HomeMy WebLinkAboutHARMONY & I-25 NORTH - PDP - PDP140022 - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETINGNeighborhood Meeting Notes - Page 13
R.• No, but we do expect it will take several years.
Q: How much fill is needed in the area you propose to develop with this plan for the 10 acre part?
R: About a foot. This area is already out of the floodway.
Comment There is a need for convenient services for the neighborhoods to the west on top of the
hill. There's going to be no walking to this proposed center for a long time. It will be auto -
oriented only.
Comment (City): These shopping centers are envisioned and defined as being integrated with
adjacent employment uses. The ODP shows how that can occur over time. There is no mechanism
to require the primary uses to occur in advance of this secondary use.
Q: At the last City meeting, the southern portion of the CDP was noted as being declined by the
City for a natural area? Do you have any ideas of what will happen there?
R: The CDP designates it as rural lands. It is envisioned to stay rural. But the use is still in
conversations. There are complicated water issues there.
Comment (City): If the project proceeds to a Planning and Zoning Board hearing, another notice
will be mailed for that. You can also contact Clark anytime for more information.
Neiohborhood Meetino Notes - Page 12
east side of Strauss Cabin. Some limited widening and paving would also be required north of
Harmony Road for lane continuity.
Question: Is the commercial use permitted as a secondary use in the zoning? Where is the
required 75% primary use?
Response: Yes, the proposal is for secondary use. The 75% primary uses would occur on the
remaining 40 or so acres of the area planned for development in the approved CDP. The primary
uses would occur on the portion of the ODP that is currently a pond known as the Weitzel Pit.
There is a plan in progress to deal with the water issues related to filling in the pond.
Q: The 3-acre area along Harmony Road really separates the buildings from the road, and with
gateway landscaping it will limit visibility of the buildings - signage will be crucial - where's it going
to go?
R.• That's to be determined later, when we have a better idea of users and more details figured out.
Q: How will sanitary sewer be provided?
R.• A lift station and force main will be required. There are two main options for the location, both
to the south of the subject area.
Q: Is this the first District lift station in City Limits? (S. FC Sanitation District). The City doesn't
allow lift stations - is the City OK with the lift station?
R.• Not sure - it may be the first. As long as they don't have to maintain it, they don't concern
themselves with it. It needs a State permit.
Q.• This convenience shopping center use is intended to serve the nearby neighborhood but there is
no neighborhood that can easily access it. Is there any way to get a street connection to the
neighborhood to the west on top of the bluff? i.e., a street down the hill and across the ditch, on
the property to the west? Obviously there are constraints but is it possible? It would make the
logic of the convenience commercial more logical. Le Fever would make the most sense to
connect.
R.• We (developer team) have no say in that property across Strauss Cabin.
Comment (City): The constraints appear prohibitive. There is only a short distance down a steep
slope requiring 2 bridges, with very little room to ease the grade, transition to bridges, and
transition to an intersection with Strauss Cabin. Standards require development to work
harmoniously with the natural topography of the river valley wall/slope/hill/ridge[in e which would be
contrary to a massive regrading effort. Finally, it would require interest and funding from a future
developer on the property.
Q: Any idea of what the retail mix will be?
R.• We don't know yet.
Q: Do you have a timeline for getting the overall floodway reconfigured on the whole ODP area, so
that you can gain access from Harmony Road?
I City of
ort Collins
Development Review Center
281 North College Avenue
PO Box 580
Fort Collins, CO 80522-0580
970-221-6750
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NEIGHBORHOOD INFORMATION MEETING NOTES
These notes capture questions, comments and ideas from the meeting but are not a verbatim transcript.
PROJECT: Harmony & Strauss Cabin Convenience Shopping Center
DATE: January 20, 2015 (Jan. 5 Meeting Date)
PLANNER: Clark Mapes
APPLICANT/ Brian Williamson, TST Engineers
OWNER: Joe Kish, Post Modern Development
The meeting began with the Project Planner, Clark Mapes, giving an overview of the meeting purpose
and the development review process for this project. The project is a Development Plan which will
be reviewed by staff for compliance with City standards, and when ready, will go to a hearing before
the Planning and Zoning Board.
Applicant Presentation
Brian Williamson of TST Engineering presented the proposal. The proposal is to allow for A
Convenience Shopping Center to be built at the corner of Strauss Cabin and Harmony, consistent
with an Overall Development Plan that was approved earlier this year. This is the first phase of
development, with additional future phases planned as part of the ODP. Future phases require filling
of the abutting gravel mine pond, which is the subject of another development plan for the filling of
the pond and grading of the resulting land area.
The proposed Convenience Shopping Center would fit with zoning requirements, which define the use
as being on 7 acres or less, with 4 or more businesses that have separate entrances. The
proposed plan shows 8 separate building envelopes. These show the arrangement and location of
buildings, but actual buildings would be developed separately within the envelopes as shown, over
time, depending on the actual users. The plan establishes an overall theme for the development, as
is required for Convenience Shopping Centers. The plan includes a 3-acre area along Harmony
Road that is reserved to capture flood flows that could cross Harmony Road according to
engineering modeling of a 100-year flood event. This area is an opportunity for landscaping as part
of a gateway effect entering the city from the highway.
Heather McDowell, civil engineer with TST, explained the main traffic parameters of the proposal.
Access would be from Strauss Cabin Road. Turn lanes are needed on Strauss Cabin Road as part
of the proposal, and these would be accommodated by adding about 30 feet of pavement to the