HomeMy WebLinkAboutHARMONY TECH. PARK AMENDED ODP - 12-97C - CORRESPONDENCE - ALTERNATIVE COMPLIANCE REQUEST (3)r,
Cambridge Avenue locations fall along property boundaries of the landowners involved in the
proposed ODP. While the street spacing exceeds 660', the level of connectivity provided between
the ODP parcel and the adjacent development parcel is equal to that which would be provided by
streets at 660' spacing. The proposed street layout meets the purpose of Section 3.6.3(F) equally
as well as the spacing required by this section.
Area 3 — Harmony Road Access Points. As a Major Arterial and State Highway, Harmony
Road is unique in that the allowed access points have been predetermined. The ODP shows street
connections at the access points set forth by the Harmony Corridor Access Control Ylan and the
City of Fort Collins Master Street Plan:
Area 4 — E/W Street Connection along Cambridge Avenue south of County Properties In
this area, we have modified the street spacing from the 660' minimum to accommodate existing
residential properties along Cambridge Avenue. An `outparcel' of County properties exists along
Cambridge Avenue south of Harmony Road. At the south end of these properties, the 660'
minimum spacing would require a street connection to travel through the middle of one of these
existing properties. While the same number of street connections has been shown, the connection
has been moved slightly south to accommodate these existing properties. The level of
connectivity provided between the ODP parcel and the adjacent development parcel is equal to
that which would be provided by streets at 660' spacing. The proposed street layout meets the
purpose of Section 3.6.3(F) equally as well as the spacing required by this section.
We are not requesting alternative compliance at the north end of these county properties.
Alternative compliance cannot be requested in this location due to the adjacency of the county
properties to Harmony Road. In discussions with City staff (Traffic Operations), the location of
the proposed future street must be shown crossing the county properties in this area to
accommodate the needs of the intersection at Harmony Road and Cambridge Avenue. We have
instead shown a temporary transportation connection north of the county properties, with a future
connection further south to be implemented when the County properties redevelop as required by
Traffic Operations.
Conclusion
We believe that in each of these areas, the proposed street layout responds to the unique existing
conditions and topographic features of the parcel and the specific land uses allowed within the
Harmony Corridor zone district, but still accomplishes the purposes of Section 3.6.3(F) equally
well or better than would a plan and design which complies with the standard.
:-r
Alternative Compliance Request
Harmony Technology Park Amended ODP
The Harmony Technology Park Amended ODP is the result of a collaborative effort between
several landowners in the area south of Harmony Road and east of County Road 9. These
landowners have joined to develop an overall development plan for several development projects
within this area in order to help ensure a cohesive plan that responds to a wider range of patterns
for transportation and land use.
The Amended ODP illustrates proposed traffic circulation systems including all Collector streets
or larger as required by the Land Use Code. These streets have been designed to respond to:
1. Existing road locations
2. Natural areas and unusual topographic features adjacent to the site
3. Pre -determined access points along Harmony Road (S.H. 68) as regulated by CDOT
4. Existing properties that are not a part of the overall development plan
5. Development plans for adjacent undeveloped properties
6. Development plans and land uses for the proposed ODP area.
Alternative Compliance Request
Land Use Code Section 3.6.3 Street Pattern and Connectivity Standards
Purpose. This section is intended to ensure that the local street system is well designed with
regard to safety, efficiency and convenience for automobile, bicycle, pedestrian and transit modes
of travel. Alternative design must minimize the impacts on natural areas and features, fosters non -
vehicular access, provide for distribution of the development's traffic without exceeding the level
of service standards, enhance neighborhood connectivity and provide direct sub -arterial street
access to neighborhood features within or adjacent to the development.
There are four locations of the Harmony Technology Park CDP planned area which require that
we request alternative compliance for spacing of sub -arterial street connections as defined in
section 3.6.3(F) of the Fort Collins Land Use Code which states ... 'All development plans shall
provide for future public street connections to adjacent developable parcels by providing'a local
street connection spaced at intervals not to exceed six hundred sixty (660) feet along each
development plan boundary that abuts potentially developable or redevelopable land.'
Area 1 - East boundary of ODP area. We request alternative compliance for the provision of
future street connections along the east boundary of the. ODP area in order to minimize impacts
on natural areas and topographic features adjacent to the Fossil Creek Inlet Ditch. At the edge of
the property, the slope drops off steeply to the Fossil Creek Inlet Ditch, and then falls further
toward County Road 7. The slopes in this area are up to 50% in steepness, and providing public
road access to the east perpendicular across these slopes would require substantial earthwork that
would have severe impacts on the landform, the irrigation ditch and the natural features in this
area. The ODP plan provides connection to County Road 7 to the south with a road alignment that
responds to the topographic features and to the alignment of the ditch. We have also designated a
natural areas buffer zone as requested by the Natural Resources Department to further protect this
area.
Area 2 — Rock Creek Drive east of Cambridge Avenue. In this area, we have modified the
street spacing from the 660' minimum to respond to existing road locations and to accommodate
the street patterns of the proposed neighborhoods to the south. The existing Cinquefoil Lane and
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E Ron Fuchs - harmony tech park odp µ Page 1
From: "Angela Milewski" <amilewski@bhadesign.com>
To: "Ron Fuchs" <rfuchs@ci.fort-collins.co.us>
Date: Wed, Sep 6, 2000 11:05 PM
Subject: harmony tech park odp
Ron,
I reviewed the digital base file for the street connections along Ziegler
Road today after our phone conversation. As you indicated, our road
alignments do exceed the 660' minimum spacing along Ziegler Road. The
distance from centerline to centerline between Rock Creek Drive and the
proposed east/west road adjacent to the Celestica property line is
approximately 1380'. By aligning the third access point midway between the
roads, we would have a separation of 690', exceeding the required distance
by 30'.
We would like to request alternative compliance as allowed by this section
of the code for the street spacing due to existing approved development in
this area.
1. The approved centerline alignment of Rock Creek Drive west of Ziegler
(Harvest Park) does not fall on the property boundary as would be expected.
We are aligning with the approved centerline which moves this portion of the
road 25' south of our south property boundary.
2. We would like to align the proposed east/west road south of the Celestica
property immediately adjacent to the Celestica property boundary in order to
allow direct access by Celestica and to avoid an unused land sliver that
could be a potential maintenance issue. Since the existing property boundary
is set, this places the road approximately 1380' north of Rock Creek Drive
(centerline to centerline).
3. We would like to add only one road between these two roads for the
following reasons:
a)Hewlett-Packard has been working with the City through the Pilot Process
program for the development of this portion of the ODP. The proposed access
point facilitates the master plan for this area which will allow large
employment facilities in a campus setting. The central access point provides
identity to each of the buildings and provides visibility and pedestrian
access directly to the central 'campus' area. I have sent a reduced copy of
this master plan by fax to illustrate the campus areas. Other parking access
points along Ziegler Road may be requested at the time of PDP when more
detail is known about the potential users in this area, but we would like to
ensure the location of the main access point at this location at the ODP
stage.
b)The distance only slightly exceeds the maximum allowed (30' each
direction) and alternative compliance is a viable option for this layout.
Please let me know if you need additional information on this matter.
thanks,
Angie
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