HomeMy WebLinkAboutHARMONY TECHNOLOGY PARK-CELESTICA - ODP - 12-97 - SUBMITTAL DOCUMENTS - ROUND 2 - ALTERNATIVE COMPLIANCE REQUEST (3)alternative plan accomplishes the purposes of the "Street Pattern and Connectivity Standards"
equally well or better than would a plan and design which complies with the standards, and that
any reduction in access and circulation for vehicles maintains facilities for bicycle, pedestrian and
transit, to the maximum extent feasible."
"In reviewing the proposed alternative plan, the Director of Engineering shall take into account
whether the alternative design minimizes the impacts on natural areas and features, fosters non -
vehicular access, provides for distribution of the development's traffic without exceeding level of
service standards, enhances neighborhood continuity and connectivity and provides direct, sub -
arterial street access to any parks, schools, neighborhood centers, commercial uses, employment
uses, and Neighborhood Commercial Districts within or adjacent to the development from
existing or future adjacent development within the same section mile."
The applicant has stated that the need for fewer street connections on the south and east is to
preserve large contiguous parcels for major employers. Future tenants of Harmony Technology
Park are expected to be large industrial users (computer wafer board manufacturing, printed
circuit board assembly and the like) that are related to the high tech computer industry. Since
these users all have large site requirements, roadway planning must be configured in a sensitive
manner. The proposed roadway pattern begins a rectilinear pattern and provides for connections
to all four boundaries. The frequency of these connections, however, is calculated at intervals
greater than 660 feet on the south and east to preserve flexibility and for strategic planning
purposes.
Based on the review criteria found in the Land Use Code, Transportation Services finds that the
Alternate Plan accomplishes the purpose of ensuring that the local street system is well designed
for safety, efficiency, and convenience for automobile, bicycle, pedestrian, and transit modes of
travel. The Alternate Plan will provide multiple direct connections to the site and not form
barriers between the site and the existing and future neighborhoods. Further the longer frequency
of sub -arterial streets will not diminish transportation facilities for bicycle, pedestrian, and transit.
Finally, the O.D.P. can be served by street connections shown on the Alternate Plan without
exceeding level of service standards.
Therefore, Transportation Services finds that the Alternate Plan accomplishes the purposes of the
Land Use Code equally well or better than would a plan and design which complies the above -
referenced standard.
The Alternate Plan will provide multiple direct connections to the site from all boundaries. The
only barriers that are proposed are buffer zones designed to protect adjacent rural residential
properties. The Alternate Plan will not diminish transportation facilities for bicycle, pedestrian
and transit. The O.D.P. can be served by the street connections shown on the Alternate Plan
without exceeding level of service standards at any one intersection..
Therefore, Transportation Services finds that the Alternate Plan accomplishes the purposes of the
Land Use Code equally well or better than would a plan and design which complies with the
above -referenced standard.
Transpc Lion Services
Administration
City of Fort Collins
MEMORANDUM
TO: Bob Blanchard, Director, Current Planning
Ted Shepard, Senior Planner
FROM: Ron Phillips, Transportation Services Area Directo
RE: Harmony Technology Park O.D.P. Alternate Plan
DATE: July 24, 1997
Transportation Services has received the request for Harmony Technology Park Overall
Development Plan located at the southeast corner of Harmony Road and C.R. 99. The O.D.P.
indicates that access on the southern and eastern boundaries will be limited to one street each.
The Land Use Code states:
"The overall development plan shall conform to the Master Street Plan requirements and the
street pattern/connectivity standards both within and adjacent to the boundaries of the plan as
required pursuant to Sections 3.6.1 and 3.6.3 (A) through (F).
Section 3.6.3 (F) states:
"All development plans shall provide for future public street connections to adjacent developable
parcels by providing a local street connection at least every six hundred sixty (660) feet along
each development plan boundary that abuts potentially developable or redevelopable land."
This criterion is satisfied for the north and west boundaries. The O.D.P. indicates, however, that
there will be only one street connection along the southern and eastern boundaries. Section 3.6.3
(F) would require that there be two additional street connections for these two boundaries for a
total of three connections per boundary.
Consequently, the applicant proposes an Alternate Plan for one street connection on the south
(Technology Parkway) and one on the east (H-P East Access Drive/Cambridge). The Land Use
Code allows for the Director of Engineering to approve an alternative development plan that may
be substituted in whole or in part for a plan meeting the standard.
The Land Use Code states:
"To approve an alternative plan, the Director of Engineering must first find that the proposed
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