HomeMy WebLinkAboutHARMONY VILLAGE PUD ODP - 65 93 - SUBMITTAL DOCUMENTS - ROUND 8 - Recommendation/Reporto
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ITEM: HARMONY V
O.D.P.
NUMBER: 65=93
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ILLAGE PUD
North
Harmony Village PUD - Overall Development Plan, #65-93
November 15, 1993 P & Z Meeting
Page 6
approximately 40 single family home owners, numerous owners of
large properties, commercial and business owners, and appropriate
Homeowners Associations. Questions and comments centered around the
type of homes and the design of the residential portion of the
O.D.P. Copies of the meeting minutes and the attendance sheet are
attached to this memo.
4. Transportation:
Primary access points are being proposed from Timberline Road into
the Community/Regional Shopping Center portion (Parcel A) and into
the single family residential portion (Parcel E). These two primary
access points will be the only full service accesses allowed to the
property within the 1/2 mile immediately south of East Harmony
Road. The design configuration of the street from Timberline Road
to the south line of the commercial components of the O.D.P.,
between Parcels A and B, will be in the form of a collector street.
There will be local "collector" streets serving Parcels D and E as
necessary based on the layout of the lots and building locations
identified on specific development plans.
RECOMMENDATION:
This request is in conformance with the City's adopted plans and
policies, including the recently adopted HARMONY CORRIDOR PLAN and
Design Standards and Guidelines and the NEIGHBORHOOD CONVENIENCE
and Location; therefore, staff recommends approval of the Harmony
Village Overall Development Plan - #65-93.
Harmony Village PUD - Overall Development Plan, #65-93
November 15, 1993 P & Z Meeting
Page 5
within 1/2 mile of the approved Rock Creek O.D.P. (134 acre
residential community) on the east side of Timberline Road.
The entire Harmony Village O.D.P. is in the adopted HARMONY
CORRIDOR PLAN boundary and is, therefore, subject to all the rules
and regulations of the plan. The GOAL STATEMENT of the plan is to
encourage and support mixed land use development in the Harmony
Corridor while discouraging "strip commercial" development and
promoting the vitality and liveability of existing residential
neighborhoods. This proposal is supported by the following
policies:
LU-3 Provide for the advance planning of large, undeveloped
properties in the corridor area. The Harmony Village O.D.P.
is on a 74.4 acre undeveloped property that fronts on East
Harmony Road and extends approximately 1/2 mile south along
Timberline Road. The entire property is in the Harmony
Corridor Plan boundary. The O.D.P. plans for
community/regional and neighborhood convenience shopping and
a mix of residential densities and types of housing.
LU-4 Locate retail and commercial development in compact
shopping centers. The O.D.P. plans for approximately 26.5
acres to be developed into community/regional and neighborhood
convenience shopping, adjacent to each other, located at the
intersection of two arterial streets and accessed by a common
collector street.
LU-5 Focus the location of high intensity land uses... retail,
service, automotive, etc. at major street intersections and
decrease intensity as the distance from the major
intersections increases. The O.D.P. plans for approximately
26.5 acres to be developed into community/regional and
neighborhood convenience shopping, adjacent to each other,
located at the intersection of two arterial streets and
accessed by a common collector street. The plan indicates a
transition from commercial to higher density multi -family
residential to lower density single family residential as the
distance increases from the intersection of East Harmony Road
and Timberline Road.
There is a statement on the O.D.P. that says "This O.D.P. is
subject to all rules and regulations as set forth in the HARMONY
CORRIDOR PLAN and the HARMONY CORRIDOR Design Standards and
Guidelines".
3. Neighborhood Compatibility:
A neighborhood information meeting was held on September 16, 1993.
The affected property owners notification list included
Harmony Village PUD - Overall Development Plan, #65-93
November 15, 1993 P & Z Meeting
Page 4
school under construction to the east. It is adjacent to the
planned community/regional shopping center that is part of
this O.D.P.
Since the adoption of the LUPP and the implementation of the Land
Development Guidance System the City has attempted to define a
hierarchy of commercial uses in the city. This hierarchy is divided
into the following major classifications:
- Regional/Community Shopping Centers
- Neighborhood Service Centers
- Business Service Uses
- Auto -Related and Roadside Commercial
The LUPP is clear on the preferred locations of other kinds of
commercial uses in the community but there is no clear policy
direction as to the location of Neighborhood Convenience Centers.
City Council adopted the NEIGHBORHOOD CONVENIENCE SHOPPING CENTER
Policies Guidelines and Requirements for Design and Location on
September 20, 1988. This proposal is supported by the following
site location policies:
* Neighborhood Convenience Centers shall be encouraged to
locate where existing services and infrastructure are
available (water, sewer, streets, police, fire, transit, etc.)
Existing infrastructure and services are available on the
periphery of this property at the present time. The
residential portions of this O.D.P. are planned to develop
prior to the neighborhood convenience center, which would
further create provisions for infrastructure and services.
* Neighborhood Convenience Centers shall be encouraged to
locate at the intersection of an arterial street and a
neighborhood collector street, with primary access taken off
the collector. The planned neighborhood convenience center is
to be located at the intersection of Timberline Road (an
existing arterial street) and a proposed collector street in
the development.
* Neighborhood Convenience Centers shall be encouraged to
develop on sites with a minimum gross area of three acres.
The proposed neighborhood convenience center parcel on the
O.D.P. is 3.7 acres in size.
* Neighborhood Convenience Centers shall be developed within
easy walking distance of existing or planned residential
areas. A neighborhood convenience center is a planned
component of this development and is located adjacent to the
residential portions of this O.D.P. The proposed center is
Harmony Village PUD - Overall Development Plan, #65-93
November 15, 1993 P & Z Meeting
Page 3
#69. Regional/community shopping centers should locate in
areas which are easily accessible to existing or planned
residential areas. A planned community/regional shopping
center is located adjacent to the proposed higher density
residential portion of the O.D.P.
#74. Transitional land uses or areas (linear greenbelts or
other urban design elements) should be provided between
residential neighborhoods and commercial areas in order to
enhance the concept of a mixture of land uses. A detention
pond area and adequate landscaped setback areas will be
provided between the single family or multi -family parcels and
the community/regional shopping center parcel or the
neighborhood convenience center parcel.
#75. Residential areas should provide for a mix of housing
densities. The O.D.P. is providing for single family detached
residential at 6 dwelling units per acre and multi -family
residential at 6 to 12 dwelling units per acre.
#79. Low density residential uses should locate in areas:
a. Which have easy access to existing or planned
neighborhood and regional/community shopping
centers;
b. Which have easy access to major employment centers;
C. In which a collector street affords the primary
access.
The single family residential will be directly adjacent to the
neighborhood convenience center and within easy walking
distance of the community/regional shopping center, which will
provide opportunities for employment in the form of a major
center. A local "collector" street system will be internal to
the development and serve as the primary access to the
majority of the homes.
#80. Higher density residential uses should locate:
a. Within close proximity to community or neighborhood
park facilities;
b. Within easy access to major employment centers.
The proposed multi -family residential will be located within
approximately 1/2 mile of a new City neighborhood park that
will be developed in conjunction with the new junior high
Harmony Village PUD - Overall Development Plan, #65-93
November 15, 1993 P & Z Meeting
Page 2
COMMENTS:
1. Background•
The surrounding zoning and land uses are as follows:
N: C, RE; existing large lot single family residential
S: RP; undeveloped
E: EP; undeveloped (Stromberger O.D.P., Rock Creek O.D.P.)
W: IL, ip, T; existing warehouse, business park, residential,
railroad (Oak Ridge, Union Pacific)
The property was annexed into the City with the Harmony Annexation
No. 6, which was approved by City Council in May, 1989.
2. Land Use•
This is a request for an overall development plan (O.D.P.) for a
74.4 acre planned unit development. The proposed land uses are:
* a 22.7 acre Community/Regional Shopping Center,
* a 3.7 acre Neighborhood Convenience Center,
* 37.7 acres of single family residential at 6.0 dwelling
units per acre, and
* 6.5 acres of multi -family residential at 6 - 12 dwelling
units per acre.
There is the potential for a total of 304 residential dwelling
units planned as part of the O.D.P.
The request is supported by the following policies in the City's
Land Use Policies Plan (LUPP):
#3.d. The city shall promote the location of residential
development which is close to employment, recreation, and
shopping facilities. The residential portion of this O.D.P.
is adjacent to or within one mile of several business parks,
a planned City neighborhood park, and existing and proposed
community/regional shopping centers.
#12. Urban density residential development usually at three
or more units to the acre should be encouraged in the urban
growth area. The proposed residential density on this O.D.P.
is from 6 to 12 dwelling units per acre.
ITEM NO. 21
MEETING DATE 11 /1 5,/93
STAFF Steve Olt
PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Harmony Village Overall Development Plan - #65-93
APPLICANT: Les Kaplan
1060 Sailor's Reef
Fort Collins, CO. 80525
OWNER: Same as Applicant
PROJECT DESCRIPTION:
This is a request for an overall development plan (O.D.P.) for a
Community/Regional Shopping Center, a Neighborhood Convenience
Center, and 281 single family and multi -family residential dwelling
units on 74.4 acres located south of East Harmony Road and west of
Timberline Road. The property is in the EP, Employment Park Zoning
District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This is a request for an overall development plan (O.D.P.) for a
74.4 acre planned unit development. The proposed land uses are:
* a 22.7 acre Community/Regional Shopping Center,
* a 3.7 acre Neighborhood Convenience Center,
* 37.7 acres of single family residential at 6.0 dwelling
units per acre, and
* 6.5 acres of multi -family residential at 6 - 12 dwelling
units per acre.
There is the potential for a total of 304 residential dwelling
units planned as part of the O.D.P. The Land Use Policies Plan
supports the proposed uses on this property. The entire Harmony
Village O.D.P. is in the adopted HARMONY CORRIDOR PLAN boundary and
is in conformance with policies and regulations of the plan. The
proposal is in conformance with the NEIGHBORHOOD CONVENIENCE
SHOPPING CENTER Policies, Guidelines and Requirements for Design
and Location. Two primary access points will be allowed into this
property, with one being into the community/regional shopping
center and the second being into the single family residential
portion of the development.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT