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HomeMy WebLinkAboutHARMONY & SHIELDS REVISED REZONING - 1-06A - REPORTS - CORRESPONDENCE-NEIGHBORHOOD MEETINGC: Rezoning will benefit commercial and residential development on -site at the expense of off -site impacts. C: Higher density housing located near the corner of Harmony and Shields could have a negative impact on the Westbury neighborhood. C: There are pros and cons to both the existing and proposed NC zone district locations. Q: Will the access and circulation to the Westbury neighborhood stay the same under the existing and proposed neighborhood center locations. A: Yes. C: The Neighborhood Commercial center could be supported by some neighborhood residents if the balance of the property was purchased as a Natural Area. Q: Wouldn't traffic signals located at the Westbury/Harmony and Westbury/Shields intersections improve access for the Westbury neighborhood and maintain traffic flow? A: No, '/2 mile signal separation is preferable from a safety and traffic flow standpoint. C: Neighbors interpretation of City Plan is that the Neighborhood Center should be located mid -block. Q: In the near -term, will this neighborhood center bring in new retail? A: Net new sales to the City would be relatively minor in the short-term. As the balance of the property builds out, there will be an increase in total retail sales for the center. C: Positive changes have been made to the developer's submittal compared to the previous proposal. C: Some residents expressed concern about the quality of residential units that could be built on the remainder of the property. 5 Q: How will a neighborhood commercial center impact property values in the Westbury Subdivision? A: No study has been completed, but based on Safeway's experience constructing such centers, it is the high traffic volumes on Harmony and Shields that create negative impacts to property values NOT the existence of a commercial center. Q: Doesn't a neighborhood center at this location create a pedestrian safety issue for school children? A: Safe pedestrian crossings will be provided at the future signal at the Trautman Parkway/Shields intersection and the existing signal at Seneca and Harmony. Q: Will the grocery store/supermarket be open 24 hours a day? A: Hours of operation have yet to be determined; it may or may not be a 24 hour store. Q: If Wakerobin Lane is blocked off, can traffic still flow through the site? A: The applicant does not intend to "block off' Wakerobin, but to realign and reroute traffic movements so that traffic speeds are more controlled and the "straight shot" eliminated from Shields, thus reducing cut -through traffic. Q: To make a decision on the rezoning, shouldn't a traffic study be drafted? A: The applicant will prepare a traffic study at the time that a development plan is submitted. Q: What is the proposed range of housing prices projected for the residential portion of this larger property? A: $200-400K. 4 C: The perspective of some residents is that the existing NC zoning configuration serves the neighborhood located east of Shields better than the proposed configuration. C: Traffic calming cannot be a binding contract as part of the rezoning application. C: The Safeway located at Harmony and McMurray is within a successful neighborhood center, but is at the intersection of Arterial/Collector streets (mid -block). Q: Are fuel sales anticipated in conjunction with a supermarket? E: V= Q: Does the'/4 mile separation requirement (to Seneca Center) apply? A: Yes, the separation requirement would prohibit construction of a convenience store with fuel sales. The applicant intends to provide a fuel kiosk on the site, similar to that at the Harmony Road store, but not a "convenience store". If any non -fuel items are sold, they will be extremely limited. Q: Did Safeway consider occupying the former Steele's supermarket on Drake Road? A: Yes, but Safeway, along with other grocery chains, did not find this a viable location. C: Harmony and Shields is a highly congested intersection. C: Both Harmony and Shields should be widened to 4 lanes with appropriate turn lanes. C: The proposed rezoning does not address the issuance of property "reliance" on the approved zoning. Q: What are the projected traffic counts at Harmony and Shields? A: A traffic study has not been completed. N Q: Can a traffic signal be located at the Harmony and Regency intersection? A: No, the Regency intersection is too close to the Harmony Road intersection. C: Traffic will flow south from Horsetooth Road through the neighborhood enroute to the neighborhood center. Q: Wouldn't a 3/4 turning movement at a the future Regency and Harmony intersection, restricting left turns going westbound from Regency to Harmony, make it difficult for neighborhood residents to negotiate through the area at peak times? A: Yes, this 3/4 limitation would make vehicle circulation difficult for the Westbury neighborhood. Note: As a follow-up to the neighborhood, the City Traffic Engineer clarified that more than a 3/4 movement could be approved at this intersection. "It is not the intent or desire to restrict the access at the above -stated intersection through the City's Capital Program or through a development project. At this time, the City Traffic Engineer would propose that in the future, the intersection be modified as a channelized "T" that would allow a safe full movement intersection and two -staged left turns." Q: What does "development pay its own way" mean? A: At the time of development, the developer is responsible for improving local streets and other utilities/infrastructure on the site as well as pay capital improvement expansion and street oversizing fees to compensate for the development's share of impact to schools, police, fire, library, general government administration, and storm drainage systems. 2 Harmony & Shields Revised Rezoning Neighborhood Meeting DATE: TIME: MEETING LOCATION: CITY STAFF PRESENT: August 14, 2006 6:05- 9:15 pm Harmony Branch Library -Community Room Cameron Gloss, Current Planning Director Doug Moore, Environmental Planner QUESTIONS, CONCERNS, COMMENTS, RESPONSES 71 Neighborhood residents and interested parties attended the advertised neighborhood meeting. The meeting began at 6:05 pm and concluded at approximately 9:15 pm. Following introductory remarks and the introduction of individuals representing City staff and the applicant, the applicant provided an overview of the requested rezoning. Images portraying existing and proposed zone district patterns and a conceptual development plan were projected on the screen and reviewed by Michael Markel, representing Markel Homes. Representatives of Safeway and Regency Centers also provided remarks regarding the grocery store market and potential design options for a potential future neighborhood commercial center on the site. Neighborhood residents generated the following questions, comments and concerns. Q = Question A = Answer C = Comment Q: Doesn't the zoning map incorrectly show the NC zone district? A: No, the City zoning map was comprehensively amended in 1997 to reflect Land Use Designations shown on the City Plan Structure Plan map approved at that time.