
Road/Technology Parkway intersection, an amendment to the Harmony Road Access
Control Plan is being processed with CDOT. All key intersections will operate
acceptably.
G. Transit Facilities
The P.D.P. accommodates transit stops on C.R.#9 and within the site for Transfort's
Southside Shuttle. Although there is presently no transit service on C.R.#9, it is
expected in the future. For the short term, the site will be served by the Southside
Shuttle for peak hour service as it now does for Hewlett-Packard. In the long range, the
Level of Service for transit is "B."
8. Neighborhood Information Meetinos
Two neighborhood information meetings have been held. One was held for the
Harmony Technology Park O.D.P. and one for Celestica P.D.P. The primary concern
was how the future parcels in the O.D.P. would buffer the existing residential area along
Cambridge Drive to the east. This issue was resolved at the O.D.P. level by
establishing a conceptual buffer zone along the east property line. Other concerns
Harmony Technology Park, First Filing, Celestica, Project Development Plan, #12-97A
November 6, 1997 P & Z Meeting
Page 7
6. General Development Standards:
The P.D.P. was reviewed and evaluated by the requirements of the General
Development Standards of the Land Use Code.
A. Landscaping and Tree Protection
The P.D.P. provides significant canopy shading to reduce glare and heat build-up.
Visual quality is achieved with street trees, parking lot islands, foundation plantings, and
loading dock screening. The loss of three trees around the Harmony House is mitigated
by adding six new trees at three inches in caliper.
B. Parking and Circulation
The parking and circulation will accommodate the movement of vehicles, bicycles,
pedestrians, and transit safely and conveniently throughout the site. Transit stops are
dedicated in the locations prescribed by Transfort. Bike racks are located near entries
and lockers, showers and food service is provided onsite. The onsite pedestrian
system provides adequate directness, continuity, street crossing, and visible interest
especially given the requirement for a fire access loop road around the building.
Connections are made to all perimeter streets.
C. Historic and Cultural Resources
The Harmony House will be preserved. This historic farmhouse, constructed circa
1900, is a two-story brick structure that faces directly onto Harmony Road. Referred to
originally as the Ziegler Farm, the homestead and farm were an integral part of the
Harmony Agricultural District for decades. The building is eligible for both local and
state historic designation but has not yet been designated.
D. Building
The building form and materials are modernistic. This is dissimilar to the materials and
form used in the immediate neighborhood (Hewlett-Packard). The only two modernistic
structures in the southeast are ABB (Harmony and Innovation) and Fort Collins High
School. The Land Use Code requires that:
"If dissimilar materials are being proposed, other characteristics such as scale,
proportions, form, architectural detailing, color and texture, shall be utilized to
ensure that enough similarity exists for the building to be compatible, despite the
differences in materials."
Harmony Technology Park, First Filing, Celestica, Project Development Plan, #12-97A
November 6, 1997 P & Z Meeting
Page 6
(a.) On the west entrance, there are four sidewalk connections from the adjacent
streets to the primary entrance.
(b.) On the east, there are three sidewalk connections from the adjacent streets to
the primary entrance.
(c.) The entire campus is open with no perimeter security fencing. This achieves a
fundamental design goal of the Land Use Code that is not found on other
existing major manufacturing facilities.
(d.) The building cannot be brought any closer to Harmony Road (thereby enabling a
sidewalk to connect without crossing a vehicle use area) due to the preservation
of Harmony House, an historic, two-story brick house dating from circa 1900.
For historic preservation purposes, the Celestica structure is set behind Harmony
House.
(e.) By being located behind Harmony House, the building is 270 feet back from
Harmony Road, not just the minimum of 80 feet. This is beneficial to the visual
aesthetics of the Harmony Corridor given the fact that the building is 600 long.
(By way of comparison, ABB, in the Oak Ridge Business Park at Harmony and
McMurry, is 270 feet long at the 80 foot minimum set back from Harmony Road.)
Placing a 600 foot long structure 80 feet back from Harmony Road would be
imposing and dominate the streetscape.
(f.) Connecting sidewalks have been upgraded with amenities such as scored
concrete crosswalks, illumination by ground -mounted lights, and framing the
walks with trees.
(g.) The parking along Harmony Road is screened by berms and landscaping with
two parking lot modules of 70 and 106 spaces respectively.
In conclusion, the P.D.P. demonstrates a high level of design for pedestrian
connections and building orientation. Therefore, Staff finds that granting the two
modifications would neither be detrimental to the public good nor impair the intent and
purposes of the Land Use Code. Further, Staff finds that the P.D.P. as submitted will
advance and protect the public interests and purposes of the Harmony Corridor District
equally well or better than would a plan which complies with the standards for which the
modifications are requested.
Harmony Technology Park, First Filing, Celestica, Project Development Plan, #12-97A
November 6, 1997 P & Z Meeting
Page 5
1. The first modification is in reference to the following district standard:
"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 building has two primary entrances (east and west) both of which face directly onto
the adjacent street and sidewalk (Technology Parkway and C.R.#9). In both cases,
however, pedestrians would have to cross an intervening driveway to gain access to
the primary entrances.
2. The second modification is in reference to the following district standard:
"To the extent reasonably feasible, buildings shall be oriented to face the
adjacent street with no intervening front yard parking."
As mentioned, the building is oriented to both Technology Parkway and C.R.#9. In both
cases, however, there is intervening front yard parking.
3. Evaluation of the Two Modifications
Evaluation and review of the two modifications are made together since they relate so
closely. Modification requests may be granted if the P & Z Board determines and finds
that the granting of the modification would neither be detrimental to the public good nor
impair the intent and purposes of the Land Use Code and the Section from which the
modification is requested and the applicant demonstrates 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 for which a modification is requested.
In addition, in evaluating the two modifications, it is helpful to refer to the "Purpose"
statement of the Harmony Corridor Zone District:
"The Harmony Corridor District is intended to implement the design concepts and
land use vision of the Harmony Corridor Plan - that of creating an attractive and
complete mixed -use area with a major employment base."
Staff recommends approval of the two modifications to the District Standards based on
the following justifications:
Harmony Technology Park, First Filing, Celestica, Project Development Plan, #12-97A
November 6, 1997 P & Z Meeting
Page 4
And,
3. "In either of the foregoing circumstances, the variance may be granted without
substantial detriment to the public good."
The applicant's justification for the variance is based on the peculiar and practical
difficulty and undue hardship that would result in construction of a matching pre-
cast/glass/metal panel exterior on the south elevation based on the plans for future
expansion to the south. Future plans call for a doubling of the building's size in the
near future and, possibly, adding another 200,000 square feet in the long term. The
amount of land area purchased by Celestica indicates three phases of construction at
final build -out.
In order to not interrupt the manufacturing process, future expansion is required to
proceed with minimal disturbance. This is best accomplished with the use of metal
panels versus tilt -up, pre -cast concrete panels. Upon the final phase, the south
elevation will feature exterior materials to match the quality of the other three sides.
Staff recommends approval of the variance request based on peculiar and practical
difficulty and undue hardship of constructing a south wall of pre -cast concrete for phase
one. Since the building is set up to expand to the south, the south wall must be made
to adapt to future conditions . The south elevation is the least visible to the public so
the impact of the metal wall is lessened. Finally, Staff finds that the variance may be
granted without substantial detriment to the public good.
5. Harmony Corridor - District Standards:
The P.D.P. was reviewed and evaluated by the requirements of the Harmony Corridor
Zone District of the Land Use Code.
A. Compliance with District Standards
The P.D.P. demonstrates compliance with the District Standards by:
Staying below the maximum roof height.
Participating in an O.D.P. that establishes an integrated pattern of streets.
B. Two Modifications to District Standards:
The Planning and Zoning Board is empowered to grant modifications to the District
Standards for P.D.P.'s which are pending approval. There are two District Standards
for which the applicant is requesting modifications.
Harmony Technology Park, First Filing, Celestica, Project Development Plan, #12-97A
November 6, 1997 P & Z Meeting
Page 3
A. Compliance with Harmony Corridor Standards and Guidelines:
The P.D.P. complies with the Standards and Guidelines by:
Preserving the 80 foot setback along Harmony Road.
Providing an eight foot wide, detached, meandering walk along Harmony
Road.
Constructing a rolling berm of varying height along Harmony Road.
Landscaping the site in accordance with the "Harmony Oaks" design
concept.
Providing the approved type of lighting with no conflicts with landscaping.
Screening parking from public streets with a visual break along Harmony
Road, in modules of less than 200 cars.
Screening utility equipment, storage areas, and loading docks.
B. Variance Request - Harmony Corridor Plan Standard - Architecture
The P.D.P. does not satisfy the following mandatory standard of the Harmony Corridor
Plan:
"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 the side elevations."
The south elevation is predominantly an architectural grade metal panel. This material
is used for its ability to be come down quickly and cleanly with minimum disruption to
the manufacturing process for the purpose of future expansion. A sample is provided.
Consequently, in accordance with the procedures of the Harmony Corridor Plan -
Standards and Guidelines, a variance is requested. The Planning and Zoning Board is
empowered to grant variances to the mandatory standards under the following
circumstances:
1. "The strict application of the standard would result in peculiar and exceptional
practical difficulties or exceptional and undue hardship upon the owner of the
affected property."
Or,
2. "The alternative plan, as submitted, will protect the public interest advanced by
the standard for which the variance is requested equally well or better than would
compliance with such standard."
Harmony Technology Park, First Filing, Celestica, Project Development Plan, #12-97A
November 6, 1997 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: H-C;
Hewlett-Packard Facility
S: H-C;
Vacant (Harmony Technology Park O.D.P.)
E: H-C;
Vacant (Harmony Technology Park O.D.P.)
W: H-C;
Vacant (Preston Commercial Center Preliminary P.U.D.)
The parcel is part of a larger annexation known as Harmony Farm that was annexed in
1984. The parcel is also part of the 155 acre Harmony Technology Park Overall
Development Plan which was approved on August 7, 1997.
2. Land Use - Overall Development Plan:
The parcel is designated as "Parcel A, Phase One" on the Harmony Technology Park
O.D.P. This parcel is designated as "Basic Industrial, Non -Retail Employment." This
land use complies with the Harmony Corridor Plan. Since Celestica assembles
electronic circuit boards for the computer industry, with office support, this land use is
considered to be "Basic Industrial, Non -Retail Employment." Therefore, the proposed
land use complies with both the Harmony Corridor Plan and the Harmony Technology
Park O.D.P.
3. Code Compliance - Permitted Use in the Zone District:
The Harmony Corridor Zone allows industrial uses such as research laboratories and
light industrial uses permitted uses. All new structures greater than 80,000 square feet
in floor area shall be subject to Planning and Zoning Review. Since the Celestica
operation is considered light industrial, and with over 80,000 square feet, the use is
considered permitted in the zone district, subject to P & Z review for compliance with
the Land Use Code.
4. Harmony Corridor Plan Design Standards and Guidelines:
The P.D.P. was reviewed and evaluated by the standards and guidelines of the
Harmony Corridor Plan, as amended in 1995. The project complies with the standards
and guidelines with one exception.
ITEM NO. 4
MEETING DATE 1 1 /6/97
STAFF Ted Shepard
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Harmony Technology Park, First Filing, Celestica,
Project Development Plan, #12-97A
APPLICANT: Celestica, Inc.
c/o B.H.A. Design, Inc.
2000 Vermont Drive
Fort Collins, CO 80525
OWNER: Celestica, Inc.
844 Don Mills Road, 25/515
North York, Ontario M3C 1 V7
Canada
PROJECT DESCRIPTION:
Request for a Project Development Plan for a manufacturing and office building. The
building would be a total 209,308 square feet divided between 176,287 square feet for
manufacturing and 33,021 square feet for office. The site is 34.33 acres located at the
southeast corner of Harmony Road and C.R.#9. The parcel is zoned H-C, Harmony
Corridor.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
A manufacturing and office facility is a permitted use in the Harmony Corridor Zone
District. The land use is defined as "Basic Industrial and Non -Retail Employment"
which complies with the Harmony Technology Park O.D.P. The P.D.P. complies with
the Harmony Corridor Standards and Guidelines with one exception. The use of metal
panels on the south elevation is the subject of a variance request from the Harmony
Corridor Plan - Standards and Guidelines due to the need for future expansion. The
P.D.P. complies with the District Standards with two exceptions for which modifications
are requested. Finally, the P.D.P. complies with the General Development Standards.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT