HomeMy WebLinkAboutHARMONY TECHNOLOGY PARK-CELESTICA - PDP - 12-97A - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes
November 6, 1997
Page 9
Tom Peterson, representing Celestica added that the main delay with the easements is
Hewlett Packard wanting to keep the land in farming as long as possible.
Member Weitkunat recommend approval of a variance request from the
mandatory standard for the attractive elevations of the building on all sides;
based upon that it would create a preculiar and practical difficulty and undue
hardship of constructing the south wall of precast concrete for phase 1.
Member Chapman seconded the motion.
Member Davidson asked for a condition for additional landscaping to be installed
on the south and east walls within a 3-year time period secured by a letter of
credit for 125% of the cost of the landscaping.
Member Weitkunat and Chapman accepted the condition.
The motion was approved 5-0.
Member Weitkunat recommended approval of the two modifications regarding
primary entrances facing east and west -- which directly face adjacent street and
sidewalks with intervening driveways between pedestrian access; and the
building orientation to adjacent streets with no intervening parking in the front.
She recommended that these modifications be granted because they are neither
detrimental to the public good nor impair the intent and purposes of the Land Use
Code.
Member Davidson seconded the motion.
The motion was approved 5-0.
Member Weitkunat recommended approval of the Harmony Technology Park,
First Filing, Celestica P.P., #12-97A with the following Conditions: 1) That at the
time of Final Compliance full -turning signalized access shall have been granted
by CDOT for the Harmony Road /Technology Parkway intersection, then the
applicant shall present to the Board an Amended Project Development Plan
showing how the minimum level of service requirements for transportation are
met at the Harmony Road/County Road #9 intersection and how direct pedestrian
access across Harmony Road is provided. 2). With the closure of the existing
Harmony House access, the berming along Harmony Road be continued.
Member Chapman seconded the motion. The motion was approved 5-0.
Planning and Zoning Board Minutes
November 6, 1997
Page 8
Member Criag asked about two cottonwood trees being removed along Harmony.
Mr. Hendee replied that it has not yet been determined if it will be one or two
cottonwoods that will be removed. He has met with the City Forester and reviewed all
the trees. The decel lane will take out one tree and may take out a second. The
second tree that might come out has already been determined to be a hazardous tree.
There will be mitigation for all trees taken out.
Member Davidson requested that the berming along Harmony be extended in front of
the Harmony House parking area.
Mr. Hendee agreed that was a fair request.
Member Davidson was concerned with the temporary metal walls being put up would
set a precedent for other companies to cut costs. There is no guarantee that these
walls are going away if we don't like them in the future. He suggested an escrow
account to guarantee somewhere down the line, if they don't add on, will get changed.
Or, that there is a timeline for when we can expect an expansion, which may be
impossible. Something that guarantees that the metal walls go away.
Mr. Hendee replied that the material being used is a grade better than what Hewlett
Packard is today. For assurance, on the south side of the building, if there is not some
measure of expansion in the future, there should be landscaping there. The plan right
now is to plant temporary native grasses there. At some point in the future, if the
building is not expanded, it was a fair request to ask for landscaping that would meet
the requirements of City Code. The applicant has agreed to some kind of bond that
would guarantee that the landscaping would occur.
Chairperson Bell asked about both the retention and detention facilities and that they
will be retaining pond water for the specific purpose of irrigation. Would there be
standing water on a certain part of this site all the times. Also, if the easements that
would take away the temporary retention pond were not granted, would all the facilities
that are being talked about be capable of handling the water.
Glen Schlueter, Stormwater Utility Division replied that what they have designed is a
two year historic release from this site and in order to control volume increase, they are
having a temporary on -site retention pond. The water will not leave the pond unless it
evaporates or perks into the ground. Yes, it could become quite noxious if they don't
do something. It is temporary until the easement downstream is granted and some
improvements are done on some conveyance, which is across someone elses property.
Planning and Zoning Board Minutes
November 6, 1997
Page 7
transportation for the employees that live in the Fort Collins area as well as employees
that live in Loveland and Greeley. He stated that they have been proactive in finding
out what they need to do to be a partner in the Southside Shuttle, but the details and
the cost have not yet been worked out.
Matt Delich, preparer of the transportation study stated that they did run a level of
service anaylsis without the 30% reduction in response to Member Craig's issues. He
stated that they did get acceptable levels of service at the key intersections without the
30% reduction. The applicant does meet the level of service guidelines.
Ms. Reavis explained that with future Transfort Service, the site would meet the transit
level of service criteria, but in the long-term. With the provision of the South Side
Shuttle, it meets it immediately.
Member Craig was concerned that long-term could mean 2007. She would like to see
some kind of commitment or some kind of resolution before she can pass this.
Mr. Hendee responded that in addition to the shuttles, Celestica is also providing
carpool preferential parking, close -in bicycle parking, and they will have showers for
people who cycle to work. They will have on -site food service to discourage people
from getting off -site food. Celestica has committed to two Transfort sites on the
property and Hewlett Packard has committed to a third Transfort site along Technology
Parkway. They are also providing a shuttle drop-off site for people coming from the
airport. In the areas where they can participate, without having big unknowns, they are
very actively pursuing alternative means. They have reduced the amount of parking on
the site to encourage alternative transportation.
Member Davidson had concerns with the condition of approval and felt that the project
should come back at final compliance to make sure that the condition has been met.
Member Craig asked if the pedestrian improvements that were discussed at the CDP
stage would be put in with the construction of the County Road 9 intersection
improvements.
Ms. Reavis replied they would.
Member Craig asked for more information on the bike lanes.
Ms. Reavis replied that they would build the bike lanes along the frontage of their
property. The Harmony Corridor Bikeway Plan is being funded and prioritized sections
as we receive funding.
Planning and Zoning Board Minutes
November 6, 1997
Page 6
Hearing Testimony, Written Comments and Other Evidence:
Member Colton excused himself from this item due to a conflict of interest.
Member Gavaldon excused himself from this item due to a conflict of interest.
Ted Shepard gave the staff report stating that he had handed out to the Board tonight a
memo with a recommended condition of approval regarding what staff requires at the
time of final compliance for transportation.
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.
Bruce Hendee, BHA gave the applicant's presentation. Mr. Hendee showed slides and
discussed the following:
• An overview of the site.
• Traffic circulation and parking of the site.
• Pedestrian circulation of the site.
• Storm drainage of the site.
• Landscaping and berming of the site.
• Robert McPhearson, Architect for the project showed slides and spoke about the
architecture and building materials.
Public Input
None.
Member Craig asked when the transit might make it out to this location.
Kathleen Reavis, Transportation Services replied that the City is still in negotiations with
Celestica for the Southside Shuttle. Regular transit service will not be available until
between 2003 and 2007 due to funding constraints.
Mike Kelly, Communications Public Affairs Officer for Celestica stated they have been
in talks with the Transfort people as well as the Southside Shuttle. He stated that they
do have an interest and felt it was important that they provide alternative modes of
Planning and Zoning Board Minutes
November 6, 1997
Page 5
Public Input Closed
Chairperson Bell summarized that the Board would like to honor the New Belgium
Brewery for what they have done, but there is some Code issues. She stated they
should look to compromise the situation. She suggested that the beginning of the
street be renamed to Mason Court and the neighbors, if they choose, can name their
private drive Fat Tire Lane with the understanding that they will be addressed on
Sherwood or Mason Street.
Chris Maldanado, speaking for the neighborhood stated that they would find some way
to honor New Belgium and leave the street named Mason Court.
Member Gavaldon moved for approval of Martinez PUD, #4-97A with the condition
that Fat Tire Lane become Mason Court for the roundabout, specifically noted for
the public street.
Member Chapman seconded the motion and offered a condition that the
developer work with the neighbors for approval of naming the private Lane, Fat
Tire Lane, with the understanding that they would have a Sherwood address.
Member Gavaldon accepted the amendment.
Member Davidson commented that there was other ways to honor New Belgium and
thought that should be looked at by the neighbors.
The motion was approved 7-0.
Project: Harmony Technology Park, First Filing, Celestica, Project
Development Plan, #12-97A
Project Description: Request for a Project Development Plan for a manufacturing
and office building. The building would be a total of 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 HC, Harmony
Corridor.
Staff Recommendation: Approval