HomeMy WebLinkAboutHARMONY VILLAGE PUD ODP - 65 93 - SUBMITTAL DOCUMENTS - ROUND 8 - Planning ObjectivesThe second land use, a 4 acre neighborhood convenience center, is also
supported by the Policies Plan. This convenience center is located at
the corner of a future signalized intersection formed by Timberline Road and
the main access road into the community/regional shopping center, as
encouraged by Policy 66. Moreover, the convenience center is in easy walking
and bicycle distance from the residential areas within Harmony Village and
the emerging residential nighborhoods. As intended in the LDGS, this
convenience center will serve the consumer demands of adjacent residential
neighborhoods and reduce the use of the automobile and traffic congestion.
Additionally, its proximity to the community/regional shopping center will
also serve the consumer demands of this adjoining, future employment center.
Third, the 38 acre higher -density, detached single-family area is consistent
with Policy 3d which encourages the location of residential development
which is close to employment, recreation, and shopping facilities. Harmony
Road is emerging as the major, corporate commercial corridor in Fort Collins.
A future neighborhood park contiguous to the new Fort Collins Junior High
School and elementary school site is only one-half mile east and within
walking distance as encouraged by Policies 79c and 79d. Conveniently -
located shopping will be a future component of Harmony Village, but shopping
opportunities already exist west on Harmony Road and along S. College Avenue
consistent with Policy 79a. As stated, the Harmony Trunk Sewer is located
only 800 ft. south, and the water utility is both at the Harmony/Timberline
intersection and directly west of the railroad tracks.
The fourth land use in this mixed -use project is 7 acres of multi -family.
This area serves as a buffer/transition between the future community/regional
shopping center and existing warehouse to the north and the single-family
area of Harmony Village. Such transitional land uses are encouraged through
Policy 74. The provision of this multi -family area in itself constitutes a
mix of housing densities within the project and, therefore, is consistent
with Policy 75.
in summary, the four integrated and complementary land uses in the Harmony
Village O.D.P. constitute a mixed -use development, one which is accessible to
City utilities and close -in to shopping, employment, schools and recreation and
which together provide for logical development phasing within the U.G.A. These
74 acres are free of wetlands, animal habitats, floodplains or flood
fringes and, moreover, physically separated by the railroad tracks and
approximate to vacant land so as not to arouse direct neighborhood concern.
Finally,.the Harmony Village O.D.P., in conjunction with concurrent land
planning on the east side of Timberline Road, provides an exceptional opportunity
for coordinated private/public planning and improvements in this emerging
portion of the Urban Growth Area.
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The logic for development of this 74 acre property is evident in the City's
Land Use Policies Plan. Through the installation of the Harmony Trunk
Sewer running east -west approximately 800 ft. south of Harmony Village,
the sewer infrastructure is already in place. In fact the sewer will
have to be extended north in the direction of Harmony Road to serve this
property, not south and deeper into the limits of the Urban Growth Area.
This sewer extension conforms to the priority of phased utility expansion
as cited in Policy 24.
Additionally, Policies 28 and 29 call specifically for development phasing
within the U.G.A. The following considerations speak to this appropriate
phasing: Harmony.Village's close proximity to the Harmony Road employment/
shopping corridor, the commitment by Poudre Valley Hospital to its new
campus directly east of the property, the construction of the new Fort
Collins Junior High School one-half mile east along with an elementary school
site and future neighborhood park, contiguity to existing commercial/residential
development directly west, and many other locational aspects of Harmony Village.
It seems apparent that the development of this property constitutes appropriate
development phasing within the U.G.A.
Each proposed land use within Harmony Village derives support from the
Policies Plan. First, the 23 acre community/regional shopping center at
the corner of Harmony Road and Timberline Road is an off -South College
Avenue location, thereby serving to help relieve future traffic congestion on
South College as encouraged by Policy 22. Moreover, the proposed shopping
center lies at the intersection of two major arterials having ample existing
and planned traffic capacity. Primary access into the center is from a
signalized roadway intersecting with Timberline Road and extending as a collector
street east into the Poudre Valley Hospital property and south alongside
the Neighborhood Convenience Center and through the multi -family and siugle-
family areas of the project.
The shopping center area is contiguous along its entire west border to
the existing warehouse, consistent with Policy 22. The community/regional
shopping center and convenience center are juxtaposed to allow direct
vehicular and pedestrian access between them. Of course, there is direct
pedestrian, vehicular and bicycle access between the residential areas of
Harmony Village and the shopping center as encouraged by Policies 49 and 69.
The Harmony/Timberline intersection is a designated, future transit route
location which would comply with Policies 70 and 72. The community/regional
shopping center is in close proximity to existing and extensive, future
residential development, employment and schools, and affords easy community/
regional access from Timberline Road, Harmony Road and State Interstate 25.
Certainly the availability of public utilities to this intersection makes
this center location consistent with Policy 73.
Planning for this shopping center in advance of the inevitable, residential
development along Timberline Road south of Harmony Road and the general
environs is farsighted and informative to evolving neighborhoods.
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HARMONY VILLAGE OVERALL DEVELOPMENT PLAN
PLANNING OBJECTIVES
(September, 1993)
Harmony Village is a 74 acre Planned Unit Development proposal, located at
the southwest corner of Harmony Road and Timberline Road, within the Urban
Growth Area, and zoned EP Employment Park. The initial development
proposal within Harmony Village is Harmony Crossing, consisting of 47 acres
of various residential uses by Richland Homes, Inc. and located at the south
end of the O.D.P.
This mixed -use O.D.P. is bounded along the north half of its west boundary
by an existing warehouse and the balance of the west boundary by the Union
Pacific Railroad tracks. The property's east boundary is Timberline Road
and its north boundary is Harmony Road. The 35 acre Dusbabek Property is
directly to the south and undeveloped as are the Poudre Valley Hospital
Property and the Everitt Companies Property directly to the east.
The EP zoning district provides for a variety of activities including
industrial uses, research and development activities, offices, shopping
centers and residential dwellings. Harmony Village seizes the opportunities
for mixed uses and proposes an integrated composition of land uses, featuring
a 23 acre community/regional shopping center, a 4 acre neighborhood
convenience center, 38 acres of higher density single-family uses, and
7 acres of multi -family development.
These complementary land uses are configured to front higher intensity
commercial uses toward Harmony Road with the main access from a roadway
connecting to Timberline Road. The site design also positions the neighborhood
convenience center for shared access with corner commercial uses and easy
accessibility to residential uses both within and approximate to Harmony
Village. Additionally, the site plan utilizes the multi -family area as a
buffer between corner commercial uses and the higher density, detached
single-family areas. Strategically -positioned detention areas also provide
open space visual relief from Timberline Road, transition buffering between
land uses and the potential for recreation uses.
The context for the design of Harmony Village has included coordination with
property owners on the east side of Timberline Road, including Poudre Valley
Hospital, the Everitt Companies, and Geneva Homes. As a cooperative group,
these owners and Imago Enterprises, owner of the subject 74 acre Harmony
Village Property, have met extensively with City staff to discuss private/
public sector coordination in the improvement of Timberline Road to City
arterial standards and the extension of sewer and water utilities to these
properties. A June 15, 1993 letter from city engineer Matt J. Baker speaks
to the excellent progress made toward a uniform, comprehensive private/
public initiative to improve Timberline Road consistent with the City's
master street plan.
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