HomeMy WebLinkAboutHARMONY TECH. PARK, HEWLETT-PACKARD - PDP - 12-97D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS�cow.ww�i a•.
NEIGHBORHOOD INFORMATION MEETING
for
Project:
City of Fort Collins
Meetina Location:
Date: 1
Attendees: Please sign this sheet. The information vrZll be used to
update the project mailing list and confirm attendance at neighborhood
meetings. Contact the Planning Department (221-6.750) if you «ish to
receive minutes of this meeting.
Did ]'ou Receive
Written Notification
of this meeting?
Correct
address.
Name Address Zip
Yes
No
Yes
No
�l�$ tL i Ne
N
V ^�
V
r.
Commis Planning and Environmental Wices
Current Planning
City of Fort Collins
October 11, 2000
Dear Resident:
On Wednesday, November 1, 2000, from 7:00 p.m. to approximately 9:00 p.m. at Preston Junior High
School*, 4901 Corbett Drive, the City of Fort Collins Planning Department will conduct a neighborhood
information meeting to discuss a development proposal in your neighborhood.
The potential applicant, Hewlett-Packard, is proposing a master plan for about 1.5 million square feet of
employment/office and some light industrial uses in a campus setting on approximately 107 acres. The initial
Project Development Plan to be submitted to the City for review will be for about 750,000 square feet in six
(6) buildings on approximately 50 acres. The property is part of the Harmony Technology Park Overall
Development Plan. It is located on the south side of East Harmony Road and is south and east of the existing
Celestica facility (see attached vicinity map). It is in the HC — Harmony Corridor Zoning District. Any
development request, when made, must comply with the requirements and standards as set forth in the Cites
LAND USE CODE.
The purpose of this meeting on November 1st is to give all participants the opportunity to ask questions of
the applicant and express their concerns in an informal setting.No formal development review request has
been made by Hewlett-Packard to the City at this time and no decisions will result from this meeting.
Representatives of various City Departments, as well as representatives for the applicant, will be present to
respond to questions about the proposed development, City policies and regulations, and to take minutes of
the meeting.
The list of affected property owners for this public information meeting is derived from official records of
the Larimer County Assessor. Because of the Lag time between home occupancy and record keeping, or
because of rental situations, a few affected property owners may have been missed. Please feel free to notify
Your neighbor of this pending meeting so all neighbors may have the opportunity to attend. If you are unable
to attend this meeting, written comments are welcome.
If you have any questions regarding this matter, please call our office at 221-6750.
Sig erely,
PAL
S eph n Olt
City Planner
SO/gjd
*The City of Fort Collins will make reasonable accommodations for access to City services, programs,
and activities and will make special communication arrangements for persons with disabilities. Please
call 221-6750 for assistance.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
n
u
12. Question: The construction of some of the streets will begin next spring, is
that correct? Can a farmer farm that land then?
Answer: That is not yet determined.
13. Question: Will there be transit stops in the area?
Answer: Yes, but we do not know where yet.
14. Question: What type of parking lot and building lighting are you proposing?
Answer: The lighting will provide for cut-offs and shielding to meet City
Code, so that glare and spillage will not occur.
15. Question: Would HP build a building and not use it, maybe leasing it out to
someone else?
Answer: That may be considered.
16. Question: How many people will be in a 150,000 square foot building?
Answer: There could be 600 to 700 employees.
17. Question: How many employees from the Greeley facility are being moved to
Fort Collins?
Answer: All 650 +/- employees.
18. Question: Is HP planning to use any portion of the 160 acre campus for
outsourcing?
Answer: Probably not, but that could happen.
19. Question: Is there any room for Celestica to expand?
Answer: We think they have land to expand to 2 times the size of their
existing facility.
4
5
C']
FA
1.1
9
10
11
Question:
Have any attempts been made to direct people out on Technology
Parkway only, and not use County Road 9?
Answer:
HP is trying to encourage most use on Technology Parkway. The
Colorado Department of Transportation (CDOT) also has a
concern. However, Technology Parkway is a lot of road to build
without buildings associated with it.
Question:
Who will pay for necessary improvements to Harmony Road?
Answer:
HP will be responsible for their share just as other development in
the area will be responsible for their share.
Question:
Will any manufacturing occur here?
Answer: At this time the first phase of development is planned to be pure
office buildings and uses.
Question: Will there be any fencing around the complex?
Answer: No. All security will be right at the buildings.
Question: What will the work shifts be? Will there be any night work?
Answer: The night shifts & work will be minimal.
Question: Do you have any building elevations yet?
Answer: No, not yet, but we will soon.
Comment: There are concerns about excessive noise from possible
manufacturing into the neighborhoods.
Response: We will address this with our development plan. HP wants to be a
good neighbor.
Question: A commercial area that is shown on the Harmony Technology Park,
ODP is not shown on your overall plan.
Answer: That is a 7 acre site that is reserved for "secondary" uses in the
Harmony Corridor.
City of Fort Collins
PROJECT:
DATE:
APPLICANT:
Commuy Planning and Environmental *vices
Current Planning
NEIGHBORHOOD INFORMATION MEETING MINUTES
Hewlett-Packard @ Harmony Technology Park
November 1, 2000
Hewlett-Packard
CITY PLANNER: Steve Olt
l*
The developer is proposing an office and research & development project located on
the south side of East Harmony Road, east of County Road 9, north of County Road
36, and west of Cambridge Avenue. The proposal is, ultimately, for a total of 1.5 million
square feet of floor area in multiple buildings on approximately 160 acres. The existing
Celestica facility is adjacent to the west. The property is part of the Harmony
Technology Park, Overall Development Plan (ODP) and is in the HC — Harmony
Corridor Zoning District.
QUESTIONS, CONCERNS, COMMENTS
1. Question: How will the phasing of this development happen? Are Buildings A
& B proposed to go up first?
Answer: Buildings A & B are not necessarily going to be Phase 1. That is
yet to be determined.
2. Question: What is the primary road to be used to serve the HP employees?
Answer: We are not sure of the answer to that question until we know the
phasing.
3. Question: How many vehicles per day per building will be generated?
Answer: We are still trying to define HP's needs.
281 North College Avenue • PC. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
sites will be the responsibility of the property owner, but will also be governed
by the covenants prepared by the Office Park Association.
(iv) Since the ultimate user of each of the parcels is not yet known, it is difficult to
estimate the number of employees for the PDP site. We have estimated the
number of employees based on Hewlett-Packard projections for buildings that
they might occupy. Based on this estimate, the 750,000 s.f. proposed for
office/R&D use would result in approximately 4000 employees.
(v) Key Site Data:
a. Parcel Size: approximately 61.3 acres
b. Proposed Uses: Office 80%, R & D 20%. Included in these percentages
would be the potential for accessory and supporting uses which would fall
within the secondary use category of the H-C Zone District ( e.g. Coffee
shop, travel agent, laundry, food service, print shop etc.) Secondary uses
may be open to the public but will be intended to be primarily support for
the primary use of office.
c. Zoning: H-C zone district. An existing Overall Development (ODP) Plan
is in place on the property and the Planning and Zoning Board recently
approved an amended ODP for the site.
d. Location: The property is located south of Harmony Road between
Technology Parkway and Cambridge Avenue.
e. Proposed square footage of this phase: 750,000 SF
(vi) This project is currently being reviewed as a `Pilot Project'. We are not aware
of any variance to the Land Use Code requirements.
(vii) There are no wetlands or natural areas on the PDP site. Hewlett-Packard has
been working with the adjacent residences along Cambridge Avenue over the
past few years during the ODP process in 1997, during the construction of the
Celestica project, and during the amended ODP process this summer. In order
to minimize initial impacts to these existing homes, the alignment of
Cambridge Avenue has been proposed entirely on the Harmony Technology
Park property with this submittal. A portion of the site detention has been
designed along the north portion of the Cambridge Avenue alignment to allow
for a green buffer between the residences and the proposed office buildings. A
landscaped berm is proposed along the remainder of the Cambridge Avenue
frontage.
(viii) A neighborhood meeting was held prior to the submittal of the PDP. Few
concerns were raised during the meeting, most neighbors were simply
interested in the timing of the project and the land uses proposed. We have
shown the alignment of Cambridge Avenue to occur within the PDP property
to minimize impacts on the existing residential properties in this area.
(ix) This is a Project Development Plan submittal for a portion of the Hewlett-
Packard Harmony Technology Park. It is a portion of the Amended Overall
Development Plan for the Harmony Technology Park approved by the
Planning and Zoning Board in September 2000, originally approved in July of
1997.
0
Hewlett-Packard Harmony Technology Park PDP
Statement of Planning Objectives
(i) The Harmony Technology Park is approximately 155 acres in size. Of this
total area, Celestica currently occupies 30 acres. The remaining 125 acres is
being master planned to accommodate future Hewlett Packard (HP) growth.
This project represents the first phase of the buildout of the remainder of the
campus. The project is located within the master -planned Harmony Corridor
Plan Area, and fosters the uses prescribed within this plan as recommended by
the Land Use Principles and Policies of City Plan. These principles and
policies are further achieved by the following:
Land Use Policies — The development is within the Harmony Corridor
subarea, and complies with the standards and guidelines of this approved
planning area.
Transportation — The PDP provides the ability to construct multi -modal
public street corridors that foster convenient transit alternatives, adequate
transportation facilities, and achieve or exceed level of service standards for
transportation. Additional transit stops may be added within the PDP area
along these public streets if requested by the City Transit services (Transfort).
Pedestrian and bicycle comnections have been illustrated as an integral part of
the PDP plan.
Economic Sustainability — The PDP development sets a framework to provide
a positive climate for both local and new businesses by allowing the
construction of up to 750,000 square feet of high-technology office and
research/development uses.
Environment — A natural areas study has been prepared for the PDP site and
the surrounding adjacent sites to ensure protection of any adjacent natural
areas.
(ii) The Harmony Technology Park Amended PDP area generally consists of an
open agricultural area. There are no natural areas or wetlands on the PDP site.
A landscape buffer area has been shown along the north property boundary
corresponding with the 80' Harmony Corridor landscape setback. Landscape
buffers have also been shown between parking areas and adjacent public
roads. A primary feature of the PDP plan is the development of a central
pedestrian -oriented campus that provides easy walking connections between
the buildings and to the adjacent public streets. A second large open space
area has been proposed for an area southeast of the PDP area. This area will
serve as detention for the majority of the site, and eventually for the remaining
portions of the Harmony Technology Park master plan. By incorporating all of
the detention in a single area, we hope to utilize the space as an amenity for
potential recreational uses.
(iii) The Harmony Technology Park site will be developed to provide office sites
for Hewlett-Packard and for other potential office users. An Office Park
Association will be developed for the entire master -planned Harmony
Technology Park site and will take responsibility for maintenance of common
open space areas within the site. Maintenance of individual office building
4 0
Hewlett-Packard Harmony Technology Park
Modification Request
The developers of the Harmony Technology Park project would like to request a
modification to the Land Use Code in order to allow radius curb returns on the main
visitor entrance drives into the site.
Land Use Code section to be modified:
The request would require modification to Section 3.6.2(L)(2)(e): 'The connection of a
private drive with a public street shall be made with a driveway cut using a "New
Driveway Approach " in accordance with city street standards.
How would the proposal differ from the standard?
The driveway approach referenced in this Land Use Code section affects driveway
connections to public roads. The standard requires a 'curb cut' type of driveway
connection rather than a curb return with a radius. For the Harmony Technology Park
site, the applicant requests use of a curb return radius on the primary visitor entrance
drives into the building sites. The request is being made in order to differentiate the
primary visitor access points from the secondary and service access drives in the business
park. The secondary and service drives would maintain the 'curb cut' approach as
specified in the standard.
Why can the standard not be met?
There is no reason the standard cannot be met. The applicant is simply requesting an
alternative driveway connection design.
What problems may result from modification of the standard?
There are no problems that would result from the use of the curb return radii.
What health, safety or welfare problems would be created by the modification?
There are no health, safety, or welfare problems that would be created by the use of a
curb return radius. The radius requested would be a small radius (15'), so would not
allow high speeds at the intersection. In addition, this is a modification request of the
older 'Design and Construction Criteria, Standards and Specifications for Streets,
Sidewalks, Alleys and other Public Ways'. The newly adopted Urban Area Street
Standards would actually require these drives to have a 15' curb radius since they would
be considered 'High Volume Driveways'. A high -volume driveway is considered one that
serves a minimum of 350 vehicle trips per day. Based on our traffic study, all of these
main visitor access drives will serve between 300 and 400 vehicle trips during the peak
hours only. Therefore, the drives would certainly exceed the minimum of 350 vehicle
trips per day under this new standard.
C. This specific section of the LUC is in conflict with the recently adopted LCUASS and
City Staff intends to enact a future code change to the LUC to reference the
LCUASS for private drive design requirements.
RECOMMENDATION:
A. Staff recommends approval of the modification request to section 3.6.2(L)(2)(e)
subject to the following condition:
The design and construction of all driveways in the development
proposal shall comply with the Larimer County Urban Area Street
Standards.
Staff finds that the granting of this modification request does not impair the intent and
purposes of the LUC. This specific section of the LUC is presently in conflict with the
criteria specified in the Larimer County Urban Area Street Standards (LCUASS), which
was adopted on January 2, 2001 and required to be enforced on all new development
projects submitted after March 1512001. The LCUASS allows the use of the radius style
driveway approach given traffic volumes for the driveway exceeds 350 trips per day. In
fact, any driveway out to an arterial street requires the radius style driveway approach,
which is a direct conflict with this section of the LUC. The "New Driveway Approach"
referenced in the LUC refers to Standard Drawing D-15 in the Design and Construction
Criteria, Standards and Specifications for Streets, Sidewalks, Alleys and Other Public
Ways, this is the previous engineering design standards manual. This manual was
adopted in July 1996 but is now replaced by the LCUASS. In the LCUASS, a Type I or
Type II driveway is considered the "New Driveway Approach" as referenced in the LUC.
A granting of this modification allows the option of the radius style design, which is
considered a Type III or Type IV driveway in the LCUASS. Attached are the details for
the drawings in both the LCUASS and the previous engineering design standards
manual.
The criteria supplied by the applicant shows that the threshold is reached where the
Type III driveway use is allowed. City Staff concurs with the applicant on this
modification request. Because of this conflict between documents, City Staff intends to
revise the LUC to reference the LCUASS with regards to this section of code. Until
then, modifications of this section of code may appear on other development proposals
before the Planning and Zoning Board. City Staff will support the granting of the
modification so long as the modification complies with the LCUASS.
Therefore the Engineering Department is in support with the modification request
although would desire to place the following condition on the modification:
The design and construction of all driveways in the development proposal
shall comply with the Larimer County Urban Area Street Standards.
FINDINGS OF FACT/CONCLUSION:
A. The requested Modification of Standards for Hewlett-Packard at the Harmony
Technology Park, Project Development Plan - #12-97D is subject to review by the
Planning and Zoning Board.
B. Granting the requested modification would not be detrimental to the public good and
would protect the public interests and purposes of the standard for which the
modification is requested equally well as there is virtually no functional difference
between a radius curb intersection of a private drive and a driveway cut intersection
of a private drive, provided the design and construction is in compliance with the
LCUASS.
(2) the granting of a modification from the strict application of any standard
would result in a substantial benefit to the city by reason of the fact that
the proposed project would substantially address an important
community need specifically and expressly defined and described in the
city's Comprehensive Plan, adopted policy, ordinance or resolution
(such as, by way of example only, affordable housing or historic
preservation) or would substantially alleviate an existing, defined and
described problem of city-wide concern (such as, by way of example
only, traffic congestion or urban blight), and the strict application of such
a standard would render the project practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited
to, physical conditions such as exceptional narrowness, shallowness or
topography, or physical conditions which hinder the owner's ability to
install a solar energy system, the strict application of the standard
sought to be modified would result in unusual and exceptional practical
difficulties, or exceptional or undue hardship upon the owner of such
property, provided that such difficulties or hardship are not caused by
the act or omission of the applicant."
The applicant has proposed that the modification of the standard meets the
requirements of Section 2.8.2(H)(2) of the LUC.
APPLICANT'S REQUEST
The applicant has proposed that the modification requests meet the requirements of the
LUC 2.8.2 Modification Review Procedures (H) Step 8 (Standards). Please see the
attached written justification by the applicant and supporting documentation by the
traffic consultant.
ANALYSIS OF MODIFICATION REQUEST
(A) Modification Request #5 — Section 3.6.2 (L)(2)(e) requires that a connection of a
private drive with a public street shall be made with a driveway cut using "New
Driveway Approach" in accordance with city standards.
The applicant proposes to connect the private drives to public streets using a radius
style driveway intersection rather than a driveway cut. The applicant has proposed to
City Staff to consider this modification because the radius style driveway helps
distinguish the primary visitor entrance drives into the building sites and differentiates
these access points from the secondary and service drives in the project.
Commu& Planning and Environmental Wices
Current Planning
Citv of Fort Collins MEMORANDUM
Date: March 15, 2001
To: Planning and Zoning Board Members
From: Stephen Olt, City Planner
Marc Virata, Civil Engineer
Re: Modification of Standards for the Hewlett-Packard at the Harmony
Technology Park, Project Development Plan - #12-97D
Staff recommends that the following supplemental information and recommendation
regarding a modification request to Section 3.6.2(L)(2)(e) of the Land Use Code (LUC)
for the Hewlett-Packard at the Harmony Technology Park, Project Development Plan -
#12-97D be included as part of the Staff Report and Recommendation to the Planning
and Zoning Board for the March 15, 2001, public hearing:
MODIFICATION REQUEST — PERTINENT CODE SECTIONS
This request is for modification to the following section of the LUC:
Section 3.6.2 Streets, Streetscapes, Alleys and Easements (L) Private Drives (2)
Design Requirements (e) states:
"The connection of a private drive with a public street shall be made with a
driveway cut using a "New Driveway Approach" in accordance with city
street standards."
As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the
Planning and Zoning Board shall review, consider, and approve, approve with
conditions or deny an application for a modification based upon:
"... the granting of the modification would neither be detrimental to the
public good nor impair the intent and purposes of this Land Use Code;
and that:
(1) 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; or
2N1 North College Av enue • P0. Boy 581) • Fort Collin;, CO 80522-0:580 • (970) 221-6750 • FAX (9-0) 416-2020
REPRESENTATIVE PLANT MATERIALS LIST
w aar��r� 4e+r� y Lr wrY ey
1f....e..rrr.rsr rum m _p.
rm-
o�.y.w�•�. r...r4r.rw.suw _ww+ram
rwr.e.rr. ur- m wy.
Kew f�rwr �rr�rrY Yuma m 1m Pw wow
Uri. !T nbwM^ tlrr�4r� Gr. • OG
tO rrr �� 4wry �Mrmy�eY �4rr 4n. ♦OG
rw��r�mrp� fi.v�f
Vim. Ysw Wvr� L u� ^Y
1rw.w�. euyr' r4�q.C�vr Cif fwa
y� u�rrur yrrr' lrryy Wruu�� f4w fwi •Oc
MrfY®rbmCO N
re..r .ryf f�a rME f rm. oc
rp+rs Lr�w�� Vrw
um rsr� r ew.. n�• wa..�ut'� •4rdr fea. OOc
LEGEND
-
0
/1 inu�i
NORTH 0 10' NI' r10'
��tt--��
1Kd�,Ref
PROJECT DEVELOPMENT PLAN
PROTOTYPICAL BUILDING: PLANTING PLAN
HEWLETT-PACKARD COMPANY
HARMONY TECHNOLOGY PARK
���
FORT COLLIIV3, COLO RADO
SHEEP 6 OF 6
JANUARY 23. 2001
I1 Ir'lu I
NORTH 0 24 SO IN,
PROJECT DEVELOPMENT PLAN
LANDSCAPE PLANS FOR SE DETENTION POND
HEWLETT-PACKARD COMPANY
HARMONY TECHNOLOGY PARK
FORT COLLINS, COLORf1.D0
SHEET S OF 6
IANUARY 23. 2001
No Text
NINE
No Text
PLANT MATERIALS LIST
mow. '.
.......
..w
a.re.....++
..n�..cw•�
r.w„
rein
r ois
rw
r w
y: m
1w�r. N^Y'•M.an� ny nwn. WyO�
'ynI'Y� s.wWfy.+ u uy.Y�n. nw.v�w it n
YY Wr M. �.MM Wr.' .uae+Ml>M�.Y� •uus CR .or_ n.
s..�.. NnsY9naW� M.u�Np •O.Yr I'04
LANDSCAPE CATEGORIES
nwn
MMY
6wl.lY lWY I1LIY OY
LANDSCAPE NOTES
PROJECT DEVELOPMENT PLAN
PLANTING TABLE AND NOTES
HEWLETT-PACKARD COMPANY
HARMONY TECHNOLOGY PARK
FORT COLLIN S, COLORADO
d c>i`o
SHEET 1 Oy 6
JANUARY 23. 2001
9' utmty _
Easement
N01l.ILL eY�Y1�P1lIRMtlR
ewrn Wtt �wrrpRn
I� gnu
NORTH R ZT 30 IM
PROJECT DEVELOPMENT PLAN
SITE PLANS FOR BUILDINGS E B. F
HEWLETT-PACKARD COMPANY
HARMONY TECHNOLOGY PARK
FORT COLLIN S, COLORADO
SHEET 4 OF 4
JANUA NY 23. 2001
Wluuuu111111
�,
�
It^
E�
tl11J11lIIOIIIIIIH1111114�
rrc,.ra
C
/1 ini
%ORTH 0 2 00 10tl
PROJECT DEVELOPMENT PLAN
SITE PLANS FOR BUILDINGS C & O
HEWLETT-PACKARD COMPANY
HARMONY TECHNOLOGY PARK
FORT COLLIN S, COLORADO
SHEET 3 OF a
20 JANUARY 23. 01
B i u i
aoara a zr sa 1a'
PROJECT DEVELOPMENT PLAN
SITE PLANS FOR BUILDINGS AY,. B
IIEWLETT-PACKARD COMPANY
HARMONY TECHNOLOGY PARK
FORT COLLINS, COLORADO
SHEET 2 OF a
JANUARY 23. 2001
LEGAL DESCRIPTION
HARMONY TECHNOLOGY PARK
NE DRLM
A TRACT L L/ LDCCTED IN THE NORI4 V =AweR
Ca 3E01IW I, TQI WB 6 WJRTII. RAKE 60 U $T Cf
R£ 81%TJ PRINCIPAL I•IERIDIAN, GTT 6 0. C LINS. LARMR CNi CQCRCLV
m��i —M�� � V� dw �ll�nuNlu�l. PeuaeVb Y
NOTES
LAND USE DATA
. ene2R rwro +Awfw. cweec w
• �molw gem». nw+meE . eowee
.w dlDq uM navcab )Vc�se
•yVe. 42IiAfLOI.IYp ]� ]Y4WM N. M1YI ACIIe/
�RGcw y. KIaO M.
. 1—TR 1L I.L y
.wsm.a�. .o...m V,•»AEau
. u1Y2 aRA Nq 1..1u }Y)yl1.,. 1
Iwco w4 __
+mx..slwssewwwE )an
.x•m..wfwe 4•rAe w
VZCZN ITY MAP
OWNERSHIP CERTIFICATION
6 roPPcwaR].DOaaSc'waaD�ww Tw '.6 IaIN IY�Ib 0o Ni.ycil.'
]...] INE AECMr m raarnlow A)o IceTwenwe aar ]aeul w wo E.enAu
oce�o+IRn.L.N
er.
4TAm oT.xaw.w� w2
�m
�N]ImEeu .w.vm/r'."" .oacvaoom amola: R
o m_wT
41eea4xE w row. eoolE � vro_ ow
Ir •.�now.� rc.+fwaw e]meea
DIRECTOR OF PLANNING APPROVAL
e. A! OeICTA w RINNO (1 T•C Em p Iww] G0.LM,
C0.AACO w tue_ C.� 0 AD.�
PROJECT DEVELOPMENT PLAN
SITE PLAN DATA
HEWLETT-PACKARD COMPANY
HARMONY TECHNOLOGY PARK
FORT COLLINS, COLORADO
r�_�4aa gE
SHEET 1 OF 4
JANUARY 23. 2001
VICINITY MAP 11/22/00
#12-97D Harmony Tech Park
Hewlett Packard PDP
Type II LUC
Hewlett Packard at the Harmony Technology Park, P.D.P., 12-97D
March 15, 2001 P & Z Meeting
Page 6
to" lines, as set forth in Section 3.5.3(B), has been addressed by the
Campus Exception as set forth in Section 4.21(E)(3)(b).
4. Neighborhood Information Meeting
The Hewlett-Packard at the Harmony Technology Park, PDP contains proposed
land uses that are permitted as Type II uses, subject to a Planning and Zoning
Board review. The proposed uses are office and research & development, with
some accessory or supporting secondary uses contained in the six primary
buildings. The LUC does require that a neighborhood meeting be held for a Type
II development proposal and a neighborhood meeting was held on November 1,
2000 to discuss this proposal. A copy of the minutes of the meeting is attached to
this staff report.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Hewlett-Packard at Harmony Technology Park, Project Development
Plan, staff makes the following findings of fact and conclusions:
1. The PDP, including the proposed Primary and Accessory land uses, is
consistent with the approved Harmony Technology Park, Amended ODP.
2. The proposed land uses are permitted in the HC — Harmony Corridor District.
3. The Project Development Plan complies with all applicable district standards
of Section 4.21 of the Land Use Code, HC zone district.
4. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code.
RECOMMENDATION:
Staff recommends approval of the Hewlett-Packard at the Harmony Technology Park,
Project Development Plan - #12-97D.
Hewlett Packard at the Harmony Technology Park, P.D.P., 12-97D
March 15, 2001 P & Z Meeting
Page 5
2. Section 3.2.2, Access, Circulation and Parking
a. The proposal complies with Section 3.2.2(C)(4)(a) in that it provides
secure and convenient bicycle parking located near the entrances to
the six buildings.
b. The proposal complies with Section 3.2.2(C)(5)(a)&(b) in that it
provides direct, safe, and continuous walkways and bicycle
connections to major pedestrian and bicycle destinations in the
surrounding area. Where it is necessary for the pedestrian walkways to
cross drive aisles the pedestrian crossings shall be enhanced to
emphasize and place priority on pedestrian access and safety.
c. The proposal complies with Section 3.2.2(K)(2)(a)&(b) and Section
3.2.2(K)(4) in that the project will provide parking at a ratio of 0.75
spaces per employee for the proposed General Office and Research &
Development (Industrial) uses.
B. Division 3.3, Engineering Standards
1. Section 3.3.5, Engineering Design Standards
The proposal complies with the design standards, requirements, and
specifications for the services as set forth in this section.
C. Division 3.5, Building Standards
1. Section 3.5.1, Building and Project Compatibility
The proposal ensures that the physical and operational characteristics of
the proposed buildings and uses are compatible when considered within
the context of the surrounding area. It complies with the standards and
requirements as set forth in this section of the LUC.
2. Section 3.5.3, Mixed -Use, Institutional and Commercial Buildings
The proposal complies with the standards of this section that are intended
to promote the design of an urban environment that is built to human scale
to encourage attractive street fronts and other connecting walkways that
accommodate pedestrians as the first priority, while also accommodating
vehicular movement. The requirement for the buildings to meet the "build-
Hewlett Packard at the Harmony Technology Park, P.D.P., 12-97D
March 15, 2001 P & Z Meeting
Page 4
The PDP meets the applicable Development Standards, more specifically:
1. Section 4.21(E)(1) Harmony Corridor Development Standards.
This development proposal complies with the Harmony Corridor design
standards as adopted by the City and is in conformance with the policies
of the Harmony Corridor Standards and Guidelines.
2. Section 4.21(E)(2) Site Design.
The proposal complies with Section 4.21(E)(2)(b) in that this large
employment -based facility will provide for 350' to 450' building setbacks
from Cambridge Avenue, to the east, and 500' to 600' separations from
the office and research & development buildings on this site to the existing
residential structures to the east of Cambridge Avenue. The new buildings
will be only 3 stories in height, with substantial berming and landscaping
along the east property line. There will be no drastic or abrupt change in
scale and height of buildings.
3. Section 4.21 (E)(3) Building Design.
The proposal complies with Section 4.21(E)(3)(b) in that it provides for a
campus -like setting, with unifying internal pedestrian -oriented, non -
vehicular outdoor spaces and walkways that organize and connect the six
buildings without pedestrians having to make multiple or excessive street
or driveway crossings.
3. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General Development
Standards, more specifically as follows:
A. Division 3.2, Site Planning and Design Standards
1. Section 3.2.1, Landscaping and Tree Protection
The proposal ensures that this development proposal provides significant
canopy shading to reduce glare and heat build-up, that it contributes to the
visual quality and continuity within and between developments, and that it
complies with this section of the LUC.
Hewlett Packard at the Harmony Technology Park, P.D.P., 12-97D
March 15, 2001 P & Z Meeting
Page 3
parcel is designated for Primary Uses. Offices and research & development
facilities are included in the list of allowable primary uses. Food service, travel
agency, coffee shop, or similar service/retail uses are allowable accessory uses
that are supplemental to the primary uses.
2. Division 4.21 of the Land Use Code — Harmony Corridor District
The proposed office (80%) and research & development (20%) uses in six
buildings, each exceeding 80,000 square feet of gross leasable area, are
permitted in the HC zone district subject to a Planning and Zoning Board
review. Included in the land use percentages is the potential for accessory and
supporting uses which would fall in the Secondary Uses category of the HC
District. The secondary uses may include coffee shop, travel agent, laundry, food
service, print shop, etc.; and, they would be open to the public but will be
intended to be primarily support for the permitted primary office use. The
buildings will range in size from 100,000 to 140,000 square feet.
The PDP meets the applicable Land Use Standards, more specifically:
Section 4.21(D)(1) Harmony Corridor Development Standards.
This development proposal complies with the Harmony Corridor land use
and locational standards as adopted by the City and is in conformance
with the policies of the Harmony Corridor Plan.
2. Section 4.21(D)(2) Secondary Uses.
The proposed secondary uses in this development will be accessory and
supporting in nature, will conform to the accessory uses as approved with
the Harmony Technology Park, Amended ODP, and will not occupy more
than 25% of the gross area of this development plan or the amended
ODP.
3. Section 4.21(D)(3) Dimensional Standards.
a. The proposal complies with Section 4.21(D)(3)(a) in that the maximum
building height proposed is 3 stories.
b. The proposal complies with Section 4.21(D)(3)(b) in that the PDP is
going through a Planning and Zoning Board review due to all six
buildings exceeding 80,000 square feet in size.
Hewlett Packard at the Harmony Technology Park, P.D.P., 12-97D
March 15, 2001 P & Z Meeting
Page 2
standards located in Division 4.21 Harmony Corridor (HC) of ARTICLE 4 —
DISTRICTS.
Offices, research & development facilities, and accessory uses are permitted in the HC
— Harmony Corridor Zoning District, subject to a Planning and Zoning Board (Type II)
review. The purpose of the HC District is:
"..... 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."
This proposal complies with the purpose of the HC District as it provides additional
major employment -based primary uses, with some small-scale accessory uses, in the
Harmony Corridor in conformance with an approved mixed -use ODP for a 267 acre
compilation of land.
This proposed new development will be on a vacant parcel and will tie into and utilize
existing roadways, utilities, and services in the area.
COMMENTS:
Background
The surrounding zoning and land uses are as follows:
N: HC; existing office, research & development, industrial
(Hewlett-Packard and Agilent facilities)
S: HC; vacant land (a portion of Parcel E of the Harmony
Technology Park, Amended ODP)
E: HC; vacant land and existing single family residential in Larimer
County
W: HC; vacant land and existing office & industrial (Celestica)
The property was annexed into the City of Fort Collins as part of the Harmony
Farm Annexation in July, 1994.
The property was part of Parcel A of the Harmony Technology Park, ODP
approved by the Planning and Zoning Board in August, 1997. This parcel was
designated as Mixed -Use, to potentially include office and light manufacturing.
The property is part of Parcel E of the Harmony Technology Park, Amended
ODP approved by the Planning and Zoning Board in September, 2000. This
ITEM NO. 19
MEETING DATE 3/15/0
iiA STAFF Steve Olt
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Hewlett-Packard at the Harmony Technology Park,
Project Development Plan - #12-97D
APPLICANT: BHA Design, Inc.
c/o Angie Milewski
4803 Innovation Drive
Fort Collins, CO.80525
OWNER: Hewlett-Packard Company
c/o Mike Bello
3404 East Harmony Road
Fort Collins, CO. 80525
PROJECT DESCRIPTION:
This is a request for 750,000 square feet of office and research & development uses in
six buildings on 61.3 acres. The property is located on the south side of East Harmony
Road, east of County Road 9, north of County Road 36, and west of Cambridge
Avenue. The existing Celestica facility is adjacent to the west. The property is part of
Parcel E of the Harmony Technology Park, Amended Overall Development Plan (ODP)
and is in the HC — Harmony Corridor Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This Project Development Plan (PDP) complies with the applicable requirements of the
Land Use Code L( UC), more specifically:
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
standards located in Division 3.2 - Site Planning and Design Standards,
Division 3.3 — Engineering Standards, and Division 3.5 - Building Standards
of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT