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HomeMy WebLinkAboutHARMONY SAFEWAY MARKETPLACE PUD - PRELIMINARY - 33-94A - DECISION - MINUTES/NOTESMinutes of the Planning and Zoning Board April 22, 1996 Page 12 Member Strom commented that he is not one to encourage traffic through residential neighborhoods from commercial development, but that the evidence indicates here that the likelihood of substantial increases in traffic is minimal; and, the applicant has gone above and beyond the usual in terms of attempting to mitigate whatever traffic there might be. Member Mickelsen foresees a lot of foot traffic and a lot of people using this center and that it will be an asset to their neighborhood. Member Colton commented that he used to live on Ticonderoga and hoped the speeds would be reduced. He has a concern with not having a left out of this site on McMurry north. Outside the traffic issues, he hoped this would be an addition to the community. Member Davidson applauded Safeway for creating a community area plaza in this shopping mall, giving access to the neighborhood and the shopping mall itself. Member Davidson likes the intense landscaping on Monte Carlo as a buffer and the berming up against Safeway. Member Mickelsen commented that she hoped that when the safety becomes more important than the cost of the left turn lane, it will be seriously considered. The motion was approved 5-0. SCENIC VIEWS - PRELIMINARY P.U.D. - #3-96 Member Davidson excused himself from this item due to a conflict of interest. City Planner Mitch Haas gave the staff report recommending approval with the following condition: 1. The P.U.D. is approved subject to the proposed "twenty foot emergency access" changing, at final, to a permanent roadway connection, of at least twenty-four (24') feet in width, between the duplex and multi -family portions of this development. Bill Veio, applicant gave a presentation on the project. He gave a slide presentation speaking on design objectives, they were: To create a mix of housing types that meet the long-term needs of residents in Fort Collins. Condominiums, single family attached housing and single family homes. Minutes of the Planning and Zoning Board April 22, 1996 Page 11 come up with an appropriate share that they would pay. Another problem with escrow is that they run out at some point in time. There is no scheduled capital project for their participation at this time. John Duvall, City Attorney responded that they would have to show a cause and effect between the impacts of this development on that intersection and relate those to some cost figure that is proportionate. Member Davidson suggested that since we have some foresight, we could plant some trees now because somewhere down the line, it will be inevitable that there will be a left turn lane there. If some trees were planted further back now, then when the other trees have to be taken out, it won't be such a drastic change in the area. Member Davidson asked if the left turn lane would be inevitable. Mr. Bracke replied he was not sure. If it is signalized at some point in time it will be. Mr. Bracke stated that there is no room to plat with. There are four travel lanes and two bike lanes; and, in order to accommodate the left turn lanes it would have to come from the bike lanes, and he is not prepared to do that either. Member Davidson did not agree with staff on the traffic rotaries. He has seen some in Boulder on about the same size street and felt they worked very effectively. Mr. Bracke stated that he did not believe in the chokers, but was a firm believer in rotaries. The Traffic Department currently has a proposal into City Council to build four or five of them throughout the community. He is willing to sit down and discuss on Ticonderoga and New Bedford, but the corners will have to be cut, and that will take some more negotiation. As the intersection exists today, it will not fit. Member Colton asked about the roundabout on Ticonderoga and Lemay and with the curbcuts, he has a concern that the island would stick out and that left hand turns would not see bikes coming. Mr. Bracke responded that his concern was that they would not fit in the existing width, and the City would not allow landscaping that would cause a site distance problem. Member Strom moved for approval of the Harmony Safeway Market, Preliminary PUD with the two conditions recommended by Staff. Member Colton seconded the motion. Minutes of the Planning and Zoning Board April 22, 1996 Page 10 been proposed. Mr. Bracke shared with the board his disagreements with the neighborhood in that the bulbs and roundabouts they are proposing will not fit and would not be able to accommodate a 16 foot drive isle for the fire department. He thought it would be extremely difficult to retro-fit and would be ineffective. Also, the chokers make it easier for pedestrians to cross the street. The City installed bulbs on Laurel Street and they have not worked for calming speeds on that street. He is not advocating them in any way. Member Colton asked what the major concern was with building the left turn lane going south of Ticonderoga onto Wheaton. Mr. Bracke stated it was cost and the trees along Lemay. From recent experience, taking down the trees would be politically controversial. Member Colton thought that if it was a mitigating need and maybe the developer should have to do it later on it there is a need. He suggested maybe escrowing funds or putting in the approval that if the need is warranted a year or two down the road, that the developer would provide that. He wondered if that was an option. Mr. Bracke responded that there is no doubt a left turn lane would deter some collisions, but we have this condition all over the City. Mr. Bracke stated that in the traffic analysis he conducted he agreed with the traffic consultant and the previous traffic study done that the intersection will operate at a level of service A. There will be some delays, but the inconvenience and safety issues may not all be for the left turning vehicle as the vehicles behind them. Member Colton asked what Mr. Bracke's opinion was regarding the no left turn on McMurry proposal by the neighborhoods. Mr. Bracke replied he did not think it was a very good idea. He thought that most of the traffic destined for the center would come from the neighborhood, it was one of the purposes of it. It would just send the traffic back onto Monte Carlo or up New Bedford. He sees no benefit for a right-in/right-out, it should be full movement. Member Bell asked someone from Engineering to speak to the escrow issue. Kerrie Ashbeck, Engineering Department responded that to have the developer escrow funds on an improvement like that would be difficult. It would be difficult to establish a time -line in which that project might take place. In addition, trying to relate this projects impact to that improvement, since there is an established problem at that intersection. It would be difficult to determine what share this development is creating. She was not sure the City would be able to find the impacts directly to this development, and in turn Minutes of the Planning and Zoning Board April 22, 1996 Page 9 it does need left turn pockets and in order to construct those pockets, we need to go about 1,000 feet in each direction. It does take out the bike lanes, mature landscaping, including large trees. His reasons for not wanting to signalize it at this time has to do with the issues we have on Whalers Way. The City is currently working with the neighborhood in conjunction with Rafferty's to try to calm some traffic. There is a problem on Whalers Way and this traffic signal will just draw more people to it. He is not, at this time, in a position to say that signalization is an option at this intersection. Member Mickelsen asked if signalization is driven by the ability to put in the turn lanes. Mr. Bracke responded it was. Member Mickelsen asked if the big issue here was the installation of the left turn lanes and the expense and landscape removal. Mr. Bracke replied that it was also the impacts to the neighborhood. Member Mickelsen asked if the left turn lanes were installed, the impacts to the neighborhood to the west would not be as great as if signalization would occur. Mr. Bracke replied that there would be no impact at all. It still would be extremely difficult to make a left turn. East and West bound left turns would still be difficult with the turn pocket. Maybe even more with the pocket because there would be more space to cross. Mr. Bracke added that one of the things the City is working with in conjunction with the neighborhood is that the City is participating with the neighborhood and Rafferty's (a development approved a year ago) putting in some large landscaped medians, and also some possible speed humps in that neighborhood. Member Mickelsen asked Mr. Bracke what his thoughts were on the undulations. Mr. Bracke replied he thought they were a good idea and fully supports that on Ticonderoga and New Bedford. Mr. Bracke explained the problems with New Bedford in finding locations for the undulations. Member Mickelsen was worried about the City making a guarantee to the neighborhood that they will not be impacted short of making it a gated community. Mr. Bracke responded that he was not making any guarantees. His name was not going on -- he is trying his best to find a way to mitigate the impacts. He differs somewhat with the neighborhood in terms of the bulbs and some of the things that have Minutes of the Planning and Zoning Board April 22, 1996 Page 8 Janice Anderson, lives at 1207 Standish Court and is speaking for her family. She stated that they had no idea when they bought their house in 1988 that a shopping center site would be generating traffic through their neighborhood. She felt the City should take steps to minimize traffic on New Bedford Drive before this shopping center is approved. Ms. Anderson felt that southbound traffic on will seek a shortcut to the new shopping center to avoid two slow left turns onto and across Harmony. Because the intersection of Lemay and Wheaton is dangerous, the shortcut traffic will turn off of Lemay at Ticonderoga where there is a turn lane and a traffic light, and proceed down New Bedford Drive. A direct and relatively straight path to Wheaton Drive. Ms. Anderson had concerns with the safety of children in the neighborhood and urged the Board to make the intersection at Lemay and Wheaton safer and more attractive to Safeway short cutters by installing at a minimum left turn lanes and ideally a traffic light. Ms. Anderson also asked for the same traffic deterrents that have previously been spoken about. Ms. Anderson also asked that the proposed 8 foot sidewalk on the north side of Monte Carlo be kept, so the children would not have to cross traffic. They have proposed moving the sidewalk to the south side and thought that would be a bad idea. Ms. Anderson felt if the traffic and safety issues on New Bedford could be solved, then they feel that Safeway could fit into their neighborhood without too great an impact. Ray Suns, neighbor of previous speakers endorsed what has been said tonight by his neighbors and stressed the need to avoid a left turn exit onto McMurry out of the center; unless it is determined through early use that it does not present a problem. He also wanted to endorse the chokers of traffic leading into Ticonderoga from Lemay. Kathleen Cregar, applicant representative gave their rebuttal. She stated that the majority of traffic improvements that have been discussed tonight by the Home Owners Association are improvements that Safeway has agreed to do. Ms. Cregar discussed other traffic concerns the neighborhood voiced during citizen participation. She also discussed the disagreements Safeway still has with the neighborhood regarding traffic. Dave Graff, representing the Homeowners, gave a rebuttal to Ms. Cregar's comments regarding traffic on New Bedford and Ticonderoga and signalization of Lemay and Wheaton. PUBLIC INPUT CLOSED Member Mickelsen asked why the left turn lane at Wheaton and Lemay was not a good idea and when would it be more plausible. Eric Bracke, Transportation Department responded that the intersection currently meets warrants now, its in a good location for a traffic signal. However, in order to signalize it, Minutes of the Planning and Zoning Board April 22, 1996 Page 7 McMurry and the Safeway Center. They take it as a given that westbound/right in -out access to the Safeway Center from Harmony Road is absolutely essential. Mr. Keen stated neighborhood wishes for the record. That it urges the City of Fort Collins in the strongest possible terms that the Department of Transportation insures this access before final approval of the center and before any construction begins. It is also extremely important if they are to gauge the traffic impact of the Safeway Center in their neighborhood, that a detailed and accurate baseline for neighborhood traffic patterns be established before any construction begins on the Safeway Center. Mr. Keen stated they provided copies with an attached map of how they think the measurements should be made. These measurements should be made on all days of the week including both school and non -school days, and cover all hours of the day. Mr. Keen stated that they prefer that there be no shopping access to McMurry, in addition to averting traffic problems, this would help insulate Kruse Elementary School and it's neighborhood park from shopping center problems. In the absence of a light at Wheaton and Harmony, they recognize that some provision must be made for eastbound traffic leaving the Safeway Center. In the spirit of cooperation, therefore, they are agreeable to a right -turn only exit, with no entrance from the Safeway Center to McMurry. They are willing to do more than that, Safeway, their traffic consultant and City traffic staff have told them on the record that there will not likely be much, if any, cut -through traffic entering or leaving the Safeway Center via Ticonderoga/McMurry. They are agreeable to providing both right -in and right -out access on McMurry Drive, provided that they have a written guarantee from both the City and Safeway as follows: If both right -in and right -out access at McMurry Drive is provided for the Safeway Center, and either Ticonderoga/McMurry or New Bedford Drives experience a traffic increase of more than 10% from the baseline numbers established before construction on any day of the week, the right -turn in access on McMurry will be closed. Mr. Keen gave a few additional points. A traffic signal at Lemay and Wheaton along with left turn bays have already been suggested by City staff as a means of reducing the shopping center's impact on Golden Meadows streets. They are convinced that this is necessary now. They feel that three accesses might be excessive and that two entrances should be effective. They are simply asking the City of Fort Collins to take them seriously. They do not object to the Safeway Center and look forward to it being a good neighbor, but it cannot be a good neighbor if it contributes to traffic and traffic pattern destructive of their neighborhoods integrity and tranquillity or dangers to them and their children. They believe their requests are reasonable and essential if the Safeway Center at Golden Meadows is to be as it ought to be, a model of good urban planning. One they in the neighborhood, Safeway, and Fort Collins can all be proud of. Mr. Keen thanked Safeway for discussing this over with them over the last months Minutes of the Planning and Zoning Board April 22, 1996 Page 6 promoting the use of collector streets instead, and will greatly reduce the speed of traffic at all time of the day or night to the 25 mph speed limit. Ms. Beta closed by stating that by narrowing the width of Monte Carlo and adding landscape buffers and wider sidewalks, installing chokers and additional stop signs, and implementing speed undulations, residents of Golden Meadows feel that these measures will create a much safer route for the children to travel on, decrease the amount of traffic and become a more peaceful road to live on. Dave Graff, lives at 4118 Waynesboro Court, at the intersection of Ticonderoga and Waynesboro. Mr. Graff was concerned that there were no left hand turn lanes and no traffic lights are planned at Wheaton and Lemay to serve the Safeway Center and Rockbridge Condominiums. For this reason, the intersection of Ticonderoga and Lemay with a left hand turn pocket will become a very attractive alternative route for those seeking the Safeway Shopping Center. Mr. Graff was concerned with excessive cut - through traffic in the Golden Meadows neighborhood and that the traffic will use Ticonderoga to McMurry and Ticonderoga to New Bedford as a cut -through to the new center. Mr. Graff discussed the chokers being installed on Ticonderoga and also a median. Mr. Graff also asked for a traffic rotary to be placed at the intersection of New Bedford and Ticonderoga. He felt that it would further slow the traffic entering the neighborhood. Mr. Graff pointed out the differences between a speed bump and the proposed speed undulations, and the findings from other cities using them. Kevin Keen, member of the Golden Meadows Association, and lives at 4106 Attleboro Court. Mr. Keen spoke on the impact the Safeway will have on traffic patterns. Mr. Keen stated problems being that no improvements are planned for the intersection of Lemay and Wheaton Drive, and that a full -service all directions entrance to the Safeway Center is planned for McMurry Avenue. Mr. Keen felt this was a safety concern being so close in proximity to the school. Mr. Keen felt that together they would encourage a significant increase in traffic on Ticonderoga and McMurry. Absence of a left hand turn bay from Lemay onto Wheaton will clog the southbound left lane with traffic for the new center. Mr. Keen thought there would be an increase in traffic accidents and a lot of inconvenience, and that the right southbound lane would also be affected. Mr. Keen spoke of other traffic pattern problems in the area. In summary, the failure to improve the intersection of Lemay and Wheaton together with the unnecessary access on McMurry Drive will create a severe traffic problem in their neighborhood and endanger the neighborhood's children. Mr. Keen asked that the intersection of Lemay and Wheaton be made safe for the Safeway Center and Rockbridge traffic, and for traffic going south and east of the Lemay/Harmony intersection. Second, that access to McMurry be limited to traffic exiting the center southbound. They take it as a given for a right turn -out only at Minutes of the Planning and Zoning Board April 22, 1996 Page 5 Ms. Beta stated that pedestrian traffic uses Monte Carlo on school days, a large number of children use the route to access the school by means of bikes, roller blades, walking and skateboards. Many of the children prefer riding in the street and some use the entire street to avoid the congestion of the children walking on the sidewalks. Ms. Beta reported that the problem with Monte Carlo is the amount of car traffic and the speed of cars using Monte Carlo in relation to the pedestrian traffic. Monte Carlo is a narrower street than Wheaton and does not have a bike lane, although traffic usage on both of these streets is about the same. The majority of traffic on Monte Carlo does not obey the 25 mph speed limit, as the road does not appear to be a normal residential street. The reason is that homes do not have drive way access off of Monte Carlo and rarely do cars park on Monte Carlo. Therefore, Monte Carlo seem to be a wide open, uninhibited street for easy pass through and speeding. Often cars will race at high speeds down this curvy road just for the thrill of it and not slow much at the stop sign. Golden Meadows feels these problems will only increase when the Safeway and the Rockbridge projects are completed. The neighborhood and Safeway have come up with some solutions to these concerns and Safeway has acknowledged their concerns on Monte Carlo and it is Golden Meadows understanding that they have agreed to the following solutions: 1. Monte Carlo will be redesigned to a 24 foot wide street. The narrow street will give the drivers the impression the street is more residential. 2. The south side of Monte Carlo will have a landscape buffer with a sidewalk and the north side of Monte Carlo will also have a landscape buffer with an 8 foot or wider sidewalk. The wider sidewalk will hopefully encourage children to stay by the road when riding their bike or roller-bladeing to and from the school. 3. Snow clearing of the sidewalks and maintenance of the landscape buffers will be worked out with Safeway, the School District and the City. Golden Meadows would like to have the sidewalks cleared before the start of the school day for the children's safety. 4. No parking of any kind be allowed along Monte Carlo, and Monte Carlo/McMurry intersections will be redesigned to have chokers at each end of the intersections and four stop signs. The chokers will be landscaped, possibly with 2 foot high conifers so they are visible to snow plows. 5. The chokers and stop signs at McMurry and Monte Carlo will give drivers the impression that they are entering into a residential and school area. They will deter non -neighborhood traffic and force drivers to stop and evaluate the conditions of children who may be in the vicinity. 6. Golden Meadows also requests the installation of speed undulations to be implemented on Monte Carlo. The number to be determined by a traffic engineer. Speed undulations will discourage unnecessary traffic on the street, Minutes of the Planning and Zoning Board April 22, 1996 Page 4 Kenneth Allen, 1719 Ticonderoga Drive, member of the Golden Meadows Home Owners Association spoke on concerns with traffic. He stated that it was important to realize that their neighborhood was fully built out and any increase in neighborhood traffic would not originate from the residents, but rather to and from traffic from the proposed shopping center. Mr. Allen stated that both Safeway and the City feel that the shopping center traffic originating from the north end and the northwest would choose South Lemay and Wheaton Drive route to access this center. However, the Wheaton Drive and South Lemay intersection does not have a left turn lane for access to Wheaton by southbound traffic on Lemay. South Lemay Avenue has become a very busy thoroughfare as development has grown south of Harmony Road. Mr. Allen spoke about the traffic engineers reporting that the south bound Lemay and east bound Wheaton turn is a Level of Service A at that intersection, and that the City concurs with that analysis. However, the traffic consultant for the previously proposed King Soopers felt that this intersection without a left turn lane was a potential safety concern and would need a traffic signal in the future to accommodate the increased traffic turning left (east) onto Wheaton Drive. In contrast to this intersection, the Lemay/Ticonderoga Drive intersection does have a left turn lane for access to Ticonderoga from southbound traffic on Lemay. The neighborhood is concerned with the traffic back -log at Lemay/Wheaton intersection resulting from the lack of a left turn lane will inevitably leave traffic choosing the Ticonderoga/McMurry route through their neighborhood to access the shopping center. He also emphasized that Ticonderoga and McMurry are just a single street with two different names, and that drivers focus on drive time and not on distance when choosing a route. Mr. Allen stated that in view of these concerns, the neighborhood association requests that the City install a left turn lane at Lemay and Wheaton and that measures be taken to insure that the Golden Meadows residential streets do not become thoroufares for shopping center traffic. Julie Beta, 4427 Monaco Place, Golden Meadows resident who lives along Monte Carlo Drive addressed the neighborhood traffic concerns for the road when the Safeway and the Rockbridge Condo projects are completed. Ms. Beta reported that currently Wheaton and Monte Carlo roads are used for a cut -through passage. Car traffic uses Monte Carlo to access Kruse Elementary School by residents on the western and southern halves of Golden Meadows and all of the Landings area. Car traffic also accesses the stop light on Harmony and McMurry in order to go east on Harmony where they could easily access it if there were a light at Wheaton and Harmony. Currently they must cut through Monte Carlo to access the stop light at Harmony and McMurry. Ms. Beta also reported that business traffic from Innovation Drive just east of Kruse School uses the cut -through of Monte Carlo to go both west and back again to the businesses. Minutes of the Planning and Zoning Board April 22, 1996 Page 3 neighborhood concerns about impacts within their neighborhood from this center, specifically cut -through traffic on Monte Carlo and Ticonderoga. Ms. Creger stated they were recommending several improvements that would provide traffic calming and a more pleasant neighborhood to live in. The majority of the improvements were on Monte Carlo, a narrowing of the street configuration to 24 feet, a two-lane street with no parking on either side, and the extra room from removing the pavement will be dedicated to an extra -wide trail along the north side of Monte Carlo, which will be used by both pedestrians and bicyclists. There would also be additional landscaped areas with trees lining both sides of the street. Ms. Creger stated that this route was widely used by children walking and riding their bikes to the Elementary School and that they were able to separate pedestrian and bicycle traffic from street traffic and keep them on the other side from the retail development. Monte Carlo will also have bulb outs at the intersections with McMurry and partially at Wheaton. This will create a larger pedestrian area at the corner and narrow the street at the intersection. This will have a traffic calming effect by slowing traffic through the intersection and it also makes the actual street cross-section narrower so pedestrians and bicyclist have an easier time crossing the street. The City will be installing 4-way stop signs at McMurry and Monte Carlo so it will also aide the pedestrian traffic in that intersection. Ms. Creger stated that Safeway had agreed to other neighborhood improvements that would or could include the same sort of pedestrian bulbs at the intersection of Ticonderoga and Lemay, a traffic circle on Ticonderoga, and speed humps where appropriate throughout the neighborhood. City Staff is reviewing the recommendations, and Safeway has agreed to fund these improvements. Safeway feels that with these traffic calming improvements, impacts in the neighborhood for traffic will be minimal. PUBLIC INPUT Tim Dolan, 4212 New Hampton Court representing the Golden Meadows Home Owners, stated that he and his neighbors would be voicing their opinions regarding this development. Mr. Dolan stated that there was disagreement within their neighborhood regarding what was acceptable for this site. After much discussion and debate, they are prepared to move forward in an attempt to secure an asset to their neighborhood; specifically a shopping center adjacent to their neighborhood that will hopefully prove to be an enhancement to their surroundings. Mr. Dolan stated their concerns were the increased traffic that will surely ensue. Mr. Dolan asked for the Board to hear their requests and consider them carefully. i Minutes of the Planning and Zoning Board April 22, 1996 Page 2 Discussion Agenda: 8. #33-94A Harmony Safeway Marketplace PUD - Preliminary 9. #3-96 Scenic Views PUD - Preliminary Member Mickelsen moved for approval of items 3, 4, 5, 6, 7 Member Strom seconded the motion. The motion was approved 5-0. HARMONY SAFEWAY MARKETPLACE - PRELIMINARY PUD. #33-94A Ted Shepard, Senior Planner gave the staff report recommending approval with the following conditions: 1. At the time of Final PUD, additional landscaping shall be provided within the 80 foot buffer along Harmony Road. 2. At the time of submittal for a Final PUD, the applicant shall have obtained a State Highway Access Permit from the Colorado Department of Transportation in order to allow the access from Harmony Road. If a permit is not granted, then the access must be deleted and the Site Plan amended accordingly. Katie Press, area Real Estate Manager for Safeway Stores, 6900 S. Yosemite, Englewood gave a brief history of the project. She spoke on working on with the neighborhood and introduced other speakers on the project. Dennis Wyatt, Wyatt and Associates, planners and architects on the project gave a presentation on the project. Mr. Wyatt spoke on their planning effort, the location of the project and the surrounding transportation system, neighborhood issues, the site plan, orientation and size of the buildings, pedestrian traffic, landscaping, parking lot layout, internal traffic, service and truck loading areas and access, screening to the residential area, pedestrian plazas, architectural elevations and design, and building materials. Kathleen Creger, Creger and Associates, 1390 Stuart Street, stated she was the Transportation Engineer on the project and conducted the traffic impact study on the site. Ms. Creger stated that they spent a great deal of time with the neighborhood, trying to address neighborhood concerns. Ms. Creger reviewed the traffic impact study and level of service at surrounding intersections. Ms. Creger spoke on the F PLANNING AND ZONING BOARDMINUTES APRIL 2Z 1996 6:30 P.M. I Council Liaison: Gina Janett I Staff Liaison: Bob Blanchard Chairperson: Gwen Bell Phone: (H) 221-3415 Vice Chair: Glen Colton Phone: (H) 225-2760 (VV) The meting was called to order at 6:35 p.m. Roll Call: Davidson, Strom, Mickelsen, Colton, Bell. Member Gaveldon was absent Staff Present: Shepard, Eckman, Haas, Olt, Wray, Ashbeck, Schlueter and Deines. Pete Wray from Advanced Planning gave an update on City Plan. Election of Vice Chairman: Member Davidson nominated Member Colton for Vice -Chair. Member Mickelsen seconded the motion. The motion was approved 5-0. Agenda Review: Ted Shepard, Senior Planner reviewed the Consent and Discussion Agenda, which consisted of the following: 1. 2. 3. 4. 5. 6. 7. #11-81 O #72-84J #72-841 #54-87AG #45-83F Minutes of the November 13, 1995, March 4, 6, 1996 Planning and Zoning Board hearings. (Continued) Huntington Hills Village PUD, 7th Filing - Preliminary (Continued) Community Healthcare Center PUD (Lot 3 of Replat No. 1 of Country Club Comers, Third Filing) - Preliminary and Final Country Club Comers PUD - Big "O" Tire Store - Preliminary and Final Harmony Market PUD, 12th Filing - Preliminary and Final Third Amendment to Troutman PUD, Second Filing, Lots One through Five, (Highline Autos PUD), Preliminary and Final Modifications of Conditions of Final Approval