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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 intersections.
- 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.
P,
TABLE 5
2015 Peak Hour Operation
Intersection
Taft Hill/Old Harmony (stop sign)
WB LT
WB RT
SB LT
New Harmony/Old Harmony/Seneca (stop sign)
NB LT/T
NB RT
SB LT/T
SB RT
EB LT
WB LT
Old Harmony/Main Access to Harmony Ridge
(stop sign)
NB LT/RT
WB LT
Old Harmony/West Access to Harmony Ridge
(stop sign)
Level of Service
AM PM
D (C) E (C)
A (A) B (A)
A (A) B (A)
D
B
F
A
A
B
A
A
NB LT/RT A
WB LT A
( ) Level of service with Taft Hill Road as a four lane.
0
E
A
F
A
B
A
A
A
A
A
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
p
A
A
TABLE 4
2000 Peak Hour Operation
Level of Service
Intersection AM PM
Taft Hill/Old Harmony (stop sign)
WB LT
C
WB RT
A
SB LT
A
New Harmony/Old Harmony/Seneca (stop sign).
NB LT/T
C
NB RT
A
SB LT/T
C
SB RT
A
EB LT
A
WB LT
A
Old Harmony/Main Access to Harmony Ridge
(stop sign)
:.NB LT/RT
A
WB LT
A
C
A
A
C
A
C
A
A
A
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 oh 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
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Figure 9
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SITE GENERATED TRAFFIC, PHASE 1 Figure 7
--- -------------------------------
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Figure 8
9
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TRIP DISTRIBUTIQN Figure 5
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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 is not 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 largely dependent
upon land development. Background traffic was increased
incrementally by 2.5 percent per year at the Harmony/Taft Hill
intersection for the short range futures. Traffic on 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. Figures 6, 7, and
8 show the assignment of the generated trips from the 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
A.M.
Peak
P.M.
Peak
Land Use
Trips
Trips
Trips
Trips
Trips
in
out
in
out
Phase 1
Single Family - 21 DU
200
4
12
14
7
Zero Lot Line - 28 DU
170
2
10
10
5
Townhome - 85 DU
500
6
31
31
16
Subtotal
870
12
53
55
28
Phase 2
Townhome - 138 DU
810
10
50
50
26
TOTAL
1680
22
103
105
54
4 7
4`
NO SCALE
t
aof
'00ow••
i l
1) Phase One '
J
1,
,l
- = _ - . mmmm�
SOUTH TAFT HIL
------_-=_
SITE PLAN
Figure 4
TABLE 1
1995 Peak Hour Operation
Intersection
Taft Hill/Old Harmony (stop sign)
WB LT
WB RT
SB LT
Old Harmony/New Harmony (stop sign)
SB LT
SB RT
EB LT
Level of Service
AM PM
F
A
B
C
A
A.
E
B
B
C
A
A
o by ti
F
J .j�
J_
= Oyu
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Q
F—
rl / - L
.r v R--169/305 OLD co `n
�— 37/30 HARMONY —55
Al �— ia2/2s4\
65 48 —�
r-cc
442/280 -
rn
N 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 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 service 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 along 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.
53
m
W
0
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 Harmony Road, east
of Taft Hill Road, is unknown. Conversations with 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 Hill intersection. The proposed 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 grade. 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
travel between Fort Collins and Loveland.
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SITE LOCATION Figure I
I. INTRODUCTION
This traffic impact study addresses the capacity, geometric,
and control requirements at and near a proposed residential
development known hereinafter as Harmony Ridge. It is proposed to
be located east of Taft Hill Road and south of Harmony Road in Fort
Collins, Colorado.
During the course of the analysis, numerous contacts were made
with the project planning consultant (Positive Environments, Inc.),
the Fort Collins Planning Department, and the Fort Collins
Transportation Division. This study conforms with typical traffic
impact study guidelines. The study involved the following steps:
- Collect physical, traffic, and development data.
- Perform trip generation, trip distribution, and trip
assignment.
- Determine peak hour traffic volumes.
- Conduct capacity and operational level of service analyses on
key intersections.
- Analyze signal warrants.
Traffic studies for Arapahoe Farm, Stockbrige/Hountainridge, and
the Arapahoe Village Townhomes, and the "North Front Range Regional
'Transportation Plan" were reviewed as part of this analysis.
II. EXISTING CONDITIONS
The location of the Harmony Ridge site is shown in Figure 1.
Since the impact in the short range, as well as, the long range is
of concern, it is important that a thorough understanding of the
existing conditions be presented.
Land Use
In the recent past, the City of Fort Collins has tended to
grow predominantly to the south. This is evidenced by a number of
residential developments (e.g. Arapahoe Farms, Clarendon Hills) in
this area of Fort Collins. The center of Fort Collins lies to the
northeast of the Harmony Ridge site.
The adjacent land uses near the Harmony Ridge site are as
follows: 1) to the west and south is the proposed Cathy Fromme
Prairie; and 2) to the north and east are residential developments.
Harmony Ridge is intended to only connect to Harmony Road.
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
41. Comment: Try to avoid the north -south arterial on Seneca Street as it relates to Johnson
Elementary and Webber Junior High Schools.
42. Question: Would it be an advantage to you folks for us to put a convenience store in this
development?
Answer: No, it would not be desirable.
30. Comment: The City just did a study and told us that the Ridge PUD's drainage is
inadequate.
31. Comment: Higher density homes equates to renters and college students. What can you
do to prevent this?
32. Question: I am disappointed that we are only seeing your first phase of development.
What is the proposed uses for the remainder of the property? What will the
layout look like and where will it be accessed?
Answer: Phase Two is going to be townhomes at approximately 8 to 9 dwelling units
per acre on about 17 acres. The layout is yet undetermined and the access will
be from `old" Harmony Road.
33. Question: There are some market studies that have recently been done that indicate that
the City is becoming saturated with patio homes. How does that affect your
development?
Answer: We are proposing a limited number of the patio -style homes and feel that
there is still a market for them.
34. Comment: Estate -sized lots are possible and would provide a better transition to the
adjacent neighborhoods.
35. Comment: The improvements to Harmony Road that we were promised are not
happening.
36. Comment: We are concerned about the traffic impacts to Harmony Road and its
intersection with South Taft Hill Road.
37. Question: How much of the land that you may be selling to the City is developable?
Answer: Quite a bit of it, everything outside of the Fossil Creek floodway.
38. Comment: Each developer should be responsible for their portion of street improvements
based on the traffic needs.
Response: These developers, like all other developers, will be responsible for their own
streets and necessary off -site street improvements based on the traffic impacts.
39. Comment: You should be commended for working with the City to increase the size of
the Cathy Fromme Prairie.
40. Comment: We wish that nothing would happen on this property, but that is not reality.
20. Question: The second phase would be 137 units on 17 acres? That is a density of about
8 dwelling units per acre.
Answer: Yes, that is about right. There is a need for higher density for elderly people,
similar to Adriel Hills. The higher density is not to make more money, it is to
provide a community for living situations other than only younger, large
families.
21. Question: Will the areas for the older people be 2 or 3 story units? Not too many older
people want to climb up stairs. These units should not be stacked up.
Answer: At least some of the units will be 2 story.
22. Question: Is this to be a retirement community?
Answer: No, it will not necessarily be a "retirement" community.
23. Question: What is the price range for the townhome area to be?
Answer: Similar to Adriel Hills, $160,000 to $200,000.
24. Comment: There should be some landscaping and berming between this development and
the Ridge PUD. ,
25. Comment: It is critical to the residents of the Ridge PUD that a low level of lighting be
provided in this development.
26. Comment: We know that the City's Natural Resources Division desires to purchase the
lower portion of this property. We do not want special favors to the
developers considered due to the City's desire to own a portion of this land.
27. Comment: If you really want to appease the residents of the Ridge PUD, provide buffer
on this property and lower level homes in this development.
28. Comment: We have heard that there is a desire to provide vehicular access between this
development and the Ridge PUD. This is not a good idea.
29. Comment: There are concerns about the density and provisions for a buffer in this
development. We do not want vehicular access into the Ridge PUD. The
setbacks should be substantial and the minimum square footage of the homes
is important. The impacts to the schools, traffic on Harmony Road and in the
area, and storm drainage from this site into the Cathy Fromme Prairie need to
be assessed.
13. Question: Where is the access to this development?
Answer: Access will occur on a divided, two-lane entry street from `old" West
Harmony Road and this entry will align somewhat with Seneca Street north
of "new" Harmony Road.
14. Question: Harmony Road is already nuts, from a traffic standpoint. How can it handle
more cars?
Answer: There will be a traffic study submitted for review that will help determine the
functional level of service on Harmony Road and evaluate the impacts of this
development on the system.
15. Comment: You will cut off the views of the foothills and natural areas for the Ridge PUD
people on Chippendale Court, especially if you butt right up against our lots.
16. Comment: We were told by the City Planning Department, at the time of annexation, that
development on this property would be more in line with the density in the
Ridge PUD.
17. Question: Why does the City have a minimum density requirement of 3 dwelling units
per acre?
Answer: The City's Land Use Policies Plan, adopted by City Council in 1979,
established a policy direction for the City stating that residential development
should be encouraged to be at 3 or more dwelling units to the acre in the
urban growth area. This is because the cost/benefit of services is directly
related to density. This policy was included as an absolute requirement in the
Land Development Guidance System for planned unit developments, adopted
by City Council in 1981.
18. Question: What are your water detention requirements and how will the stormwater be
dumped into the Cathy Fromme Prairie? There are potential pollution
problems to the prairie associated with stormwater and irrigation water runoff.
Answer: The surface water runoff will be determined by the drainage and grading plans
that will be part of the PUD submittal to the City for review.
19. Question: How many acres will there be in the first phase?
Answer: There will be approximately 28 acres in the first phase.
3
4.
61
A
7
8
0
10
11
units per acre. This proposal of 134 dwelling units on 27 acres in the First
Phase would equate to 4.9 dwelling units per acre. Residential densities in the
existing surrounding neighborhoods are 0.6 dwelling units per acre in the
Ridge PUD, 3.7 to 4.3 dwelling units per acre in the Overlook @ Woodridge
PUD, 6.9 dwelling units per acre in the Arapahoe Farm Townhomes, 3.4
dwelling units per acre in the Regency Park PUD, and 3.1 dwelling units per
acre in the Westbury PUD.
Question: Have you considered a greenbelt buffer to the Ridge PUD to the east?
Answer: No, we have not, other than placing larger single family lots in this location.
Comment: This development will abut the Ridge PUD's greenbelt and you will be using
it as your buffer to our $300,000 homes.
Comment: The Ridge PUD anted up for its own buffer to adjacent properties. We need
additional buffer on your property, in addition to ours.
Question: What will the size of the lots be along your east property line?
Answer: They will be of a size that will provide a density of roughly 2.6 to 3.0 dwelling
units per acre.
Comment: We, in the Ridge PUD, have almost one acre lots. You will almost be
doubling our density within your development.
Question: What is the proposed cost of your single family homes and townhomes?
Answer: We can only say at this time that they will be upper end units.
Comment: What kind of excavation will you be doing? If you are not going to be building
the development, we are concerned about controls on the project.
Question: What will the overall height of the buildings be?
Answer: They will be up to 30' in height.
Question: What will the minimum square footage be for the single family homes?
Answer: We don't know yet.
12. Question: What will we see along Harmony Road?
Answer: The small, zero lot line (single family) homes will be located on the north
portion of the development, along West Harmony Road.
City of Fort Collins
Date:
Place:
Applicants:
City Planner:
Re:
Commu. y Planning and Environmental vices
Current Planning
Neighborhood Information Meeting
Minutes for the
HARMONY RIDGE PLANNED UNIT DEVELOPMENT
September 14, 1995
Light House Church
1621 West Harmony Road
Joe Vansant
G. D. McGarvey
Lee Stark
Steve Olt
Harmony Ridge PUD, a residential development of 270 single family and
townhome dwelling units on 44 acres.
The purpose of this meeting was to introduce the property owners/developers, Joe Vansant, G. D.
McGarvey, and Lee Stark, to the neighbors of the intended development site and allow them to
answer questions and respond to concerns that may be expressed. It was presented to the participants
that there would be 21 single family lots, 28 zero lot line lots, and 85 townhomes in Phase One of the
development.
1. Question: What is a zero lot line home?
Answer: These are small lots with the homes on one side of the lot, right up to the
property line.
2. Question: How does this proposal relate to the proposed density in the zoning district?
We want to avoid the same higher density as to the north, across West
Harmony Road.
Answer: The property and the surrounding area are in the RLP - Low Density Planned
Residential Zoning District. The City has a minimum residential density
requirement of 3 dwelling units per acre in the planned unit development
setting. The RLP District allows lower density residential as a permitted "use -
by -right", lower density generally being considered to be 3 to 5/6 dwelling
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750
FAX (970) 221-6378 TDD (970) 224-6002
If the convenience center site on the north side of Harmony Road develops first,
that property owner must dedicate the r.o.w. and construct Seneca Street to the
south property line to provide access to new Harmony Road for the Harmony
Ridge P.U.D. at a full -turn movement intersection.
• If the property on the south side of old Harmony Road develops first, per the
proposed Harmony Ridge P.U.D. preliminary plan, that property owner must
obtain the off -site r.o.w. for and construct Seneca Street from new Harmony
Road to the -property. As a collector, the City will reimburse for any oversized
portion of Seneca Street. Via repay agreement, the developer could seek
reimbursement for the off -site street construction. The repay would be due when
the convenience center site (property on the north side of old Harmony Road)
develops.
• As noted previously, once new Harmony Road is complete to Taft Hill Road, old
Harmony Road will become a local street to access the existing adjoining land
uses and the City has no other interest in keeping old Harmony Road in its
existing alignment as a public street. However, the adjacent property owners
have the option to come up with a plan which incorporates old Harmony Road
into their proposed development projects. Any plan to realign and/or keep all or
a portion of old Harmony Road would have to be supported by a development
plan acceptable to the City and to the affected adjoining property owners. The
plan would also have to include upgrading old Harmony Road to current City
street standards.
Old Harmony Road will remain as access to the Harmony Ridge P.U.D. property
until that property redevelops or until alternative access (Seneca Street) is
provided. At that time, the City will consider vacation of the right-of-way which is
no longer necessary for public street purposes and retain whatever utility,
drainage, and access easements may be necessary for public purposes.
• If the City wants to keep any portion of old Harmony Road for access to a
trailhead, such access will need to be coordinated with the development plans
for the adjacent parcels. City staff still has to evaluate whether one option may
include vacating old Harmony Road as a public street, but retaining it as a
driveway access (easement) to the trailhead which would be maintained by the
City. Access to the trailhead could also come through the Harmony Ridge
P.U.D. local street system or off of Taft Hill Road.
• The City currently has no project and no funds appropriated to remove old
Harmony Road between Taft Hill Road and new Harmony Road.
N
Transpo "ion Services
Engineering Department
City of Fort Collins
MEMORANDUM
Date: April 18, 1996
To: Mike Herzig, Development Engineering Manager
Gary Diede, TOP Group Leader
Bob Blanchard, Current Planning Director
Ted Shepard, Senior City Planner
j Steve Olt, City Planner (�
Eric Bracke, Transportation Planner
cc: Tom Shoemaker, Natural Resources Director
From: Kerrie Ashbeck, Civil Engineer � -
RE: STATUS OF OLD HARMONY ROAD BETWEEN NEW HARMONY ROAD AND
TAFT HILL ROAD
The following is a summary of the City's position on the status of old Harmony Road
between Taft Hill Road and New Harmony Road based on the meetings which have
been held over the last several months:
When new Harmony Road is completed and connected to Taft Hill Road at the
intersection with County Road 38E, old Harmony Road will be closed at the
intersection with Taft Hill Road. Old Harmony Road will remain open only to the
extent necessary to provide access to the adjoining undeveloped properties and
existing land uses on the north and south sides of old Harmony Road.
Seneca Street is planned to extend south of new Harmony Road to serve the
property to the south of old Harmony Road (Harmony Ridge P.U.D.). Seneca is
planned to be a collector street and will be signalized at new Harmony Road in
the future. The intersection of Seneca and new Harmony Road provides full turn
movement access to both the Harmony Ridge P.U.D. and the property to the
north (convenience center site). Both properties also have frontage on and can
take access off of new Harmony Road. However, those access points are
restricted to right-in/right-out only by the median in new Harmony Road.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6605
PLANNING OBJECTIVES
OWNERS/DEVELOPERS:
FREE ENTERPRISES INC., LEE A. STARKt zs. D. McGARVEY
1803 N. GARFIELD STREET, LOVELAND, CO
CONTACT PERSON: JOE iiANSANT - 492-6312
P. O. BOX 98, FORT COLLINS, COLORADO, SM22
This PLANNED UNIT DEVELOPMENT wit utilim the natural rolling bluffs, make use of the
proposed natural area, and also meet the goals that the City Land Use Policy. This is an infM*
development that is bordered on two sides by existing subdivisions, the Overlook at Woodridge
on the no:..n, the Ridge on the east and on the south and west by the proposed city's Cathy
Fromme Natural Prairie.
The architectural covenants and controlled architectural style of the row housing will ensure that
a cohesive environment blends with the landscaping and the neighboring nattiral area. 'liar
development is designed to promote the security of neighborhood interaction and yet allow easy
�novemomt throughout in a pedestrian wanner. Most lots and liviu units are able to take
ar'Lantage of the views to the Southwest and also make use of the -,ante sol<^s c^z-L taboo.
2gi1ding heighis will be maintained to one level above the main entrance to tb, living unit
v�riihout a variance review. This will sustain the open feeling of the proimt and mainvt iri olxn
Yews.
15esides ;he consta*`�t awareness of the natural area on the south, open apace will be maitt;zined
throughout the. site with pedestrian paths following meandering wr.t .r r*urses dowr: i. LS:,
natural areas. These paths will ali connect and be usabic by boCh me i* g1s fa?::ity icy: z arid t.ne
multifamily units. These natural water courses will not only give interesting interruptions in
denies but Neill provide natural breaks between single fanidy an%i multifamily units. lice
pedestrian path will all connect to out lo<)ks next to the natural areas where residents can enjoy
the view and .wild life. Landscape groupings will be placed nn the corners at all street and cul-de
sac intcmccuons. The intent of the location and alignment of the strc,. v; so to leave th.' nr.tural
formation of the land undisturbed as much as possible, while still conforming to the City of Fort
Collins street standard:.
Townhouses will own a potentially private piece of ground extending 20 feet out from the living
unit, opposite from the garage side of the house and also a 20 foot pad in front of the garage.
'Ihe intent of the design and placement of the townhouses is to disturb the natural formation of
the land as little as Possible, be means of grade entrance at more than one level per unit where
necessary, Contours will be disturbed as little as possible between units. There will be
approximately one off street parking place per unit in the townhouse areas above the four
parking places provided on each unit. Other than this, all land will be maintain open space
which will reflect the natural open space to the south in some areas and in others they may be
landscaped green areas that are close to living units and also periodically along water courses.
'Mere will be a 20 foot wide undulating berm between. Harmony Road and the living units. This
land will be landscaped with a combination of evergreens and broad leaf trees.
POSITIV110riMEWM Ac.
JOE VANSANT • P.O. BOX 98 • FORT COLONS, COLORADO 80522 • (303) 482-6312
April 26, 1996
Steve Olt
Fort Collins Planning Dept.
281 North College Ave.
Fort Collins, CO
80524
RE: Traffic interaction between HARMONY RIDGE & shopping center to north.
Steve,
The owner of HARMONY RIDGE and of the SHOPPING CENTER to the north of Harmony
Ridge and my self have had a number of interactions in the past month an a half. All parties and
myself met at Lee Stark's house first and tried to come to some solution satisfactory to both
parties. This meeting concluded with a suggestion by me to try the following ( see enclosed plan ).
The OLD HARMONY ROAD alignment and SENICA would mostly stay the same as I have
shown in our recent submitted drawings. The use and intensity would change on OLD
HARMONY ROAD. The intersection of OLD HARMONY and SENICA would almost totally
be used as the SHOPPING CENTER ENTRANCE. OLD HARMONY ROAD west of the
commercial area would only be used as an access to a trail head near the future closed intersection
of OLD HARMONY and TAFT HILL RD. HARMONY RIDGE would only have access to
the OLD HARMONY ROAD in one or two places as a fire access only.
The advantages are numerous. First it would give almost an exclusive access to the SHOPPING
CENTER. It would allow a more safe bike path and trail head access without traffic. This would
give the residential neighbors bordering the mad on the north a almost nonexistent amount of
traffic to deal and a wide buffer between themselves and any buildings to the south Of course it
would allow HARMONY RIDGE the advantage of having a most ideally located fire access with
maximum flexibility and no reduction in density in the interior of our project for a road not other
wise needed except for a fire access. Also The City of Fort Collins, The neighbors to the north,
The Shopping Center, and Harmony Ridge would not have the extensive expense of removal of a
PERFECTLY good existing road.
Presently I have not heard back form the SHOPPING CENTER owners on their feelings. I have
deliver the enclosed plan to Dave Pietenpol and talked to him on the phone a couple of time since
delivery to clarify some points on the drawings.
Joe Vansant
POSITIVE ENVIRONMENTS INC.
Pour 8 riVlitOmmms 10C.
JOE VANSANT • P.O. BOX 98 a FORT COLLINS, COLORADO 80522 • (303) 482-6312
April, 2d, 1006
Steve Olt
Fort Collins Planning Dept.
281 North College Ave
Fort Collins, CO
80524
RE: HARMONY RIDGE & THE RIDGE HOMEOWNERS.
Steve,
This letter is to document some interactions that have taken place between THE RIDGE
NEIGHBORHOOD ASS. and the HARMONY RIDGE OWNERS since the Harmony Ridge
Neighborhood Meeting. The following items have generally been agreed upon between the two
groups.
1. A bike trail will connect the two subdivisions approximately mid way on
HARMONY RIDGE's east boundary. This will take place at some point in the
future when Harmony Ridge is 50% occupied.
2. The single family density next to THE RIDGE was lowered to 2 units / acre from
the original submitted density.
A larger set back for structures or permanent buildings was increased to 20"
on the east side of HARMONY RIDGE, joining the two developments.
4. There will be a joint effort to install a berm between the two developments some
time in the future HARMONY RIDGE will provide the dirt for a berm that will be
installed on or mostly installed in the 60 foot green space that THE RIDGE has on
its west boundary. Tree will be provided by THE RIDGE.
5. We were also agreeable to not installing any type of public used retail area in our
development.
6. We have agreed to mmunized street lighting to produce less glare to surrounding
developments at night.
HARMONY RIDGE feels that we have developed a rather pleasant working relationship with our
neighbors to the east. I hope you will convey these notes to the P&Z Board and interested parties.
Joe Van'sant
POSITIVE ENVIRONMENTS INC.
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Harmony Ridge Overall Development Plan, #49-95
September 9, 1996 P & Z Meeting
Page 10
All streets within the development are to be dedicated public streets and no streets are
proposed to be continued south from this development, through the potential natural area,
to connect to South Taft Hill Road.
6. Resource Protection:
The existing Cathy Fromme Prairie Natural Area is adjacent to the south and across South
Taft Hill Road to the west. The southerly 141.1 acres of this property are being considered
for acquisition by the City Natural Resource Division and would be added to the natural
area. Negotiations are under way between the Harmony Ridge property owners and the
City for acquisition and it is possible that the acquisition could be completed sometime in
1996.
FINDINGS OF FACT/CONCLUSIONS:
In evaluating the request for the Harmony Ridge O.D.P., staff makes the following findings
of fact:
The ODP is in conformance with the City of Fort Collins Comprehensive
Plan.
The O.D.P. is consistent with the following policies cited in the City of Fort
Collins LUPP: #"s 12, 14, 22, 26, 75, 79a-e, 82, 89, and 92.
The ODP is inconsistent with the following policies cited in the City of Fort
Collins LUPP: #"s 49, 80a, and 80e.
It meets the requirements for ODP's as set forth in Section 29-526.F(3) of
the LDGS.
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 Overall Development Plan - #49-95.
Harmony Ridge Overall Development Plan, #49-95
September 9, 1996 P & Z Meeting
Page 9
The site lighting is being evaluated against All Development Criterion A-2.15
of the LDGS.
f. Do not want special considerations given to the developers just because the City
is interested in acquisition of a portion of the overall Harmony Ridge property.
The development proposal has gone through a very extensive review process
that has been as thorough as for any other development proposal.
g. How will this development further impact the traffic on Harmony Road and the
intersection of Harmony Road and South Shields Street? Improvements to West
Harmony Road are not happening as they were promised.
The traffic impacts to streets and intersection in the area have been evaluated
as part of the formal development review process. The improvements to West
Harmony Road are occurring as new development comes on line and
completes them.
h. Surrounding neighborhoods do not want a convenience store included in this
development.
A neighborhood convenience store is not being proposed in this
development. There is, however, a convenience store site approved in the
Arapahoe Farms ODP just to the north of the "old" Harmony Road alignment.
A copy of the minutes from this meeting are attached to this staff report.
5. Transportation:
The primary street access to the development, directly into Phase One, would be from the
proposed extension of Seneca Street south of the realigned Harmony Road, which would
connect to an internal local street network within the Harmony Ridge PLID. A second point
of access for Phase One would be a right-in/right-out only from Harmony Road,
approximately 450' east of Seneca Street. The secondary access is at the northeast corner
of the development, just west of the Church of Jesus Christ of Latter -Day Saints.
Access into Phase Two could be from the existing (or potentially realigned) "old" Harmony
Road, approximately 800' west of the primary street access.
Harmony Ridge Overall Development Plan, #49-95
September 9, 1996 P & Z Meeting
Page 8
to the east. The expressed concerns are as follows:
a. The overall density of this proposed development is too high. The Ridge, to the
east, is on one+ acre lots. Do not want high density similar to the development on
the north side of Harmony Road (Overlook @ Woodridge, Arapahoe Farm
Townhomes).
The LDGS has an All Development Criterion (A-1.12) that requires a minimum
residential density of 3 dwelling units per acre in all PUD developments
unless a variance (with proper justification) is granted that allows a density
lower than the minimum requirement.
b. The Ridge has a greenbelt along the west side of their development. This plan
would use the Ridge greenbelt as the buffer to $300,000+ homes. Harmony Ridge
should provide additional buffer of its own.
The developers of Harmony Ridge are working with the Ridge homeowners
on provisions for additional berming and landscaping along the common
boundary between the two developments.
C. The height of the homes in this development is critical to surrounding developments.
There is concern about loss of views to the natural areas and foothills to the west.
The height of the single family homes on the eastern portion of the
development will probably be similar to those in the Ridge, to the east. As the
development continues to the west, into the townhomes, the property drops
down somewhat. The townhomes at the top of the ridge overlooking the
proposed natural area will appear similar to normal two-story homes.
d. What are the stormwater detention requirements and how will the stormwater affect
the Cathy Fromme Prairie? Concerns about water quality and pollution.
The Stormwater Utility is reviewing these issues as part of the development
review for the Harmony Ridge PUD. See the Storm Drainage section and
Condition 2 of this staff report.
e. The level of site lighting is critical to adjacent developments. Lighting levels should
be low and contained on -site, as possible.
Harmony Ridge Overall Development Plan, #49-95
September 9, 1996 P & Z Meeting
Page 7
mix of low, medium and high densities). This development will provide
sidewalk and bicycle pathllane connections to the existing street network in
the area and to the proposed Fossil Creek pedestrian/bicycle trail to the
south. Although the City's mass transit system does not presently serve this
area, the overall density of 5.54 dwelling units per acre in this development
may contribute to providing a population and use base in the area that
warrants extension of the system.
#80 Higher density residential uses should locate:
a. Near the core area, regional/community shopping centers, CSU main
campus, or the hospital; Although the site is not located near the City's
core area (assumed to be "downtown" Fort Collins), CSU's main
campus, or the hospital, it is located within two miles of
regional/community shopping along South College Avenue via West
Harmony Road. Also, consistent with Policy #82, this somewhat higher
density residential is located in a proposed planned unit development
and adjacent to higher density residential to the north.
e. With access to public transportation; Public transportation does not
currently serve this area; however, with an increasing population and
use base, service that now extends to the Front Range Community
College, '/z to 3/4 of a mile to the east on West Harmony Road, could be
extended to this area.
3. Signage:
The property is in the Residential Neighborhood Sign District and all proposed signage is
subject to the requirements of the City Sign Code. This District is more restrictive than
other more commercially oriented Districts. The location and content of freestanding signs
is regulated by the Code. The location, not content, of signage on any buildings is the only
review that the Planning and Zoning Board is entitled to under the current Sign Code.
4. Neighborhood Compatibility-,
A neighborhood information meeting was held on September 14, 1995 at the Light House
Church on West Harmony Road, adjacent to the subject property. There were
approximately 45 people present, including the property owners and their planning
consultant, the president of the Trilby Lateral Ditch Company, and the City's project
planner. The majority of the affected property owners present were from the Ridge PUD
Harmony Ridge Overall Development Plan, #49-95
September 9, 1996 P & Z Meeting
Page 6
#82 Higher density residential uses should locate in planned unit developments or in
close proximity to existing higher density areas. The proposed townhomes are
to be part of a mixed residential density PUD. The existing Arapahoe Farm
Townhomes are located directly to the north of this site, on the north side of
West Harmony Road.
#89 Areas along the Poudre River, Spring Creek and Fossil Creek should be
incorporated into the City's parks and recreational trail system. A tributary to
Fossil Creek runs through the south portion of this property. The City Natural
Resources Division and the Harmony Ridge property owners are negotiating
on City acquisition of approximately 141 acres of this property that would
become an extension of the existing Cathy Fromme Prairie. The Prairie will
contain a segment of the City bicycle/pedestrian trail system (Fossil Creek
Trail) and connections will be made to this development.
#92 Adequate public access to the City's lakes, rivers, and streams should be
maintained. This development will provide public access trails to the existing
and potential extension of the Cathy Fromme Prairie Natural Area that
contains a significant section of Fossil Creek.
Although the proposed overall residential density is 5.54 dwelling units per acre (generally
considered low to medium density) both Policies #79 and #82 are referenced because
there are mixed densities being proposed in this development that are considered to be
both low and high density. The average density in Phase One is 4.11 dwelling units per
acre and the density in Phase Two is 8.72 dwelling units per acre.
This development request is considered to be inconsistent with the following policies:
#49 The City's LUPP shall be directed toward minimizing the use of private automobiles
and toward alleviating and mitigating the air quality impacts of concentrated use of
automobiles. As stated in the Explanation/Discussion for this policy, air
quality is a regional problem and must be attacked at a regional level. The
City's LUPP can aid in regional air quality improvement by concentrating land
uses, properly locating neighborhood service centers so they can be walked
or bicycled to, and increasing densities so mass transit becomes more
economically viable. It may be argued, however, that this development is
within reasonable walking and bicycling distances of a proposed
neighborhood shopping center and neighborhood convenience center (both
on approved ODP's), an existing and proposed extension of a City -owned
natural area, a City -owned but yet undeveloped neighborhood park site, major
employment centers, and three schools. The site is within the City limits and
is adjacent to existing residential development to the north and east (with a
Harmony Ridge Overall Development Plan, #49-95
September 9, 1996 P & Z Meeting
Page 5
#79 Low density residential uses should locate in areas:
a. Which have easy access to existing or planned neighborhood and
regional/community shopping centers; There is an approved (but not
developed) neighborhood shopping center in the Pineview ODP,
approximately 3,500 feet to the north and east, that could be accessed
by Seneca Street, West Harmony Road, and South Shields Street.
b. Which has easy access to major employment centers; The definition of a
"major employment center" in the LDGS is "Any building, any office or
business park, or any combination of two or more adjacent shopping
centers, which provides employment for more than 100 full-time
employees during a single eight -hour shift". Johnson Elementary and
Webber Junior High Schools (next to each other) are located on Seneca
Street, 2,500-3,000 feet to the north. The Front Range Community
College is at the southeast corner of South Shields Street and West
Harmony Road, 3,500 feet to the east.
C. Within walking distance to an existing or planned elementary school;
Johnson Elementary School is located 3,000 feet (less than 3/4 of a
mile) to the north on Seneca Street, an existing collector street with
sidewalks on both sides.
d. Within walking distance to an existing or planned neighborhood park and
within easy access to a community park; There is a purchased but not
developed City neighborhood park site approximately 3,500 to the north
(Westfield Park, currently scheduled to go into the design phase in the
Fall, 1996 and constructed in 1997) that can be accessed by Seneca
Street, an existing collector street with sidewalks on both sides. There
is a purchased but not developed City community park site (currently
no funding for development, must be part of a future capital
improvements plan) approximately 2 miles to the northwest that can be
accessed by South Taft Hill Road and West Horsetooth Road.
e. In which a collector street affords the primary access. This development
will be accessed at the intersection of the existing West Harmony Road,
an arterial street, and Seneca Street, an existing collector street that
will eventually continue from West Harmony Road north to West
Horsetooth Road.
I
Harmony Ridge Overall Development Plan, #49-95
September 9, 1996 P & Z Meeting
Page 4
single family lots, smaller zero lot line single family lots, and townhomes
(multi -family) at an overall gross residential density of 5.54 dwelling units per
acre.
#14 Urban development standards shall apply to all development within the urban
growth area. This development will be required to provide streets, curb, gutter,
sidewalks, street lighting, and storm sewer facilities to City standards. The
site is in the service area for the South Fort Collins Sanitation District and the
Fort Collins -Loveland Water District. The applicant is considering extending
City water and Sanitary sewer services into this development; however, if City
services are not extended then services will be provided by the water and
sanitary sewer Districts. Underground water and sanitary sewer utilities will
be constructed to City or District standards, which are both urban level
standards.
#22 Preferential consideration shall be given to urban development proposals which are
contiguous to existing development within the City limits or consistent with the
phasing plan for the City's urban growth area. This site is contiguous to the
Ridge PUD to the east, a large lot residential development that was approved
in Larimer County and annexed into the City in April, 1989. Also, it is
contiguous to several developed phases of the Arapahoe Farm ODP to the
north, a predominantly residential community (with mixed densities) approved
in the City. The properties to the south and west are developable pieces of
ground that have been purchased by the City to be preserved as public natural
areas (Cathy Fromme Prairie).
#26 Availability of existing services shall be used as a criteria in determining the location
of higher intensity areas in the City. The street network is in place in this area
to provide arterial, collector, and local street access to this development. This
development will not over -extend the existing street system, either in the
immediate area or beyond. Services and utilities are present in the
surrounding areas that can be efficiently extended and provided to this
development. The property is in the Fort Collins/Loveland Water District and
the South Fort Collins Sanitation District, both of whom are willing and able
to extend services to this development. Existing and planned neighborhood
and community parks and natural areas/open spaces are in close proximity
and easily accessible to this development.
#75 Residential areas should provide for a mix of housing densities. This
development is proposing standard single family lots at 2 units per acre,
smaller zero lot line lots for "patio" style homes at 4.5 units per acre, and
townhome (multi -family) units at 5 to 8 units per acre.
Harmony Ridge Overall Development Plan, #49-95
September 9, 1996 P & Z Meeting
Page 3
Phase One - 17 standard single family lots
6 zero lot line single family lots
106 townhomes (multi -family units)
129 total residential dwelling units on 31.37 acres = 4.11 du's/acre
Phase Two - 123 townhomes on 14.10 acres = 8.72 du's/acre.
Potential alternative land uses: Church, Retirement Complex
Consistency with the City's Land Use Policies Plan:
Section 29-526.F(3)(c) in the LDGS states that "The overall development plan will not be
reviewed on the basis of the specific design standards and criteria contained in this
section, but rather on the basis of conformance with the City's Comprehensive Plan".
The adoption of the LUPP (an element of the Comprehensive Plan) was based on the
Existing Land Use Report (November, 1977) that contains detailed statistics on the
functional and economic uses of land within the City. The report's basic purpose was to
establish an understanding of the existing pattern of land and to present an analysis of
land use problems to be utilized in the land use planning process. The LUPP is divided into
three chapters:
Chapter I presents definitions of the terms and phrases which are commonly used
in the document.
Chapter II presents the policies of the enabling resolution and an
explanation/discussion of the intent of each policy.
Chapter III presents a listing of additional policy packages, programs, and projects,
along with a schedule for completion of the items required by the policies presented
in the document.
The policies contained in the LUPP provide decision -makers with initial guidelines to
evaluate land use issues in a manner which will assure a continued high quality of life in
Fort Collins.
This development request is considered to be consistent with the following policies:
#12 Urban density residential development usually at three or more units to the acre
should be encouraged in the urban growth area. The ODP provides for standard
Harmony Ridge Overall Development Plan, #49-95
September 9, 1996 P & Z Meeting
Page 2
Land Development Guidance System (LDGS);
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.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows
N: rip; existing single family and townhome residential (Overlook @ Woodridge,
Arapahoe Farm Townhomes); future neighborhood convenience shopping
center (Arapahoe Farm O.D.P.)
S: T; existing public natural area (Cathy Fromme Prairie)
E: RLP; existing single family residential (the Ridge PUD)
W: T; existing public natural area (Cathy Fromme Prairie)
The property was annexed into the City with the Harmony - Taft Hill Annexation in January,
1989.
The property has not been previously subdivided. There is no approved ODP, preliminary
PUD, or final PUD on this property.
2. Land Use:
This is a request for approval of an ODP for 252 residential dwelling units on 45.47 acres
(including "old" Harmony Road right-of-way) and potential public natural/open space area
on 141.40 acres. The property is a total of 186.87 acres in size. The overall gross
residential density for the portion of the property to be developed is 5.54 dwelling units per
acre. The property is located south of the Overlook at Woodridge, Filing One (a single
family community), and the Arapahoe Farm Townhomes (a multi -family community), west
of the Ridge PUD (a large lot single family community), and north and east of the Cathy
Fromme Prairie Natural Area (public).
The breakdown for the parcel sizes, land uses (residential mixes), and densities (du's/acre)
for the two phases of development are as follows:
ITEM NO. 20
MEETING DATE 9/9/96
STAFF Steve Olt
PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Harmony Ridge Overall Development Plan - #49-95
APPLICANT: Joe Vansant
Positive Environments Inc.
P.O. Box 98
Fort Collins, CO. 80522
OWNER: G. D. McGanrey
Lee A. Stark
Free Enterprises, Inc.
1803 North Garfield
Loveland, CO.
PROJECT DESCRIPTION:
This is a request for approval of an Overall Development Plan (ODP) for 252 residential
dwelling units on 45.47 acres (including street right-of-way) and a potential public
natural/open space area on 141.40 acres. The property is a total of 186.87 acres in size
and is located south of the existing "old" 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 Prairie Natural Area. It is zoned RLP - Low Density
Planned Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This request for approval of the Harmony Ridge ODP:
* Is in conformance with the City of Fort Collins Comprehensive Plan;
* is consistent with the following policies cited in the City of Fort Collins Land
Use Policies Plan LUPP: V's 12, 14, 22, 26, 75, 79a-e, 82, 89, and 92;
* is inconsistent with the following policies cited in the City of Fort Collins
LUPP: V's 49, 80a, and 80e;
* meets the requirements for ODP's as set forth in Section 29-526.F(3) of the
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT