HomeMy WebLinkAboutHEWLETT-PACKARD, BUILDING FOUR - PDP - 54-88G - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO.
MEETING DATE 3
STAFF
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City of Fort Collins
STAFF REPORT
PROJECT: Hewlett-Packard, Building Four, P.D.P., Administrative Review
#54-88G
APPLICANT: Hewlett-Packard
c/o B.H.A. Design
4803 Innovation Drive
Fort Collins, CO 80525
OWNER: Hewlett-Packard
c/o Mr. Steve Wolley
3404 East Harmony Road
Fort Collins, CO 80525
PROJECT DESCRIPTION:
Request to construct a 315,000 square foot building for the manufacture and fabrication
of micro silicon chips and integrated circuits for computers. The building is located on
the northwest portion of the Hewlett-Packard campus which is 158 acres in size. The
campus is located north of Harmony Road and east of County Road #9. The property
is zoned H-C, Harmony Corridor.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The land use is defined to be light industrial which is permitted in the H-C, Harmony
Corridor zone district. The building is connected to Building Two and the size of the
expansion is less than 25% of the total square footage on the H-P campus. The
applicable standards of Article Four, including the standards of the Harmony Corridor
Plan, have been satisfied. The applicable standards of Article Three have been
satisfied particularly those pertaining to Height, Hazardous Materials, and
Transportation Level of Service.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT
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Hewlett-Packard, Building Four, P.D.P., Administrative Review, #54-88G
March 18, 1998 Administrative Hearing
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: R-L; Existing Single Family Residential (Woodland Park Estates)
N: FA-1 (County); Existing Rural Residential
S: H-C; Vacant (Harmony Technology Park, Filing One, Celestica)
E: FA-1 (County); Existing- Residential, Vacant and City -Owned Natural Area
W: H-C; Vacant (Symbios Logic)
The parcel is part of the 158 acre Hewlett-Packard campus, platted as the Preston -
Kelley Subdivision in 1978. Building Four represents the sixth permanent building to be
constructed on the campus. (Temporary modulars have been used on an as -needed
basis.) A total of seven buildings were anticipated on the Master Plan. Prior to
adoption of the new Land Use Code, all approvals were processed as an "I-L (Limited
Industrial) Site Plan Review."
2. Compliance with Harmony Corridor Zone District:
As mentioned, the P.D.P. is located in the H-C Harmony Corridor zone. Compliance
with the requirements of this district includes an analysis of the proposed land use, land
use standards and development standards.
A. Land Use
The purpose of Building Four is to provide space for the manufacture and fabrication of
micro silicon chips and integrated circuits for computers. This includes a "clean room"
where sensitive silicon materials can be constructed in a contaminant -free environment.
This procedure is deemed to meet the definition of "light industrial" as per Article Five of
the Land Use Code:
"Light industrial shall mean uses engaged in the manufacture, predominantly
from previously prepared materials, of finished products or parts, including
processing, fabrication, assembly, treatment, packaging, incidental storage,
sales or distribution of such products. Further, light industrial shall mean uses
such as the manufacture of electronic instruments, preparation of food products,
phannaceutical manufacturing, research and scientific laboratories or the like.
Light industrial shall not include uses such as mining and extracting industries,
petrochemical industries, rubber refining, primary metal or related industries. "
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Hewlett-Packard, Building Four, P.D.P., Administrative Review, #54-88G
March 18, 1998 Administrative Hearing
Page 3
Since light industrial uses are permitted in the H-C, Harmony Corridor District, the land
use is appropriate for this location.
B. Land Use Standards
The P.D.P. complies with the following applicable Harmony Corridor Land Use
Standards:
Section 4.21 (D) (1) requires that the P.D.P. comply with the Harmony
Corridor Standards as adopted in the Harmony Corridor Plan.
This discussion is reserved for a subsequent section of the Staff Report.
2. Section 4.21 (D) (2) (a) requires that the building height not exceed a
maximum of six stories.
The structure, at four stories, is below the maximum allowable of six stories.
3. Section 4.21 (D) (2) (c) requires that any building addition that exceeds
80, 000 square feet in floor area or exceeds 25 % of of the gross floor area
of the existing building, whichever is greater, shall be subject to Planning
and Zoning Board review.
Building Four is considered an addition to the Hewlett-Packard campus by being
connected to Building Two. At 315,000 square feet, it exceeds 80,000 square feet
which would normally require the request to be forwarded to the P & Z Board. But,
since the Building Four is connected to Building Two, and since 315,000 square feet
represents only 24.5% of the total square footage on the campus (1,282,880 sq.ft.), and
since this new square footage is less than 25% of the total, the project may be
processed and reviewed as an Administrative Review.
C. Development Standards
The P.D.P. complies with the following applicable Harmony Corridor Development
Standards:
Section 4.21 (E) (1) (b) requires that where an employment or industrial
use abuts a residential area, there shall be no drastic and abrupt change
in the scale and height of buildings.
Hewlett-Packard, Building Four, P.D.P., Administrative Review, #54-88G
March 18, 1998 Administrative Hearing
Page 4
The Hewlett-Packard campus abuts a residential area on the north. Building Four,
however, is setback from the north property line by 523 feet. Landscaping along the
north property line is provided. In addition, the adjacent residential development is
screened from the H-P campus by a mature hedge of deciduous shrubs planted as a
windbreak. Staff finds that the distance and landscape treatment combine to mitigate
the drastic and abrupt change in the scale and height of buildings.
2. Section 4.21 (E) (1) [c) requires that all industrial uses, except for off-
street parking and loading, shall be conducted or carried out entirely
within completely enclosed buildings or structures.
There are no outside activities, except for off-street parking and loading, associated
with Building Four. Staff finds that this standard is satisfied.
3. Section 4.21 (E) (2) requires that, to the extent reasonably feasible,
industrial buildings shall provide a primary entrance that faces and opens
directly onto the adjacent street and sidewalk or a walkway, plaza or
courtyard that has direct linkage to the street sidewalk system without
requiring pedestrians to cross any intervening driveways or parking lots.
The following exceptions to this standard shall be permitted:
Buildings may orient away from the street if the development provides a
campus or park -like development block with an intemal pedestrian
network that functions as an additional alternative to the street sidewalk
by connecting buildings within the site and directly connecting to common
destinations in the district (such as transit stops, restaurants, child care
facilities, and convenience shopping centers). Such an internal network
shall provide direct pedestrian access to the street sidewalk(s) or
walkway(s). "
Building Four satisfies this requirement by being oriented to an internal campus system
that uses internal walkways to link six buildings and two courtyards. This campus
includes recreational and dining facilities as well as a credit union and travel agency.
Since off-street parking is on the perimeter of the campus, internal walkways have
minimal conflicts with vehicles. The campus features sidewalk connections to both
Harmony Road and County Road #9. Staff, therefore, finds that this requirement has
been satisfied.
Hewlett-Packard, Building Four, P.D.P., Administrative Review, #54-88G
March 18, 1998 Administrative Hearing
Page 5
3. Harmony Corridor Standards - Harmony Corridor Plan
The P.D.P. is located within the Harmony Corridor but does not contain any frontage
along Harmony Road and, therefore, does not include the 80 foot setback zone. (The
80 foot setback zone along the Hewlett-Packard frontage is already landscaped.) The
P.D.P. complies with the following applicable Harmony Corridor Standards as per the
adopted Harmony Corridor Plan:
A. Trees/Shrubs
The Harmony Corridor Plan requires that the P.D.P. complements or harmonizes with
the existing or proposed landscape on adjacent properties in terms of grading, sidewalk
layout, plant material selection, plant material quantities, planting design, views to the
mountains, and seasonal change.
The landscape plan for Building Four has been designed to continue the theme
established by the balance of the campus, particularly along the shared frontage of
County Road #9 with Building One. The use of 33 oak trees (the preferred species),
landscape berms, and informal clusters of plant material (as opposed to formal
spacings) matches the design of the balance of the 150 acre campus.
B. Maintenance
The Harmony Corridor Plan requires property owners to maintain their landscaping up
to the edge of pavement along Harmony Road and other public streets (County Road
#9), and that tun` areas shall be watered with an automatic irrigation system. Shrub
beds and turf areas shall be kept in a reasonably weed free condition.
On Sheet 3 of 8, "Landscape Plan, NW Site," under General Notes numbers two and
10, the requirement for installing automatic irrigation and obligation for long term
maintenance falls clearly upon Hewlett-Packard.
C. Fencing
The Harmony Corridor Plan requires that the fence location and details be submitted on
the plans and that security fencing (except for entryway features) not be located within
the 80 foot setback zone along Harmony Road.
Fencing is indicated along County Road #9. This fencing is existing and matches the
balance of the campus. This fencing is primarily vinyl -clad chainlink with ornamental
aluminum with a black enamel finish at the gatehouses. As mentioned, the P.D.P. does
not contain any area within the 80 foot Harmony Road setback area.
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Hewlett-Packard, Building Four, P.D.P., Administrative Review, #54-88G
March 18, 1998 Administrative Hearing
Page 6
D. Lighting
The Harmony Corridor Plan requires that trees with maximum heights above 30 feet
shall be spaced at least 40 feet from a streetlight and that trees with maximum heights
of less than 30 feet shall be spaced at least 15 feet from streetlights.
On sheet 3 of 8, "Landscape Plan - NW Site," Note Number 13 requires that these
intervals be provided to separate trees from streetlights.
E. Architectural Design
The Harmony Corridor Plan requires that buildings be designed to ensure that all
elevations are attractive, rather than placing heavy emphasis on the front elevation and
downgrading the aesthetic appeal of side elevations. Further, rooftop mechanical
equipment shall be screened.
The architectural elevations indicate that all four sides of the building feature similar
materials and forms. The north elevation features an additional facade element not
found on the other three sides necessitated by the cooling and ventilation needs of the
central utility plant. This element is "stepped back" from the ground plane in order to
de-emphasize its appearance. Rooftop mechanical equipment is screened
F. Parking and Service Areas
The Harmony Corridor Plan requires that all parking shall be screened from public
streets by plant material, fencing, and/or berming. Utility equipment, storage areas,
service areas, loading docks and trash collection areas that are visible shall be
screened with berming, plant material and/or fencing.
The cooling towers are located on the east side of the building to provide screening
from County Road #9. Evergreen trees are clustered on the northeast corner of the
building to help screen the towers from the north. Trash and loading areas on the east
side of the building for maximum screening.
4. Article Three - General Development Standards
The P.D.P. was reviewed against the applicable criteria of Article Three of the Land Use
Code. The following three criteria are considered the most critical.
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Hewlett-Packard, Building Four, P.D.P., Administrative Review, #54-88G
March 18, 1998 Administrative Hearing
Page 7
A. Special Height Review
Section 3.5.1 (H) requires that all buildings in excess of 40 feet in height shall be
subject to special review with respect to views, light and shadow, privacy and
neighborhood scale.
Building Four is three stories in height and 60.5 feet in height above finished grade. As
mentioned previously, the maximum allowable height in the H-C zone district is six
stories, with a "story" defined as no more than 25 feet from floor to floor (Section 3.8.17.
[C]). Therefore, a modification is not necessary, merely a Special Height Review.
Also for clarification purposes, certain elements of the building are exempt from the
height regulations as per Section 3.8.17 [C]:
"The following structures and features shall be exempt from the height
requirements of this Land Use Code:
(1) chimneys, smokestacks or flues that cover no more than five
(5) percent of the horizontal surface area of the roof,,
(2) cooling towers, ventilators, and other similar equipment that cover
no more than five (5) percent of the horizontal surface of the
roof;
(3) elevator bulkheads and stairway enclosures."
Based on these definitions and exemptions, the height of the Building Four is deemed
to be three stories in height and 60.5 feet above finished grade.
Views:
With respect to views (Section 3.5.1 (H) (1) (a) 1.), the building does not substantially
alter the opportunity for, and quality of, desirable views from public places, streets and
parks within the community. A visual analysis of the building taken from a point east of
the H-P campus near Interstate 25 reveals that there is no loss of view of the foothills,
mountains or local landmarks such as Longs Peak and Horsetooth Mountain.
Light and Shadow:
With respect to light and shadow (Section 3.5.1 (H) (1) (a) 2.), the building does not
have a substantial adverse impact on the distribution of natural and artificial light on
Hewlett-Packard, Building Four, P.D.P., Administrative Review, #54-88G
March 18, 1998 Administrative Hearing
Page 8
adjacent public and private property. According to the shadow analysis, all the
shadows cast by the building on December 21st between 9:00 a.m and 3:00 p.m., fall
on the H-P property only and do not spill over onto abutting properties or public right-of-
way.
Privacy:
With respect to privacy (Section 3.5.1 (H) (1) (a) 3.), the building does not infringe upon
the privacy of adjacent public and private property because there are no windows
facing north onto the residential area.
Neighborhood Scale:
With respect to neighborhood scale (Section 3.5.1 (H) (1) (a) 4.), Building Four is
considered compatible with the scale of the Hewlett-Packard campus which features
five existing buildings in the 40 to 50 foot high range. Building Four is connected to
Building Two and sits close to Buildings One which are comparable in relative height,
height to mass and length to mass.
In summary, the shadow and visual analysis demonstrate that Building Four, with a
height of 60.5 feet, as adjusted for the allowable exemptions, satisfies the review
criteria of the Special Height Review.
B. Hazardous Material Impact Analysis
Section 3.4.5 (8) requires that the use and storage of hazardous materials shall be
designed to comply with all safety, fire, and building codes for the use and storage of
materials involved. In addition, Section 3.4.5 [C] requires the submittal of a Hazardous
Material Impact Analysis to provide basic information such as likely incident scenarios,
mitigation actions designed to limit the potential for off -site impacts on adjacent land
uses or environment, and emergency response measures in case of a spill.
The H.M.I.A. has been submitted to and reviewed by the Poudre Fire Authority, Fire
Prevention Bureau and found acceptable. In addition, in accordance with Section 2.2.6,
written notices to affected property owners within the notification area included a
specific reference to the H.M.I.A.
C. Transportation
Section 3.6.4 (8) requires that the P.D.P. shall adequately provide vehicular, pedestrian
and bicycle facilities necessary to maintain the adopted transportation Level of Service
Hewlett-Packard, Building Four, P.D.P., Administrative Review, #54-88G
March 18, 1998 Administrative Hearing
Page 9
standards contained in Part 11 of the City of Fort Collins Multi -modal Transportation
Level of Service Manual for the following modes of travel., motor vehicle, bicycle and
pedestrian.
The Traffic Impact Study concludes that with construction of Building Four, additional
vehicular trips can be accommodated with the installation of a new traffic signal at the
H-PMest Harmony Access. With this improvement, all key intersections will operate
acceptably in the short range future, with the exception of minor left turns at the H-
P/East Harmony Access. Hewlett-Packard has agreed to participate in funding this
signal.
In the long range future, all signalized intersections will operate acceptably. There is a
potential that a traffic signal could be installed at the C.R. #9/H-P access intersection if
and when Symbios Logic on the east side of C.R. #9 develops. At such time,
installation will be the obligation of the private parties, not the City, as stated in General
Notes, sheet one of eight, Number 11. Finally, acceptable levels of service will be
achieved for pedestrian, bicycle, and transit modes. The Traffic Impact Study is
attached.
5. Neighborhood Compatibility
Although not required for an Administrative Review, a neighborhood information
meeting was conducted. This meeting was held on January 14, 1988. No major issues
were raised during the meeting. Minutes to this meeting are attached.
6. Findings of Fact/Conclusion
In evaluating the request for Hewlett-Packard; Building Four, P.D.P, Staff makes the
following findings of fact:
A. The land use, light industrial, is a permitted use in the Harmony Corridor zone
district as specified in Article Four, Section 4.21.
B. Building Four is connected to Building Two. In addition, the expansion of the
Hewlett-Packard campus by 315,000 square feet is less than a 25% of the total
gross floor area thus allowing the P.D.P. to be processed as an Administrative
Review.
C. The P.D.P. complies with the applicable Land Use Standards and the
Development Standards of the Harmony Corridor zone district.
Hewlett-Packard, Building Four, P.D.P., Administrative Review, #54-88G
March 18, 1998 Administrative Hearing
Page 10
D. The P.D.P. complies with the applicable standards of the Harmony Corridor Plan.
E. The P.D.P. complies with applicable General Development Standards as
specified in Article Three.
F. In particular, the P.D.P. satisfies the criteria under Special Height Review,
Section 3.5.1 (H), to allow a height of three stories at 60.5 feet above grade.
G. Also under Article Three, the P.D.P. satisfies the criteria for using and storing
Hazardous Materials as per Section 3.4.5.
H. Also under Article Three, the P.D.P. meets the criteria for Transportation Level of
Service Requirements as per Section 3.6.4.
RECOMMENDATION:
Staff recommends approval of Hewlett-Packard, Building Four, Project Development
Plan, Administrative Review, #54-88G.
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CONTEXT DIAGRAM
HP GENESIS IV
NOT TO SCALE
Hewlett Packard Genesis IV
Statement of Planning Objectives
ZONING
Genesis IV achieves several principals and policies of the City Plan and Land Use Code. Located
within the Harmony Corridor Zone District, the project incorporates site planning that works
within the Harmony Corridor Design Guidelines and complies with Land Use Code (LUC). The
project will develop within the standards and guidelines of the plan and will continue the
District's vision to provide industry and a strengthened economic base while remaining
compatible with community values.
LAND USE & OPERATIONS
The HP property is located within the Fort Collins City Limits. The land uses proposed in
Genesis IV are manufacturing. Specifically the plant will be responsible for the manufacturing of
integrated circuits. This type of use is permitted within the H-C District. The project will
provide base level employment jobs which in turn fuel much of the economy. It will consist of
manufacturing facilities and associated support facilities. The project will be developed in one
phase with expected construction to last for approximately (18 months). When complete the
facility will employ approximately (400 manufacturing workers). The plant will operate 7 days a
week in four rotating shifts of 12 hours each. Shifts will rotate from 4 days on 3 off to 3 days on
4 off . Shift times will be from 6AM to 6PM and from 6PM to 6AM. The shifts will operate as
follows:
Shift A: 150 people Hours 6AM to 6PM
Shift B: 110 people Hours 6AM to 6PM
Shift C: 70 people Hours 6PM to 6AM
Shift D: 70 people Hours 6PM to 6AM
DRAINAGE
The site generally slopes from west to east. Stormwater runoff will be conveyed by means of
inlets and swales in landscaped areas and parking lots. Stormwater will be conveyed by this
method or along interior streets in a northeast direction to a regional conveyance channel on the
north end of the property. Detention will occur in regional detention ponds located on the east
end of the property.
ACCESS
The site will provide access by three existing entry points, two of which are located on Harmony
Road and a third which is located on CR9. Each location has a guardhouse. Additional
pedestrian access is being added in this phase by providing sidewalks on either side of the
Hewlett Packard Genesis IV
Decenzber30.1997
entrance drive along CR9. Additionally a sidewalk will be completed along CR9 by the time this
building is constructed. Sidewalks that cross drives will be enhanced with specially textured
paving and an internal pedestrian network will provide access to the rest of the campus sidewalk
system.
In accordance with the City Land Use Code Section 4.22(E)(2)(b)(1), the HP campus is being
developed as a stand alone campus with internal walkways, and direct access to food service,
plazas, recreation facilities, and travel store. The addition of sidewalks from CR9 will provide
direct pedestrian access to an adjacent public street.
PARKING
Parking will be buffered from adjacent public street through a combination of berms and
landscaping. Parking islands will be landscaped with generous landscape islands that expand the
overall concept developed with the original campus. As part of this submittal Alternative
Compliance status is requested for the layout of plantings within the parking areas. City Code
currently prescribes formally planted allees of trees along drives. The site was originally
designed with informal groves of trees planted in wide landscaped islands which provide highly
effective tree canopies. It is the intent of this proposal to continue this historic pattern of
planting.
The development of this project will also include a new employee courtyard. This courtyard will
add to the major courtyards already present on the site, and will offer benches, bicycle racks, and
employee seating areas.
.ARCHITECTURE
Architecture for the building will be designed to reflect the character of the rest of the campus.
Windows will be non -reflective, low E glass. The building will be enveloped with materials
compatible with the rest of the campus. All air handling equipment and rooftop units will be
concealed from view through use of parapet walls and architectural screening panels.
Maximum building height permitted within the H-C zone district is 6 stories. The proposed
project will be 3 stories above grade and one basement level. Maximum building height will be
63 feet above average grade. In addition there will be associated appurtenances to the building
including nitrogen tanks and cooling towers. These structures will be located in the service yard
cast of the building. An architectural screen wall will be constructed to visually conceal this
portion of the service yard.
The building is configured to provide attractive facades on all sides. The service yard is located
on the east face of the building to allow joint use of the service yard and to provide the least
visual impact.
LANDSCAPING
Hewlett Packard Genesis /V
December30,1997
Landscaping has been designed to reflect the campus character established through previous
design efforts on the campus. Specifically, the landscaping has been designed to maintain a
naturalistic theme of planting. Informal groves of trees and shrubs provide buffering of the
buildings and parking. Specific landscape buffer requirements outlined in the City Land Use
Code have been addressed through clustering of plantings. Trees have been clustered in order to
carry out the existing character of landscape on the site.
Generally, the landscaping is developed through a combination of evergreen trees, canopy trees,
ornamentals, and informal, flowing shrub beds.
Hewlett Packard Genesis !V
December30,1997
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MEMORANDUM
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To: Tony Buscemi, Industrial Design Corporation
Fort Collins Staff
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From: Matt Delich
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Date: December 22, 1997
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Subject: Hewlett-Packard Company, Building 4 transportation
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study (File: 9783ME01)
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memorandum documents the traffic analyses related
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to the continuing development of the Hewlett-Packard Company
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(HP) site, located in the northeast quadrant of the Harmony/
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CR9 intersection in Fort Collins. This study evaluates
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development of Building 4 and the expected traffic that this
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building will add to the area street system. The City of Fort
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Collins requested a memorandum that evaluates short and long
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range transportation impacts. This memorandum builds upon
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recent transportation studies prepared for the Harmony
Technology Park, located south of HP. It is expected that
future development will occur within the Hewlett-Packard
Campus. Similar memoranda should be prepared when further
expansion occurs. The development of the Hewlett-Packard
Campus is on the schedule addressed in the "Hewlett-Packard
Facility Expansion Site Access Study," August 1988.
Existing Conditions
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The Hewlett-Packard Campus is in the northeast quadrant
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of the Harmony/CR9 intersection in Fort Collins. The site
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currently has a building area of approximately 1,300,000
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square feet and 3100 employees. There are currently three
accesses (gates) to this campus. The HP CR9 Access is
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approximately 1100 feet north of Harmony Road. There are two
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accesses on Harmony Road. The HP West Harmony Access is
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approximately 1300 feet east of CR9 and the HP East Harmony
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Access is approximately 2700 feet east of CR9. The
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intersection is signalized. Figure 1 shows recent
peak hour traffic at the Harmony/CR9 intersection and at each
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of the Hewlett-Packard accesses.
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Table 1 shows the peak hour operation at the key
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intersections. The key intersections operate acceptably
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except for minor (from the accesses) left turns at the HP West
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Harmony Access and the HP East Harmony Access. Calculation
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forms are provided in Appendix A. Acceptable operation is
defined as level of service D or better. Levels of service
E and F are normal for minor left turns to busy arterial
streets. It was observed that the left turns from the HP West
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Access and the HP East Access to
in a two step maneuver with the
area. No hazardous actions were
Development Proposal
Harmony Road are typically made
center median used as a refuge
observed during traffic counting.
Hewlett-Packard Company is proposing to build an additional
building (Building 4) on the Fort Collins Campus. A site plan is
shown in Figure 2. Building 4 will be located northwest of the
existing buildings. It will have 270,000 square feet of floor
area. The expected building occupancy will be approximately 400
new employees. Most employees will be working on shifts that are
12 hours long (7:00 AM to 7:00 PM to 7:00 AM). No new accesses to
CR9 or Harmony Road are proposed.
Table 2 shows the trip generation for these uses. Trip
_G_en_eration, 6th Edition, ITE was used as the reference document for
these calculations. Based upon the peak hour traffic counts and
additional data provided by Hewlett-Packard Company, trip
generation rates were calculated for the existing facility. The
rates used number of employees as the independent variable. The
calculated rates were compared to a number of land use codes in
Trip Generation, _6_th Edition, ITE. The land use code that best
described the current use was Industrial Park (130). The
calculated rate was lower than that shown in the reference. The
reduction reflects specific travel characteristics of this
facility, which include flex -time, car pooling, etc. The
calculated rates were applied to the number of employees forecasted
for Building 4.
The trip distribution for the traffic assignment process used
households as the production variable in a gravity model along with
consideration of the observed distribution. The following trip
distribution was used:
North (CR9) - 25-30%
East (Harmony Road) - 20-25%
South (CR9) - :5%
West (Harmony Road) - 45-50%
Background traffic on both Harmony Road and CR9 was developed
by reviewing the North Front Ra_nge_Regional Transportation Plan
(NFRRTP), October 1994, and various traffic studies prepared for
other developments in this area of Fort Collins. These other
studies include: "Celestica Colorado Project Development Plan
Transportation Impact Study," August, 1997; and "Harmony Technology
Park Overall Development Plan Transportation Impact Study," May,
1997.
Figure 3 shows the assigned peak hour- site generated traffic
at the key intersections. Figure 4 shows the short range peal; hour
traffic at the key intersections. Table 3 shows the short range
peak hour operation. Calculation forms are provided in Appendix
B. The key intersections will operate acceptably, with the
warranted signal at the Harmony/HP West Access intersection. The
Harmony/HP East Access intersection will operate similarly to the
current operation. With an arterial cross section on CR9, the
CR9/HP CR9 Access intersection will operate acceptably.
Figure 5 shows the long range peak hour traffic at the key
intersections. Table 4 shows the long range peak hour operation.
Calculation forms are provided in Appendix C. All of the
signalized intersections will operate acceptably. With stop sign
control, minor street left -turn and through movements at the CR9/HP
CR9 Access/Symbios Logic Access intersection will experience long
delays. At a speed above 40 mph on CR9, a signal will be
warranted. The signal will not be warranted at a speed of 40 mph
or less. If this intersection were to be signalized, it would
operate acceptably.
Pedestrian Level of Service
There are or will be seven applicable pedestrian destinations
within a quarter mile of HP Building 4. The measurements are
actually made from the edges of the HP Campus. Three currently
exist: the Wild Wood residential area, English Ranch residential
area, and the Strachan/Shields property residential area. Four are
future developments, which have either approved plans or are in the
development process: Preston Townhomes, Preston Center, Harmony
Technology Park, and Symbios Logic. The Harmony/CR9 intersection
is designated as a future activity center.
The level of service determination assumes that future
developments will build their streets in accordance with Fort
Collins Standards. This being the case, then pedestrian facilities
will exist where they currently do not. This is a reasonable
assumption. The Pedestrian LOS Worksheet and back up calculations
are provided in Appendix D. The minimum level of service for
activity centers is B for all measured categories. This will be
met to all identified destination, except for street crossings
involving Harmony Road at its major arterial cross section. By
definition, this level of service can be no better than C.
Bicycle Level of Service
The Hewlett-Packard Campus is located in a future activity
center. Six locations are identified as destinations for
bicyclists: future Harmony Technology Park, Wild Wood Farm,
English Ranch, the Strachan/Shields property, future Preston
Center, and future Symbios Logic. They will be directly connected
to the site via the future Harmony Road Arterial Bike Lanes, which
have been identified by Fort Collins staff as being funded, and
existing and future bike lanes on CR9. Therefore, with the
assumption that the area streets will be built to Fort Collins
standards, the bicycle level of service will be in the A category.
The Bicycle LOS Worksheet is provided in Appendix D.
Transit Level of Service
Currently, the only transit service in the area is the
Southside Shuttle. With just this transit service, the level of
service will be LOS E. Harmony Road is defined as an enhanced
travel corridor on the year 2015.Transit System. Therefore, the
transit system is expected to operate at least 16 hours per weekday
at 10 minute headways. By definition the travel time factor will
be 2.0 times the auto travel time, and the load factor will be 1.0.
The long range future level of service will be at LOS B.
Conclusions/Recommendations
It is concluded that the proposed addition of Building 4 to
the Hewlett-Packard Campus, located in the northeast quadrant of
the Harmony/CR9 intersection, is feasible from a traffic
engineering perspective. All key intersections will operate
acceptably in the short range future, except for minor left turns
at the HP East Harmony Access. Operation will be similar to the
current operation at this intersection. These left turns are made
in a two step maneuver, using the median as a refuge area. No
additional auxiliary lanes are required at the Harmony Road
accesses. A signal will be warranted at the Harmony/HP West Access
intersection. In the long range future, all signalized
intersections will operate acceptably. Minor street left -turn and
through movements will experience delays at the CR9/HP CR9
Access/Symbios Logic Access intersection. Acceptable level of
service will be achieved for pedestrian, bicycle, and transit
modes.
n
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COUNTY ROAD 9
SITE PLAN
is
Figure 2
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n N
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HARMONY 16/2
28/2
ROAD
AM / PM
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00
Z Z
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NOM. ---�
SITE GENERATED TRAFFIC ASSIGNMENT Figure 3
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Future
Harmony Technology
Park
AM / PM
a Daily
110/11—Y ) I r
903/970 — ���
1/2� oN
RECENT TRAFFIC COUNTS Figure 1
Table 1
1997 Peak Hour Operation
Level
of Service
Intersection
AM
PM
CR9/HP CR9 Access (stop sign)
WB LT
C
B
WB RT
A
A
SB LT
A
A
Overall
A
A
Harmony/CR9 (signal)
B
B
Harmony/HP West Access (stop sign)
SB LT
F
F
SB RT
A
B
EB LT
B
B
Overall
A
A
Harmony/HP East Access (stop sign)
NB LT/T/RT
C
D
SB LT/T
E
F
SB RT
A
B
EB LT
B
B
WB LT
A
A
Overall
A
D
Table 2
Trip Generation
Daily
Land Use Trips
H-P Building 4 1340
400 Employees (Rate) (3.34)
A.M.
Peak
P.M.
Peak
Trips
Trips
Trips
Trips
in
out
in
out
128
12
12
100
(0.32)
(0.03)
(0.03)
(0.25)
0
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00
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270/105
1450/1095 -�
105/120 --�
HP Co. Rd. 9
Access
Hewlett-Packard
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�- 240/440 LO o LO�- 90/20
— 885/1500 Z - —1190/1760
�-115/160 HARMONY) 1 � 50/30 ROAD
f r
Ln uO vn
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CD cD
m
290/25 —"V
1295/1245 —
165/100 —,�
SHORT RANGE TOTAL
PEAK HOUR TRAFFIC
N
o u7
n o
�� 135/20
J 1t2 — 1310/1875
� /— 5/5
110/15
1210/1345 —
Lp p Lo
5/5 —�
Ln o Ln
AM/PM
Rounded to the Nearest
5 Vehicles
Figure 4
Table S
Short Range Peak Hour Operation
Intersection
Level
of Service
AM
PM
CR9/HP CR9 Access (stop sign)
WB LT
D
C
WB RT
A
A
SB LT
B
A
Overall
A
A
Harmony/CR9 (signal)
C
C
Harmony/HP West Access (signal)
B
C
Harmony/HP East Access (stop sign)
NB LT/T/RT
E
F,
SB LT/T
F
F
SB RT
A
B
EB LT
B
B
WB LT
B
B
Overall
A
F
Table 4
Long Range Peak Hour Operation
Level of Service
Intersection AM PM
CR9/HP CR9/Symbios Logic (stop sign)
EB LT/T F F
EB RT A A
WB LT/T F F
WB RT A B
NB LT B A
SB LT B A
Overall A C
Harmony/CR9 (signal) C C
Harmony/HP West Access (signal) B B
Harmony/HP East Access (signal) B B
0
"o
C3 r-;
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-45/260
o
Symbios / 1
/� 25/130
Logic
20/85
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NOM. -�
Ln Ln o
5/5 --,*,
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to
Ln
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340 120 �'I
1930/1500
435/300 ---,
�— 260/500
— 1100/2220
W-- 200/280
f r
000
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000
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f � N N
HP Co. Rd. 9
Access
Hewlett-Packard
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90/20
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—1515/2505
HARMONY
i �
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)
f r
1920/1910 —
u
370/35 --�
CDZ LO
LONG RANGE TOTAL
PEAK HOUR TRAFFIC
4-
N
135/20
Z 1730/2130
ROAD � � 1 170/20
110/15
1510/2080 —
330/30 -�
rW
V
cc
m
U
AM / PM
Rounded to the Nearest
5 Vehicles
fr
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o LO
Figure 5
Ch,J PA KAROf
Hewlett-Packard Company
3404 Harmony Rd
Fort Collins, CO. 80525-9599
97a898.4051
January 9, 1998
Ted Shepard
Senior Planner
Fort Collins City Building and Zoning Department
281 N. College
Fort Collins, CO. 80524
Ted,
Please find below the Hazardous Materials Impact Analysis as required by the PDP process.
Hazardous Materials Impact Analysis
H
Part 1 - Provide basic data on the project, site and proposed hazardous materials uses.
iect —
"he project consists of a building footprint of approximately 155,600 sq ft. The Fab is a 4 level building,
'ncluding the basement, and most of the space is unoccupied equipment space. The Primary occupied
space is 40,000 sq ft of integrated circuit fabrication clean room. The other occupied spaces are for
break areas, restrooms and locker rooms. The project also has a separate 6,000 sq ft chemical
distribution building to the east of the main building and adjacent to the existing chemical buildings on
site.
Site —
1 he project continues the planned development of the site. The project begins to develop the north west
quadrant of the Hewlett Packard property. The project adds 4.3 impervious acres to the existing 55.00
impervious acres already established on the site. The existing perimeter road will be altered to allow for
this new building. The existing architectural and landscape themes will be carried forward with this new
project. Existing traffic patterns, truck traffic and delivery routes will be used with minor road location
modifications in the north west corner.
Hazardous materials uses -
The integrated circuit fabrication is an additional facility which is very similar to the one currently
operating in Building 2, which was originally built in 1977. The facility will use a variety of acids, bases,
Shw: c:ldata\ne,fab\cityUMIA
gases and solvents. All these trials are the same ones now in use in Olin- 2 fab. The new fab is
being built to increase capacity of these processes.
Chemicals will be stored according to latest codes and will have safety features such as proper separation,
leak detection, secondary containment and fire prevention and mitigation methods. Gases will have flow -
limiting orifices meeting all current codes to reduce the potential of hazardous release.
Process ventilation for acids and bases will be exhausted through water scrubbers, and solvent exhausts
will be treated prior to release using a combination of concentration and incineration technologies.
Part 2 - Describe likely incident scenarios
With the prevention and containment methods to be employed, the most likely possibilities of leak or
release incidents are 1) minor leaks relating to transporting the materials and 2) small leaks from
containers or process equipment. Leaks discovered on an arriving truck would be stopped and cleaned
up before allowing the truck to leave from the site. Leaks of materials in storage might result from leaky
or defective containers, or dropped or damaged containers. Leaks relating to process equipment might
occur from faulty lines, valves or connections.
Part 3 - Describe mitigation actions designed to limit potential for off -site impact to
adjacent land uses or environment. -
ease of leak from loading/unloading operations, a trained hazardous materials team is available on site
hour per day, 7 day per week, to quickly clean up and properly dispose of any leaked materials and
Cleaning wastes. In case of any significant incident, the Poudre Fire Authority would be called for
-si.stance. Loading and unloading operations will take place in contained areas where any leak or spill
:")uld be contained and immediately cleaned up. Any gas release would be limited through use of full
tL-ne leak detection systems, restricting orifices and properly ventilating to concentrations considered safe
according to EPA and OSHA regulations.
Re ectfully,
Steve Wo ey
Cc:
Bob Shuffler Paul FWimoto
Sam Gelpi Tony Buscemi
Henry Moore Tom Peterson
Alan Townsend
File
Shw: c:Ndatalnewfab\city\H111A
0
•
NEIGHBORHOOD MEETING MINUTES
PROJECT: Hewlett-Packard, Building Four, Fab. Plant
DATE: January 14, 1998
APPLICANT: Hewlett-Packard
CONSULTANTS: Bruce Hendee, B.H.A. and Associates
Tom Morton, Callison Architecture, Inc.
Tim Walsh, Mortenson Construction
PLANNER: Ted Shepard, City of Fort Collins
The meeting began with a description of the proposed project. The building is referred to as "H-
P, Building Four, Fabrication Plant." The building is a multi -level structure with a footprint of
161,000 square feet with total floor area of 315,000 square feet. The maximum height will be 63
feet. The building is divided between the manufacturing area and the central utility plant.
Access will be from the existing gate along C.R. #9. A total of 462 new parking spaces will be
provided. Construction is expected to begin in April of 1998 with completion in expected in July
of 1999.
QUESTIONS, CONCERNS, COMMENTS
1. Will there be landscape berms along C.R. #9 to help screen the building?
RESPONSE: Yes, where possible, there will be landscape berms. The area along C.R. #9 is
somewhat constrained by the fact that there is a drainage swale which precludes the use of berms
in this area.
2. What about the number of employees? Will there be new employees brought to the site
or will existing employees just be transferred over?
RESPONSE: We estimate that the plant will employ a total of 400 people divided between two
shifts. (Each shift is a 12-hour shift.) Most of these employees are already on the campus and
will be transferred over. There will be some new employees. The exact number is not known at
this time.
3. What about construction employees? How many will there be and what time will they
start?
•
•
RESPONSE: We estimate that there will 400 to 450 construction employees at the peak. Most
of the trades will start at 7:00 a.m. but there will be a few trades that will begin at 6:00 a.m.
during the summer.
4. When do you expect completion?
RESPONSE: We are estimating completion in July of 1999.