HomeMy WebLinkAboutHARMONY TECH. PARK AMENDED ODP - 12-97C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSBR
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To: Ms. Angela Milewski CURRENT
Fax #: 970.223.1827
Re: Harmony Technology Park ODP
Date: September 6, 2000 KANNIN6
Pages: 2, including this cover sheet.
Here is the example as we discussed for FACSIMILE
Willowbrook ODP. I hope this helps.
From the desk of..
Ronald G. Fuchs
City Planner
City of Fort Collins - Current Planning
281 North College Avenue
Fort Collins, CO 80522-0580
Email: rfuchs@ci.fort-collins.co.us
970,221.6750
Fax: 970.416.2020
0
City of Fort Collins Planning & Zoning Department
Ronald G. Fuchs
281 North College Avenue
Fort Collins, CO 80521
Dear Mr Fuchs:
August 28, 2000
This afternoon we were informed of a meeting to be held at 8:30 a.m. Tuesday August 29, 2000 in the
offices of the City Planning Department regarding the location of an access road between Cinquefoil
Lane and Cambridge Avenue in the Harmony Technology Park development.
This road would be located to the south of our property line which would most likely necessitate the
removal of the Kendall house and a number of mature evergreen and hardwood trees. It is unconscionable
that a transaction such as this could happen. For the record, we are totally against the access road south
of our property line!
We are extremely upset since there was no written or verbal notification of this decision or even a meeting
regarding this matter. Only today were we informed of the city's plan, by telephone, from the owner of
the Kendall house.
Originally the developer purchased the Kendall property with the intent of locating an access road on the
separately deeded 2 acres south of the Kendall house. This was acceptable to us since it would not require
the removal of the Kendall house and the trees adjacent to our driveway.
Since the planning of this area is mainly on paper, we see no reason why the road could not be located
on the separately deeded vacant property south of the Kendall house, thus allowing the house to remain
standing and the property untouched.
So that you fully understand our position, WE DO NOT want a road next to our property!
We would appreciate being kept aware of any development in this area. According to your neighborhood
meeting policy, "Only those projects that are judged to have a significant neighborhood impact, or otherwise
would benefit from the input of surrounding property owners, will be required to hold this meeting."
Removal of 1 of the 5 houses on Cambridge Avenue constitutes a significant change to the current existence
of the neighborhood.
To this date we have never received a letter regarding any plans for an access road to the south of our
property line or notification of a meeting to discuss the plans. We are totally appalled at your attempt to
ram projects through without neighborhood involvement, especially when it involves potential removal
of an existing house.
Sincerely,
Richard and Anne Keller
4804 Cambridge Avenue
2. The applicants are requesting alternative compliance for the south connection
east -west along Cambridge. This would place the connection at 750 ft. rather
than the City recommended 660 ft. from the north connection. This relatively
small increase in separation accomplishes several objectives. First, were the
connection placement at 660 feet, at least eight (8) mature trees would have
to be removed. Second, a connection at 660 ft. would certainly require the
demolition of the residence at 4808 Cambridge. While the north connection
would also involve demolition in the future, there is no alternative to
the removal of a residence to accomplish the City's east -west connection
requirement at this north location. It would indeed be unfortunate if the City
were to require an avoidable removal of the residence and mature
landscaping at 4808 Cambridge because a similar yet unavoidable disruption
to the north is anticipated in the future.
3. The level of connectivity provided along Cambridge is equal to that which
would be provided by streets at 660-ft. spacing. The proposed street layout in
the ODP meets the purpose of Section 3.6.3(F) equally as well as the spacing
required by that Section of the Code.
I have discussed the potential of a street connection through 4808 Cambridge
with Richard Keller, owner of the adjoining residence at 4804 Cambridge. He is
vigorously opposed to such a street adjoining his property and cannot
understand why the City would oppose a feasible, alternative location. Expect
Mr. Keller to be contacting you regarding his opposition to a roadway next to his
property.
I will be faxing you this letter prior to our 8:30 A.M. meeting on August 29 to
discuss this matter. On behalf of BHA Design and myself, we appreciate your
open-mindedness on this request for alternative compliance.
Very truly yours,
C77�
Lester M. Kaplan
T H E
K A P L A N
I N C O R P O R A T E D
August 29, 2000
C O M P A N Y
Ron G. Fuchs, City Planner
Community Planning and Environmental Services
381 North College Avenue
Fort Collins, Colorado 80522
Re: Harmony Technology Park Amended ODP
Alternative Compliance for ENV Street Connection,
Cambridge Avenue, South of County Properties
Dear Ron:
Fax: 416-2020
On behalf of the applicants for the above -referenced project, Angela Milewski
with BHA Design, Inc. has presented you with justifications for alternative
compliance regarding the southerly east -west street connection along Cambridge
Avenue. I understand from Angie that you may continue to have reservations
about alternative compliance in this situation. This letter is intended to
supplement the justifications for this alternative compliance that you have already
received.
During our telephone conversation several weeks ago on this matter, your
concerns seemed to be centered on differentiating between the staff -
recommended north connection along Cambridge Avenue and the applicants'
request for alternative compliance for the south connection. The traffic
engineering and planning components of these two connections are substantially
different. Please consider the following facts, which should substantiate this
difference:
The City staff and not the applicant are requiring that the permanent north
connection east -west along Cambridge be located south of the project
planning area. This is to assure an adequate vehicular stacking at the
Cambridge/Harmony intersection in the future. Any location south of the
project planning area for this north connection will require traversing through
existing residential tracts in the County. There is simply no possible
alternative. The impact cannot be avoided, but can be deferred until these
properties redevelop. Fortunately, at this north location the project can make
the transition from a temporary to a permanent future access without much
disruption.
1060 Sailors Reef • Fort Collins, Colorado 80525 • 970/226-6819 • Fax 970/207-9256
Fi�k Fuchs - harmony tech park odp_� _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
K-
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 Plan and the
City of Fort Collins Master Street Plan.
Area 4 — EIW 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.
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 CDP 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 ODP 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 I - East boundary of ODP area. We request alternative compliance for the provision of
future street connections along the east boundary of the. CDP 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
natural areas and to align with adjacent proposed development. These exceptions
have been outlined in the Alternative Compliance plan documents enclosed with
this submittal.
5. The Amended ODP complies with the standards for vehicular, pedestrian and
bicycle connections by Alternative Compliance as stated above. Bicycle and
pedestrian connections are shown along proposed streets to connect to existing
and future developments. Additional off-street connections may be included at the
time of development of each parcel (PDP) as the neighborhood layouts are
refined.
6. A natural areas assessment has been included with the ODP submittal indicating
natural areas and features of the site. Natural areas have been indicated on the
ODP plan with recommended buffers shown as required.
7. The ODP is consistent with the McClellands/Mail Creek drainage basin master
plan.
8. The land use mix and housing density requirements have been shown to apply
over the entire ODP area.
Phasing Schedule
The Harmony Technology Park Amended ODP is a mixed -use development to be
constructed in multiple phases based on land use type and ownership. Subsequent PDP
and FCP plans will be submitted for each phase as required. Phasing for construction of
all portions of the Harmony Technology Park could occur over a 10-15 year period
depending on market activities for differing uses.
1. To provide a mixed -use development which conforms to the regulations of
the Harmony Corridor (HC) zone district and with the standards and
guidelines of the Harmony Corridor Plan.
2. To conform to the policies of the Fossil Creek Area Plan.
3. To develop the framework for a multi -modal transportation network that
provides safe and convenient access within the Harmony Technology Park
Amended ODP and to adjacent neighborhoods.
4. To conform to the City of Fort Collins stated goals of street connectivity.
5. To develop an appealing and marketable land use plan that respects and is
compatible with adjacent land uses.
6. To ensure adequate protection of natural resource features of the site.
7. To provide for the logical expansion of utility service infrastructure within
the area.
(v) A neighborhood meeting was held prior to the submittal of the Amended
CDP. 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 Drive to occur within the ODP
property to minimize impacts on the existing residential properties in -this area.
(vi) This is an amendment to the Harmony Technology Park ODP, originally
approved in July of 1997.
(vii) We have developed the ODP as a collaborative effort by several landowners
in the area. We have also met with adjacent landowners during the ODP
design process to help avoid any potential conflicts.
The following Land Use Code Standards 2.3.2(H) have been addressed with the Harmony
Technology Park Amended ODP:
1. The entire ODP area lies in the Harmony Corridor (HC) zone district. The
Amended ODP complies with the permitted uses and standards of the zone district
as well as with the land use standards of the Harmony Corridor Plan. The
Amended ODP also complies with the applicable general development standards
(Article 3).
2. The ODP does not include any areas within the L-M-N or M-M-N districts.
3. As specified in 3.7.2(A)(4) Contiguity Standards of the Land Use Code,
development within the Harmony Corridor are exempt from the requirements for
contiguity.
4. We have been working closely with the City Traffic and Transportation Planning
Departments to determine the street classifications for the Amended ODP. County
Road 9 is currently shown as a 4-lane arterial south to Timberwood Drive, and
then as a 2-lane arterial. The recommendation from the City and our traffic
engineer is to continue the.4-lane arterial status to Rock Creek Drive. The Master
Street Plan will require modification based on these discussions. The Amended
ODP complies with the requirements of the Master Street Plan with this
modification. The ODP also complies with the Street Pattern and Connectivity
Standards with some exceptions due to steep topographic features, adjacent
Harmony Technology Park Amended ODP
Statement of Planning Objectives
(i) The Harmony Technology Park Amended ODP is the result of a collaboration
of several landowners in the area south of Harmony Road between County
Road 9 and County Road 7. The landowners have joined together to plan the
future growth of the properties to better foster 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 ODP provides multi -modal street corridors that foster
convenient transit alternatives, adequate transportation facilities, and achieve
or exceed level of service standards for transportation. Mass transit facilities
have been located near the intersection of Ziegler Road and Harmony Road as
approved during the development of the Celestica site. Additional transit stops
may be added within the ODP area during site specific design of each parcel
as requested by the City Transit services (Transfort). Pedestrian and bicycle
connections have been illustrated as an integral part of the ODP.
Economic Sustainability — The ODP development sets a framework to provide
a positive climate for both local and new businesses.
Housing,— The ODP provides for a mixture of housing types and densities as
required under the Land Use Code.
Environment — Natural areas buffers have been incorporated into the ODP
plan to ensure protection of the natural areas on or adjacent to the site.
(ii) The Harmony Technology Park Amended ODP area generally consists of
open agricultural areas. The Fossil Creek inlet ditch and a steep slope away
from the property comprise the east boundary of the site. This area has been
proposed as a natural resource buffer area of 50' minimum width. Additional
width has been shown based on the topographic features and to buffer a
potential fox den that has been located in this area. A landscape buffer area
has also been shown along the north property boundary corresponding with
the 80' Harmony Corridor landscape setback. Additional areas of landscape
buffers will be illustrated with the PDP for each development phase as
required by the General Development Standards of the Land Use Code.
(iii) Since the ODP is a large development area consisting of several landowners at
various stages of proposals, it is difficult to estimate the number of employees
at this time. For estimating purposes, based on the Floor Area Ratios and
building square footages shown on the plan, if an average employee ratio for
office/commercial/industrial is 3.5 employees per 1,000 square feet, the
proposed ODP would provide approximately 8,500 employees.
(iv) The following are the planning objectives of the Harmony Technology Park
Amended ODP:
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Harmony Technology Park, Overall Development Plan, (Current Planning File #12-97C)
September 21, 2000 P & Z Hearing
Page 9
plans within the Harmony Technology Park ODP, including connectivity through the site, east (across
Fossil Creek Inlet Ditch), west, south, and north.
Staff recommend approval of the Harmony Technology Park Overall Development Plan (Current
Planning File #12-97C).
Harmony Technology Park, Overall Development Plan, (Current Planning File #12-97C)
September 21, 2000 P & Z Hearing
Page 8
H. Section 2.3.2 (H)(8) — Application of Housing Density and Mix of Uses Calculations
This criteria requires that any standards in the Code relating to housing density and mix of uses will be
applied over the entire ODP, not on each individual Project Development Plan (PDP) review.
The applicant has noted primary and secondary use(s) in certain areas with density projections as needed
by the Harmony Corridor Plan. This criterion will be met during the review of PDP submittals with required
uses and breakdowns as required by the Harmony Corridor Plan.
FINDINGS OF FACT/CONCLUSIONS:
In reviewing the amended Harmony Technology Park Overall Development Plan (Current Planning File
#12-97C), staff makes the following findings of fact and conclusions:
The ODP was reviewed and evaluated against the criteria of the Land Use Code.
2. Staff finds that the proposed alternative compliance request to Section 3.6.3 Street Pattern and
Connectivity Standards (C) and (D) is equal to or better than a plan which complies with the Land Use
Code. The purpose statement for this section of the land use code states, "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." Residents will have the ability to
access schools, commercial areas, recreational opportunities, parks and other destinations via the
existing and future local and arterial street system in developments to the north, west, south and east,
as well as by future bicycle/pedestrian trails through open space areas. The plan provides as safe,
efficient, and convenient of network of connectivity as possible, staff finds that the alternative design
accomplishes this purpose equally well as would a plan that complies with the standard. All non -
vehicular movement corridors and paths will be evaluated with upon subsequent development plans
within the Harmony Technology Park ODP, including connectivity through the site, east (across Fossil
Creek Inlet Ditch), west, south, and north.
3. All non -vehicular and vehicular movement corridors including streets and drives will be required to be
reviewed and approved through subsequent project development to ensure connectivity into and
through the overall development plan site from neighboring properties and developments for vehicular,
pedestrian and bicycle movements.
4. The ODP meets all applicable criteria and standards required for the review of Overall Development
Plans.
RECOMMENDATION:
Staff recommends approval of the request for alternative compliance for Section 3.6.3 Street Pattern
and Connectivity Standards (C) and (D).
2. Staff recommends approval of the overall development plan with a note that all vehicular and non -
vehicular movement corridors and paths will be evaluated with upon subsequent project development
Harmony Technology Park, Overall Development Plan, (Current Planning File #12-97C)
September 21, 2000 P & Z Hearing
Page 7
development from existing or future adjacent development within the same section mile. It appears
that there is little adverse effect by permitting alternative compliance since there is sufficient vehicular
access and circulation and based upon the level of standards specified in the traffic study. Potential
pedestrian and bicycle connections are indicated where feasible. All non -vehicular movement
corridors and paths will be evaluated with upon subsequent project development plans within the
Harmony Technology Park CDP, including connectivity through the site, east (across Fossil Creek Inlet
Ditch), north, south, and north.
The CDP commits to extending Technology Parkway from Harmony Road to Rock Creek Drive and
Rock Creek Drive from Ziegler Road to the east allowing connection to Strauss Cabin Road. In
addition, Cambridge Drive and Cinquefoil Drive are being extended, from the south to north, which
thereby allows the connection of Kechter Road to Harmony Road. This provides for the extension of all
roads that have been stubbed to the property boundaries and pedestrian and bicycle connections are
indicated where feasible.
E. Section 2.3.2 (H)(5) — Transportation Connections to Adjoining Properties
This criteria requires an ODP to provide for the location of transportation connections to adjoining
properties to ensure connectivity into and through the ODP site from neighboring properties for vehicular,
pedestrian and bicycle movement.
As noted in Sections 2, 3 and 4, the extension of internal streets will provide this connectivity. All roads will
be designed with sidewalks and bike lanes to provide for pedestrians and bicycles as well as the
automobile. Also as noted before, additional bicycle and pedestrian connections are provided where
feasible.
F. Section 2.3.2 (H)(6) — Natural Features
This criteria requires an ODP to indicate the location and size of all natural areas, habitats and features
within its boundaries and shall indicate the applicant's estimate of the limits of development and natural
area buffer zones.
The Harmony Technology Park ODP contains a wetland and a fox den. There is also a wildlife movement
corridor associated with the fox den. These areas are located within the 4.16 acre required natural area
buffer.
G. Section 2.3.2 (H)(7) — Drainage Master Plan
This criterion requires an CDP to be consistent with the appropriate Drainage Basin Master Plan.
This property is located in the McClellands/Mail Creek Drainage Basin. All criteria and constraints of the
Drainage Basin Master Plan were utilized in the preparation of the overall drainage report. The site
naturally drains to the Fossil Creek Inlet Ditch. Therefore, this standard is satisfied.
Harmony Technology Park, Overall Development Plan, (Current Planning File #12-97C)
September 21, 2000 P & Z Hearing
Page 6
with the approved centerline. Thereby, moving this portion of the road 25' south of Harmony
Technology Park ODP's south property boundary.
Further, the Planning and Zoning Board also found that the Harmony Technology Park ODP did not
need to provide future public street connections to adjacent developable parcels at intervals of 660 feet
along the it boundaries since the plan stressed that future public street connections are limited based
on the size of the potential users of the industrial park. The Harmony Technology Park was and
continues to be designed for major employers in a business park setting. The Planning and Zoning
Board found that the need to preserve large contiguous tracts of land for major employers in a campus -
like environment in the Harmony Corridor precluded the stubbing of streets every 660 feet along
portions of the west, south and north boundaries.
Because of unusual topographical features (natural area buffer and adjacent residential development),
staff has determined that it would be infeasible to require the intersection spacing on the east property
line due to crossing the Fossil Creek Inlet Ditch. Hence, street connectivity east is infeasible due to the
topographic constraints of the Poudre River Bluff and the crossing of the Fossil Creek Inlet Ditch.
Alternative compliance to this standard may be granted upon finding the alternative plan accomplishes
the purposes of the section equally well or better than a plan that complies with the standards of this
Section. The applicant has provided a justification for the proposed alternative compliance request to
section 3.6.3.
The purpose statement for this section of the land use code states, "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." Staff finds that the alternative design
accomplishes this purpose equally well, as would a plan that complies with the standard.
Hence, dispersions of pedestrian and vehicular movements are provided in this commercial, industrial
and residential development at an average separation, which meets the intent of the Land Use Code.
Residents will have the ability to access schools, commercial areas, recreational opportunities, and
parks via the existing and future local and arterial street system in developments to the north, west,
south and east, as well as by future bicycle/pedestrian trails.
As stated in 3.6.3[A] of the LUC, the purpose for the this section is 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." This alternative compliance request better accomplishes the
purposes of Section 3.6.3 Street Pattern and Connectivity Standards than would a plan that complies
with the standard. The traffic engineer with the City of Fort Collins Transportation Services Department
has not found that the proposed site design is not as safe than one that meets the street spacing
criteria.
In reviewing the proposed alternative plan, the Planning and Zoning Board shall also take into account
whether the proposed plan minimized the impacts on natural areas and features, fosters nonvehicular
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 Commercial Districts within or adjacent to the
Harmony Technology Park, Overall Development Plan, (Current Planning File #12-97C)
September 21, 2000 P & Z Hearing
Page 5
4. All development plans shall incorporate and continue all sub -arterial streets stubbed to the
boundary of the development plan by previously approved plans or existing development. 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 660 feet along
each development plan boundary that abuts potentially developable or redevelopable land.
The spacing requirement for non -signalized potentially limited movement intersections is precluded
along the portion of property adjacent to the Larimer County residential enclave, the west and east
property lines as the south boundary provides sufficient future street connections. Harmony Road, the
north boundary, is governed by a specific access control plan adopted jointly by the City and the
Colorado Department of Transportation (CDOT). Along the west boundary, Ziegler Road, there are
three proposed access points. Section 3.6.3[D] states that this standard be met "unless rendered
infeasible due to unusual topographic features, existing development or a natural area or feature.
Because of the siting of existing and potential full -movement intersections along Harmony Road and
Ziegler Road, the north portions of the property do not meet spacing requirements for non -signalized
potentially limited movement intersections as required in the LUC Section 3.6.3[D], however the
applicant has requested alternative compliance for intersection spacing standard as noted above.
Based upon the applicant's request of alternative compliance, the Harmony Technology Park, CDP
satisfies Section 3.6.3, which requires that street connections to surrounding properties are to be
provided at intervals not to exceed 660 feet, unless rendered infeasible due to unusual topographic
features, existing development, or a natural area or feature.
In August 1997, the Planning and Zoning Board found the Harmony Technology Park CDP did not
need to provide future public street connections to adjacent developable parcels at intervals of 660 feet
along the east boundary adjacent to Cambridge Avenue (the 1997 Plan's east boundary) and approved
an intersection 800 feet south of Harmony Road on Ziegler Road (existing Timberwood Drive). The
August 1997 alternative compliance plan stressed that limiting the number of future public street
connections for potential users of the industrial park would contribute to the overall campus design. To
date, connectivity on a 660 alignment along Cambridge Avenue is potentially restricted through the
overall development plan due to existing Larimer County large lot residential development. Therefore,
due to circumstances beyond the control of the applicant, a potential road may not continue into the
ODP nor through the south two lots (approximately 1,300 feet south of Harmony Road on Cambridge
Avenue) located within the residentially developed Larimer County portion. A future street connection
is shown between the north two lots in order to facilitate future traffic movements from Cambridge
Avenue onto Harmony Road (see attachments).
As noted, the Planning and Zoning Board approved an intersection 800 feet south of Harmony Road on
Ziegler Road (existing Timberwood Drive). The distance from centerline to centerline between Rock
Creek Drive (on the south boundary) and the intersection of Timberwood Drive is approximately 1,780
feet. An anticipated east/west road 400 feet south of Timberwood Drive adjacent to the south
Celestica property line is approximately 1,380 feet. By aligning the third access point midway from this
east/west road adjacent to the Celestica property line a separation of 690 feet is provided. Hence,
exceeding the required 660 feet separation distance by 30 feet. Alternative compliance is also
warranted due to the approved centerline alignment of Rock Creek Drive west of Ziegler (Harvest Park)
and does not fall on the south property boundary (1/4 section line). The applicant proposes to align
Harmony Technology Park, Overall Development Plan, (Current Planning File #12-97C)
September 21, 2000 P & Z Hearing
Page 4
As stated in 3.6.3[A] of the LUC, the purpose of this section is 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." Based on the standard, the only applicable arterial street is Ziegler Road
along the western boundary. Harmony Road is governed by a specific access control plan adopted
jointly by the City and the Colorado Department of Transportation (CDOT).
Along Ziegler Road there are three proposed access points. First, there is an existing intersection with
Timberwood, approximately 800 feet south of Harmony Road. Second, a proposed street
approximately 1,250 feet south of Harmony Road with this intersection holding potential for
signalization and full -turn movements. A third intersection is proposed approximately 1,900 feet south
of Harmony Road, Rock Creek Drive, a 2-lane collector road, abuts the south property line and this
intersection also holds potential for signalization and full -turn movements. By providing one potentially
signalized, full -turning intersection at 1,250 feet and another one at 2,600 feet, the standard for spacing
full movement collector streets is satisfied.
2. Additional nonsignalized, potentially limited movement collector or local street intersections with
arterial streets shall be spaced at intervals not to exceed 660 feet between full movement collector
or local street intersections.
As with the previous standard (D. 1) and as noted in (D. 4) below, the only applicable arterial is Ziegler
Road as Harmony Road is governed by an Access Control Plan. As before, all proposed intersections
along Harmony Road are subject to approval by Colorado Department of Transportation (CDOT).
3. All development plans shall contribute to developing a local street system that will allow access to
and from the proposed development, as well as access to all existing and future development
within the same section mile as the proposed development, from at least three arterial streets
upon development of remaining parcels within the section mile, unless rendered infeasible by
unusual topographic features, existing development or a natural area or feature.
Additionally, the local street system must allow multi -modal access and multiple routes from each
development to existing or planned neighborhood centers, parks and schools without requiring the
use of arterial streets.
This ODP provides direct collector connections from Ziegler Road and Harmony Road to Kechter
Road, thereby satisfying the requirement to have at least 3 direct connections to arterial streets.
This ODP commits to the extension of Rock Creek Drive, Technology Parkway, Cambridge Avenue
and Cinquefoil Drive allowing connection to surrounding developments to the north, south, east and
west. This results in the ability to access the CDP site from four arterials: Harmony Road and Kechter
Road (via Cinquefoil Road, Cambridge Avenue and Technology Parkway); Ziegler Road (via Rock
Creek Drive and an unnamed street); and, Strauss Cabin Road (via Rock Creek Drive). This extension
also provides access to schools and parks located west across Ziegler Road and future schools and
parks south across Kechter Road.
Harmony Technology Park, Overall Development Plan, (Current Planning File #12-97C)
September 21, 2000 P & Z Hearing
Page 3
The site is located in the Harmony Corridor Zone District and the Harmony Corridor Plan designation. The
uses proposed include an office and industrial park, commercial uses, lodging, and higher density
residential uses. These uses are all permitted in the Harmony Corridor zone district and Harmony Corridor
Plan secondary and primary uses. All district and general development standards that are appropriate at
the CDP review stage have been complied with.
B. Section 2.3.2 (H)(2) — Residential Densities
This criterion requires an CDP located within the LMN and MMN zoning districts to be consistent with the
residential density ranges of those districts.
This property is located in the HC — Harmony Corridor zone district. This criterion does not apply.
C. Section 2.3.2 (H)(3) — Contiguity Requirements of the Compact Urban Growth Standards
This criterion requires an CDP to conform to the contiguity requirements of the Compact Urban Growth
Standards. This requires that at least 1/6 of the proposed development's boundaries must be contiguous
to existing urban development within either the City or unincorporated Larimer County within the Urban
Growth Area. Existing urban development is defined as industrial uses; commercial/retail uses;
institutional/civic/public uses; or residential uses having an overall minimum density of at least one unit per
acre; and provided that all engineering improvements for such development are completed.
The ODP has contiguity with existing Hewlett-Packard facility, Preston Center and Wildwood Subdivision
west of Ziegler Road, Larimer County residential properties (an enclave) and the site has been partially
developed by Celestica Colorado, The Harmony Technology Park CDP development proposal is exempt
from the applicable Contiguity standards, based on the Harmony Corridor Plan.
D. Section 2.3.2 (H)(4) — Master Street Plan and Street Pattern and Connectivity Standards
This criteria requires an CDP to conform to the Master Street Plan requirements (as specified in the LUC
3.6.1) and the Street Pattern and Connectivity Standards (as specified in the LUC 3.6.3) both within and
adjacent to the boundaries of the plan.
The Master Street Plan (LUC 3.6.1) identifies Harmony Road and Ziegler Road adjacent to the site as 6
lane major arterial and 4 lane minor arterial roads respectively. The CDP recognizes these designations
and anticipates dedication of the appropriate right-of-way and constructing necessary improvements at the
time of Project Development Plan review.
The purpose of the street pattern and connectivity standards is 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. There are four specific requirements that must be met to meet the CDP criteria:
1. Potentially signalized, full -movement intersection of collector or local streets with arterial streets
must be provided at least every 1,320 feet (1/4-mile) along arterial streets. However, the State
Highway Access Control Code or specific access control plan will determine the location of
collector, connector or local street intersections with State highways.
Harmony Technology Park, Overall Development Plan, (Current Planning File #12-97C)
September 21, 2000 P & Z Hearing
Page 2
EXECUTIVE SUMMARY:
This ODP is evaluated by the criteria contained in the Land Use Code. The land uses proposed within the
ODP are permitted in the HC — Harmony Corridor Zone District and primary and secondary uses as outlined
within the Harmony Corridor Plan. The ODP complies with all applicable standards of the Land Use Code,
COMMENTS:
Background:
The surrounding zoning and land uses are as follows
N: H-C — Hewlett-Packard industrial/office complex
S: FA-1 (County) — Agricultural
S: LMN — Willowbrook proposed ODP and PDP
E: H-C — Residential/agriculture
E: FA-1 (County) — Residential and Fossil Creek Inlet Ditch
W: H-C — Preston Center
W: R-L — Residential (Wildwood Farm)
The property was annexed as the Harmony Farm Annexation (1984), Kendall -Harmony Annexation (June
2000), Johnson -Harmony Annexation (July 2000) and the Brookfield Annexation (December 1999).
The Planning and Zoning Board approved the Harmony Technology Park Overall Development Plan (ODP)
on August 7, 1984. The original uses proposed for the Harmony Technology Park were accessory
commercial uses, office and manufacturing facilities. Offices are permitted in the H-C Zone District.
Manufacturing was permitted since it fell within the definition of light Industrial.
The Planning and Zoning Board approved an alternative compliance request for not extending Ninebark
Drive into the site based on previous agreements with Wildwood Farm and Poudre School District. Further,
alternative compliance addressing the frequency of sub -arterial street connections was reviewed and
accepted by the Director of Engineering in 1997 as a plan that met City standards. The State Highway
Access Control Code, a joint agreement between the City of Fort Collins and the Colorado Department of
Transportation (CDOT) determines the location of collector, connector or local street intersections Harmony
Road.
Land Use Code
Section 2.3.2 (H) of the Land Use Code identifies eight criteria for reviewing Overall Development Plans.
A. Section 2.3.2 (H)(1) — Permitted Uses and District Standards
This criteria requires the ODP to be consistent with the permitted uses and applicable zone district
standards of all zone districts contained within the boundaries of the ODP and to be consistent with any
applicable general development standards.
ITEM NO. 4
MEETING DATE 9/21/00
6iA STAFF Ron Fuchs
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Harmony Technology Park - Overall Development Plan (Current Planning File #12-
97C) amended.
APPLICANT: Bruce Hendee
BHA Design, Inc.
4803 Innovation Drive
Fort Collins, CO 80525
OWNERS: Hewlett-Packard Company
3000 Hanover Street
Palo Alto, CA 94304
Thomas Morroni, Trustee
Electrical Equipment Engineering Company - Employee Profit Sharing Trust
P.O. Box 16383
Denver, CO 80216
Thomas Morroni, General Partner
H. Investment Company, a Colorado General Partnership
P.O. Box 16383
Denver, CO 80216
Lester M. Kaplan
Imago Enterprises, Inc.
1060 Sailors Reef
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for an amended Overall Development Plan (ODP) for a mixed -use development consisting
of an office and industrial park, commercial uses, lodging, and higher density residential uses located in the
Harmony Corridor. The site is 267.18 acres in size and located at the southeast corner of Harmony Road
and Ziegler Road. The property is zoned HC — Harmony Corridor and lies within the Harmony Corridor Plan
designation. This ODP is an expansion of a 155.59-acre Harmony Technology Park Overall Development
Plan reviewed and approved by the Planning and Zoning Board on August 7,1997. The ODP includes a
number of roadway alternative compliance requests.
RECOMMENDATION: Approval with Conditions
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT