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HomeMy WebLinkAboutHARMONY CROSSING PUD - PRELIMINARY - 65 93A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSRICHARD L. EVERSOLE, P.C. CERTIFIED PUBLIC ACCOUNTANT 15 OLD TOWN SQUARE • FORT COLLINS, COLORADO 80524 • (303) 493-5060 October 22, 1993 Fort Collins Planning 300 LaPorte Avenue Fort Collins, Colorado RE: Harmony Crossing Dear Board Members: & Zoning Board 80521 �r�6r�od� 2 51988 I was startled to read in today's Coloradoan that the City is considering plans for a development by Richland Homes, on Harmony and Timberline roads with lot sizes of only 5,000 square feet! Is this a misprint? If not, is there any possibility that the City will approve cluster housing of this density? At some point the City has to gather up its courage and say "NO! to developments which are unwise for the ex_sti..g rc-sid.ents �.nd the envirorLment. With such suall lot sizes wt, would be far better off with townhornieE or almost any other: style of r:iult5.- fam:ily hous:_ng. Even Lhe Town of Timnat.i. LLas a minimLLT. lot _ize Of l.i.; 00 0 scillal:e fee-. I'm hard pressed ti. understand how professional planners or City officials could even briefly entertain this scheme as a viable option. With all due respect, I urge you to demolish this proposal as soon, and as firmly, as possible. Respectfully, Richard L. Eversoie cc: Ma;r(il: Ann Azari U NEIGHBORHOOD INFORMATION MEETING Project:for _ ± M+w Date: /, ' tic Attendees: Please sign this sheet. The information will be used to update the project mailing list and confirm attendance at neighborhood meetings. Contact the Planning Department (221-6750) if you wish to receive minutes of this meeting. Did You Receive Written NotificationAddress? of this meeting? Correct Name Address Zip Yes No Yes No AU+Ws rlicltae) Mtss, l21 1 'q'30%ss J t Y1 ('LJ- I�) l TT�PI *4 P 6. Question: What do you have to do to improve Timberline Road? Answer: We will be doing our fair share for the improvements to the west 1/2 of Timberline Road. 7. Comment: Timberline Road will be 70' wide, flowline to flowline, in its final form. 8. Comment: The City is probably going to pick up the hospital's portion of the local street improvements, with a payback agreement from the hospital to the City. 9. Comment: It would be helpful to coordinate the fence criteria with the Everitt Company, Geneva Homes, the Dusbabek's. The fences in this area should all compliment each other. 10. Question: Will there be any fence requirements along the detention areas? Answer: Yes, the City has requirements for fencing along detention areas. They should be no taller than 4' or the top 2' of a 6' high fence should be an open "weave" style. 11. Question: Will all streets be 36' wide? Answer: Yes, that is the plan. 12. Question: What is the timing on your commercial development? Answer: The developer indicates that he sees nothing in the foreseeable future. 13. Question: How many house models do you propose to use? Answer: There will probably be 7 models. City of Fort Collins Commu._.y Planning and Environmental ._rvices Planning Department A Neighborhood Meeting for RICHLAND HOMES (Harmony Crossing P.U.D.) Date: September 16, 1993 Developers: The Kaplan Company and Richland Homes City Planner: Steve Olt Location: Kruse Elementary School The purpose of this meeting was to introduce the developers of a large 74.4 acre property at the southwest comer of East Harmony Road and Timberline Road to all interested property owners and potentially affected interests that were in attendance. The following questions, comments, and concerns were expressed at this meeting: 1. Question: What is the proposed density of the residential portion of the overall development plan? Answer: The gross residential density is proposed to be 6 dwelling units per acre. 2. Question: What will be the lot sizes and prices of the homes? Answer: The lots will range in size from 4,500 to 5,000 square feet and the price of the homes will be $85,000 to $120,000. 3. Question: Where will the multi -family residential be located? Answer: At the northerly portion of the 47 acres for residential uses. 4. Comment: The representative for Richland Homes indicated that he likes to do good streetscapes. The landscaping along Timberline Road will be well done. 5. Question: Will the fencing be a shadowbox style or solid privacy fencing? Answer: It will be 6' high privacy fencing. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 All DENSITY CHART Maximum Earned Criterion Credit If All Dwelling Units Are Within: Credit a 20% 2000 feet of an existing or approved neighborhood shopping center. b 10% 650 feet of on existing transit stop. C 10% 4000 feet of an existing or approved regional shopping center. Q 0 v D d 20% 3500 feetof an exisfing or reserved neighborhood park community park or commungfocility. t�Pd Lk PL`-k S W` a 10% 1000 feet of a school, meeting all the requirements of the compulsory education aws; of the Slate of Colorado. � f 20% 3000feet old major employment center. E_ �•\ g 5% 1000 feet of a child care center. h 20% Tlorth'Fodcollins 1 20% The Central Business District. A project whose boundary is contiguous to existing urban development. Credit may be earned as follows: 0%—For projects whose property boundary has to 10%contlguily, 30% 10 to 15%—For projects whose property boundary has 10 to 20% contiguity For 2010 30%contiguity; f .15 to 20%— projects whose property boundary has 20 to 25%—For projects whose property boundary has 30 to 40%contiguity; 25 to 30%—For projectswhos property boundary has 40 to 50%contiguity; (� r� k If It can be demonstrated that the projectwlll reduce non-renewable energy useage either through the application of alternative energy systems or through committed energyconservotion measures beyond that nonmollyrequired by City Code. a5% bonus may be earned for every 5%reduction in energy use. 1 Calculate l% bonus for every 50 acres included in the project. m Calculate the percentage of the total acres in the project that are devoted to recreational use, enter 1/2 of that percentage as a bonus 2 C2 If the applicant commits to preserving permanent oHsite open space that mesh the Citys minimum requirements, calculate the percentage n of this open space acreage to the total development acreage, enter this percentage as a bonus If part of the total development budget is to be spent on neighborhood public transit facilities which ore not otherwise required by City Code. O enter 2%bonus for every$100 per dwelling unit invested. If part of the total development budget is to be spent on neighborhood facilities and services which are not otherwise required by City Code, P enter al%bonus for every$100 per dwelling unit invested. If a commitment is being made to develop a specified percentage of the total number of dwelling units for low income families, enter that q percentage as a bonus. up to a maximum of 30%. If a commitment is being made to develop a specified percentage of the total number of dwelling units for Type'A" and Type'B' handicapped Z housing as defined by the City of Fort Collins calculate the bonus as follows: O r Aunits TYPe'A'— .Slimes TTa M Type B'-1.0ffines Type'B'units I r r otalunits In no case shall the combined bonus begreater than 30%. If the site oradjacentproperty contains an historic building or place, a bonus may beeorned for the following: 3% — For preventing or mitigating outside influences(e.g. environmental, lard use,aesthetic. economic and social factors)adverse to its Presentation; S 3% — For assuring that new structures will be in keeping with the characterof the building or place. while avoiding total units 3% — For proposing adaptive use ofthe building or place that will lead to Its continuance. preservation and improvement in an appropriate manner. If a portion or all of the required parking in the multiple fatuity project is provided underground,withln the building, or in an elevated parking structure as an accessory use to the pnmarystructure, a bonus maybe earned as follows: t 9% — For providing75% or more of the parking in a structure; 6% — For providing 50-74% of the parking In a structure; 3% — For providing 25-49% of the parking in a structure. u If o commitment is being made to provide approved automatic fire extinguishing systems for the dwelling units, enter a bonus of 10%. TOTAL 7c- o -30- l MA ACTIVITY: Residential Uses DEFINITION: I: All residential uses. Uses would include single family attached dwellings, townhomes, .duplexes, mobile homes, and multiple family dwellings; group homes; boarding and rooming houses; fraternity and sorority houses; nursing homes; public and private schools; public and non-profit quasi -public rec- reational uses as a principal use; uses providing meeting places and places for public assembly with incidental office space; and child care centers. CRITERIAEach of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. Yes No 1. On a gross acreage basis, is the average residential density in the project at least three ( dwelling El per acre (calculateded for residential portion of the site only)? 2. DOES THE PROJECT EARN THE MINIMUM PERCENTAGE POINTS AS CALCULATED ON THE FOLLOWING "DENSITY CHART" FOR THE PROPOSED DENSITY OF THE RESI- DENTIAL PROJECT? THE REQUIRED EARNED ❑ CREDIT FOR A RESIDENTIAL PROJECT SHALL BE BASED ON THE FOLLOWING: 30-40 PERCENTAGE POINTS = 3-4 DWELLING UNITS/ACRE; 40-50 PERCENTAGE POINTS = 4-5 DWELLING UNITS/ACRE; 50-60 PERCENTAGE POINTS = 5-6 DWELLING UNITS/ACRE; 60-70 PERCENTAGE POINTS = 6-7 DWELLING UNITS/ACRE; 70-80 PERCENTAGE POINTS = 7-8 DWELLING UNITS/ACRE; 80-90 PERCENTAGE POINTS = 8-9 DWELLING UNITS/ACRE; 90-100 PERCENTAGE POINTS = 9-10 DWELLING UNITS/ACRE; 100 OR MORE PERCENTAGE POINTS = 10 OR MORE DWELLING UNITS/ACRE. -29- ALL CRITERIA APPLICABLE CRITERIA ONLY Is the criterion applicable? Will the criterion be satisfied? CRITERION QO:,�'°a�,�' �0�°�0 Yes No If no, please explain NEIGHBORHOOD COMPATABILITY 1. Social Comparability 2. Neighborhood Character 3. Land Use Conflicts 4. Adverse Traffic Impact PLANS AND POLICIES 5. Comprehensive Plan PUBLIC FACILITIES & SAFETY 7. Utility Capacity�IIIIIIIIII■IIIII- wA� MIIr���t. M AM- �'/1lt,1L. 8. Design St• • • • 9. Emergency'10. IIIII�_IIIIIIIIIIIII, �- Security Lighting 0 RESOURCE PROTECTION w 12. Solis & Slope Hazard 13. Significant Vegetation I 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit 17. Ecc-Sensitive Areas 18. Ac;icultural Lands I I I JI II 1 UNVIRONMENTAL STANDARDS I Quality 1 IIII IIIII r Quality Noise K22.& Heat 23. Monsor { I 24. rl Lighting 25. ges & Wastes I 1 SITE DESIGN I I 26. Community Organization IV, I14 I I 1 I I I 1 I I I I 1 27. Site Organization 1 1 28. Natural Features V I I 29. Energy Conservation I I 30. Shccows I I I 31. Solcr Access 9 I I 32. Privccv 7 33. Coen Space ArrangemenT I I I 34. Buiic:ng Height I 35. Ven:culor Movement V7 v II 36. Venlcuiar Design IX II I I 37. Posing I I I 38. Act,ve RecreaTional Areas ✓ I 39. Prlva:e Outdoor Areas ✓ i 40. Pecestrion Convenience I ✓ I 41. PedeSTrlan Conflicts I 42. LcncsceoinerOeen Areas V I 43. Loncscaaing:Sutiaings I I I 44. Ler.cscaoingrScreening I I 45, Puc::c Access 46. Stcrs y), 5ulcw .. V. PROXIMITY TO COMMUNITY FACILITIES Located only one -quarter mile south of Harmony Road and along City -designed major arterial Timberline Road, Harmony Crossing promotes the appropriate manner of development phasing within the Urban Growth Area, as encouraged by Policy 22. The Harmony Trunk Sewer is only 800 ft. south and City water is at the Harmony/Timberline intersection. Despite its close -in location, Harmony Crossing has virtually no impact on existing neighborhoods due to the railroad barrier along the west boundary. The location of Harmony Crossing, consistent with Policy 32, is close to existing employment, recreation, and shopping facilities and, additionally, is close to elementary, high school, and junior high facilities. Harmony Road is emerging as the major employment corridor in Fort Collins; shopping facilities off College Avenue are only one mile west. VI. CONSCIENTIOUS SITE DESIGN Richland Homes believes that attractive and well -planned site design promote the quality neighborhood image and pride of ownership Richland strives for in its residential communities. Although this can be challenging in a 5.9 d.u./ac. detached, single-family project, Richland is able to achieve conscientious site design by including a number of design features: • Curvilinear street design with cul-de-sacs. • Staggered front yard set backs. • Landscaped front yards. • Privacy fencing with each house. • Impressive, welcoming, masonry monument entry feature. Greenbelt buffering at least 30 ft. wide along Timberline Road. • Detention ponds that provide visual break along Timberline Road and active open space uses within project. Attractive fencing at rears of lots backing -up to Timberline Road. In addition to these site planning features, Richland Homes includes a complementary mix of architectural designs, varies brick and siding colors, and attempts to unify residential design elements with such elements as the use of brick exteriors and white trim on all houses. In summary, Richland Homes has mastered the middle -income market, and in so doing will introduce residential opportunities into Fort Collins at Harmony Village which are anchored squarely in the City's land use policies and address the Planning and..Zoning Board's growing concerns over homogeneity, land utilization, and affordability issues evolving around residential development in Fort Collins. 3' II. ENERGY EFFICIENCY In addition, Richland Homes is one of the first home builders in its price range to be a participant in the Ideal Energy Premier Program, authorized by Public Service Company of Colorado. The firm's commitment to energy - efficient home building can be seen in such standards as foam seal exterior walls, energy -efficient gas forced -air furnaces, and a superior energy - efficient insulation package. This Public Service rating also includes the following requirements: • Substantial weather stripping, caulking, foam or foam fillings around all openings • R-16 walls (more efficient insulation) combined with brick • R-6 basement wall insulation • R-30 attic insulation • A 78% high -efficiency heating system Furthermore, the lot layout for this single-family area exceeds the requirements of the City's Solar Orientation Ordinance with 149 lots of the 216 lot total, or 69%, complying with the Ordinance. III. INTEGRATED INTO MIXED -USE DEVELOPMENT Harmony Crossing is the residential component of Harmony Village which includes at the Harmony/Timberline corner a 23 acre community/regional shopping center and southeast of it, a 4 acre neighborhood convenience center. The overall development plan is designed to encourage pedestrian circulation, to provide employment and shopping close -in to the residential - neighborhood, and to assure proper land use transitions and buffering. Detention areas are situated to provide a visual break along Timberline Road, active open space uses, and buffers between land uses and property ownerships. IV. VARIETY OF HOUSING TYPES Consistent with Policy 75, Harmony Crossing contains a mix of housing densities which includes 38 acres of detached, single family at 5.9 dwelling units per acre and 7 acres of multi -family at 10 dwelling units per acre. Within this mix of housing types the multi -family area serves as a transition/buffer between the single-family area and future commercial/existing industrial uses north of it. At least seven architectural designs will be featured within the single-family area, with additional variety achieved through different exterior paint and brick colors. All wood trim is painted white to promote a visual harmony and sense of neighborhood. 2 HARMONY CROSSING P.U.D. PRELIMINARY PLAN PLANNING OBJECTIVES (September, 1993) The Harmony Crossing P.U.D. Preliminary Plan represents the initial development phase of the 74 acre Harmony Village O.D.P., located at the southwest corner of Harmony Road and Timberline Road. This 47 acre residential project at the south half of Harmony Village consists of both higher density, detached single-family residences and multi -family, attached units. A hallmark of this planning effort is the integration of a variety of housing types and densities within a mixed -use overall plan which also features a community/regional shopping center, a neighborhood convenience center and open space detention areas. The developer/builder of Harmony Crossing is Richland Homes, Inc. of Denver which has successfully developed and maintains seven active residential communities along the Front Range, including homes in Thornton, Adams County, Aurora, Arapahoe County, Westminster, Broomfield and Arvada. Richland Homes is committed to the middle income market and has a proven history of providing high quality homes in well -designed, attractive neighborhood settings. The planning objectives, or rationale, for this particular project at this location can be summarized by considering the six major attributes of Harmony Crossing, its unusually high consistency with the City's Land Use Policies Plan, and how it addresses recent Planning and Zoning Board concerns regarding residential development. I. AFFORDABILITY As it becomes increasingly difficult to provide high quality affordable• housing, Richland Homes has successfully focused its efforts to addressing this challenge. Richland Homes currently sells more than half of Denver_'s new homes priced from $80,000 to $120,000. Based upon today's building costs, this is the projected price range for the detached, single-family product at 5.9 dwelling units per acre proposed at Harmony Crossing. Square footages in these homes range from 825 to 1870 square feet. Richland offers the same (and in some instances... more) standard features than those offered in homes priced much higher than Richland Homes. Some of those standard features: eight foot high brick exterior, landscaped front yards, gas fireplaces, home to home side wing fences, attached two - car garage, basements, foam insulated exterior wall outlets and switches, six panel insulated steel entry door, decorator windows, dual -pane thermal break windows, smoke detectors, copper water lines, 40 gallon water heater, tile entry, high quality carpet and pad, dramatic vaulted ceilings, textured wall treatments, overhead ceiling lights in bedrooms, pre -wire for telephone and cable, food disposal, electric range and hood, dishwasher, and the list goes on and on. 1 SCHOOL PROJECTIONS PROPOSAL: HARMONY CROSSING PUD - Preliminary DESCRIPTION: 221 single family units on 40.8 acres DENSITY: 5.4 du/acre General Population 221 (units) x 3.5 (persons/unit) = 773.5 School Age Population Elementary - 221 (units) x .450 (pupils/unit) = 99.45 Junior High - 221 (units) x .210 (pupils/unit) = 46.41 Senior High - 221 (units) x .185 (pupils/unit) = 40.89 Design Affected Schools Capacily Enrollment Timnath Elementary 546 537 Boltz Junior High 900 1025 Fort Collins Senior High 1300 1418 C XlPl NrrY/ REGIONAL I, %4OR-W,, CENTER a�`Ra i I RIIIIe NCN.LIlm N,EIblCtbl I: nt c J I NEICiWBORNOOD 44 CONVENIENCE o.11t 1�oE F, a�fi.L, F.rlt� CENTER seal 8P/Iwc Tnas o W / i NOSMiN uoewpr'm Q SRlD P O l =y ^r�a' RE �I I _ DeTFJancN y� .. 1 4 b L 1 11 I q]d.L�an le� LL LJI v PHASE 4I--- a % FUTURE ... _ M41LT-F.dilILT I it 11 11 •II NI •I aM.r�ICp a •5 �, f 11 p i l p a .inPpp paW •- �_ � - •-PIX.K I 11 II II II J II I I fp f'M.•LOif •/ I � I L_J L_J L_J L_ L_L-J 4 i ii IO•11411 • . n' r' i r-t-lr-tr- r- r-,r-, r'tr' ; 11 JII 11LI. p{Jj °� 1 i_.Il _J i_jl_ „'J L' L` IN•I 1 1 I 11 II I ; 11 « � Ir 11111]�� roTr pMN i lr) `I I 1 I I°1 °;in,lrlr`s llt lli _L_ _ I ____ • M. 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RaLx - Y IG lkz ]fl® T PLANT NOTES L .41 RYi tYIFAWA N4LL BE N KGGrV4Y£ LLffN 4Y1 sru.cerWe rJRNr>mr are aware 2 ]Ll ,1►.YWp N.LLL s Iwmftm urN eN funa.erlc mJl•-Ir m]ernl pnm a u>, rem io et sutm . IlAYFL9. � ,o s.u°�rJ�e m�'uew�w a� el�ipme� 6. ru' eteu ro x r•LeNI>a Nlu • IvrJe 1}y0 O..Inw wrre.wu Daum IYIW' metR¢rw Ta let-a®ee wlNe®eLeo w e1roN ewae-veL1ER, Ne.Lrawapo-aearto vlmtewue orre° ptRm er ]pm Ilfp/eC.! tJ ee an•Llm u 7,bo. ro tle Iceemm aes ]. • wa lry I•pRrr.ur s aern•m wpa+,.e rJ,l ror[>rzR Ewle arc rl�f qe Nwep m ro,eo w vu Im�M �rt.onm.rwNm p•rl9gLm arse l+sLlc �PW9�CIT.NNIrC1�f OE �INAI'.]N1nwelteT raonuaa wtarL aNMm e`o wLnnr ro Ie flNNNB1, O,Y ATIOMD PID 14e1N . ALL LNGOC.WLI YWT OE ]R,ILID GA NRIIFD NM .N epnocane LefIP w weplr, RllprllalartL! IYAO, we ENILW AGGGWf PoN GM w TE VLLIYTYM W t1E MetWNA F100R TO NNWYE w .L CiArFC.L1E w CLprdNCT I.'R ICIe 11YN'IM w i.! W,D n iNp g16Y. 11A J1F 4LLp YL YRepal,llLw f'NL'a6uL1LW MO G,IA0. Il 41 L4CSYW N rL<fllL! 10.1°]Nr�w-OYT. MN MKC IW PL-GI-IeC LLl N MaMeND R M N?Qd]W Y.J.: awe praer n� I•LY• Lm.116• etlm weNraw a.LL Ix I•IUKm m ly WMLGlR II,.e '�'- "- W Tr@4•! MeD vRL roKtM to M cwaCGR a[pr pfuQ)ume no wlao.rap qw pAcp mlCirAl YO LLUIbe PLANT KEY s� e•.eRf.REeN IRlC Dftlplab tRQ ORIMMLL ilk ® © °ICV6]Gg4R I•EpBatlLLp LNJ1ALp Harmony Crossing FORT COLLINS COLORADO •GYL Y - eIY ON( FOOE B09Ew PNIX E AE ae�~• / � i T I � I CENT& ' d 1 v I ^I ��{29 z t QPsa W I I. —_J � — nhEC';O` I PLANNING AND ZONING i BOARD APPROVAL ATTORNEY'S SIGNATURE �y ` OWNER'S CERTIFICATION PMDM VALLEY � BPITLL v au GENERAL C PHASE 4 _ •t' ___ F--a.�-1 i r� 4E5'J_VJY_ •.e.e..-.. i'r �:��._ _ _ :. �.�� I i�_E� er mv�a _,. WS %iOPERTYTY ' =1 m J i Y / I PROPO0 NOGR CREEK VICINITY MAP I ES VAUGHT FR1E Harmony Crossing -= P.U.D. PRELMNARY FORT COLLINS COLORADO WE PLAN \ -1 Preliminary North NUMBER: 65-93A Harmony Crossing PUD - Preliminary, #65-93A November 15, 1993 P & Z Meeting Page 4 5. Transportation: The primary access to this development will be from Timberline Road at the, southeast corner. A secondary point of access will be provided through a future cul-de-sac at the northeast corner of the development. This access will be vacated when the collector street is continued to the north and connects to Timberline Road. There will be internal local "collector" streets connecting this development with the community/regional shopping center and neighborhood convenience center to the north and future development on the property to the south. 6. Storm Drainage: Based on the storm drainage solutions proposed for this development it is probable that multiple off -site drainage easements, onto both the Dusbabek property to the south and the Union Pacific Railroad easement to the west, will be required. Also, it must be determined if a storm sewer is required in Timberline Road at the time of that street widening. These issues must be addressed with the Harmony Crossing P.U.D., Final review. Staff is recommending a condition stating that the probable requirement for multiple off -site drainage easements, onto both the Dusbabek property to the south and the Union Pacific Railroad easement to the west, and the determination of whether or not a storm sewer is required in Timberline Road at the time of that street widening must be addressed before the Harmony Crossing P.U.D., Final is heard by the Planning and Zoning Board. RECOMMENDATION: This request is in substantial conformance with the Harmony Village Overall Development Plan and the HARMONY CORRIDOR PLAN and Design Standards and Guidelines, earns 70% credit on the Residential Uses Density Point Chart, and meets the applicable All Development Criteria of the Land Development Guidance System. Therefore, staff is recommending approval of Harmony Crossing P.U.D., Preliminary - #65-93A, with the following condition: 1. The probable requirement for multiple off -site drainage easements, onto both the Dusbabek property to the south and the Union Pacific Railroad easement to the west, and the determination of whether or not a storm sewer is required in Timberline Road at the time of that street widening must be addressed before the Harmony Crossing P.U.D., Final is heard by the Planning and Zoning Board. Harmony Crossing PUD - Preliminary, #65-93A November 15, 1993 P & Z Meeting Page 3 acres (between the three single family residential phases in Harmony Crossing and the community/regional shopping center on the Harmony Village O.D.P.) that is not being considered for Preliminary approval at this time. 3. Design: Architectural Character: At least seven architectural designs will be featured within this development, with variety achieved through different exterior paint and brick colors. The homes will have an 8' high brick exterior (from grade) and all wood trim is painted white to promote visual harmony and sense of neighborhood. The floor space in these homes ranges from 825 to 1870 square feet. Landscaping: The developer provides landscaping in the front yards of all the homes, including one street tree per lot, per street frontage. There is a 50' - 60' wide landscape buffer along the entire Timberline Road street frontage that will conform to the adopted HARMONY CORRIDOR Design Standards and Guidelines for landscaping and berming. Additional landscaping will be included in the two detention areas, at the northeast and southeast corners of the development. All landscaping in the Timberline Road right-of-way, common open space areas, and at the ends of the open cul-de-sacs will be maintained by the. Homeowners Association. solar orientation ordinance: All of the 221 single family lots in Harmony Crossing P.U.D. are subject to the City's adopted Solar Orientation Ordinance. The number of lots that are in compliance with the ordinance (149 of the total of 221 lots) equals 67%, which exceeds the minimum requirement of 65%. 4. Neighborhood Compatibility: A neighborhood information meeting was held on September 16, 1993, to discuss the Harmony Village O.D.P. and Harmony Crossing P.U.D. The affected property owners notification list included 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 (Harmony Crossing) of the O.D.P. Copies of the meeting minutes and the attendance sheet are attached to this memo. Harmony Crossing PUD - November 15, 1993 P & Page 2 COMMENTS: 1. Background• Preliminary, #65-93A Z Meeting The surrounding zoning and land uses are as follows:' N: IL, EP; existing warehouse and planned community/regional shopping center (Harmony Village O.D.P.) S: RP; undeveloped E: EP; undeveloped (Stromberger O.D.P., Rock Creek O.D.P.) W: ip, T; existing 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 preliminary approval for 221 single family detached residential lots on 40.8 acres located south of East Harmony Road and west of Timberline Road. The resultant gross residential density is 5.42 dwelling units per acre. The project was evaluated against the applicable All Development Criteria and the Residential Uses Density Point Chart of the Land Development Guidance System. It scores 70.0% on the density chart, earning points for all dwelling units being within: a) 4,000 feet of an approved regional shopping center (Parcel A of the Harmony Village O.D.P.), b) 3,500 feet of a reserved neighborhood park (attached to the new Southeast Junior High School approximately 1/2 mile to the east), c) 3,000 feet of a major employment center (Oak Ridge Business Park); also, d) its outside boundary having 23% contiguity to existing urban development, and e), the project having 7% of its total area devoted to recreational use (active recreation facilities in the detention area at southeast corner). The earned credit on the Residential Uses Density Chart supports the proposed density for this development. The Harmony Crossing P.U.D. is within the adopted HARMONY CORRIDOR PLAN boundary and is subject to the design standards and guidelines of the plan. Although this property is outside of the minimum 80, setback from Harmony Road requirements, it is within 1/2 mile of Harmony Road and is subject to the suggested setbacks for buildings and parking lots and the plant palette for local and collector streets. The proposal is in conformance with the Design Standards and Guidelines of the HARMONY CORRIDOR PLAN. Harmony Crossing P.U.D. is planned to be developed in four phases. This request is for Phases 1 - 3 only, all single family detached residential. Phase 4 is a future multi -family component on 6.5 1 FTEM NO. 22 MEETING DATE 11/15/93 STAFF Steve Olt PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Harmony Crossing P.U.D., Preliminary - #65-93A APPLICANT: Richland Homes 8791 Wolff Court, Suite 200 Westminster, CO. 80030 OWNER: The Kaplan Company, Inc. 1060 Sailors Reef Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request for preliminary approval for 221 single family detached residential lots on 40.8 acres located south of East Harmony Road and west of Timberline Road. The property is in the EP, Employment Park Zoning District. RECOMMENDATION: Approval with a condition EXECUTIVE SUMMARY: This is a request for preliminary approval for 221 single family detached residential lots on 40.8 acres located south of East Harmony Road and west of Timberline Road. The resultant gross residential density is 5.42 dwelling units per acre. The project was evaluated against the applicable All Development Criteria and the Residential Uses Density Point Chart of the Land Development Guidance System, scoring 70.0% on the density chart. The earned credit on the Residential Uses Density Point Chart supports the proposed density for this development. The proposal is in the Harmony Corridor and is in conformance with the adopted HARMONY CORRIDOR PLAN Design Standards and Guidelines. Harmony Crossing P.U.D. is planned to be developed in four phases. Phase 4 is a future multi -family component on 6.5 acres (between the three single family residential phases in Harmony Crossing and the community/regional shopping center on the Harmony Village O.D.P.) that is not being considered for preliminary approval at this time. At least seven architectural designs will be featured within this development, with variety achieved through different exterior paint and brick colors. The developer provides landscaping in the front yards of all the homes, including one street tree per lot, per street frontage. There is a 50' - 60' wide landscape buffer along the entire Timberline Road street frontage. Additional landscaping will be included in the two detention areas, at the northeast and southeast corners 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