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HomeMy WebLinkAboutHARMONY RIDGE PUD, PHASE ONE - FINAL - 49-95B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS[V `- N \\ Lr) OM 85/48 --1I 455/309 73/48 --� - 137/403 -154/393 / -- ss/142 HARMONY � rn rn o�a\o "' C AM / PM A& N 1997 PEAK HOUR TRAFFIC — Figure 1 N 1 /r— HARMONY gend: - r - Lane EXISTING GEOMETRY Figure 2 Table 4 Short Range Peak Hour Operation Level of Service Intersection AM PM Harmony/Seneca (stop sign) NB LT C C NB T/RT A B SB LT C C SB T/RT A B EB LT A A WB LT A A Overall. A A -Harmony/Right-in, Right -out (stop sign) WB RT A A Table 5 Long Range Peak Hour Operation Level of Service Intersection AM PM Harmony/Seneca (signal) B B Harmony/Right-in, Right -out (stop sign) WB RT A A yo�,Z) \may ,o h 1 B?p�0 z¢S11O 517, ` J� 6S/g� SSS a N AM/PM Rounded to the Nearest 5 Vehicles. si?o Right -in / Right -out SHORT RANGE TOTAL PEAK HOUR TRAFFIC Figure 3 N r t, �i 1>0 SS BjS6S� i 60 its SAS S Right -in / Right -out LONG RANGE TOTAL PEAK HOUR TRAFFIC AMA./ PM Rounded to the Nearest 5 Vehicles. Figure 4 Table 1 1997 Peak Hour Operation Intersection Harmony/Shields (signal) EB WB NB SB Overall Level of Service AM PM F C B D C C C C D C Table 2 "Five Year Future Short":Range Peak Hour Operation Level of Service Intersection AM PM Harmony/Shields (signal) EB * C WB B NB C C SB D C Overall * * Calculation of level of service not feasible. Table 3 Ten Year Future Short Range Peak Hour Operation Level of Service Intersection AM PM Harmony/Shields (signal) EB * D WB B NB E E SB * E Overall * Calculation of level of service not feasible. I cm aC I � „^, o 163/479 `" ''' 183/467 78/169 I HARMONY 101/57 540 367 o Lo Co 87/57 9 AM / PM A& N FIVE YEAR FUTURE PEAK HOUR, TRAFFIC Figure 1 N c"^ � o �193/568 -- 217/554 �-- 93/2"HARMONY 12Y68 642 436 Lo r4 103/68 —� Ln cf)Q — N � °° AM / PM J W 2 c TEN YEAR FUTURE PEAK HOUR TRAFFIC Figure 2 B. Using the existing geometry and same basic phasing, the morning and afternoon peak hour operation is unacceptable. Figure 2 shows the ten year future short range peak hour traffic at the Harmony/Shields intersection. This traffic includes a factored increase in background traffic (3.5%/year), as directed by City staff. Table 3 shows the peak hour operation at this intersection using the volumes shown in Figure 2. Calculation forms are provided in Appendix C. Using the existing geometry and same basic phasing, the morning and afternoon peak hour operation is unacceptable. It is concluded that the current operation at the Harmony/ Shields intersection is a short duration concern that can be ieme'died by providing additional geometry at the intersection. City staff is and has been aware of this concern. The, remedies will likely take the form of a capital improvement project unless the properties west. of Shields Street and on both sides of Harmony Road develop. In the case of adjacent -developments,: -some improvements can occur with those developments. The site plan for Phase 1 of Harmony Ridge shows a right- in/right-out access located east of the Harmony/Seneca intersection. Figures 3 and 4 show the respective short range and long range peak hour traffic forecasts with this access. Tables 4 and 5 show the respective short range and long range peak hour operation at the key intersections. Calculation forms are provided in Appendix D and Appendix E, respectively. All of the key intersections will operate acceptably. CC) c*) MEMORANDUM L o CC) "t c) • LO TO: Joe Vansant o Eric Bracke, Fort Collins Traffic Engineer o co Fort Collins Planning Department J U °) FROM: Matt Delich • z X ' Q U_ DATE: February 23, 1998 a J o SUBJECT: Harmony Ridge traffic study addendum (File: 9585MEM2) w > co � N Cl p ( This memorandum provides an addendumto the "Harmony Z CO Ridge Site Access Study," September 1995. When Harmony Ridge rn was approved by the Fort Collins Planning and Zoning Board, an issue was raised regarding the operation of the Harmony/ w Z Shields intersection. Analysis of this intersection was not 0 ° requested as part of the scope of the site access study. ti o_ However, it was agreed that when Harmony Ridge came back for N further approvals, this intersection would be analyzed. This memorandum covers the operation of this intersection. In addition to that analysis, staff requested that an evaluation of the proposed right-in/right-out access located east of the Harmony/Seneca intersection also be conducted. This evaluation includes traffic generated at the Overlook at Arapahoe Farms proposal (November 1996). Appendix A, Figure 1 shows recent peak hour counts at the Harmony/Shields intersection. Appendix A, -Figure 2 shows a schematic of the approach geometry._at.'`•this signalized W intersection. Table 1 shows the peak hour operation at this intersection using the peak hour volumes shown in Appendix A, 0. i Figure 1. Calculation forms are provided in Appendix A. For analysis purposes, a 90 second cycle was assumed with left- = wFE i turn phases on all legs. Acceptable operation can be achieved V d overall, however, as noted on the calculation forms, selected W movements operate at levels of service E and F. This is _I Z 0 caused primarily by deficient geometry on the west leg. 0 Observation indicates that it is a "20-30 minute" problem that primarily occurs during the morning peak hour. This can be o remedied by adding an eastbound right -turn lane and adjusting v i the signal phasing to account for this peaking characteristic within the peak hour. 1- 11J as Figure 1 shows the five year future short range peak hour _ traffic at the Harmony/Shields intersection. This traffic z includes a factored increase in background traffic Q (3.5%/year), as directed by City staff. Table 2 shows the ? peak hour operation at this intersection using the volumes shown in Figure 1. Calculation forms are provided in Appendix Table 1 1997 Peak Hour Operation Level of Service Intersection AM PM Harmony/Shields (signal) EB F C WB B' D NB C C SB C C Overall D C Table 2 Short Range Peak Hour Operation _. Level of Service Intersection AM PM I. Harmony/Shields (signal) (Existing geometry and signal phasing) EB WB C NB C SB C Overall 2. Harmony/Shields (signal) (Add EB RT lane/existing signal phasing) EB E WB C NB C SB C Overall D 3. Harmony/Shields (signal) .(Add EB RT lane/change signal phasing) EB C WB B NB C SB D Overall C * Calculation of level of service not feasible. D E C C D C E C C D C C C C C 8 N 1w rn m o 137/403 154/393 - 66/142 85/48 } 455/309 -- O 73/48 n N J W co HARMONY AM/PM N 1997 PEAK HOUR TRAFFIC - Figure 1 N HARMONY (A Legend:. W - Lane EXISTING GEOMETRY Figure 2 �o 4k, o�N N ,o �?-145/420 —180/455 /-- 70/150 135/80 - -�( ) } I 515/350 --- L, u-, u, 90/60 ---)t c �� 41LnLO J W HARMONY AM / PM Rounded to the Nearest 5 Vehicles. SHORT RANGE PEAK HOUR TOTAL TRAFFIC Figure 3 right -turn movement operates at level of service E. This operation is shown on line 1 of Table 2. Provision of an eastbound right -turn lane will achieve acceptable intersection operation overall, but some movements will continue to operate at level of service E. This is shown on line 2 of Table 2. Provision of the eastbound right -turn lane and adjustments in the signal phasing will achieve acceptable operation on all movements during the peak hours. This is shown on line 3 of Table 2. It is concluded that the current operation at the Harmony/Shields intersection is a short duration concern that can be remedied by providing an eastbound right -turn lane on Harmony Road. This geometric improvement and adjustments in the signal phasing will achieve acceptable operation during the peak hours in the short range future. These improvements will achieve acceptable operation with the increased traffic from both Harmony Ridge and the Overlook at Arapahoe Farms. MEMORANDUM 00 L o CO qr 0 TO: Joe Vansant °o LO 6 •Eric Bracke, Fort Collins Traffic Engineer Q c`oo Fort Collins Planning Department 0 0 ° U rn FROM: Matt Delich o LL DATE: July 8, 1997 z a SUBJECT: Harmony Ridge traffic study update (File: 9585MEM1) • w cp � N o) This memorandum provides an update to the "Harmony Ridge oT Site Access Study," September 1995. When Harmony Ridge was > o approved by the Fort Collins Planning and Zoning Board, an _ issue was raised regarding the operation of the Harmony/ z Shields intersection. Analysis of this intersection was not w o requested as part of the scope of the site access study. CM a However, it was agreed that when Harmony Ridge came back for N further approvals, this intersection would be analyzed.JPer N Citystaff direction, this memorandum only covers the. operation of this intersection. In addition- to ony edge development, the Ove—r-1-o-okat Arapahoe Farms generated traffic is aT5oinciuded in this analysis Figure 1 shows recent peak hour counts at the Harmony/ Shields intersection. Figure 2 shows a schematic of the approach geometry at this signalized intersection. Table 1 shows the peak hour operation at this intersection using the peak hour volumes shown in Figure 1.. Calculation forms are provided in Appendix A. For analysis purposes, a 90 second Uj cycle was assumed with left -turn phases on all legs. d a Acceptable operation can be achieved overall, however, as s noted on the calculation forms, selected movements operate at = w levels of service E and F. This is caused primarily by Z deficient geometry on the west leg. Observation indicates Vz that it is a "20 minute" problem that occurs during the J z morning peak hour. This can be remedied by adding an W o eastbound right -turn lane. and adjusting the signal phasing to Q F account for this peaking condition within the peak hour. 0. Figure 3 shows the short range (1998+) peak hour traffic a at the Harmony/Shields intersection. As stated earlier, this m traffic includes traffic from Harmony Ridge and the Overlook LU at Arapahoe Farms, as well as, a factored increase in _ background traffic (3.5%/year). Table 2 shows the peak hour LL operation at this intersection using the volumes shown in Figure 3. Calculation forms are provided in Appendix B. Q Using the existing geometry and phasing in the Table 1 analysis, the morning peak hour operation is unacceptable and the afternoon peak hour analysis indicates that the westbound A M P M MATTHEW J. DELICH, P.E. 3413 BANYAN AVENUE LOVEIAND, CO 80538 To : �r,Q ounce mTABULAR SUMMARY OF VEHICLE COUNTS Observer �^=`'t e t4 Date 9 f 2 95- Day-L& S DA `I City r`0 P—r `O L C 1.40'S R = Right turn 16,�S = Straight INTERSECTION OF T+�Fr— /-1GL AND l�AJeMOay L = Left turn TIME BEGINS %AFT lift-L rAF r BILL TOTAL North South 14APmOAUY TOTAL East West TOTAL ALL from NORTH from SOUTH from EAST from WEST R S L Total R S L I Total R I S I L I Total I R S L I Total 73o I I I IZ:T Z40 114 9-7 1 1,11( 11 3 s 1 4'7 I s 1 sZ I SZ II 4 0 3 74s 1 114513Z Z- -7 Iz3 79 I I foz II 3'7 4 11601 &T 11 447 o II I43 9311q&Izl 1 182.11Z&? 11371 I1Zl 49 11 1 1 I.4-�/ I31i MI5 I I$4 64 Iis s2S1 173 IIZ4t II251 11Z1 3711 1 37 127. I I II I II I I I I I 7W coo 1 131 3 (R7 1 117 3 Z9s1 13 vir 1119 39 111691 137 120(1 1 I1 zo6p 1144s I I I I II II I I I' II I I I I I I I I II I I I I II I I II if I II I I I II ' f 430 I 184 s9 14-3 121 1 11(p I Irbil 341 445- 1 12'7 17Z 11s9 leol q3 I I 1-"1 3 II z-7-ZI-7$1 1(p 1;?4- 11 1 I 4 1 3s(a soo 1 Iq I 161 1 I s 2- I to 1769 I 1 9(o 1 7-4 2, 4'51 1131 10q 11 T 11102, 1 35Co 51 1/0S-I6S 11-73 IIl UZ I If Z9 113oZ 116VI 1 (01 7 1 1 ?4 I3-76 .530 11 O's 60 9� 4-1 1 (9 3 II Z 31 114`e I I (p 1 s¢ 11 1 11 I I I I I I i II I I I I I I I I I zA-530 I3(o7It&014.0 JJQ 4-011 I4-1'Zr I1102I30� I3oI ( I I f3tr 14-37 I APPENDIX A section. Auxiliary turn lanes are not required on Old Harmony Road at either access street to Harmony Ridge. V. CONCLUSIONS This study assessed the traffic impacts of the development of Harmony Ridge on the short range (1997 and 2000) and long range (2015) street system in the vicinity of the proposed development. As a result of this analysis, the following is concluded: - Harmony Ridge is a residential development, comprised of 272 dwelling units. This facility is expected to generate approximately 1680 daily vehicle trip ends, 125 morning peak hour trip ends,' -And 159 afternoon peak hour trip ends. Based upon current traffic volumes and existing geometry/ control, the.Taft Hill/Harmony intersection operates acceptably, except for minor street left turns. These movements operate .at levels of service E and F during the analyzed hours -:'"This type of operation is typical at stop sign controlled intersections along arterial streets. The Old Harmony/New Harmony intersection operates acceptably. - By 1997, given development and occupancy .of 40 dwelling units of Harmony.Ridge and an increase in background.traffic, the Taft Hill/Harmony intersection will continue to operate similarly as today. The other key intersections will operate acceptably. With New Harmony Road connected to Taft Hill Road at CR38E by the year 2000, all of the key intersections will operate acceptably with completion of Phase 1 of Harmony Ridge. Signals are not expected to be warranted at any of the key-i-ntersections. - By 2015, with full development of Harmony Ridge, the site access intersections will operate acceptably. The Taft Hill/Old Harmony and the New Harmony/Old Harmony/Seneca intersections will operate acceptably, except for delays that are typical for minor street left turns into arterial streets. - Details concerning the connection of Old Harmony Road to Taft Hill Road at a new intersection and the New Harmony/Old Harmony/Seneca intersection should be addressed in more detail through the planning/approval process. C: TABLE 5 2015 Peak Hour Operation Level of Service Intersection AM PM Taft Hill/Old Harmony (stop sign) WB LT D (C) E (C) WB RT A (A) B (A) SB LT A (A) B (A) New Harmony/Old Harmony/Seneca (stop sign) NB LT/T D E NB RT B A SB Lt/T _- F,: F SB RT A A EB LT A B WB LT B -- ..A Old Harmony/Main Access to Harmony Ridge (stop sign) NB LT/RT A `"' A WB LT A A Old Harmony/West Access to Harmony Ridge (stop sign) NB LT/RT A A WB LT A A ( ) Level of service with Taft Hill -Road as a four lane. TABLE 3 1997 Peak Hour Operation Level of Service Intersection AM PM Taft Hill/Old Harmony (stop sign) WB LT F F WB RT B B SB LT B B Old Harmony/New Harmony (stop sign) SB LT D C SB RT A A EB LT A ...A Old Harmony/Main Access to Harmony Ridge (stop sign) NB LT/RT B B WB LT A A TABLE 4 2000 Peak Hour Operation Level of Service Intersection AM PM Taft Hill/Old Harmony (stop sign) WB LT C C WB RT A A SB LT A A New Harmony/Old Harmony/Seneca (stop sign) NB LT/T C C NB RT A A SB LT/T C C SB RT A A EB.LT A A WB LT A A Old Harmony/Main Access to Harmony Ridge (stop sign) NB LT/RT A A WB LT A A IV. TRAFFIC IMPACTS AND ANALYSIS Signal Warrants As a matter of policy, traffic signals are not installed at any location unless warrants are met according to the Manual on Uniform Traffic Control Devices. Based upon the forecasted traffic volumes, it appears that the key intersections will not meet peak hour signal warrants. Operation Analysis Capacity analyses were performed on the key intersections in the vicinity of Harmony Ridge for both the short range (1997 and 2000) and long range (2015) traffic conditions. Using the traffic volumes shown in Figure 9, the key intersections operate in the short range future, with Harmony Ridge, as indicated in Table 3. Calculation forms for these analyses are provided in Appendix D. With existing stop sign 'control, the left -turn exits from Old Harmony Road to Taft Hill Road during the peak hours operate at level of service F, similar to the way they do today. Operation at the other intersections will be acceptable. Using the traffic volumes shown in Figure 10, the key intersections operate in the short range future (2000) as indicated in Table 4. Calculation forms are provided in Appendix E. With New Harmony Road connected to Taft Hill Road at CR38E, the traffic volumes at the Taft Hill/Old Harmony intersection are reduced significantly. Operation at all of the key intersections will be acceptable. New Harmony Road will be a four lane street plus appropriate turn lanes. The technique for --the level of service calculation was modified to account for two lane approaches on the major street (New Harmony Road). The modification entailed factoring the through volume by 0.6 to account for uneven distribution in the approach lanes. This technique was field verified and discussed with the chairman of the Transportation Research Board Committee of Highway Capacity. Using the traffic volumes shown in Figure 11, the key intersections operate in the long range future (2015) as indicated in Table 5. Calculation forms are provided in Appendix F. Operation will be acceptable, except for a few minor street left turns at intersections along arterial streets. Taft Hill Road, west of Harmony Ridge, is on the threshold volume of requiring a four lane facility. As a four lane, the minor street left turns from Old Harmony Road are at level of service C, due to the modification to the analysis technique. The site access intersections operate acceptably. Old Harmony Road, between Taft Hill. Road and New Harmony Road should have a two lane cross 5 J J_ F- L. LO co 1i Ioncc �- 75/80 f 120 140 OLD r 95/165 �— 75,�75 40-10 45 HARMONY /—15/55 185/185 - 10/30 -� �j r 220/175 - 0o I I 10/35 -� I 1 N inn N o0 O t f ^ M d M LO LO vvw a vw W .. .. _ a a 5 PEAK HOUR TRAFFIC 61 AM / PM Rounded to the Nearest 5 Vehicles. Figure 11 Q H L 0 CN u' 'n 40/50 60/50 00 � rn OLD — 75/15 HARMONY 1%5 135/120 I 5/25 — Ln o LO Ln rn Q W U a tlf4_ 1pU� �s 60/ySS60 "ZI AM / PM Rounded to the Nearest 5 Vehicles. 2000 PEAK HOUR TRAFFIC Figure 10 J_ F-� U. Q F- ImLo rntn cc 205/343 46/42 fI Drl orl M N ti e*� 0 _.. , j OLD f 243/381 �' ^ 65/170 HARMONY /� 2/7 �— 155/318 563/396 — 95/80 1 /8 --,4 475 319 — / \� 00r- N Z. r �U C� Q AM/PM 1997 PEAK HOUR TRAFFIC Figure 9 n ig OLD h� HARMONY S/3a ti 4/21 rl ,^ N N Z Cc Q W �U U Q AM / PM SITE • GENERATED TRAFFIC, PHASE 1 ._. Figure 7 —------------------------- ---------------------------------------------------- tiq ti� N J _J U. Q F- �- 33/17 7/4 �— 9/45 6/28 --,,V4� ) r to n 4 A c/�� N co Co LU LU OLD HARMONY 4/19 3/12 —� �n o N � . co cn Z (n aW �U U Q AM/PM SITE GENERATED TRAFFIC, PHASE 2 Figure 8 N TRIP DISTRIBUTIPN Figure 5 N J x H U. F r 7/3 r CD HARMONY ROAD 1 /a 2/7 AM / PM 1997 SITE GENERATED TRAFFIC (40 D.U.) Figure 6 Trip Distribution Directional distributions were determined for the land uses considered in this study. This distribution considered trip attractions in the Fort Collins area, and existing travel patterns in the area. The trip distribution used in subsequent analyses is shown in Figure 5. Background Traffic Background traffic is defined as the traffic that .is and/or will be on the area streets that isnot related to:.the proposed development. Future analysis years were 1997 and,_..2000 (short range) and 2015 (long range). This is a developing -area of Fort Collins and, as such, the traffic increases are larg.e.ly dependent upon land development. Background. traffic was-1 increased incrementally by 2.5 percent' 'per year at the Harmony/Taft Hill intersection for the short range futures. traffic an the -north leg of New Harmony Road was increased based upon continued development of the Arapahoe Farm. By.or before the year 2000, it is expected that the New Harmony Road connection to Taft Hill Road would be made. To account for this, 90 percent of the southbound-_left turns and the westbound right turns at the Old Harmony/Taft Hill intersection were reassigned to New Harmony Road_ with appropriate increases in the background traffic. _ Trip Assignment Trip assignment is how the generated and distributed trips are expected to be loaded on the street system. The assigned.trips are the resultant of the trip distribution process. Figures946, 7, and 8 show the assignment of ..the generated trips frorffthe uses considered in this study. The Figure 6 assignment assumes the existing street system with a portion of Phase 1 of Harmony Ridge. The Figure 7 and 8 assignments are for Phases 1 and 2, respectively, of Harmony Ridge after the New -Harmony Road is connected to Taft Hill Road. Figure 9 shows the morning and afternoon peak hour traffic using 40 dwelling units of Phase 1 (Figure 6) of Harmony Ridge plus background traffic in the short range future (1997). Figure 9 reflects a street system as it exists today. Figure 10 shows the morning and afternoon peak hour traffic in the year 2000 short range future with development and occupancy of Phase 1 of Harmony Ridge. Figure 11 shows the morning and afternoon peak hour traffic in the long range future (2015). 4 TABLE 2 Trip Generation Daily Land Use Trips Phase 1 Single Family - 21,DU Zero Lot Line - 28 DU Townhome - 85 DU Subtotal Phase 2 Townhome - 138 DU 200 170 500 870 810 A.M. Peak P.M. Peak Trips Trips Trips Trips in out in out 4 2 6 12 12 10 31 53 10 50 50 . 22 103 1.05. 7 5 16 28 26 54 4 47 No SCALE Woe t � ..�..�.. _ 'rr / �rr Phase One Main Access of cc Access Phase T-wo , i10 w l t Q) SOUTH TAFT _HILL ROAD . L--- ---- — — =— SITE PLAN Figure 4 TABLE 1 1995 Peak Hour Operation Level of Service AM PM Taft Hill/old Harmony (stop sign) WB LT F WB RT A. SB LT B Old Harmony/New Harmony (stop sign) SB LT C SB RT A EB IT A. E B B C A -A 0 J J_ 2 LL r-o UD to rl n 169/305 �-- 37/30 �co N Lo OLD co to 32/55 HARMONY ) �—.-142/294 65 48 —1 442/280 SYNTHESIZED / AM / PM 1995 PEAK HOUR- TRAFFIC Figure 3 Existing Traffic Morning and afternoon peak hour traffic data was obtained on September 12, 1995 at the Harmony/Taft Hill intersection. The peak hour turning movements are shown in Figure 3. Raw traffic data is presented in Appendix A. Peak hour data collected in 1993 was used to synthesize 1995 counts at the New Harmony/Old Harmony intersection. These are also shown in Figure 3. Existing Operation Using the traffic volumes shown in Figure 3 and the existing control, the key intersections operate as indicated in Table 1. Calculation forms for these analyses are provided- in Appendix B. Appendix C. describes level -of service . for:.r."unsignalized, intersections as provided, -in the 1994 Highway Capacity Manual. Minor street left turns operate at level of service E'and F during the analyzed hours at the Taft Hill/Old Harmony_.intersection. Acceptable level of service is defined as level of"Vs`ervice D or better. There is little that can be done to improve -this operation short of signalization, which is not warranted. This type of operation is normal for minor street left turns a -long arterial streets. The movements at the Old Harmony/New Harmony intersection operate acceptably., III. PROPOSED DEVELOPMENT Harmony Ridge is a residential development proposed south of Harmony Road.and east of Taft Hill Road in Fort Collins. Figure 4 shows a schematic of the site plan of Harmony Ridge. Trip Generation Trip generation is important in considering the impact of a development such as this upon the existing and proposed street system. A compilation of trip generation information was prepared by the Institute of Transportation Engineers and is presented in Trip Generation, 5th Edition. This document was used to estimate the daily and peak hour vehicle trips generated by Harmony Ridge. The land use codes from Trip Generation, 5th Edition were Single - Family Detached Housing (210) and Residential Condominium/Townhouse (230). Table 2 shows the daily and peak hour traffic from the various land use types with Harmony Ridge. A vehicle trip is defined as a one-way vehicle movement from a point of origin to a point of destination. 3 v r4 W O on A& N NO SCALE Roads The primary streets near Harmony Ridge are Harmony Road and Taft Hill Road. Figure 2 shows a schematic of the street system in this area. Harmony Road is adjacent to Harmony Ridge on the north. It is an east -west street designated as an arterial on the Fort Collins Master Street Plan. Its existing cross section, in this area, has one 12 foot lane in each direction. Just east of the proposed main access to Harmony Ridge, "New" Harmony Road turns to the north. New Harmony Road will connect to Taft Hill Road at the-CR38E intersection. This connection will be made as a function of the. continuing development of Arapahoe Farms- (also known as Woodridge PUD). The status of the existing 1800+ feet of'HarmonyRoad, east of Taft Hill Road, is unknown. Conversations-,w:i:th City staff Indicated that it would .be vacated -and Seneca- -Street would,_,. be extended to connect to Taft Hill Road, some distance south of the existing Harmony/Taft HU71. intersection. The _pr-o.posed Harmony Ridge site layout would preclude extension of Seneca Street south -of Harmony Road. The Fort Collins Natural Resources -Department has indicated to Positive Environments, Inc. that they would not like a- road to :cross the Cathy ,Fromme Prairie. ..`°,However, City engineering and planning staff have indicated that some type of connection to. Taft Hill Road is positive. .If extension of Seneca Street is precluded by Harmony Ridge and the Cathy Fromme Prairie, then the existing 1800+ feet of Harmony Road, east of Taft Hill Road, will be part of that connection. This short segment of Harmony Road (referred to as "Old Harmony Road" in this study) will not be an arterial street. It would likely have a two lane cross section. It would also be positive if the Taft Hill/Old Harmony intersection. could be moved south of the existing" intersection, which is on a grader Details on the connection-to`•Taft Hill Road and to New Harmony Road should be explored further. in the planning review process. For analysis purposes, it was assumed that Old Harmony Road would connect to New Harmony Road across from Seneca Street, ,and that Old Harmony Road would connect to Taft Hill Road at a T intersection at a yet unknown location. It was further assumed that the two proposed accesses to Harmony Ridge would be stop sign controlled T intersections with Old Harmony Road. Taft Hill Road is a north -south street designated as an arterial on the Fort Collins Master Street Plan. West of Harmony Ridge, it has a two lane cross section. It provides for inter -city 'r travel between Fort Collins and Loveland. 2 G� f } Par ,� r...� uoi5 9EJ Po p 1 / v r1 - 1 W` III 1 17 0 AD T LI I l I s DN{VAR i !r ,• ��jllil " Il { ) ♦ �1 �''ti < u i 1• �' M11: s-1 I If \ ,� 065 /544 -6e . 1111 C � r I ' :r Hughes 1 _•`r >`IAi7jr� YI .Y — Stadium -- n Y 1\ 21 y I I I Y �GraPt- -= !Theatrt� r w x C Dixon Canyon `'1 I o Dam , ' l„• 1 r t t takes ',1.11 _ r I l I l� w'I vll' ��, � �i }• k �t � r Y 1 Ali , p ,V I \\ Morr h ;I o OmeS •9 579 1765 Iss9 1549 .. altyo al�Ij Il�ur1, D )a Lake I`I • _I�1=/�1 id a _ t. <99/ s , Spring 1 Canyonull,,'• "`z '•�Gravel Dar ,', _�I I I Pit f Me Clellands ' H�RMO' IY' _ ROAR. Qbo fin. HARMONY S RIDGE _---- ,- I .iu`; �. �s� I ' it \ y-/ ��) 1, '__ Ilyi(II `I�,I I � t• I _1 'i:_\I ��� /5215goo �J; � • Bf 11 I t l ..�..3j;.. AI� Ip I � ire ot'b i� � LIr 11 ' I!), I 1 I� i �`�� _ ' �% ''��! r .,, i I ,. 1498 / 1 1 n Tt�lby :�i,9 1% 1 I I lu 11 IF ____�.nC.UIel' l: NO SCALE SITE LOCATION Figure 1 HARMONY RIDGE SITE ACCESS.STUDY _ FORT COLLINS, COLORADO SEPTEMBER 1995 Prepared for: Positive Environments Inc. P.O. Box 98 Fort Collins, CO 80522 Prepared by: MATTHEW J. DELICH, P.E. 3413 Banyan Avenue Loveland, CO 80538 Phone: 970-669-2061 FAX: 970-669-5034 I a a i mil C (TRACT ONEI _ -- PHASE'1' 0 RUSF. pNY. � �I oavraml* rw�m��a 1. \ nacrnmd J FLOUR vxagswn cwnlyYlaar`[r{lawNlA m wm/ l I NUMXSTU11Uf _OvERALL srrE PI.AN,- �v I l r ti 1 I' I / 6 - I• A a M q \ e a ITRACTS THREE & FOUR] PROPOSED CATHYFROMME PRAIRIE I 3 `�` I wn.n[.�rrrrrr ` i S�Yr�._r.(rY_rYrrwa `�Y ``C� fr I �wwrrrFrr_._.rrvwr LO .-- �.wrr-�Yrrr�Y.r Lr---Yrrr.rrNrrrrrr 'I � ` a I �rr.rrrwrw.rrwr. � I i Ytiro_w.rrr_rrr_� �\ i � rya `wWa.r(rr..rws+r S W rv.rerrr~YY l Lo_ ..►raw-... �. I � II � D t r '. i '_ k I mmry rucvunaanualvo II I ( /'/Ir \.[` J ovouiu[fvTv rwuansnarulnurl•v1 ir �► � ararraa.r..rrlYN) R \ � L i.mu.coa .A - �, va�rraw 1 _ i w..r..la.lwrl O(Rdfi >Q(IING XI, NRTNffi\ SITE DEVEIAPMEM' PLAN S � 4CVE 1•IW � g. g r Ov..rllr.i. HARMONY RIDGEtoiercoLum _ 0 POSITIVE ENVIRONMENTS INC. 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Box 98 • Fort Collins, Colorado 80522 +r.rq•+r Y..r M....r�.r.r w v.nw m w.wy�Yaw i•Ywaiw.a.rrl �n�u wm�masd~"t rc �rir. �' wArturgrrq vuovaa•awmwlwn — •uo s awnm wwrtw nn1•caam rn nvw...✓......r,r-. �.. � /•-Iwiery �r YiY•rr� wa..rMa�ma TO. u..araa�rw......,wnwu.r�� YU11A{11414�•r••YrwRwYY HARMONY RIDGE * PUD PHASE ONE PRELIMINARY P \-71 e e n POND I * MOUNTAIN & WATER FEATURE LOOKING S.W. FROM SENECA CONNECTION rl,llF j6d � x 5A494ii 'D' 1/IP i V 10 POSITIVE ENVIRONMENTS INC. ARCHITECTURE • PLANNING 970-482E312 • P.O Box 98 • Fort CoWs, Colorado 80522 F� wean 1a�— fLTItlY 'L mr-1•.r I i CATHY FROMME PRAIRIE VIEW dr..----4r - '-'-519tEF:[IriEVA'170N 6 1/8�e 1'-0" _ J ys x� A — 4 Y yw�pe�m muNexo AJAVI END ELEVATION r� •qn gM i� 2 4= � �� 'i .�� I� R' ern eG n INTERIOR STREET PERSPECTIVE VIEW t HARMONY RIDGE ' PUD "..,, VPOSITIVE ENV/RONMENTS INC. ARCHITECTURE • PLANNING 303-482-6312 • P.O Box 98 • Fort Collins, Colorado 80522 i 1 i LANDSCAPING PLAN — D>D sy .4�Pu// 1 {-•Vl. 1 d N'W�\6n• tNl rrv.rermi'A `• a.un + .• 1� I � 1 �..•.ITn• . in.ara I y b run u.w• w.ur �.IHI- 1. HILL 0 HL It k `HHHHHH,IHI LANDSCAPING NOTES: ®�• log �u.0 i Rw. no, °..o...r.n,..la .°. n.ri�,m�n,o.,.nn,o,°.mm w / :." HIM,n u,.,; .. SCALE• 30' I'•........•...a.n.......................�.._.....,....M_.. I / ' PMIAVE ENVIMWMEN71 INC. ` PLANNOW omwaaau ,l}9oa Ge • Wt Coons, Colorado soM q HARMONY RIDGE * PUD PHASE ONE LANDSCAPE MAN MS No Text No Text ^. ---------------------- ®1 N �p1 I i' e w + � • � a VG TZ Vs p r e ++ i t Y, I 1 A ii it h uw it urr i i 4 g \ N " � �' a �' �.. 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'•r �- '�r �i ) --'+\ - eem�.,_"w...s�ru� • +_r►Iw_. .�. iu I`YC.IYIOY,n'1 "Ii.t]C4.,' y '• ,'I Vs irr..•+._....rrvn..r.r._.w.nwr.,r.nr m —.1=1 ,(� ..—.,. n._�rew.waer r.rl.awmer u n ur ..anrr.«r..wr.r�.n.rw+n 1 vmn�wn �r HARMONY ��Z1DGE-`- r,l• urrr...ronranu.r.r.r "�cA /� J� c.e.Nar_..�r.....�..�.a�...w-..w r.n......"."i"r:cwwnmru'.m"n..an".wu"'�1'u"ina• - _ -� mAm♦v♦aor w,ylwr�.r_L rr �". ,...�........ �- � �� � —. 6°--—,wYvw�rlvm �-''. «vu.wr�urr�a._.yr � � _•�— .meow mmxrwr a.r ov mmrn. rorbellAa. ors .olv aaevu.mxxwwe,rre .uo 'NL�4YmeYll.i YL♦AepLNplp 1 I �` fA1M111Ym1 PROPERTY OWNERS I EF A STARK a G D MCGARVEY 1803 NORTH GARELF1 Q I A)VELAND COLORADO 0 POSITIVE F.NVIWNMEN73 INC. ARCHITECT RE - PLANNING 970482-4312 - P.O. Box 98 - Fort Collm, Colorado 80522 VICINITY MAP 07/15/97 #49-9513 HARMONY RIDGE P.U.D. PHASE 1 FINAL (LDGS) 1"=600' �i terrain which allows for a smooth and direct connection to the Cathy Fromme Prairie Natural Area trail, thus helping to minimize the establishment of informal trail connections by local residents. Staff is recommending a condition of approval on the Harmony Ridge PUD, Phase One - Final that states: Prior to the issuance of any building permits for this development, the developer shall provide a public, handicapped accessible bicycle/pedestrian trail, with easement, from the east side of Morning Dove Lane to the south property line at a location near the west end of the proposed dam for Pond 6, as shown on the Harmony Ridge PUD, Phase One - Final Site Plan. The exact alignment and design of the trail must be finalized prior to filing the PUD documents. Sufficient signage and markings to identify the trail as a public access must be provided. City of Fort Collins Commu...ry Planning and Environmental _ — rvices Current Planning MEMORANDUM To: Gwen Bell, Chairperson Planning and Zoning Board members From: Steve Olt, Project Planner Re: Harmony Ridge PUD, Phase One - Final - #49-95B Date: May 7, 1998 The Harmony Ridge Overall Development Plan (ODP) and Phase One, Preliminary Plan were approved by the Planning and Zoning Board on September 23, 1996. On the ODP the applicant presented a "bicycle path connection" to the south, presumably to cross the Trilby Lateral and a portion of the proposed Cathy Fromme Prairie and connect to the City's future bicycle/pedestrian trail in the natural area. The location of the path on the Harmony Ridge site was in (future) Phase Two of the ODP. This location was shown schematically and somewhat arbitrarily. The Phase One, Preliminary Plan does not show a physical trail location but contains a statement that says: "Future bicycle path provisions shall be made to connect to the City trail system at one point each on the East, West and South. These connections will be made when 50% of the residences are occupied." The City has since acquired the property to the south of the Harmony Ridge developable area and is in the process of constructing the bicycle/pedestrian trail in the Cathy Fromme Prairie Natural Area. City staff has determined that the appropriate location for a public trail access from the Harmony Ridge development to the City trail is from the east side of Morning Dove Lane (across from the four-plex building on Lot 21) down to the west end of the proposed dam for Pond 6 on the Harmony Ridge PUD, Phase One - Final plan, which currently shows a trail for Trilby Lateral Ditch Company Access only in this location. This location is most desirable in that it will provide trail access at a point nearest to an intermediate point approximately '/2 mile from both the South Shields Street and South Taft Hill Road trailheads, and will provide a direct linkage for persons living in the square mile to the north of the project site. The chosen desired location also assures that a connection is made in association with the development of Phase One of the Harmony Ridge project and utilizes 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 City of Fort Collins Commu.._ry Planning and Environmental rvices Current Planning MEMORANDUM To: Gwen Bell, Chairperson Planning and Zoning Board members From: Steve Olt, Project Planner Re: Harmony Ridge PUD, Phase One - Final - #49-95B Date: May 7, 1998 The developers of the Harmony Ridge PUD and the Overlook Convenience Center @ Arapahoe Farm PUD are continuing to work towards an equitable solution for both parties regarding the necessary right-of-way for the Seneca Street extension through the convenience center property south of "new" West Harmony Road. The details are being worked out and it would appear that an agreement to enable the right-of-way dedication is forthcoming in the near future. This is one remaining issue for the Harmony Ridge PUD, Phase One - Final. Staff has determined that the item may be brought before the Planning and Zoning Board at this time and is recommending that the following condition be placed on a final approval: Street right-of-way at a width of 58 feet for the Seneca Street extension from "new" West Harmony Road south across the Overlook Convenience Center property into the Harmony Ridge PUD must be dedicated to and accepted by the City prior to the filing/recording of the plat, utility plans, and other PUD documents and/or the issuance of any building permits for this development. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 Harmony Ridge PUD, Phase One - Final, #49-9513 June 4, 1998 P & Z Meeting Page 9 FINDINGS OF FACT/CONCLUSIONS: In evaluating the request for the Harmony Ridge PUD, Phase One - Preliminary, staff makes the following findings of fact: It is in conformance with the approved Harmony Ridge PUD, Phase One - Preliminary. The six conditions of preliminary PUD approval have been addressed and have been met. The property is in the Residential Neighborhood Sign District. All signage for this development is subject to the strict interpretation and requirements of the City Sign Code. RECOMMENDATION: Staff is recommending approval of the Harmony Ridge PUD, Phase One - Final - #49- 95B. Harmony Ridge PUD, Phase One - Final, #49-95B June 4, 1998 P & Z Meeting Page 8 The necessary easements were recorded in Larimer County and provided to the City with the final PUD documentation. The easements are identified on the utility plans and the reception number in the County Clerk and Recorder's office for the easements is referenced on those plans. Staff considers this condition of preliminary PUD approval to have been addressed and met. 6. Resource Protection: The southerly 141.4 acres of the property making up the approved Harmony Ridge Overall Development Plan were purchased by the City's Natural Resources Department in 1997 and added to the existing Cathy Fromme Prairie Natural Area. The Natural Resources Division had concerns regarding the appearance of the proposed residential uses on the views from and user experience within the adjacent Cathy Fromme Prairie Natural Area, which would also encompass views from motorists driving along South Taft Hill Road. They were concerned that this project should be designed with consideration given to color, architectural design, building mass and height, site layout, transition zones, and landscaping to assure that the project is compatible with the neighborhood and in conformance with All Development Neighborhood Compatibility Criteria A-2.3 Natural Features and A-2.7 Architecture of the LDGS. The materials submitted to the City for review with the preliminary PUD provided sufficient information to determine that the proposed project meets these criteria. A condition placed on the preliminary PUD approval, regarding the review documentation and conformance to the All Development Criteria, stated that: - The layout and density of this development may have to change based on evaluation of a street width variance request, the configuration and design of the street intersections both on -site and off -site at "old" and "new" Harmony Roads (All Development Criterion A-3.2), and the information regarding views, building mass, transition zones, and site layout (All Development Criteria A-2.3 and A-2.7). The ultimate layout and density for the Harmony Ridge PUD, Phase One will be determined at time of final PUD review and approval. The final PUD plan is in substantial conformance with the approved preliminary PUD. The proposed townhome buildings are consistent with the information that was submitted during the preliminary PUD review. The street layout has not changed to any extent that will modify the building placement or density of the project. Staff considers the condition of preliminary PUD approval to have been addressed and met. Harmony Ridge PUD, Phase One - Final, #49-95B June 4, 1998 P & Z Meeting Page 7 At time of submittal of final PUD documents the developer must provide design for the stormwater conveyance channels and structures from the Harmony Ridge PUD to the Burns Tributary to the south. Upon review it will be determined if the design adequately addresses the Stormwater Utility's requirements and meets the requirements as set forth in All Development Criterion A-1.9 in the LDGS. The runoff generated by the development shall be routed through water quality (treatment) sedimentation ponds prior to being released into the potential natural area acquisition property. Such ponds shall be designed in accordance with Volume 3 of the UDFC District's "Drainage Criteria Manual" or other industry "Best Management Practices" standard and shall comply with the City of Fort Collins design criteria and standards. Any downstream discharge from these ponds into the potential natural area shall be designed to minimize potential channel instability and shall take into account the bicycle trail crossings of the drainage channels. The stabilizing measures could include both structural and non-structural (vegetative and bio-technical) measures. All of these measures shall be reviewed and approved by the Natural Resources Division, from a technical and aesthetic standpoint, and by the Stormwater Utility, for conformance with drainage design criteria, prior to Planning and Zoning Board approval of the final PUD. The required information was submitted to the City for review with the final PUD documentation. The storm drainage facilities, as proposed, are workable and they are currently being reviewed for final design "fine tuning". The final PUD plans will not be filed until the utility plans and development agreement are approved and signed by the Stormwater Utility and Natural Resources Department. Staff considers this condition of preliminary PUD approval to have been addressed and met. Off -site drainage easements into and through the Cathy Fromme Prairie Natural Area are necessary to allow the stormwater from the Harmony Ridge PUD to pass across the natural area into the Burns Tributary. A condition was placed on the preliminary PUD approval that stated: - Letters of intent for necessary off -site drainage easements, to allow the stormwater from Harmony Ridge PUD to pass across the natural area (including the Cathy Fromme Prairie) into the Burns Tributary, must be provided at time of submittal of the final PUD documents. The actual easement agreements must be provided to the City by the plan revision due date for the final PUD review. The easement agreements must be accepted by the Stormwater Utility prior to Planning and Zoning Board approval of the final PUD. Harmony Ridge PUD, Phase One - Final, #49-95B June 4, 1998 P & Z Meeting Page 6 - A new traffic study be submitted that includes the impact of Registry Ridge, the impact of the expansion of the Front Range College and shows possible improvements and time line for the Harmony and Shields intersection and the level of service given nothing is done for 5 and 10 years. Mr. Matt Delich, the applicant's traffic engineer, has submitted a supplemental Traffic Impact Analysis for the Harmony Ridge Development located at the intersection of West Harmony Road and Seneca Street. The supplemental study was in direct response to the Planning and Zoning Board's condition of preliminary PUD approval that directed the applicant to analyze the intersection of Harmony Road and South Shields Street in 5 and 10 year horizons, without any improvements to the intersection. The supplemental traffic study assumed a continued 3.5% annual increase in average daily traffic (adt), which is a conservative estimate. The actual P&Z Board condition specifically asked that the Front Range Community College expansion and the Registry Ridge PUD development traffic be included. However, the conservative growth estimate of 3.5% more than addresses the background traffic generated by the aforementioned development projects. The results of the analysis were not surprising. The City has known for some time that the intersection of South Shields Street and Harmony Road experiences occasional unacceptable levels of service. These levels of service deficiencies are due to incomplete geometry rather than the volume of traffic that enters the intersection. Eric Bracke, the City's Traffic Engineer, has reviewed the previous and supplemental traffic studies prepared for this project and finds that the amount of additional traffic added to this intersection as a result of the Harmony Ridge PUD development is insignificant. From a traffic engineering perspective, Mr. Bracke does not have any issues with allowing the project to continue to final PUD approval. 5. Storm Drainage: The existing Trilby Ditch Lateral assumes the south boundary of this phase of development. Harmony Ridge PUD is not allowed to release any of its surface stormwater into this ditch. The stormwater will have to be conveyed under the ditch and the conveyance channels will contain very steep drops from the development down to the Burns Tributary. Erosion control devices will be built into these channels. At the time of preliminary PUD review it was not demonstrated that All Development Criterion A-1.9 Water Quality of the LDGS could be adequately addressed with the information provided to the City for review. A condition was placed on the preliminary PUD approval that stated: Harmony Ridge PUD, Phase One - Final, #49-9513 June 4, 1998 P & Z Meeting Page 5 At the time of final PUD submittal the developer must provide designs for the intersection of "old" Harmony Road with the Harmony Ridge PUD entry and the intersection of "old" Harmony Road with "new" Harmony Road. The designs must meet All Development Criterion A-3.2 of the LDGS and the criteria in the City's Street Design Standards prior to recording the PUD plans. Several aspects of the proposed internal street network do not meet City Design Criteria and Standards for Streets, including required tangent length at intersections and required approach grades at intersections. A letter requesting variances from these design standards was submitted to the Engineering department. Upon reviewing the variance requests, it was determined that several of the proposed street intersections not meeting City standards would not operate at safety levels acceptable to the City, therefore the variance requests at these intersections were denied by the Director of Engineering. Rather than substantially redesigning the site layout, the developer has opted to designate the streets not meeting City standards as private drives. The utility plans are being revised to reflect the most recent changes and will be resubmitted to the City for further review. Because the streets designated as private drives in the Harmony Ridge PUD, Phase One do not meet City design criteria, they shall be privately owned and maintained by the developer or a Homeowner's Association. The designated private drives will not be dedicated to and accepted by the City as public streets with approval of the final PUD. The design for the off -site intersection of a Seneca Street extension with "new" Harmony Road and the intersection of "old" Harmony Road with the entry street into the Harmony Ridge PUD (Seneca Street) was to be submitted with the final PUD. The intersection designs have been submitted to the City and reviewed by the Engineering and Transportation Departments. The intersections, as proposed, are workable and they are currently being reviewed for final design "fine tuning". The final PUD plans will not be filed until the utility plans and development agreement are approved and signed by the appropriate City departments. Staff considers that the two aforementioned conditions of preliminary PUD approval have been addressed and met. In addition, a condition relating to the need for a new traffic study was placed on the approval of the preliminary PUD by the Board at the public hearing. This condition stated that: Harmony Ridge PUD, Phase One - Final, #49-95B June 4, 1998 P & Z Meeting Page 4 Parking: The overall parking provisions in the development are considered to be adequate for the proposed residential uses. All 15 single family homes will provide for off-street parking in garages and driveways. Each dwelling unit in the townhome (multi -family) area will have a two -car garage (230 covered parking spaces) and there will be 80 uncovered off-street, common parking spaces distributed throughout this area. Total parking for the townhomes will be 310 spaces. This is a ratio of 2.70 spaces per dwelling unit. There will be a mix of 2-, 3-, and 4-bedroom dwelling units in this portion of the development, requiring between 1.75 and 2.5 parking spaces per dwelling unit. Signage: The property is in the Residential Neighborhood Sign District and all proposed signage is subject to the requirements of the City Sign Code that is administered by the Zoning Department. This District is more restrictive than other more commercially oriented Districts. 4. Transportation/Engineering: Phase One of the Harmony Ridge PUD will be accessed from the proposed extension of Seneca Street (a collector street) south of "new" West Harmony Road and a private drive connecting with West Harmony Road near the northeast corner of the property, both of which would connect to an internal local street network within the development. A future third point of access would be from the vacant property to the west when it develops. Some streets within the development will be dedicated public streets and some will be private streets. No streets will be continued south from the development through the Cathy Fromme Prairie Natural Area. At the time of review and approval of the Harmony Ridge PUD, Phase One - Preliminary, All Development Criterion A-3.2 Design Standards of the LDGS had not been adequately addressed with the information provided to the City for review. Since both the designs of the intersections and the ultimate internal street widths could affect the final layout and density of this project, two conditions were placed on the preliminary PUD approval. The conditions stated that: At the time of final PUD submittal the developer must provide a request for a variance to the City's Street Design Standards to allow some of the internal local streets to be narrower than the minimum 36' width. The request must be approved by the Director of Engineering prior to recording the PUD plans. Harmony Ridge PUD, Phase One - Final, #49-95B June 4, 1998 P & Z Meeting Page 3 3. Design: Architecture: The building massing in the townhome (multi -family) area will be comprised of 4-plexes, 5-plexes, and 6-plexes, with a maximum of 36' in height (excluding chimneys). The average horizontal length of a building will range from 90' to 130', dependent on the number of dwelling units contained. A minimum of 50' horizontal distance will be maintained between any two townhome buildings along the ridgeline above the Cathy Fromme Prairie Natural Area (units 69 - 72 and 90 - 115), on the south and west sides of Dusty Sage Drive and Dusty Sage Loop. Building materials will be wood siding with stone facing/brick facing on the chimneys and as accent materials on the facades. The roofing material will be lightweight concrete roof tile. Building exterior colors will be medium to dark natural earth tones. Landscaping: The proposed landscaping on the final PUD plan provides for a mix of deciduous and evergreen trees and shrubs. Consideration is being given for use of native plant materials in areas where they are deemed to be appropriate. All landscaping in common green space areas and in the street rights -of -way will be maintained by the Harmony Ridge Homeowners Association. Solar Orientation Ordinance: There are 7 out of the total of 15 single family lots on the final PUD that are subject to the City's adopted Solar Orientation Ordinance that requires a minimum of 65% of all single family and two-family lots comply with the ordinance, and 6 of them meet the intent of the ordinance (6 of 7 = 86%). With the preliminary PUD there were 15 out of a total of 23 single family and zero lot line (patio -style homes) lots that were subject to the Solar Orientation Ordinance. A total of 2 of the lots met the intent of the ordinance (2 of 15 = 13%). With the approval of the preliminary PUD, the Planning and Zoning Board granted a variance to the 65% requirement based on the configuration and topography of the single family portion of the development. Harmony Ridge PUD, Phase One - Final, #49-95B June 4, 1998 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: RL, LMN; existing single family and townhome residential (Overlook @ Woodridge, Arapahoe Farm Townhomes); future neighborhood convenience shopping center (Arapahoe Farm ODP) S: POL; existing public natural area (Cathy Fromme Prairie) E: UE; existing single family residential (the Ridge PUD) W: LMN, POL; vacant, existing public natural area (Cathy Fromme Prairie) The property was annexed into the City with the Harmony - Taft Hill Annexation in January, 1989. The Harmony Ridge ODP was approved by the Planning and Zoning Board on September 23, 1996 for 252 residential dwelling units on 45.47 acres and a potential public natural/open space area on the southerly 141.40 acres. The property is a total of 186.87 acres in size. The City Natural Resources Department has since purchased the aforementioned southerly 141.4 acres of the Harmony Ridge ODP and has added it to the Cathy Fromme Prairie Natural Area. The Harmony Ridge PUD, Phase One - Preliminary was approved by the Planning and Zoning Board on September 23, 1996 for 129 residential dwelling units (23 single family lots and 106 townhome units) on 31.37 acres. 2. Land Use: This is a request for final PUD approval for 130 residential dwelling units on 29.00 acres. The various residential areas will consist of 15 single family residential lots and 115 townhome dwelling units. The gross residential density is 4.48 dwelling units per acre. The final PUD is in conformance with the approved Harmony Ridge PUD, Phase One - Preliminary. ITEM NO. __,e MEETING DATE STAFF Steve Olt f7 ?/� Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Harmony Ridge PUD, Phase One - Final - #49-95B APPLICANT: Joe Vansant Positive Environments Inc. P.O. Box 98 Fort Collins, CO. 80522 OWNER: G. D. McGarvey Lee A. Stark 1803 North Garfield Loveland. CO. PROJECT DESCRIPTION: This is a request for final planned unit development (PUD) approval for 130 residential dwelling units on 29.00 acres. The property is located south of the existing 'old" West Harmony Road, south of the Overlook at Woodridge (Filing One) and the Arapahoe Farm Townhomes, west of the Ridge PUD, and north and east of the Cathy Fromme Natural Area. It is zoned LMN - Low Density Mixed Use Neighborhood. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This request for final PUD approval: is in conformance with the Harmony Ridge PUD, Phase One - Preliminary; addresses the six conditions of preliminary PUD approval; is in the Residential Neighborhood Sign District. All signage for this development is subject to the strict interpretation and requirements of the City Sign Code. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT