HomeMy WebLinkAboutHARMONY VILLAGE PUD - PRELIMINARY ..... NOVEMBER 19 1998 P & Z BOARD HEARING - 65 93C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSTABLE OF CONTENTS
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I. Introduction...........................................................................................
1
II. Existing Conditions....................................................................................
5
LandUse...................................................................................................
5
Roads........................................................................................................
5
Existing Motor Vehicle Traffic.....................................................................
6
Existing Motor Vehicle Operation................................................................
6
PedestrianFacilities...................................................................................
6
BicycleFacilities.........................................................................................
9
TransitFacilities
.........................................................................................
9
III Future Background Traffic Projections........................................................
10
Background Traffic Year 2002....................................................................
10
Background Traffic Year 2015....................................................................
10
IV. Project Traffic Projections........................................................................... 13
ProjectDescription...................................................................................... . 13
TripGeneration........................................................................................... 13
TripDistribution........................................................................................... 15
TripAssignment.......................................................................................... 15
V. Future Total Traffic Projections...................................................................
18
TotalTraffic Year 2002...............................................................................
18
Total Traffic Year 2015...............................................................................
18
VI. Traffic Impact Analysis................................................................................
21
Traffic Analysis Year 2002..........................................................................
21
Traffic Analysis Year 2015..........................................................................
Spacing of Harmony/Timberline and Timberline/Main Entrance Intersections
21
26
Pedestrian Level of Service............................................................... :.........
26
Bicycle Level of Service................................................................................
26
TransitLevel of Service...............................................................................
27
VII. Neighborhood Transportation Analysis.........................................................
28
LocalStreet Capacity....................................................................................
28
Projected Daily Traffic Volumes...................................................................
28
Vill. Conclusions.................................................................................................
30
LIST OF TABLES
Table Eage
1. Current Peak Hour Operation..................................................................... 8
2. Trip Generation.......................................................................................... 14
3. Year 2002 Peak Hour Background Traffic Operation .................................. 22
4. Year 2002 Peak Hour Total Traffic Operation ............................................. 23
5. Year 2015 Peak Hour Background Traffic Operation .................................. 24
6. Year 2015 Peak Hour Total Traffic Operation ............................................. 25
HARMONY VILLAGE
TRANSPORTATION IMPACT STUDY
FORT COLLINS, COLORADO
APRIL 1998
Prepared for:
Dial Companies
11506 Nicholas, Suite 200
Omaho, NE 68154
Prepared by:
MATTI iFwj. Diii,ICi I, P.I?./RUTI I ROLLINS, P.E.
2272 Glen I lawn Drive
Loveland, CO 80538
Phone: 970-669-2061
PAX: 970-669-5034
28. Will there be a southbound right -turn lane to turn into project from
Timberline Road?
A. Yes, a separate right turn lane is provided so the travel lanes are not
impacted by cars slowing down to turn right.
29. Will there ever be a traffic signal at Timberline Road and Battlecreek?
Response from City: Yes, there may be a signal installed in the future
when warranted by speed, safety or volume. This is an intersection of a
standard arterial and collector which are eligible for signals when warranted and
when there is money in.the budget. Signals are not installed before being
warranted.
9
23. How did you determine the trip generation for a 14-plex movie theater?
A. Trip generation rates are determined by the Institute of Traffic Engineers
(I.T.E.) Trip Generation Manual which contains data based on studies made
throughout the country. For theaters, trip generation rates are based on either
the number of screens or the number of seats. We used the number of screens
because it results in a higher number than the number of seats so we get a more
conservative analysis.
24. What is considered the peak time on the roadway? How does the peak
on the roads compare with the peak of the theater?
A. The peak time on the surrounding roads is 4:00 to 6:00 p.m. (The p.m.
peak is higher than the a.m. peak.) We also looked at the Saturday peak from
noon to 2:00 p.m. These are considered to be the worst -case situations for
analysis purposes.
A key point is that the peak of the theater, early evening, does not coincide with
the peak on the surrounding streets. After 6:00 p.m., the trips generated by retail
and medical (P.V.H.) uses goes down.
25. If there are 3,000 seats in the theater, why is there not 3,000 trips factored
into the analysis for trip generation?
A. Because not everyone in the theater drove by themselves. One seat
does not equal one car in the parking lot.
26. What about the restaurants?
A. The traffic study assumed that the restaurants would be "standard" in that
they were not fast food or drive-thru. As standard restaurants, they were
assumed to be "high -turnover" which again generates higher numbers and
allows for a more conservative analysis. We also did not assume that there may
be combined trips in that some customers will combine a dinner with a show.
This again results in a conservative analysis. You will recall that the old plan
included drive-thru restaurants which are a high trip generator. There is an
overall reduction in trip generation by eliminating the drive-thru restaurants.
27. When Timberline Road gets widened, will we lose the trees and
landscaping shown on the pretty drawings?
A. No, the drawings indicate full right-of-way dedication for Timberline Road.
The trees and landscaping shown will be setback the appropriate distance and
not be removed for road widening.
7
A. The theater is too large a building for a pitched roof. Also, the in -line retail
building may be too large as well. The opportunity for pitched roofs would be on
the pad buildings and we will explore this with th potential tenants and the
architects. The key with the pad buildings is that there must be some
architectural relationship with the anchor buildings so the center looks unified.
18. What are the predominant building materials? What is the architectural
style of the center? Are you thinking of stucco and orange tile roofs? Sloping
tile roofs are nice.
A. We are looking at a combination of brick, decorative concrete block and
synthetic stucco. The objective is use materials that are solid, and relatively
maintenance free. We are looking at a style that will endure and not look out of
date in ten years. The southwest style is not being considered for this center.
19. My concern is that I will not use the theater on a daily or even a weekly
basis. What I will use are dry cleaners, coffee shop, small drugstore, bookstore,
news stand, video store and other neighborhood -serving businesses that will
provide things that we need at the neighborhood level. If I can walk to these
things then that will be positive. If the center has things that I do. not need then
the project will be a negative for me and the neighborhood.
A. It is our hope that we can provide these goods and services. Keep in
mind that the building envelopes shown are for planning purposes only and do
not actually represent individual stores. The exact size and scale of each tenant
is not known at this time since we have not done any pre -leasing yet for the in -
line retail. We are probably one year away from leasing this part of the center.
20. Does the theater open first? What is the timeframe?
A. We anticipate beginning construction on the theater in the Spring and
opening before Thanksgiving. During this time, a pad user may open earlier due
to a shorter construction process.
21. At the last meeting, the Cinemark rep commited to stadium seating. Will
you do the same?
A. We already plan to have stadium seating in all theaters.
22. What about midnight movies? I would be opposed to showing movies at
midnight.
A. We have not made any decisions about midnight movies.
R
Response from City: It is our finding that the center does indeed have good
access to Harmony Road. No, we will not consider adding a signal at that
location as it would severely impact the functioning of the roadway as a state
highway. Also, it is too close to the intersection of Timberline Road. Such a
signal is not part of the approved Harmony Road Access Control Plan that was
jointly adopted between the City and the Colorado Department of Transportation
(CDOT). As agencies that regulate access to public roads, both the City and
CDOT are hesitant to create full -turning access for the sole benefit of a private
property owner at the expense of efficiency on public streets. Keep in mind that
Harmony is projected to carry between 40,000 and 50,000 vehicles per day and
adding traffic signals is not always the best solution when analyzing the
efficiency of the corridor from I-25 to College Avenue.
Our analysis is that the number of trips estimated to use the neighborhood
streets is a small percentage of the total and is acceptable for the design and
function of the existing streets in Harmony Crossing.
14. Theater traffic will use Wilmington and Delaney to exit. So, these streets
should be one-way going north and prohibiting southbound travel.
A. This would mean that residents of Harmony Crossing would have to use
Timberline Road, a standard arterial street, to gain access to your homes when
leaving the center. This is not convenient for you and also unnecessarily loads
up Timberline Road with trips that otherwise use internal streets.
15. Are there any changes in the number of parking spaces between this plan
and the last plan?
A. There is slightly less parking on this plan than on the last plan.
16. On Battlecreek, could you install a median so that folks coming over from
Oak Ridge via Keenland would be prevented from turning left to go north on
Wilmington?
A. This would mean that residents of Harmony Village and Willow Springs
North would be prohibited from turning left to east on Battlecreek to gain access
to Timberline Road or other portions of the Willow Springs area like the
neighborhood pool. Keep in mind that Willow Springs north consists of 33 single
family lots and 280 multi -family apartments and these folks need to gain access
to Battlecreek to go in both directions.
17. 1 am concerned about the architectural character of the shopping center.
Pitched roofs on the commercial buildings would help contribute to the softening
of the center and help it blend in with the neighborhood. We like the Toddy's
Center because of the residential character.
6-
Response from City: Keep in mind that the streets were always designed
to connect. Yes, there will be more traffic due to the shopping center. In the
short term, this increase is negligible and remains under 1,000 vehicles per day.
In the long term, with the Keenland/Battlecreek connection over the tracks, the
increase is estimated to be 1,200 vehicles per day. This is still a relatively small
increase and can be accommodated on the roadway. We work with the
neighborhood to install traffic calming with the first phase of the project and
continue to monitor the streets as time goes on.
9. Will Timberline be a standard arterial as far south as C.R. #32? If so,
what about the wetlands?
Response from City: Yes, Timberline Road is classified as a standard
arterial from Harmony to C.R. #32. The roadway has not been designed so we
have not analyzed the impact on the wetlands. The City has purchased these
wetlands and they are referred to as the Fossil Creek Wetlands. So, the value
and importance of the wetlands will certainly be considered in the design of the
roadway since they are already owned by the citizens and wetlands are federally
protected.
10. What are some of the other volumes on existing streets that we may be
familiar with?
Response from City: For comparison purposes, Centennial (collector) carries
2,700, Swallow (collector) carries 8,000 and Creekwood (connector) carries
1,800 vehicles per day.
11. Would it be realistic to expect three round-abouts for Harmony Crossing
neighborhood? Will the City assist us in this effort?
Response from City: Yes, the City is available to work with neighborhoods
in mitigating traffic from nearby developments. Round-abouts are not always the
answer. There are other things such as raised cross -walks that seem to work
well in other neighborhoods.
12. Would the City consider closing Wilmington so it would not extend to the
north?
Response from City: A street connection to the north was always
anticipated as shown in the Overall Development Plan. It is our policy not to
close street connections.
13. The basic problem of the shopping center is that it does not have good
access to Harmony Road. Would the City consider adding a traffic signal at the
right-in/right-out on Harmony so folks could turn left to go west on Harmony?
This might take pressure off our neighborhood.
y
Response from City: The decision was not political. It was made during
Staff review of the P.U.D. by the City's Traffic Operations Engineer.
5. We don't want anymore traffic in our neighborhood. Wilmington should be
terminated at Angelo and not extended south to Battlecreek Drive.
Response from City: It is the City's policy to extend and connect streets
between adjacent projects to build a logical, interconnected street system that
serves the neighborhood as well as the City. If Wilmington did not extend south,
and you wanted to go west over to Lemay via Keenland, you would have to go in
the opposite direction and get on Timberline Road. Now, Timberline is classified
as a standard arterial street designed to carry higher speeds and volume. You
should not have to get on a standard arterial street if a collector street system is
in place. An interconnected street system helps distribute traffic in multiple
directions without unnecessarily loading up certain streets.
6. 1 have read the traffic impact study. The annual background traffic is
estimated to increase at only 1.8% per year for the long term analysis. Is this
accurate? If our population is growing at 2.5% to 3% per year, wouldn't the
background traffic increase in a like fashion? The 1.8% sounds too low.
A. You are correct that today we are in a fast growth cycle and that 1.8%
does not reflect current population gains. For the long term, however, 1.8% has
proven to be a reliable number because it factors in the years we are not growing
as fast. For example, during the mid -to -late '80's, background traffic grew at less
than 1.8% but we continued to use the same projection rate because it evens out
the peaks and valleys over the long term of 15 to 20 years.
Also, for purposes of this particular traffic study, we added in the projected trips
from the other known projects in the Harmony Corridor such as Hewlett-Packard
Building Four (fabrication plant), Symbios (office building), Celestica
(manufacturing plant), Preston Center (retail -commercial mix) and Poudre Valley
Hospital (medical office and outpatient care).
Our conclusion is that the study is valid and uses accurate data to analyze the
long term conditions.
7. How long ago did the "connector" become part of the City's classification
system?
Response from City: About 1.5 years ago.
8. 1 like our neighborhood the way it is now. More traffic will impact our
quality of life.
traffic consulting team to be a "local" street which allows up to 1,000 trips per
day. Therefore, the estimated 1,200 trips, in the long term, would have
exceeded the classification.
Since the last meeting, however, based on the City's new street classification
system, Wilmington is now considered to be a "connector" street. The reason
the City classified Wilmington as such is due to the physical width of the street
(36 feet from flowline to flowline) and the location and function of the street as a
link between cul-de sacs and a collector street (Battlecreek Drive). A "connector"
is a type of "local" street that connects streets with multiple driveways to streets
with fewer driveways in a hierarchy that leads up to collectors and arterials.
The new classification system includes a wider range of residential streets that
now consists of three streets that are narrower than the 36 foot wide street.
These are 24, 28 and 30 foot wide streets.
So, based on City Staffs analysis of the hierarchy of streets in the surrounding
area, Wilmington Drive is classified as a "connector" street. In the long run,
when Keenland connects over the railroad tracks to Battlecreek, Wilmington will
be able to accommodate the estimated 1,200 trips per day.
(Under the old classification, the 36 foot wide local street would top out at about
2,500 trips per day depending on its location in the hierarchy.)
2. As a neighborhood, we would like to discourage "cut -through" traffic. Are
we eligible for traffic calming measures like in other neighborhoods?
Response from City: Yes, we are already recommending "neck -downs"
where the developer's extension of Wilmington meets the existing roadway. Our
experience is that traffic calming does not necessarily reduce traffic volume but
does reduce speeds. The situation will continue to be monitored overtime.
3. The Overall Development Plan for this area was approved years ago.
Why now, all of a sudden, is Wilmington re-classified and upgraded to a higher
level street that can handle more volume?
Response from City: The reason is because of the physical characteristics of the
street (36 feet wide) and the function of the street. Keep in mind that a
"connector' is a type of local street. Wilmington is built to a 36 foot width. This
width is able to handle "connector" volumes. There are not that many individual
driveways on Wilmington like on other streets.
4. Was this re-classification a political decision by the City to assist the
developer in getting his project approved? Who made this decision? When was
the decision made?
z
THIRD NEIGHBORHOOD MEETING MINUTES
PROJECT: Harmony Village Preliminary P.U.D.
DATE: September 23, 1998
APPLICANT: Ty Fangman, Dial Properties
Bill Quigley, Mann Theaters
CONSULTANTS: Linda Ripley, V-F Ripley and Associates
Ruth Rollins, Traffic Engineer
Matt Delich, Traffic Engineer
Dave Klockman, J.R. Engineering
CITY STAFF: Eric Bracke, Traffic Operations Engineer
Ted Shepard, Senior Planner
The meeting began with a description of the changes made since the last
meeting. These include a new theater operator, Mann Theaters, and a reduction
in screens from 16 to 14. Also, all drive-thru restaurants have been deleted.
The pad sites now include three standard restaurants, two banks (with drive -up
windows) and the convenience store will remain. The free-standing drug store,
with two drive -up lanes, has been eliminated. The amount of gross leasable
square footage is slightly decreased from 187,542 to 172,242 square feet and
remains within the allowable maximum of 250,000 square feet as specified in
the Harmony Corridor Plan for a "community -scaled shopping center." Upon
further clarification with the City Transportation Department, Wilmington Drive is
considered to be a "connector" street, not a "local' street as indicated at the last
meeting. This means that Wilmington is classified to carry up to 2,500 vehicles
per day, not the 1,000 as previously reported. Unless otherwise noted, all
responses are from the applicant or the consulting team.
QUESTIONS, CONCERNS, COMMENTS
1. I am concerned about the reclassification of Wilmington up to a
"connector" street. What does this mean?
A. You will recall from the last meeting that in the short term, the amount of
vehicles per day on Wilmington is estimated to be below 1,000. In the long term,
when Keenland connects over the railroad tracks, the. amount of vehicles per is
estimated at 1,200. At the last meeting, Wilmington Drive was described by the
29. You should provide more buffering south of the Assisted Living Center,
especially to screen the parked cars.
A. We can look at this as plans evolve.
30. I am concerned about the operational aspects of the Assisted Living Center. Will
there be ambulances, three shifts, deliveries, noise?
A. This will be a residential facility like Collinwood on Lemay. There will be no
emergency room. Yes ambulances will occasionally
be called to transport a resident to the hospital but seldom will this require a siren. Yes
there will be three shifts but this involves very few employees and shift change is not in
the middle of the night. Deliveries can be taken in from the front. Generally these
operations are residential in nature.
31. Can you provide a fence and landscaping along the south property line?
A. Yes, we can look at fencing and landscaping in that area.
32. About how many residents in the Assisted Living Center?
A. We are estimating about 80 at this time.
33. I would like to see more sidewalk connections.
A. We are providing sidewalks along all street connections. Along Harmony, we are
building a sidewalk west, past our property line, across the railroad tracks, to tie into the
existing walk along ABB. Internal walks will be provided to connect the pad sites to
each other and to the theater and retail shops.
34. What about the remote parking lot in the southwest corner?
A. We see this as an overflow lot for busy times. We will provide basketball hoops
so kids can use it when empty.
35. I would prefer that there be one less drive-thru restaurant.
36. I would prefer that the c-store be shifted further north.
37. If we had a choice, I vote for local restaurants rather than the prototypical national
chain.
A. These are all good comments.
0
23. I agree with the previous comment. I think a 16-plex is too big. I am concerned
about the scale and the magnitude of the building.
A. We will design the architecture of the building so it is not big and unattractive.
The center is sized, according to the Harmony Corridor Plan, as a "community -scale"
shopping center so it is expected to feature more activity than a "neighborhood -scale"
center like the Safeway project.
24. Will the Harmony/Timberline intersection be like the Harmony/College
intersection?
A. No, the Harmony/College intersection is the corner of two state highways, both of
which are classified as major arterials. The Level of Service at Harmony/Timberline will
be better for longer periods that the Harmony/College intersection.
25. I am concerned about excessive neon on the theater and the restaurants. I do not
want to see neon lights from my house at night.
A. This is a good concern. Although it is too early to determine what the sign
covenants will be, we will keep this in mind.
26. What about parking lot lighting?
A. We will specify that parking lot lighting be on poles about 25 to 30 feet in height,
which is less than the City's streetlights on Timberline. We will also be directed by Staff
to specify light fixtures that are down -directional and do not cast illumination off the
property. These are called "sharp -cutoff luminaires."
27. Could the Harmony right-in/right-out be expanded to allow left -out turns to go
west on Harmony?
A. Not initially since the State (CDOT) will not allow such expansion. The
operation, however, can be monitored by the City and if expansion is warranted, then the
City can lobby CDOT for an expanded operation.
28. Is it true that no drive-thru restaurants are allowed in the Harmony Corridor?
A. From the developer's perspective, this is under discussion.
Response from City: Our interpretation is that this is correct, drive-thru restaurants (not
banks) are prohibited in the Harmony Corridor.
S
16. Could the Cinemark rep tell us a little bit about the theater?
A. Yes. We are planning a 16-screen theater with a total of 3250 seats. All seats will
be "stadium seating." The building will be about 38 feet high. All screens will feature
digital sound. There will be six box offices to reduce time waiting in line. We have built
similar theaters in Colorado Springs and Pueblo.
17. Why can't you build two 8-plexes instead of one 16-plex and thereby reduce the
size and scale of the building?
A. We propose one structure for efficiency in the operation. Also, in one building, a
family can split up safely. We plan on multiple showings of popular movies at staggered
start times to help distribute the crowd over a variety of starting times.
18. What would be your latest show? Would you show "midnight" movies?
A. We are not sure about "midnight" movies at this time. We would like to pursue it
if successful.
19. I would be opposed to midnight movies. This would bring way too much traffic
at too late an hour. This would be unacceptable.
20. I would want the restaurants to close by 10:00 p.m. Otherwise, there will be loud
disturbances in our neighborhood late at night.
A. We do not know the closing times of the restaurants that we have talked to thus
far. We can get you more information on this later in the process.
21. Will the theater provide security and enforcement in the parking lot at night?
A. Yes, Cinemark will provide this service.
22. I am opposed to a 16 screen movie theater. This is too many for our part of town.
This theater is being set up as a city-wide draw or even a regional draw, not a
neighborhood draw. The amount of traffic being attracted to our neighborhood is
excessive and we should not have to put up with it. I've seen the mess on West
Horsetooth Road with the Carmike 10-plex and we do not want the same thing happening
here.
A. These are good comments. I think we have a better street system and internal
circulation system than the Carmike 10 on Horsetooth. Access to our center will be from
two main streets, one an arterial (Timberline) and one a state highway major arterial
(Harmony). The double left turn lanes at Timberline/Timberwood intersection will allow
more cars to exit the center. Keep in mind the restaurants, some movie-goers may decide
to grab a quick bite after the show and wait for traffic to subside.
41
10. What is the timing of the Keenland connection over the railroad tracks?
A. Although this connection has long been shown on the City's Master Street Plan,
there is no funding source for the project. Keep in mind that permission must still be
obtained from the Colorado Public Utilities Commission for an at -grade railroad crossing
and this can be a lengthy process. A similar example would be Troutman Parkway which
is master -planned to cross the Burlington Northern tracks over by Target.
11. I am concerned about exiting theater traffic during the early evening, especially on
weekends. This is the time when kids are out playing and riding their bikes. The
increase in traffic will make our neighborhood dangerous.
A. Keep in mind that as the theatre lets out in the evening, there will be less traffic on
the Harmony and Timberline. We will support any effort to work with theCity to install
traffic calming on Wilmington and/or Delaney.
12. I am concerned about the right -in on Harmony. This will lead directly to Delaney
and encourage traffic through our neighborhood.
A. Eastbound traffic on Harmony wanting to go south on Timberline will take
advantage of the right turn lane and the ability to turn right on red at the intersection.
This is referred to as a "free -right. If this traffic goes through the shopping center, there
will narrower lanes, a curved street and a stop sign. This route will prove to be slower
and thus discourage a Harmony - Delaney connection.
13. Can the right -in on Harmony be signalized?
A. No, it is too close to Timberline and neither the State nor the City will allow it to
be signalized.
14. What will be the first phase?
A. We expect to obtain Final approval in early 1999 and the theater will take about
10 to 12 months to construct. The retail will be constructed after the theater based on
leasing activity.
15. What about buffering on the south side of the Assisted Living Center?
A. These plans are not finalized yet but we expect to provide a range of 20 to 50 feet
building setback along the south property line. We expect this to be a two-story building,
not a three-story so this should help with buffering and privacy.
4. I agree that there will be lower trip generation in the morning peak due to the
nature of retail uses, but what about when the Poudre Valley Hospital site opens up across
the street? Won't there be a morning impact for the medical offices and outpatient
clinics?
A. We are also the traffic consultants for the P.V.H. parcel. This project is estimated
to generate about 6,100 average daily trips with the initial phase. (The initial phase
consists of 129,000 square feet of medical office building and 86,000 square feet of
hospital.) The a.m. peak is estimated at 396 trips and the p.m. peak at 551 trips. These
trips have been factored into the analysis of the roadway.
5. I am concerned about the weekend evenings when the multi -screen theater lets out
all at the same time. This traffic will overload the proposed intersection on Timberline
Road and traffic will seek an outlet through our neighborhood.
A. This is why this intersection will feature double -left turn lanes. Also, there is a
right -out exit along Harmony Road.
6. What will be the level of service for the new Timberline intersection?
A. The level of service will be "D" during the weekday, p.m. peak and "C" during
the Saturday peak.
7. I feel the exiting traffic will take Delaney as a "cut -through" to avoid the new
signal being proposed on Timberline. How can we prevent "cut -through" traffic? Also,
why was Delaney analyze to carry only 1 % of the center's traffic?
A. Traffic heading south will have the advantage of a "free right" (right turn on red)
at the new Timberline intersection. This should be enough incentive to discourage
drivers from cutting through Harmony Village. The City's Transportation Department
has a traffic calming program that can assist your neighborhood on installing traffic
calming devices to slow down the cars.
8. Delaney and Wilmington should be closed. Why do these streets have to connect?
Response From City: It is desirable that the City develop in such a way that streets
connect to each other. Connecting streets will allow easy access for the residents of
Harmony Crossing into the center without having to make a left turn from the subdivision
to go north on Timberline Road. These left turns are called "unprotected lefts" in that
there is no benefit of a traffic signal to stop oncoming traffic. Neighborhood access to a
shopping center is a key factor in land use planning.
9. We live between Delaney and Timberline. With the increase in traffic on both
streets, there will be more traffic noise.
a,
SECOND NEIGHBORHOOD MEETING MINUTES
PROJECT: Harmony Village Preliminary P.U.D.
DATE: July 15, 1998
APPLICANT: J.F. Carter, Dial Properties
Ty Fangman, Dial Properties
Randy Hester, Cinemark Theaters
CONSULTANTS: Linda Ripley, V-F Ripley and Associates
Matt Delich and Ruth Clear, Delich and Associates
PLANNER: Ted Shepard, Senior Planner
The meeting began with a description of the changes made since the project was
submitted. Instead of a United Artist theater, the applicant is now Cinemark. Unless
otherwise noted, all responses are from the applicant or the consulting team.
QUESTIONS, CONCERNS, COMMENTS
1. Lets start with traffic. Did your trip generation numbers for Wilmington include
the existing traffic from the movie theatre?
A. Yes, plus the background traffic on the surrounding streets.
2. What is the total average daily trip generation for the center at build -out?
A. Approximately 12,000 trips.
3. How will the proposed signal on Timberline Road handle the peak traffic?
A. The most critical time frame is the afternoon peak. Traffic at this time is expected
to be about 1,600 trips. This means we expect about 800 trips into the center and 800
trips out between 4:30 and 6:30 p.m. during the weekday.
1
27. In general, I have a complaint about the generic, non-descript architecture
of retail development on the south side of Fort Collins. I think I speak for many
folks who feel our new shopping centers are prototypes of corporate architecture
that can be found in any community. Why can't commercial development be
more interesting with more local flavor? The Toddy's shopping center seems to
create a neighborhood character that is superior to what has been built recently.
A. Good comment. We will try to make our center interesting and be a credit
to the neighborhood.
28. In that same vein, my wife and I do not like chain restaurants and will not
patronize a corporate chain over a locally -owned restaurant.
A. We are talking to the chain restaurants because that is the trend in today's
economic climate.
29. Would it be possible to add sculpture or fountains or public features or
something uplifiting rather than just buildings and parking lots?
A. Good comment. We will look at this.
30. Pitched roofs are a good building form that helps promote neighborhood
character.
31. Tasteful signs and cohesive graphics will help promote neighborhood
character.
A. These are good comments and will consider these suggestions in
designing our center.
G
prices and late hours, these restaurants attract a young and loud crowd that is not
compatible with our neighborhood.
19. Why 14 screens? Is there a market for this many?
A. Yes, we think so. The multi -screen movie theatre is the trend in the
industry. This reflects current thinking for marketing and economics.
20. Who are the potential retailers?
A. We do not know yet.
21. Is there possibly a need for more restaurants in Fort Collins? Are we not
saturated already?
A. The marketing trends indicate that more people are dining out and will
continue to do so.
22. Could the assisted living center ever become multi -family apartments?
A. At this time, the plan indicates assisted living. If we change it to
apartments, we will bring a revised plan back to the neighborhood for review and
comment. We can commit, however, that this parcel will be residential and not
commercial in order to provide a transition between the neighborhood and
commercial center.
23. It would be my preference that the assisted living center be extended over
to the west side of Wilmington Drive. I would rather have an assisted living
center in my backyard than overflow parking for a movie theatre.
24. Will the existing trees on the corner of Harmony and Timberline be
preserved?
A. Yes, we will try to save as many as possible.
25. Its a shame that this property has to be devoted to commercial uses. The
community would be better served by a branch library or other civic or non-
commercial uses that enhance our quality of life.
26. Will the traffic associated with the future hospital development be factored
into the traffic analysis?
A. Yes.
5
12. Will movies start and end at staggered times?
A. Yes.
13. Would it be possible to set up the street system so that our neighborhood
streets allow for one-way traffic into the center but no traffic allowed to enter the
neighborhood?
A. We can look at this.
14. We live at the corner of Rockport and Delaney. You've put a parking lot
across the street from our side yard: Is there any way to improve the buffering of
this lot. We do not want to look at all those parked cars.
A. Good comment. We can look at this to improve the buffering.
15. The same comment applies to the overflow parking in the southwest corner
of the center, west of Wilimington Drive. I live on Jamison Court and there will be
a parking lot in my backyard. There should be some significant buffering
between my property and the parking lot.
A. Again, we can look at this.
16. I'm concerned about lighting. The large parking lot will have lots of lighting
which is not compatible with a residential neighborhood.
A. At this point, we have not refined our design work to specify the type of
lighting. The City will require that the lighting feature down -directional fixtures
with a high cut-off lamp (like a shoebox) so that illumination covers a defined area
and does not spill over onto the adjacent properties. As plans progress, we will
have more information on lighting.
17. Why is the fast food/drive-through restaurant located so close to the
neighborhood? Could this building be shifted further away? I am concerned
about hours of operation, noise, loitering after the movies, littering, and rowdyism.
A. This parcel was selected for the fast food/drive-through restaurant due to
the ability to provide access. We understand your concerns and will look at better
buffering.
18. The fast food/drive-through restaurant should be eliminated from the plan.
This kind of restaurant would be better placed closer to 1-25 (Preston Shopping
Center at Harmony Road and C.R. #9) to capture interstate traffic. With its low
I
6. 1 am concerned about the appearance along Timberline. Harmony Road
gets the 80 foot buffer with the meadering sidewalk but Timberline Road
represents the entrance to our neighborhood. We should get heavy landscaping
and the meandering sidewalk on Timberline just like along Harmony Road.
A. We can look into this.
7. Have the traffic consultants looked at the feasibility of a frontage road along
Harmony Road? I'm thinking of the Toddy's shopping center and the access from
Drake Road.
A. We have not considered a frontage road due to the problems with
congestion caused by cars stacking back onto the site as cars wait to get onto the
arterial street. We think there will be too much traffic volume too close to
Harmony causing too much conflict. For these reasons, we have not indicated a
frontage road along Harmony Road.
8. I'm concerned that northbound cars on Timberline wanting to turn left to go
West on Harmony Road will stack back so far that it will take several green arrow
cycles to get through the intersection.
A. Because of this potential, we are recommending double left turn lanes for
this turning movement to handle the anticipated volume.
9. The Carmike 10-plex is suffering from poor access. Cars heading west
before shows must wait to turn left to go south on Manhattan. Since the green
arrow only lets a few cars through for each phase, cars stack back on Horsetooth
Road almost back to College Avenue. Will the same problem happen here?
A. We don't think so since most of the traffic will come from the north and
west and be able turn right into the center. Only the cars coming from the south
must turn left to get into the center. Our analysis indicates that the cars coming
from the south does not represent very much volume.
10. How big is a 14-plex theatre? How many seats?
A. We estimate that there will be 3,000 seats. The Carmike, by comparison,
has about 1,300 seats.
11. How is the number of parking stalls determined?
A. We allow for one parking space for every three seats
3
Street into the shopping center. Is this still the plan? The site plan shows
Rockport staying open.
A. The status of the Timberline/Rockport intersection has been the subject of
much discussion among City Staff, the consulting team, and the developer.
Although the original intention was to close Rockport at Timberline, there is now
some debate in proposing to keep it open. The Poudre Fire Authority prefers the
open option because of increased access to the neighborhood. The Planning
Department has commented that the open status promotes connectivity to the
city-wide street system. The traffic impact analysis will look at this issue.
3. It appears that when the theatre lets out all at once, there will be a
bottleneck of traffic trying to exit the site to get onto Timberline. Cars exiting the
site, wanting to go north, will have to get into a left turn stack lane to go north on
Timberline. If only several cars can turn left with each green arrow, then cars will
be backed onto the site for long period causing lots of frustration. These drivers
will then learn to use our neighborhood streets to gain access to Timberline.
A. We are aware of this potential. The traffic consultants will likely
recommend to the City that the left turning vehicles exiting the site to go north on
Timberline be given two lanes, not one. Double left turn lanes get more cars
through on the green arrow and help keep traffic from backing up. As we
mentioned, keeping this main access/Timberline Road intersection as
uncongested as possible is a key ingredient in keeping traffic off local
neighborhood streets.
4. Could you provide two exit points on Timberline Road?
A. At this point, we have been told that only one access point onto Timberline
will be allowed. If another one is allowed, it will definately not be signalized and
will likely be limited to right-in/right-out turns only.
5. Is there any access in this area over to Lemay?
A. The only access that is indicated on the City's Master Street Plan is the
Battlecreek/Keenland connection over the U.P.R.R. tracks in Willow Springs.
This connection is an unfunded capital project at this time. Ultimately, permission
from the Colorado Public Utilities Commission must be obtained before an at -
grade railroad crossing is approved. The connection would be funded by the City
and is not the responsibility of any one particular developer.
NEIGHBORHOOD MEETING MINUTES
PROJECT: Harmony Village Commercial Center
DATE: January 25, 1998
APPLICANT: Dial Properties c/o J.F. Carter and Ty Fangman
CONSULANTS: Linda Ripley, V-F Ripley
Ruth Rollins,
PLANNER: Ted Shepard
The meeting began with a description of the proposed project. The center is 33
acres in size located at the southwest corner of Harmony Road and Timberline
Road. The center is divided between 27 acres of commercial and retail uses and
six acres of multi -family residential in the form of an assisted living center. The
commercial portion would be anchored by a 14-plex movie theatre along with
retail, standard and drive -through restaurants, bank and convenience store (with
gas pumps). Unless otherwise noted, all responses are from the applicant and
consultants.
QUESTIONS, CONCERNS, COMMENTS
1. All efforts should be made to deter shopping center traffic from using
neighborhood streets, especially Delaney Street which directly connects the
neighborhood to the center. It appears that if shopping center customers cannot
exit the site at the main points along Harmony and Timberline, then neighborhood
streets will be used.
A. We are aware of this potential for Delaney to be used for non -
neighborhood traffic. The best solution is to keep the Timberline Road and the
center's main access drive intersection as uncongested as possible. This would
make using Delaney unnecessary by not giving drivers a reason to use local
neighborhood streets.
2. At the time the Overall Development Plan was approved, Rockport was
shown to be a temporary access only. Rockport was intended to be closed when
secondary access to the neighborhood could be provided by extending Delaney
The primary objective of the internal vehicular and pedestrian circulation system is to create an
internal "main street". The buildings are oriented along the main street contributing to a rich
pedestrian environment that also includes street trees, lighting, benches and other landscape
elements. The combination of architecture and landscape architectural features link the varied
land uses together into a cohesive whole, a place that not only provides goods and services but
also creates opportunities for meeting friends, reading the paper or enjoying an evening stroll. We
believe this strategy will not only result in a successful entertainment/shopping center but will
also create a neighborhood and community social gathering place.
The project scores 80% on the Business Service Uses point chart, gaining points for being located
outside of the South College Avenue Corridor, for being part of a planned center, for being
located on more than two acres, for containing two or more significant uses, for providing direct
vehicular and pedestrian access between on -site parking areas and for being contiguous to
existing urban development. The proposed assisted living project is evaluated on Point Chart H
for Residential Uses. The project scores 75 points, for being part of a project that includes a
community shopping center, for being within 3500 feet of a publicly owned golf course
(Southridge), for being within 3,000 feet of an existing major employment center (ESAB), for
connecting to an existing City sidewalk and for being contiguous to existing development: The
proposed eighty-five bed facility has one kitchen. By City Code definition, the facility is one
dwelling unit located on 3.4 acres and therefore, does not comply with the City's minimum
density requirement of three dwelling units per acre. The applicant is requesting a variance to the
minimum density requirement because of this peculiar technicality.
Though the project is being submitted as a Planned Unit Development under the Land
Development Guidance System, the project exemplifies many of the Principles and Policies of
City Plan. Those policies that focus on compact urban development, pedestrian and bike
linkages, utilization of alternative transportation modes, and community visual character are
particularly evident in the proposed plan. In addition, we believe we have incorporated the
applicable land use and urban design policies contained in the Harmony Corridor Plan and
comply with the standards and guidelines as well. Thank you for your consideration and we look
forward to working with you during the development review process.
Sincerely,
VF Ripley Associates
6, 0 0
Linda Ripley
Principal
May 1, 1998
Planning and Zoning Board Members
Ted Shepard
Fort Collins Planning Department
281 North College Avenue
Fort Collins, CO 80521
RE: Planning Objectives for Harmony Village Preliminary PUD
Dear Planning and Zoning Board Members:
VF RIPLEY
ASSOCIATES INC.
Landscape Architecture
Urban Design
Planning
1113 Stoney Hill Drive
Fort Collins, Colorado 80525
PHONE (970) 224-5828
FAX (970) 224-1662
The site is located at the approximate center of the Harmony Corridor, southwest of the
intersection of Harmony Road and Timberline Road. The Harmony Corridor Land Use Plan
designates this site as a Mixed Use Activity Center, appropriate for a neighborhood service
center or a community shopping center. Harmony Village PUD can be described as a community
commercial center that includes a mix of land uses. The commercial core is primarily an
entertainment center with a fourteen-plex theater as its centerpiece. The entertainment focus is
further supported by a variety of restaurants including fast food, standard sit down restaurants, a
theme restaurant, as well as coffee and dessert places. While entertainment is the primary focus,
the site plan also includes a banking facility, a major drug store and a variety of retail and service
shops that will provide convenience and service for not only the neighborhood, but also for
people working at Hewlett Packard, the proposed Poudre Valley Hospital medical complex and
other major employment industries that locate in the eastern half of the Harmony Corridor. An
eighty-five bed, assisted living housing facility serves as a transitional land use between the
commercial center and the single family neighborhood to the south.
Harmony Village PUD is the second phase of Harmony Village Overall Development Plan
approved by the Planning and Zoning Board in 1993. The first phase, Harmony Crossing PUD, a
single family residential development, bordering the proposed project on the south, is
approximately 50% completed. Surrounding land uses include the Texaco historical gas station
and the Harmony Shops located across Harmony Road to the north, a planned Poudre Valley
Hospital medical complex to the east across Timberline Road, Harmony Crossing single family
development is located to the south and an existing warehouse and the Burlington Northern
railroad tracks are located to the west.
The site is relatively flat sloping to the southeast. There are 13 existing trees located near the
northeast corner of the site. The trees have been evaluated by the City Forester and those that
were determined to be structurally sound and in relative good health are being retained and
incorporated into the site plan.
Primary access to the site is via a signalized intersection on Timberline Road and a right -in, right -
out, left -in, shared entrance located on the west property line providing access from Harmony
Road. The site plan also includes two additional limited access points along Timberline Road.
Community Planning and Environmental Services
Advance Planning Department
City of Fort Collins MEMORANDUM
DATE: November 4, 1998
TO: Project Planners and Interested Parties C 6 d —
FM: Clark Mapes, City Planner, Advance Planning Department
RE: Harmony Village Community Shopping Center Size
Issue:
The Harmony Corridor Standards and Guidelines define a Community Shopping Center as
13-30 acres in size. The proposed development plan is 33 acres. Advance Planning staff
believes that the proposed plan is entirely consistent with all purposes behind the adopted
definition, and the 3-acre inconsistency is not an issue.
Including the 6 -acre institutional/residential facility as a land use transition to the south is a
model solution to many of the issues that were discussed in creating the standards and
guidelines.
No good purpose would be served by asking the developer to, say, remove the 6 acres from
the plan to make it less than 30 acres. In fact, including the transitional use in the plan has
been an opportunity to readily integrate the uses.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6376
FAX (970) 224-6111 • TDD (970) 224-6002 • E-mail: aplanning@ci.fort-collins.co.us
H1vtiDN y 1//GL 4 6E P EG//"71NAAY /'? !/. O.
BUSINESS
SERVICE USES
POINT CHART E
For All Criteria
Applicable Criteria Only
Criterion
Is
the
Criterion
Applicable
Yes No
I II III IV
Circle
the
Correct Score
Multiplier
Points
Earned
I x II
Maximum
Applicable
Points
a. Transit Route
x
X
2 1
0
2
1/
1
b. South College Corridor
X 1
2
0
4
g
8
C. Part of Center
X 1
2
3
0
6
d. Two Acres or More
X
X 1
2
0
3
(0
6
e. Mixed -Use
X
X
2
0
3
(0
6
f. Joint Parking
X.
1
2
0
3
(0
6
g. Energy Conservation
X
11121314rOi
2
Q
8
h. Contiguity
X
0
5
10
10
i. Historic Preservation
1
2
0
2
j
1
2
0
k,
1
1 2
0
I,
1
1 2
0
Totals
v vi
Percentage Earned of Maximum Applicable Points v/VI = vll %y ado
vii
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-73-
ACTIVITY;
Business Service Uses E
DEFINITION;
Those activities which are predominantly retail, office, and services uses which would not qualify as a
neighborhood service, neighborhood convenience, or community/regional shopping center. Uses include
retail shops; offices; personal service shops; fmancial institutions; hotels/motels; medical clinics; health
clubs; membership clubs; standard and fast-food restaurants; hospitals; mortuaries; indoor theaters;
recreation uses; small animal veterinary clinics; printing and newspaper offices; and, other uses which
are of the same general character.
CRITERIA;
Each of the following applicable criteria must be answered "yes" and implemented within the
development plan.
Yes No N/A
1. Does the project gain its primary vehicular access from a street other than l� ❑
South College Avenue? /
2. DOES THE PROJECT EARN AT LEAST FIFTY (50%) PERCENT OF C2 ❑
THE MAXIMUM POINTS AS CALCULATED ON POINT CHART
"B" FOR THE FOLLOWING CRITERIA?.
a. Is the activity contiguous to an existing transit route (not applicable
for uses of less than twenty-five thousand [25,0001 square feet GLA or
with less than twenty-five [251 employees, or located in the Central
Business District)?
b. Is the project located outside of the "South College Avenue Corridor"?
c. Is the project contiguous to and functionally a part of a neighborhood
or community/regional shopping center, an office or industrial park,
located in the Central Business District, or in the case of a single user, employ or will employ a
total of more than one hundred (100) full-time employees during a single eight (8) hour shift?
d. Is the project on at least two (2) acres of land, or located in the Central Business District?
e. Does the project contain two (2) or more significant uses (for instance retail, office, residential,
hotel/motel, or recreation)?
f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing
or future off -site parking areas which contain more than ten (10) spaces?
g. Does the activity reduce non-renewable energy usage through the application of alternative energy
systems or through energy conservation measures beyond those normally required by the Model
Energy Code as adopted by the City? Refer to Appendix "B" for energy conservation methods to
use for calculating energy conservation points.
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-71-
14.4,eM dnl V ✓11-,L 0-6 9- P.QELiP?INA4Y P. &- ,o.
COMMUNITY REGIONAL
SHOPPING CENTER
POINT CHART C
For All Criteria
Applicable Criteria Only
I II III IV
Clrclethe
Correct
Points
Maximum
Applicable
Criterion
Is the
Criterion
Applicable
Score
Multiplier
Earned
Points
)ks No
I Yes vw*.Up
1x11
a. "North" Fort Collins
X
2
1
2
s
Arfienal/Arteridl =Intersection?
X
X
2
0
2
Ly
4
c. Transit route
X
X
0
2
L�
4
Part of a
d'
X
X
2
0
3
O
b
Community Regional Center
0...,Co►lei sty
X
X
0
2
L f
4
- S errress`
f. Joint Parking
X
11,12
0
2
.9,
4
g. Energy Conservation
2
Q
8
h. Contiguity
X
X
2
10
5
10
10
i. Historic Preservation
X
1
2
0
2
j.
1
2
0
k.
1
210
I,
1
2
0
Totals /44
V VI
Percentage Earned of McDdmum Applicable Points VNI = VII
VII
LandDevelopment GuidwceSystem for Planned umtllevelopments
JF1#+ t14r! y P/eFG/Mi/V1tA y r (/•O.
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
APPLICABLE CRITERIA ONLY
s the criterion
applicable?
CRITERION LL =g
a
Will the criteria
be satisfied?
If no, please explain,
Yes No
Al. COMMUNITY -WIDE CRITERIA
1.1 Solar Orientation
1.2 Comprehensive Plan H ARMero o
1.3 Wildlife Habitat
1.4 Mineral Deposit
1_5 Ecologically Sensitive Areas
reserved
reserved#V(
1.6 Lands of Agricultural Importance
1.7 Ener v Conservation
1.8 Air Quality
1.9 Water Qualitv
1.10 Sewaae and Wastes
4
1
1.11 Water Conservation
rsEn AT Pjr4 A L
1.12 Residential Density
A 2. NEIGHBORHOOD COMPATIBILITY CRITERIA
2.1 Vehicular. Pedestrian, Bike Transportation
✓
✓
2.2 Building Placement and Orientation
.
2.3 Natural Features
1 V##
2.4 Vehicular Circulation and Parking
2.5 Emergency Access
2.6 Pedestrian Circulation
✓
2.7 Architecture
J
.2.8 Building Height and Views
VJ
Pe N YLP/f
2.9 Shading
✓
✓
�vHt J J
2.10 Solar Access
2.11 Historic Resources
2.12 Setbacks
✓
2.13 Landscape
2.14 Signs
I
O (/Ta IOE ESl OEivT/A� A�Sr.
2.15 Site Lighting
fAD AE.ld£ AT N L
2.16 Noise and Vibration
2.17 Glare or Heat
✓
2..18 Hazardous Materials
A 3. ENGINEERING CRITERIA
3.1 Utility Capacity
3.2 Design Standards
3.3 Water Hazards
3.4 Geologic Hazards
7 _
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised 1112ch 1994
-61 - A-�qUS�
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Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 22
1. At the time of submittal for Final P.U.D., Buildings G and H shall
feature a predominant residential character through careful use
scale, form, materials and color.
2. At the time of Final P.U.D. for Buildings C,D,E, F (carwash) and G,
there shall be architectural features along the east elevation that
provide an attractive fagade that my include but not be limited to
entries, windows, pitched roofs, gables, dormers, patios or other
articulating features that enhance the streetscape along Timberline
Road.
3. At the time of Final P.U.D., the two plazas shall be designed with
sufficient detail and shall include features that promote pedestrian
safety. In addition, such plazas shall inlcude, but not be limited to,
store entrances, display windows, outdoor dining, patios, benches,
planters, seat walls, moveable furniture, pedestrian light fixtures,
fountains or other elements that add vitality, interest and amenities
for the pedestrian.
.,
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 21
F. Closing Rockport Drive
As a condition of approval of the Harmony Crossing P.U.D., the current
Timberline/Rockport intersection will be closed and replaced with a cul-de-sac
only after the Timberwood Drive -to -Delany Drive is complete. Originally,
Rockport was open to Timberline to provide a necessary second point of access.
With the opening of Timberwood to Delany, this second point of access is
provided and Timberline/Rockport intersection is no longer needed or desired.
11. Findings of Fact:
In evaluating the request for Harmony Village Preliminary P.U.D., Staff makes
the following findings of fact:
A. The Preliminary P.U.D. complies with the Harmony Crossing Overall
Development Plan.
B. The Preliminary P.U.D. meets the definition and design parameters of a
Community Shopping Center in accordance with the Harmony Corridor
Plan.
C. A variance to the definition of "multi -family" to allow the assisted living
center is justified based on the P.U.D. being equal to a plan that would
have met the strict interpretation of "multi -family."
D. The P.U.D. satisfies the All Development Criteria and the variable and
absolute criteria of both the Community/Regional Shopping Center the
Business Service Uses Point Charts of the L.D.G.S.
E. The height of over 40 feet of building I is justified based on meeting the
requirements of the height review criteria.
F. The P.U.D. is found to be compatible with the surrounding area.
G. The P.U.D. satisfies the City's transportation policies for all modes.
RECOMMENDATION:
Staff recommends approval of Harmony Village Preliminary P.U.D. #65-93C,
subject to the following conditions:
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 20
B. Level of Service
For purposes of analysis, both the P.M. peak and the Saturday peak were
assumed to be the worst case conditions. The A.M. peak was not used because
retail and movie theaters do not generate peak traffic at these times. Proposed
improvements include installing double left turn lanes for northbound Timberline
Road at Harmony Road and double left turn lanes on Timberwood Drive at
Timberline Road.
In the short term (2002), with the proposed widening at both intersections, the
two signalized intersections (Harmony/Timberline and Timberline/Timberwood)
will operate at acceptable Levels of Service defined as LOS "D" or better.
In the long term (2015), Harmony Road is projected to be widened to six lanes.
There would be double left turns on all four approaches, in addition to exclusive
right turn lanes at the Harmony/Timberline intersection. Again, Level of Service
is not expected to fall below LOS "D".
C. Bikes and Pedestrians
As mentioned, the P.U.D. includes an extensive sidewalk network primarily
designed to encourage pedestrian travel between the pad sites and the anchors
and between the neighborhood and the center. The extensions of both
Wilmington and Delany will include on -street bike lanes that are separate from
the parking lanes. This increases the safety for bicycle travel. As with all
arterials, both Harmony and Timberline will feature detached sidewalks and on -
street bike lanes.
D. Transit
A transit stop is planned for the northern edge of the site for eastbound Harmony
Road service. This stop is served by a direct connecting walkway leading south
into the center.
E. Traffic Calming
In response to neighborhood concerns, both Wilmington and Delany will feature
neck -downs at the approaches to the Harmony Crossing neighborhood. These
will be similar to the neck -downs on East Laurel Street.
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 19
In conclusion, Staff finds that the proposed height of over 40 feet (53 feet) is
compatible with the surrounding area and does not have a negative impact on
adjacent or surrounding properties.
9. Resource Protection:
There is a significant grove of 13 mature Cottonwoods and other deciduous trees
(Willow and Catalpa) at the immediate corner of Harmony and Timberline. Ten
of these trees would be preserved. Based on an evaluation of the City Forester,
three trees are scheduled to be removed due to their deteriorating condition.
The sidewalk along Harmony is being re-routed around to the south of the trees
so that construction does not impact the root zone.
10. Transportation:
A. Vehicles
Primary access is gained from Timberline Road via Timberwood Drive, a
collector street, at a future signalized intersection. This intersection will align
with the primary access for the Poudre Valley Hospital South Campus.
Timberwood Drive will feature double left turn lanes for access to north or south
Timberline Road.
Secondary access is gained from a right-in/right-out private drive along
Harmony, at the northwest corner of the site. This will be a new consolidated
driveway with the adjacent use to the west (light industrial/warehouse).
Secondary access is also gained from a right -in -only along Timberline located
halfway between Harmony and Timberwood.
As mentioned, two existing public streets, Wilmington and Delany, will be
extended north from Harmony Crossing neighborhood to serve the site.
Wilmington will loop to the east and intersect with Delany. Delany will remain
public north to the intersection with Timberwood.
Finally, there is a minor private access drive that will connect the westerly
parking lot with the adjacent light industrial property to the west.
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 18
on adjacent property sufficient to preclude the functional use of solar
energy, or creating a glare such as reflecting sunlight or lighting at night."
The applicant has prepared a shadow analysis as part of the plan set (sheet 12).
Building I does not cast a shadow off the property.
D. Privacy
According to the criterion:
"A building of greater than 40 feet should not infringe upon the privacy of
adjacent properties."
The portion of building I that exceeds 40 feet is not habitable so no occupant will
be looking down on adjacent properties. The nearest residential dwelling is 370
feet to the southeast. This distance is considered sufficient to maintain a sense
of privacy for the existing nearby residential dwellings.
E. Neighborhood Scale
According to the criterion:
A building of greater than 40 feet should be compatible with the scale of
its neighborhood. Scale implies various relationships such as relative
height, height -to -mass, length -to -mass, and building scale -to -human
scale. Neighborhood scale relates new buildings to the scale of buildings
in the surrounding neighborhood."
As mentioned, within the surrounding area there are three existing large
buildings, two to the west and one to the north. The building immediately to the
west has an excessive length -to -mass relationship. (This building, and the one
to the north, were constructed in the County prior to annexation.) Building I, by
contrast, has a more balanced appearance with a height -to -mass and length -to -
mass relationship that is roughly proportional. In other words, given the mass of
the structure, the building does not appear excessively long or high.
To the east would be the proposed Poudre Valley Hospital South Campus which,
while not yet approved, is anticipated to include three-story structures for medical
offices and an ambulatory care facility.
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 17
allow consideration buildings over 40 feet within P.U.D.'s based on the stated
review criteria. The intent is to encourage creativity and diversity of architecture
and site design within a'context of harmonious neighborhood planning and
coherent environmental design. Height review for structures over 40 feet are
reviewed by five criteria relating to community scale, views, light and shadow,
privacy, and neighborhood scale.
A. Community Scale
According to the criterion:
"A building greater than 40 feet in height should be located in either of two
areas. The building should be located in the downtown, or located in or
adjacent to on of the established or developing activity centers."
Building I is located within a "Mixed -Use Activity Center" as defined by the
Harmony Corridor Plan.
B. Views
According to the criterion:
A building should not substantially alter the opportunity and quality of
desirable views within the community. Desirable views are widely
perceived views by the community of the foothills, mountains, or features
of the Fort Collins skyline. Particular emphasis will be attached to
preserving views of the foothills from public spaces including City parks,
the Poudre River, public streets and similar public spaces."
Since building I is not located between any of the aforementioned public spaces
and the mountains, it will not alter the views of the foothills and mountains.
Further, the existing stand of mature trees at the northeast corner of the site
already blocks the view of the mountains from the Harmony/Timberline
intersection.
C. Light and Shadow
According to the criterion:
Any building of greater than 40 feet should not have a substantial
negative impact on the distribution of natural and artificial light on adjacent
public and private property. Negative impacts include casting a shadow
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 16
D. Architecture of Other Buildings
The other structures will carry over some of the basic elements of the theater.
These include columns, arcades, pitched roof entries, gables, and the same
material banding.
A key factor at Final P.U.D. will be the exact architectural depiction of building C,
the 8,000 square foot standard restaurant. The ultimate tenant will be a
restaurant with a distinct culinary/regional theme . Staff has worked closely with
the design team to ensure that while the identification needs of the restaurant
are met, the aspect of the "theme" elements will indeed be mitigated so that the
center remains architecturally cohesive and the community image from the street
will be positive.
E. Plazas
There are two plazas that are important in connecting the westerly parking lot
with the fronts of the retail stores. These plazas take on added importance in
that they must not become dead space or simply narrow walkways. While it is
appropriate that plaza details be provided at Final, the ultimate treatment of
these areas is critical enough to warrant a condition of approval. Accordingly,
Staff recommends the following condition of approval:
At the time of Final P.U.D., the two plazas shall be designed with sufficient
detail and shall include features that promote pedestrian safety. In
addition, such plazas shall include, but shall not be limited to, store
entrances, display windows, outdoor dining, patios, benches, planters,
seat walls, moveable furniture, pedestrian light fixtures, fountains, or other
elements that add vitality, interest and amenities for the pedestrian.
F. 80 Foot Setback
The P.U.D. complies with the Harmony Corridor Plan by providing an 80-foot
setback along Harmony Road as measured from the anticipated future edge of
right-of-way.
8. Height Review and Shadow Analysis:
Building I, the movie theater, is 53 feet in height at the peak of the central gable
feature, which exceeds the maximum 40-foot height limit. The L.D.G.S. allows
buildings to exceed 40 feet in height. The purpose of the height review is to
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 15
(The one exception is building F, which, as a convenience store, must
necessarily have an entrance facing the pumps. This is mitigated by an outdoor
patio at the rear of the store along the internal drive.)
Strict adherence to this concept will be necessary in case pad users, at Final
P.U.D., desire to flip their orientation to Timberline Road and turn their back to
the internal system.
B. Timberline Road Streetscape
The trade-off to the Delany/internal drive orientation is that the Timberline Road
streetscape features the parking lots and sides or backs of buildings. Although
Timberline Road will feature a seven foot wide detached sidewalk with street
trees and a low decorative screen wall, there remains a concern that from a
community -wide perspective, the image of the shopping center from the arterial
street will be in contrast to past efforts in other centers to pull buildings up to a
street edge and put parking lots in the side or rear.
Staff considers this an acceptable trade-off in order to promote a pedestrian -
friendly center with strong links to the neighborhood. In order to enhance the
Timberline Road streetscape as much as possible for the benefit of the
community -wide image along an important arterial street, Staff recommends the
following condition of approval:
At the time of Final P.U.D. for buildings C, D, E, F (carwash) and G, there
shall be architectural features along the east elevation that provide an
attractive facade that may include but not be limited to entries, windows,
pitched roofs, gables, dormers, patios, or other articulating features that
enhance the streetscape along Timberline Road.
C. Architecture of the Multi -Screen Theater
Building I is 72,000 square feet in size and because a movie theater is not
considered to be retail, the Standards and Guidelines for Large Retail
Establishments do not apply. The east elevation, however, includes entries,
display windows, arcades, and other articulating forms that would pass muster
under the "big box" criteria. The south and west elevations have been provided
with columns and arcades and a change of material to help break up the mass
and scale of the building. Architectural details will be further reviewed with the
Final P.U.D. application.
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 14
to create an attractive sense of entry for the Harmony Crossing, Willow Springs,
Timber Creek and Stetson Creek neighborhoods.
The developer has provided Preliminary architectural elevations that indicate
some of the pad sites will feature pitched roofs over the entries and gable
features on the roofline.
Staff remains concerned about the architectural intent of buildings G and H since
these are the closest to the Harmony Crossing neighborhood. In order to assure
that these buildings feature a prominent residential character, Staff recommends
the following condition of approval:
At the time of submittal for Final P.U.D., Buildings G and H shall feature a
predominant residential character through careful use of scale, form,
materials, and color.
E. Staff Finding on Neighborhood Compatibility
The test for compatibility for Harmony Village rests with mitigating the mass,
bulk, and scale of building I, the multi -screen movie theater. Staff finds that with
the assisted living center acting as a transitional land use, and the open spaces
provided by the tot lot and the two stormwater detention ponds, that the P.U.D. is
sensitive to and maintains the character of the existing neighborhoods.
7. Design:
Most of the site design issues have been addressed under the previous section
regarding compliance with the Harmony Corridor Plan. A few highlights remain
and are summarized as follows:
A. Delany/Internal Drive
A serious attempt is being made to make the Delany/internal drive a focal point
for the pedestrian circulation system and building orientation. All pad sites orient
to this public/private street with direct connecting walkways. The intent is to
invite bikes and pedestrians from the southern neighborhoods with an attractive
streetscape. Detached sidewalks, street trees, building fronts, patios, outdoor
dining and residential -scaled architecture contribute to implementing this vision.
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 13
fear that the ultimate extension of Keenland Drive over the U.P.R.R. tracks will
introduce "short -cutting" traffic through Harmony Crossing neighborhood.
City Staff has strongly resisted efforts to close these streets. Connecting
neighborhoods to commercial retail centers is vital. Otherwise all internal traffic
(Harmony Crossing, Willow Springs North and Willow Springs) would be forced
to use Timberline Road, an arterial street, and then make a left turn to gain
access to the center.
While the Master Street Plan calls for Keenland Drive to cross the tracks, this
street will "tee" into Battlecreek Drive in Willow Springs with a stop sign
minimizing directness to Timberline Road. This Keenland connection is not
designed or budgeted in the current round of capital projects (Building
Community Choices). The City's Transportation Department has agreed to
install "neck -downs" on both Wilmington and Delany to help reduce speeds.
According to the Transportation Department, both Wilmington and Delany are
classified as "neighborhood connector" streets which are built wide enough to
handle the anticipated number of trips generated by the P.U.D.
C. Buffering
The design and treatment of the area just north of Harmony Crossing is critical in
buffering the center from the existing single family homes. The concerns were
that parking lots, lighting, noise, loitering and late night activities would have a
negative impact on the neighborhood.
This design of this area has evolved over the last several months so that parking
lots are pulled away from the neighborhood. The elimination of the drive-thru
restaurants will significantly reduce the attraction of late night activities. The tot
lot and the stormwater detention pond will act as open space buffers and
contribute to mitigating impacts associated with parking lot traffic, lights and
noise.
D. Scale of Buildings on the South
The concern was that the pad buildings be designed so that there are some
residential -scale structures with residential -type features. A residential scale is
considered necessary to mitigate the impact of the large multi -screen theater and
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 12
e. Containing two or more significant uses (retail, office, residential, indoor
recreation).
f. Having direct vehicular and pedestrian access between on -site parking
areas and adjacent existing or future off -site parking areas, which contain
more than ten spaces.
h. Having at least one -sixth of its perimeter property boundary contiguous to
existing urban development.
By exceeding the required minimum score, the P.U.D. is found to be an
appropriate land use at this location.
6. Neighborhood Compatibility:
Three neighborhood information meetings were held. These meetings were held
on January 28, 1998, July 15, 1998 and September 23, 1998. Minutes to these
meetings are attached.
The primary concerns expressed by the neighborhood (defined as those
attending the meetings) were land use, traffic, buffering and scale buildings on
the southern portion of the project. These issues, and their resolution are
summarized below:
A. Land Use
At the time of submittal, the P.U.D. included three drive-thru restaurants and a
freestanding drug store (with drive-thru) as pad sites. These have now been
deleted. Instead, the pad sites now include three standard restaurants, one
bank/office, one freestanding bank and one freestanding office. In addition, the
initial submittal placed the convenience store (with fuel sales) south of
Timberwood Drive and now it has been shifted further away from the
neighborhood (Harmony Crossing) and is north of Timberwood. These changes
are considered positive and are accepted by the neighborhood.
B. Traffic
From the start, the neighborhood has been concerned about the introduction of
new traffic onto Wilmington and Delany Drives. Initially, the neighborhood called
for these streets to be closed at the neighborhood's north property line. They
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 11
vehicular access be gained from a street other than South College Avenue, and
that there will be no repair, painting and body work activities, including the
storage or refuse and vehicle parts.
Under the variable criteria, the project earns a score of 57%, which exceeds the
required minimum score of 50%. Points were awarded as follows:
b. Being contiguous to an arterial/arterial street intersection.
C. Being contiguous to an existing transit route.
d. Gaining primary vehicular access from a collector street system.
e. Having direct vehicular and pedestrian access to adjacent existing or
future off -site parking areas containing ten or more spaces.
h. Having at least one -sixth of its perimeter property boundary contiguous to
existing urban development.
By exceeding the required minimum score, the P.U.D. is found to be appropriate
at this location.
C. Business Service Uses
Since the proposed land uses so closely match the definition of Business
Services, the Preliminary P.U.D. was also reviewed by the criteria of the
Business Service Uses Point Chart of the L.D.G.S. The project satisfies the
absolute criterion that the primary vehicular access be gained from a street other
than South College Avenue.
In addition, under the variable criteria, the project earns a score of 74% which
exceeds the required minimum score of 50%. Points were awarded as follows:
a. Being contiguous to an existing transit route.
b. Being located outside of the "South College Avenue Corridor."
d. Being on at least two acres of land.
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 10
Hospital South Campus. In this location, Timberwood Drive is not considered to
be a "residential' collector.
5. Transitional Land Uses
Guideline: Careful design and placement of buildings and uses can create an
effective transition into a community shopping center with lower intensity uses,
open space, landscaping, fencing, etc. used to achieve compatibility with
adjacent single family neighborhoods. The negative effects of large buildings,
noise, traffic, and exhaust should be contained within the community shopping
center.
The P.U.D. provides a residential use, an assisted living center - building H, as
the primary land use transition between the Harmony Crossing residential
neighborhood and the commercial portion of the shopping center. A tot lot and
stormwater detention pond combine to act as an open space buffer along Delany
Street in the area east of the assisted living center. The negative impacts of the
multi -screen theater are mitigated by distance (370 feet to the nearest single
family property line), transitional land use (assisted living center), and
opportunities for landscaping. Interestingly, in a positive way, fencing is not part
of the mitigation package.
5. L.D.G.S. All Development Criteria and Point Charts:
A. All Development Criteria
The Preliminary P.U.D. was evaluated by the All Development Criteria of the
Land Development Guidance System. The project satisfies the applicable All
Development Criteria for a Preliminary P.U.D. with two exceptions. The criteria
pertaining to "Water Conservation" and "Site Lighting" are more applicable to a
Final review since such a high degree of detail is required. Reviewing these two
criteria at Final is consistent with past practice and does not reflect negatively
upon the Preliminary.
B. Community/Regional Shopping Center
Since the Harmony Corridor Plan defines the center as a Mixed -Use Activity
Center, which is allowed to contain a Community Shopping Center, the P.U.D.
was evaluated by the criteria of the Community/Regional Shopping Center of the
L.D.G.S. The P.U.D. satisfies the applicable absolute criteria that the primary
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 9
Delany Drive extends into the center from the neighborhood and transitions into
a private drive after the intersection with Timberwood Drive. Similarly,
Wilmington Drive provides a direct connection back to the neighborhood. These
are important connections, which link the 221 single family homes in Harmony
Crossing, 33 single family homes in Willow Springs North and 280 Apartments in
Willow Springs North.
Delany Drive is equipped with a sidewalk on the both sides from the
neighborhood north to Timberwood Drive as a public street and on the east side
for the remaining stretch north to Harmony Road. The six pad buildings that
front this private drive has direct sidewalk connections to this north -south drive
without having to cross an intervening roadway.
In addition, four sidewalks traverse the large parking lot connecting the anchor
tenants to the pad sites. There are four sidewalk connections into the center
along Harmony Road and three along Timberline Road.
3. Neighborhood/Community Public Space
Guideline: A community shopping center should contain outdoor space, and
possibly other facilities, which can serve as a focal point for neighborhood and
community activities. Public and semi-public places may serve this role by
providing meeting places, recreational opportunities, and lunchtime picnic spots
essential to the vitality of the community shopping center.
The P.U.D. provides a central gathering place in the plaza and forecourt area
between the Multi -screen Theater and building J. This location will serve as a
link between the retail and recreation uses.
In addition a tot lot provides space for active recreation and the remote parking
lot in the southeast corner will feature a full-sized striped basketball court for use
by the neighborhood during off-peak times.
4. Non -Neighborhood Traffic
Guideline: The primary access for non -neighborhood traffic should be from an
arterial or a non-residential collector street.
Primary access is gained from Timberwood Drive at a signalized intersection with
Timberline Road. Timberwood Drive is classified as a collector street, which
serves both the Harmony Village P.U.D., and the proposed Poudre Valley
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 8
The P.U.D. is in close proximity to three large buildings. Immediately to the west
is a metal, light industrial building featuring a variety of uses. This building is
124,700 square feet in size characterized by its long rectangular shape and
number of loading docks. Across the tracks to the west is the ABB building
(formerly ESAB) which totals 107,000 square feet. In addition, a large
warehouse is located across Harmony Road to the north which is also metal and
features loading docks directly facing Harmony. This building is 60,000 square
feet in size. These three existing buildings are large in scale.
While not yet approved, the proposed Poudre Valley Hospital South Campus,
Phase One, will feature 110,000 square feet of medical office and 65,000 square
feet of hospital use combined into a 175,000 square foot, three-story building.
The P.U.D., therefore, is found to be compatible with the surrounding area in
terms of mass and scale.
D. Character
1. Connectivity
Standard: Local streets (or driveway entrances), or sidewalks and bikepaths
shall lead into and through the community shopping center so that people who
live and work in the surrounding neighborhoods can avoid using arterial streets
to gain access to the center. A community shopping center shall contain a
transit stop.
The P.U.D. complies with this standard by incorporating the extension of two
public streets (Wilmington and Delany) directly into the Harmony Crossing
neighborhood. A transit stop has been planned for the north end of the project
for eastbound Harmony Road service.
2. Outdoor Space
Guideline: The buildings in a community shopping center should create
pleasant and convenient outdoor spaces including streets, parking lots,
sidewalks, plazas, and drop-off areas that facilitate pedestrian transit use.
There are opportunities for two plazas in the spaces between buildings I, J and
K. The three restaurants, buildings A, C and G, also contain areas that could be
utilized as outdoor dining patios. The convenience store, building F, also
contains an outdoor dining area. The Multi -screen Theater contains a
designated drop-off area for private shuttles, senior citizen vans and the like.
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 7
Staff considers the 33.55 acre community -scaled center to be appropriate even
though it exceeds the stated maximum by 3.5 acres. The inclusion of the 6.5
acre Tract D allows for unified and cohesive planning and helps integrate
housing into a commercial retail center. The long -stated land use goal of mixing
housing with commercial retail centers promotes mixed -use and allows the multi-
family housing to act as a buffer for the single family homes. (An attached
memo from Advance Planning supports this finding.)
2. Number of Businesses
Standard. A community shopping center shall contain at least ten
independent businesses with separate public entrances.
The P.U.D. indicates ten separate buildings each with its own entrance.
3. Tenant Mix
Guideline: A community shopping center shall continue the City's tradition of
having small and medium -size shops supplementing the principal tenant.
The P.U.D. satisfies this requirement in that small to medium -size tenants will
support the large multi -screen movie theater.
4. Square Footage
Standard. A community shopping center shall contain between 117,500 to
250,000 square feet of gross floor area devoted to retail, service and commercial
uses of which the gross floor area of each principal tenant(s), if any, shall not
exceed 80,000 square feet.
The P.U.D complies with this standard in that the total square footage for the
commercial and retail portion of the center equals 168,000 square feet. The
largest tenant is the Multi -screen Theater with 72,000 square feet. Total square
footage is 203,000, well below the maximum.
5. Compatible with Surrounding Neighborhood
Guideline: The scale of the community shopping center should be compatible
with its immediate and surrounding neighborhood, while allowing adequate
space for needed goods and services.
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 6
months prior to the adoption of the Amended Harmony Corridor Plan (December,
1994), which created the definitions of the allowable commercial centers along
Harmony Road. (A copy of the O.D.P. is attached.)
For example, the 1993 O.D.P created tracts as follows:
Parcel Use Gross Area Floor Area/
Density
A. Community/Regional 22.7 ac. 225,000 sq. ft.
Shopping Center
B. Neighborhood Conv. 3.7 ac. 30,000 sq. ft.
C Detention (north) 1.0 ac
D Multi -Family 6.5 ac 6-12 d.u./acre
E Single Family 37.7 ac 6.0 d.u./acre
F Detention (south) 2.8 ac
Total 74.4 304 units
During the deliberations of the Amended Harmony Corridor Plan Advisory
Committee and City Staff (1994), the combined total of Tracts A and B (26.4
acres) was then considered the logical area for the commercial retail center.
Tract D (6.5 acres), at that time, was considered more logically connected to the
Tract E, "Single family." Policy decisions were made based on 30 acres being
the top end of the community -scaled center with no negative ramifications to any
property owners within the Harmony Corridor.
Quite simply, the Harmony Corridor Advisory Committee and City Staff did not
anticipate the 6.5 acre "Multi -Family" tract would be incorporated into a unified
P.U.D. with the "Community/Regional" and Neighborhood Convenience Center"
tracts. As a result of the Amended Harmony Corridor Plan, both the "regional"
aspect of Tract A was deleted and the 30 acre maximum size was considered
appropriate based on the anticipated combined Tracts A and B resulting in a
26.4 acre center.
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 5
Center and Harmony Market) but larger than Neighborhood Service -scaled
center (Safeway Center). As such, the Preliminary P.U.D. must comply with the
parameters of the Harmony Corridor Plan. These parameters and the P.U.D.'s
compliance are summarized as follows:
A. General Definition
The P.U.D. meets the definition of a "Community Shopping Center" in that the
project is being planned and developed as a unit, and intended to serve the
consumer demands from residents (Harmony Crossing, Willow Springs, Timber
Creek and Stetson Creek) and employees who live and work in the surrounding
neighborhoods (Poudre Valley Hospital South Campus) as well as the
community as a whole (multi -screen theater).
A community shopping center provides, in addition to the convenience goods of
a neighborhood service center (convenience store - building F) a wider range of
facilities for the sale of goods, such as but not limited to food (standard
restaurants - buildings A, C and G), books, apparel and furniture (in -line retail -
buildings K and J).
Multi -family residential (assisted living center - building H) as well as non -retail
employment generating uses (banks and office - buildings B, D and E) may be
located amongst the retail component of the center.
B. Permitted Uses
The Harmony Corridor Plan (H.C.P.) requires that permitted uses shall be limited
to those listed for the neighborhood service center, as well as discount
department stores, department stores, cinemas (multi -screen theater - building
1), showroom/catalog stores, libraries, and uses of similar character as
determined by the Planning and Zoning Board.
C. Scale
1. Size
Standard., The H.C.P. states that a community shopping center shall be
situated on 13 to 30 acres.
The P.U.D. contains 33.55 acres. The discrepancy is due to the adoption of the
Overall Development Plan (November 1993), which created six parcels, 13
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 4
The strict application of the standard would result in peculiar and
exceptional practical difficulties or exceptional and undue hardship
upon the owner of the affected property;
2. The alternative plan, as submitted, will protect the public interest
advanced by the standard for which the variance is requested
equally well or better than would compliance with such standard;
and
3. In either of the foregoing circumstances, the variance may be
granted without substantial detriment to the public good.
Staff Finding on the Variance Request
Staff finds that the proposed assisted living center will function as a de -facto
multi -family apartment building. The assisted living center will provide housing,
dining and activities on an institutional scale for a number of residents in a
communal setting rather than by individual dwelling units. Most of the
differences between "assisted living" and "multi -family" are from an internal
ownership and operational perspective rather than from an external community
perspective. (This is similar to the difference between condominium ownership
versus a rental contract, which is a distinction not recognized by the City's
Zoning Code.) Staff also finds that the assisted living center will continue to act
as an excellent transitional land use, which contributes to buffering the single
family, detached homes from the community -scaled shopping center.
Staff finds that while the contractual and operational living arrangement is
different from "multi -family," the P.U.D. accomplishes the same goal and
advances the public purpose of placing housing with a multi -family -like density
next to and integrally a part of a "Mixed -Use Activity Center." Therefore, Staff
recommends approval of the variance request since the P.U.D. with an assisted
living center, is equal to a plan featuring multi -family housing as defined by
attached single family, 2-family or multi -family dwellings. Further, the variance
may be granted without substantial detriment to the public good.
4. Harmony Corridor Plan - Community Shopping Center:
Because of the size and scale of the proposed P.U.D., the project is classified as
a "Community Shopping Center" in accordance with the Harmony Corridor Plan.
This means the center is smaller than a Regional -scaled center (Harmony
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 3
The Preliminary P.U.D. includes all of the above uses. The "neighborhood
convenience center" has been reduced in size and scale to simply a
neighborhood convenience store with fuel sales. The "multi -family" has been
converted to an assisted living center and is located strategically on the southern
end to act as a transitional land use between Harmony Crossing single family
and the Harmony Village "community/regional shopping center." The proposed
land uses and their locations comply with the approved Overall Development
Plan.
3. Harmony Corridor Plan - Mixed -Use Activity Center
The proposed project is located within the Harmony Corridor and is designated
on the Plan as a "Mixed -Use Activity Center" which may contain a "Potential
Neighborhood Service Center or Community Shopping Center."
According to the Harmony Corridor Standards and Guidelines:
"Locate a broader range of land uses in the areas of the Harmony
Corridor known as "Mixed -Use Activity Centers" (broader than the uses
listed in the "Basic Industrial and Non -Retail Employment Activity
Centers") as shown on the Land Use Map (attached). The "Mixed -Use
Activity Center" provides, in addition to the uses listed in the "Basic
Industrial and Non -Retail Employment Activity Center, a variety of retail
and commercial uses in shopping centers."
"Multi -family shall mean attached single family, 2-family or multi -family
dwellings."
The proposed P.U.D. clearly meets the definition and intention of a "Mixed -Use
Activity Center." The P.U.D. does not, however, meet the strict interpretation of
"multi -family" since an assisted living center is considered institutional housing
versus individual dwelling units.
Variance Request
The Planning and Zoning Board is empowered to grant variances to the
mandatory standards under the following circumstances:
(Please note that the variance procedure refers to mandatory standards while
the variance request is actually for a definition. Staff interprets the variance
procedure section to include a discussion of the definition of "multi -family.")
Harmony Village Preliminary P.U.D., #65-93C
November 19, 1998 P & Z Meeting
Page 2
variable criteria of both the Community/Regional Shopping Center and Business
Service Uses Point Charts. The P.U.D. is considered to be compatible with the
surrounding area and the project meets the transportation policies for all modes.
A variance is recommended to the definition of "multi -family" as specifically
defined in the Harmony Corridor Plan. There are three conditions of approval
relating to enhanced design at the time of Final.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: H-C; Existing plant store (Historic Harmony Store) and
warehouse/loading docks
S: R-L; Existing single family residential (Harmony Crossing)
E: H-C; Vacant (Proposed Poudre Valley Hospital south campus)
W: H-C; Existing warehouse, wholesale distribution, church, and custom
workshops
The property was annexed in 1989. In 1993, the parcel was included in the 74
acre Harmony Crossing Overall Development Plan. Also in 1993, the Harmony
Crossing Final P.U.D. was approved which allowed 221 single family detached
homes on 41 acres for a density of 5.4 dwelling units per gross acre. (This
P.U.D. mandates the future closing of the Timberline/Rockport intersection. See
attached vicinity map.)
2. Overall Development Plan:
As mentioned, the parcel represents the northern one-half of the Harmony
Village O.D.P. (A copy of the O.D.P. is attached.) This portion of the O.D.P.
designates four parcels as follows:
"A Community/Regional Shopping Center"
"B Neighborhood Convenience Center"
"C Detention"
"D Multi -family - Potential Residential Uses Multi -Family and
Duplexes"
ITEM NO. 10
MEETING DATE 11 / 1919£?
STAFF Ted Shepard
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Harmony Village Preliminary P.U.D., #65-93C
APPLICANT: Dial Companies
11506 Nicholas, Suite 200
Omaha, NE 68154
c/o V-F Ripley Associates, Inc.
1113 Stoney Hill Drive
Fort Collins, CO 80525
OWNER: Mr. Lester M. Kaplan
Imago Enterprises, Inc.
1060 Sailor's Reef
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for Preliminary P.U.D. for a theater -based shopping center with
an assisted living center. There would be 168,000 square feet of gross leasable
commercial floor space, including the multi -screen theater. The assisted living
center would be about 35,000 square feet for a total of 203,000 square feet. The
parcel is 33.55 acres in size and located at the southwest corner of Harmony
Road and Timberline Road. The parcel is zoned H-C, Harmony Corridor. The
project is being reviewed and evaluated under the Land Development Guidance
System.
RECOMMENDATION: Approval with Conditions
EXECUTIVE SUMMARY:
The proposed P.U.D. is in compliance with the Harmony Crossing O.D.P. In
addition, the P.U.D. complies with the definition and design requirements of the
Harmony Corridor Plan for a Community Shopping Center. As an L.D.G.S
review, the project satisfies the All Development Criteria and the absolute and
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT
Vill. CONCLUSIONS
This study assessed the potential impacts of the proposed Harmony Village project, a mixed -
use commercial project located at the southwest corner of Harmony Road and Timberline Road in
Fort Collins, Colorado. As a result of the analysis, the following conclusions were drawn:
- The potential impacts of the proposed project were evaluated at the following intersections:
Harmony/Timberline, Harmony/Access Drive, Timberline/Main Entrance, and the two additional
access drives to Timberline Road.
- The traffic impact analyses were performed for existing conditions and future Years 2002
and 2015. Future background traffic conditions without the project and total traffic conditions with
completion of the proposed project were evaluated.
- Under existing conditions, each of the study intersections are currently operating at an
acceptable level of service.
- For Year 2002 background and total traffic conditions, the study intersections are projected
to operate at acceptable levels of service with the exception of the Harmony Road access drive
under background conditions. The proposed access to/from Harmony Road with completion of the
Harmony Village project would result in acceptable operations at this location.
- For Year 2002 future total traffic conditions, the intersection of Harmony Road and
Timberline Road will require dual left -turn lanes in both the northbound and southbound directions.
- Under Year 2015 conditions, it was assumed that the intersection of Harmony Road and
Timberline Road would have dual left -turn lanes and exclusive right -turn lanes on each approach.
Harmony Road was assumed to be a six -lane facility and Timberline Road a four -lane facility.
- Under Year 2015 background and total traffic conditions, the study intersections are
projected to operate at acceptable levels with the following exceptions under background conditions:
the north/southbound traffic movements at the Harmony Road access, and the westbound left-tums
at the Timberline Road and PVH Access intersection under stop -controlled conditions. With the
improvements to the Harmony Road access and signalization of Timberline Road and the Main
Entrance, each of the study intersections would operate at acceptable levels of service.
- Pedestrian access to and from the proposed Harmony Village project would be acceptable
with a couple of exceptions to adjacent residential areas. The residential area directly south of the
site was designed with attached sidewalks and, therefore, the continuity level of service is C rather
than the desired LOS B. Additionally, there is a lack of sidewalks adjacent to the west side of
Timberline, north of Harmony Road. This area serves a few residential uses. It was assumed that,
with the nearby development, this area would redevelop in the future and meet the City's standards.
If this redevelopment does not occur, it would be anticipated that if the pedestrian demand was such
that sidewalks were necessary, a capital improvement project would be implemented which would
address this need. Bicycle facilities are present within the study area. The project site will be
directly connected to these facilities. Currently, transit service to the study area is provided by the
Southside Shuttle, which is operating at unacceptable levels. Based upon the City of Fort Collins
2015 Transit System map, it is anticipated that the transit level of service will be improved to
acceptable levels of operation in the future.
30
It is recommended that in an effort to provide convenient services to the adjacent
neighborhood, the proposed connections with Wilmington and Delany Drives be made. However,
the traffic volumes on both of these streets should be monitored. After the completion of the
Keenland Drive connection to the west, if the traffic volumes on Wilmington Drive exceed City
standards, the only effective means of ensuring that the threshold volume of 1,000 vehicles per day
be met, would be the closure of both Wilmington and Delany Drives to vehicular traffic at Harmony
Village. It should be stressed that connections for bicycles and pedestrians be maintained.
29
VII. NEIGHBORHOOD TRANSPORTATION ANALYSIS
The proposed Harmony Village project was designed with connections to the adjacent
residential areas south of the project site. The connectivity between the residential area and
Harmony Village would allow for pedestrian, bicycle, and vehicular traffic to access the project
without being forced onto the adjacent arterial streets. It is desirable to provide these connections
such that local access is easy and direct. However, it is also a goal to ensure that local streets do
not carry an excessive amount of traffic. The proposed connections to the Harmony Village project
were analyzed to determine the estimated amount of traffic on the connections and evaluate the
projected traffic volumes to ensure threshold volumes are not exceeded.
Local Street Capacity
The City of Fort Collins has established that local roadways should accommodate a daily
traffic volume of 1,000 vehicles or less. This threshold value will be utilized to analyze the potential
impact of the proposed project on the local street system south of the project site.
Projected Daily Traffic Volumes
The proposed Harmony Village site plan has allowed for direct connections to Wilmington
Drive and Delany Drive. Currently, the residential areas adjacent to these two facilities have not
been completed. Wilmington Drive has not been fully constructed between Harmony Village and
Battlecreek.
Traffic projections were developed for Wilmington Drive and Delany Drive which represent
local neighborhood traffic. These projections were based upon the following land use: a total of 225
single family homes south of the project site, 296 apartments and 136 townhomes to be built
between Harmony Village, Timberline Road, Battlecreek, and the Union Pacific Railroad; an
additional 150 single family homes to be constructed south of Battlecreek and west of Timberline
Road. Based upon these land use elements, it was estimated that Wilmington Drive would
accommodate 625 daily trips and Delany Drive 100 daily trips. These trips include traffic going to
and from the proposed Harmony Village project. These trips would originate from the neighborhoods
directly south of the project site.
Traffic projections were also estimated for future conditions with the completion of Keeriland
Drive to the west, across the Union Pacific Railroad tracks. Completion of the collector roadway will
allow for traffic south and west of the project site to utilize Keenland Drive and Wilmington Drive to
access the site. Wilmington Drive is estimated to accommodate approximately 1,275 vehicles per
day. Delany Drive is expected to accommodate approximately 140 vehicles per day.
As indicated above, the daily traffic volume projections for both Wilmington and Delany
Drives are expected to be within threshold volumes without the future connection of Keenland Drive
to the west, across the Union Pacific Railroad tracks. However, with the completion of the Keenland
connection, the traffic volumes on Wilmington Drive are anticipated to exceed City of Fort Collins
acceptable levels.
28
Transit Level of Service
As mentioned earlier, there are limited transit services within the study area. Based upon
information presented on the City of Fort Collins 2015 Transit System map, the study area will be
serviced by transit routes in the future. The map indicates an Enhanced Travel Corridor (Transit)
along Harmony Road and high frequency transit on Timberline Road, north of Harmony Road. It is
anticipated that these transit routes would meet the City's desired level of service in the future.
27
during the evening peak hour and, under background conditions, the westbound left turn at
Timberline and the PVH Access would experience long delays (with stop -control). With the proposed
improvements to the Harmony Road access under total traffic conditions (which would include the
elimination of north and southbound left -turns), the access drive is expected to operate acceptably.
Signalization of the intersection of Timberline Road and the Main Entrance would result in
acceptable operations.
Spacing of Harmony/Timberline and Timberline/Main Entrance Intersections
The distance between the Harmony/Timberline intersection and the Main Entrance/Timberline
intersection is 600 feet. The potential for "backstacking" of the left turns on Timberline Road was
analyzed. Based upon the long range future total traffic projections depicted on Figure 9, it was
determined that the 600 foot spacing was adequate with dual -left turn lanes at both the northbound
Timberline/Harmony and southbound Timberline/Main Entrance. This analysis was performed for
the morning, afternoon, and Saturday peak hours. The morning peak hour data utilized is provided
in Appendix H, and includes full build -out of the Poudre Valley Hospital property east of the project
site. The detailed analysis of the left -turn lane requirements is provided in Appendix I. It is
recommended that the dual northbound left -turn lanes be 295 feet in length and the dual southbound
left -turn lanes be 65 feet. A 240 foot transition would be required between the two directions. The
sum of these values, 295 + 65 + 240, equals 600 feet. The right most of the dual left -turn lanes
would have an additional 120 feet of length.
Pedestrian Level of Service
The pedestrian activity associated with the proposed project would be related to (but not
limited to) the following: individuals who work at the various uses within the Harmony Village, patrons
visiting the project, residents and visitors to the assisted living facility.
The Pedestrian LOS Worksheet is provided in Appendix J. The minimum level of service for
"activity center/corridors" is B for all measured categories. As indicated on the pedestrian LOS
worksheet, the minimum acceptable level of service will be achieved for nearly all of the categories.
The exception is continuity to the adjacent neighborhoods. The sidewalks within the adjacent
residential area, south of the site, does not have a landscaped parkway. There are currently no
sidewalks on the west side of Timberline Road, north of Harmony Road. There is a very small
residential area located directly west of Timberline Road within this area. It is expected that with
development of most of the areas surrounding this residential area, this area will also redevelop and
would be designed with appropriate pedestrian facilities. The pedestrian levels of service to the
future Poudre Valley Hospital property was based upon completion of the sidewalks, built to the
current City guidelines and standards.
Bicycle Level of Service
There are bicycle facilities within the study area. In the future, Harmony Road will have
bicycle facilities within the study area. The Bicycle LOS Worksheet is provided in Appendix J. The
bicycle level of service to/from the proposed project to adjacent areas is acceptable.
26
Table 6
Year 2015 Peak Hour Total Traffic Operation
Level of Service
Intersection SAT
Harmony/Timberline (signal) D C
Harmony/Access Drive A (stop sign)
NB R
A
A
SB R
A
A
WBL
C
C
Overall
A
A
Timberline/Main Entrance (signal)
C
C
Timberline/Access Drive C (stop sign)
EB UR
C
C
NB L
B
A
Overall
A
A
25
Table 5
Year 2015 Peak Hour Background Traffic Operation
Level of Service
Intersection PM SAT
Harmony/Timberline (signal)
Harmony/Access Drive A (stop sign)
C C
NB L/T/R-
F
D
SB L/T/R
F
D
EB L
B
B
WBL
B
B
Overall
A
A
Timberline/Main Entrance (stop sign)
WBL
E
C
WB R
A
A
SB L
A
A
Overall
A
A
24
Table 4
Year 2002 Peak Hour Total Traffic Operation
Level of Service
Intersection PM BAI
Harmony/Timberline (signal) D C
Harmony/Access Drive A (stop sign)
NB R
B
A
SB R
B
A
WBL
C
C
Overall
A
A
Timberline/Main Entrance (signal)
C
C
Timberline/Access Drive C (stop sign)
EB UR
C
B
NB L
A
A
Overall
A
A
23
Table 3
Year 2002 Peak Hour Background Traffic Operation
Level of Service
Intersection phi SAT
Harmony/Timberline (signal) C B
Harmony/Access Drive A (stop sign)
NB L/T/R_
F
D
SB L/T/R
F
D
EB L
C
B
WBL
B
B
Overall
B
A
Timberline/Main Entrance (stop sign)
WBL
C
B
WB R
A
A
SB L
A
A
Overall
A
A
22
VI. TRAFFIC IMPACT ANALYSIS
The previous chapters described the development of future traffic forecasts both with and
without the proposed project. Intersection capacity analyses are conducted in this chapter for both
scenarios to assess the potential impact of the proposed project -generated traffic on the local street
system. The future pedestrian, bicycle, and transit levels of operation are also evaluated.
Traffic Analysis - Year 2002
The peak hour background and total traffic volumes for Year 2002, illustrated on Figures 4
and 8, respectively, were analyzed to determine the intersection delay and corresponding level of
service. Tables 3 and 4 summarize the results for the respective Year 2002 background and total
traffic conditions. The level of service worksheets for Year 2002 background and total traffic
conditions are provided in Appendix D and E, respectively. As indicated in Tables 3 and 4, the traffic
movements at each of the study intersections are expected to operate at an acceptable level of
service under future traffic conditions for Year 2002, with the following exceptions: under background
conditions the northbound and southbound traffic movements at the existing access drive to
Harmony Road. The long delays at this location are primarily due to the left -turns which are
projected to experience long delays to enter Harmony Road. Under total traffic conditions, with the
redesign of the access which .eliminates the left -turns from the access drive, this intersection is
projected to operate acceptably.
In order to maintain acceptable levels of service at the intersection of Harmony/Timberline,
the geometrics would require improvements to Include dual northbound left -turn lanes. Typically,
the City of Fort Collins improves both directions of an intersection with dual left -turn lanes. It is
anticipated that southbound dual left -turn lanes will also be required in the long range future. The
traffic analysis for Year 2002 was performed with both northbound and southbound dual left -turn
lanes. However, at a minimum, only the northbound left -turn lane would be necessary to achieve
acceptable levels of service.
The traffic projections at the intersection of Timberline Road at the main entrance indicate
that signalization would be required under total traffic conditions.
Traffic Analysis - Year 2015
The future peak hour traffic projections for Year 2015 were analyzed to determine the
intersection operations under both background and total traffic conditions. Under long range future
conditions, the following roadway improvements were assumed: Harmony Road would be widened
to accommodate six travel lanes, and the intersection of Harmony/Timberline would have dual -left
turn lanes on each approach in addition to exclusive right -turn lanes.
The results of the level of service analysis are provided in Tables 5 and 6 for background and
total Year 2015 conditions, respectively. The level of service worksheets are provided in Appendix
F and G for background and total conditions, respectively. Under both background and total traffic
conditions, each of the study intersections is projected to operate acceptably with the following
exceptions: under the projected background conditions, the northbound and southbound traffic
movements at the existing access drive to Harmony Road is projected to experience long delays
21
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TOTAL TRAFFIC
YEAR 2002
J
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PVH
Figure 8
19
V. FUTURE TOTAL TRAFFIC PROJECTIONS
. The future total traffic projections reflect future traffic conditions with the traffic from the
proposed Harmony Village project. The future total traffic projections were developed for Years 2002
and 2015.
Total Traffic Year 2002
The total traffic for Year 2002 was developed by adding traffic from the proposed project to
the background traffic for Year 2002. The resulting peak hour total traffic projections for Year 2002
are shown on Figure 8.
Total Traffic Year 2015
The total traffic projections for Year 2015 were developed by adding traffic from the proposed
project to the background traffic projections for Year 2015. The total peak hour traffic projections
for Year 2015 are provided on Figure 9.
IV
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Figure 7
17
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TRIP DISTRIBUTION Figure 6
] f,
Trip Distribution
The directional distribution of the generated trips was determined for the proposed project.
The distribution was determined based upon a gravity model process, analysis of the existing traffic
patterns in the area, and the type of uses proposed at the site. The general trip distribution utilized
for the traffic assignment is depicted on Figure 6. It should be noted that the distribution patterns
for the site were developed for both regional uses, such as the movie theater, and other local uses,
such as the bank and restaurants.
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. Figure 7 shows
the peak hour site generated traffic for the proposed project.
15
Table 2
Trip Generation
Daily
P.M. Peak
Saturday Peak
Land Use
Trips
Trips
Trips
Trips
Trips
in
out
in
out
Movie Theater w/ Matinee
2,147
324
299
365
264
14 Plex
Retail - 42,300 SF
1,816
76
82
109
101
Restaurant - High Turnover
1,303
65
44
95
55
10,000 SF
Bank w/ Drive Through
1,591
165
164
129
124
6,000 SF
Fast Food w/ Drive Through
3,473
122
112
210
202
7,000 SF
Gas/Conv/Car Wash
1,223
53
53
53
53
8 VFP (vehicle fueling positions)
Drug Store w/ Drive Through
1,225
71
74
71
74
13,900 SF
Assisted Living - 89 DU's
191
3
2
11
8
TOTAL :;
12,969
884
835
1,043
881
14
IV. PROJECT TRAFFIC PROJECTIONS
Development of traffic projections for the proposed Harmony Village project involved the
following steps: estimation of trip generation, development of a trip distribution, and assignment of
traffic onto the roadway system.
Project Description
The proposed Harmony Village project will include the following uses: a 14 plex movie
theater, 42,300 square feet of retail, a 13,900 square foot drug store with a drive through window
for prescriptions, 10,000 square feet of high -turnover restaurants, a 6,000 square foot drive -through
bank, two fast food restaurants with drive through windows totaling approximately 7,000 square feet,
a gas/convenience/car wash with 8 vehicle fueling positions, and an assisted living facility with 89
dwelling units. Each of these uses is depicted on Figure 2.
Access to the site would be provided at the following locations:
- on Harmony Road at the western edge of the project site. This access would be limited to
right -turn into and out of the site and a westbound left -turn into the site. This access is
designed to work jointly with the adjacent warehouse property to the west of the project site.
a full access to the project site from Timberline Road, referred to as the main entrance. This
access would be aligned with a future access to the property directly east of the project site.
a right -turn into the site from Timberline Road, located between Harmony Road and the main
entrance.
a full access to the project site from Timberline Road, located south of the main entrance.
- two access locations, which would provide connections to the adjacent neighborhood,
located directly south of the project site. These connections would be located at Wilmington
Drive and Delany Drive.
Trip Generation
Trip generation is important in considering the impact of a proposed project such as this upon
the existing and future street system. Trip generation is an estimate of how may vehicular trips will
enter and exit a project on a daily and peak hour basis. Standard traffic generation characteristics
compiled by the Institute of Transportation Engineers in their report entitled Trip Generation, 6th
edition, 1997, were applied to the proposed land uses in order to estimate the daily, weekday
afternoon and Saturday peak hour vehicle trips for the site.
Table 2 shows the estimated trip generation of the proposed Harmony Village project. As
indicated in the table, the project is estimated to generate approximately: 12,969 average daily trips,
1,719 evening peak hour trips, and 1,924 Saturday peak hour trips.
13
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ROAD J +
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BACKGROUND TRAFFIC
YEAR 2015 Figure 5
1�
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BACKGROUND TRAFFIC
YEAR 2002
v-
250/145 Future
—35/20 PVH
Figure 4
III. FUTURE BACKGROUND TRAFFIC PROJECTIONS
In order to properly evaluate the potential impact of the proposed Harmony Village project
on the local traffic conditions, future traffic volumes were first estimated for the study area without
the project. These future forecasts reflect the growth that is expected from overall development in
and around the City of Fort Collins and from proposed projects in the vicinity of the project site.
Background Traffic Year 2002
The growth reflected in Year 2002 Background Traffic is based on two factors: area wide
growth and development, and traffic generated by specific projects located near the study
intersections. Based upon historical traffic growth and information within the North Front Range
Regional Transportation Plan, October 1994, it was determined that traffic within the study area has
increased by approximately 1.5 to 2 percent per year. The existing peak hour traffic data was
factored upward by 8 to 10 percent to reflect the annual growth over a four year time period. Based
upon data available from other traffic studies prepared within the study area, the following projects
are planned within the short range future:
Build -out of the Harmony School Shops development located at the northeast corner
of Harmony/Timberline;
Poudre Valley Hospital site, completion of 110,000 square feet of medical/office and
65,000 square feet of hospital use;
Completion of the residential areas located directly south of the project site.
Traffic projections from the traffic impact studies for each of these projects were utilized.
For the property directly east of the project site, traffic projections were developed based upon
assumed land uses and site layout.
The resulting peak hour background traffic for Year 2002 is depicted on Figure 4. As
mentioned above, this was developed by factoring existing traffic to account for overall growth within
the area and accounting for traffic from other proposed projects near the study area.
Background Traffic Year 2015
The long range future traffic projections for Year 2015 were developed by accounting for
overall growth in the study area, and full development of each of the proposed development projects
near the project site. The existing traffic data was factored by 29 to 40 percent to reflect overall
growth in this area of the City. It was assumed that each of the development projects mentioned
above would be completed. The Poudre Valley Hospital property directly east of the project site was
assumed to be built out with the following uses: 220,000 square feet of medical/office use, 195,000
square feet of hospital, 150,000 square feet of healthy living center (health club/rehabilitation/
classrooms), 270 dwelling units of elderly related housing, and a suites hotel with 75 rooms. The
uses for the Poudre Valley Hospital site were assumed to be distributed within the development
area. The resulting peak hour background traffic for Year 2015 is presented on Figure 5.
10
Bicycle Facilities
There are bicycle lanes on Timberline Road within the study area. However, at the
intersection of Harmony Road with Timberline Road, there are no striped bicycle lanes on Timberline.
There is a bicycle lane on the north side of Harmony Road, east of Timberline Road. It should be
noted that Harmony Road does have a wide paved shoulder suitable for bicycles.
Transit Facilities
Transfort currently provides limited service to the study area. The Southside Shuttle provides
service on Harmony Road. This service is limited to three times during the morning and three times
during the evening. There are bus stops on Harmony Road at the southeast and northwest corners
with Timberline Road.
Table 1
Current Peak Hour Operation
Level of Service
Intersection PM $BI
Harmony/Timberline (signal) C C
Harmony/Access Drive A (stop sign)
NB L/T/R
D
C
SB L/T/R
D
C
EB L
B
B
WBL
B
A
Overall
A
A
F-I
R
8
n
000 �0 0
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/r 6/2 HARMONY
N
o NO SCALE
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N N N � 315/177
� 17
ROAD 107 07/33 33
0/0
259/205 --�
}
1139/163� -� o
/
801/760 -^
r, No
-
97/75 -�
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Village
a
o
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PM/Sat. Noon
RECENT PEAK HOUR TRAFFIC Figure 3
Existing Motor Vehicle Traffic
Recent peak hour traffic flow at the existing study intersections is shown on Figure 3. This
figure depicts the intersections of Harmony/Timberline and Harmony/Access Drive A. Due to the
type of land use proposed within the Harmony Village project, it was determined that the traffic
analysis should focus on the weekday afternoon and Saturday peak hours. The peak hour counts
were obtained in November, 1997. Raw traffic count data is provided in Appendix A.
Existing Motor Vehicle Operation
The operation at the key intersections during the peak hours is provided in Table 1.
Calculation forms are provided in Appendix B. Level of service definitions for signalized and
unsignalized intersection from the 1994 Highway Capacity Manual are provided in Appendix C. The
City of Fort Collins has established Level of Service D as the minimum acceptable vehicular LOS
with the exception of arterial intersections along commercial corridors and intersections within activity
centers. The minimum acceptable LOS at arterial intersections within these areas is Level of
Service E. As indicated in Table 1, each of the existing study intersections is currently operating at
an acceptable level of service during the peak hours.
Pedestrian Facilities
Currently, there are some pedestrian facilities within the study area. Each of the existing
facilities are as follows:
- Adjacent to Timberline Road, there are currently pedestrian facilities to the south of Harmony
Road, with the exception of a section which has not been built on the west side of
Timberline, south of the existing Harmony Crossing residential area to Battlecreek. It is
anticipated that this section would be built in conjunction with the Willow Springs North
project.
- Adjacent to Timberline Road, there are pedestrian facilities to the north of Harmony Road on
the east side. On the west side there are pedestrian facilities north of Caribou. South of this
location, there are no sidewalks.
- Adjacent to Harmony Road and west of Timberline Road, there are currently no pedestrian
facilities.
- Adjacent to Harmony Road and east of Timberline Road, there are no sidewalks on the
south. On the north side there are sidewalks present adjacent to the Harmony School Shops
project only.
- Within the residential areas south of the proposed project, there are attached sidewalks
adjacent to each of the roadways.
C:
II. EXISTING CONDITIONS
The location of the proposed Harmony Village is shown on Figures 1 and 2. It is important
that a thorough understanding of the existing conditions be presented.
Land Use
Land uses in the area include residential areas, light industrial, retail, and undeveloped land.
Directly to the north of the site is commercial, undeveloped property, and residential uses. East of
the site is currently undeveloped; however, it is anticipated that this will be developed as medical
offices, hospital, elderly housing, and other facilities related to Poudre Valley Hospital. Residential
uses exist to the south of the site and this area is currently being developed with additional
residential single family homes. West of the site is a commercial property which is occupied by
warehouse and light industrial uses. West of the warehouse development is the Union Pacific
Railroad. The topography within and surrounding the site is essentially flat. The center of Fort
Collins is located northwest of the site. 11
Roads
The primary streets which will serve the proposed project within the study area are: Harmony
Road, Timberline Road, Wilmington Drive (future roadway), and Delany Drive. Each of these
roadways is described below.
Harmony Road is a state highway which serves the southern areas of Fort Collins. This
east/west major arterial currently accommodates four travel lanes and a wide grassy median. The
speed limit is currently posted at 55 mph to the east of Timberline Road and 50 mph west of
Timberline Road. The intersection of Harmony/Timberline is signalized. There is a full access
intersection from Harmony Road to the warehouse use (located directly west of the project site).
This location provides access to properties on both the north and south side of Harmony Road. It
is anticipated that by Year 2015, Harmony Road would be widened to accommodate six travel lanes
plus auxiliary lanes.
Timberline Road is a north/south arterial street bordering the eastern side of the site. The
cross section of Timberline Road varies within the study area: north of Harmony Road near
Horsetooth, Timberline is four lanes with a center left-tum lane; Timberline narrows to a three lane
facility, two northbound lanes and one southbound lane, with a center left -turn lane south of Lowe
Street; directly north of Harmony, Timberline widens back to a four lane facility; south of Harmony,
Timberline is a four lane roadway with a center left -turn lane; and it narrows to a two lane facility
south of Battlecreek. The speed limit is posted at 40 mph.
Wilmington Drive is a future north/south roadway which would connect directly to the southern areas
of the project site. Currently, some sections of this roadway are under construction. This roadway
is classified as a local street. Wilmington Drive will terminate at Battlecreek, south of the project site.
Delany Drive is north/south local street which is proposed to directly connect to the southern area
of the project site. This roadway is approximately four blocks in length and terminates at Angelo
Drive.
5
A technical memorandum is being prepared for the project to address the access directly to
Harmony Road. This memorandum presents an analysis of access options to/from Harmony Road
for the proposed Harmony Village Project. The results of this analysis indicate that a limited
movement access would be beneficial to the surrounding roadway system in accommodating traffic
to/from the Harmony Village site and the adjoining property directly west of the project site. The
following traffic analysis assumes this limited access (a right -turn into and out of the site and a
westbound left -turn into the site).
4
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SITE PLAN
Figure 2
N
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0
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COUNTY ROAD 36
PORTNER
RES
1" = 2000'
SITE LOCATION Figure 1
I. INTRODUCTION
This transportation impact study addresses the transportation system near the proposed
Harmony Village project at the intersection of Harmony Road and Timberline Road in Fort Collins,
Colorado. The location of the project site is provided on Figure 1. The proposed Harmony Village
is a mixture of the following uses: 14 plex movie theater, retail, restaurants, gas/convenience/car
wash, drug store, and assisted living. A site plan of the proposed project is illustrated on Figure 2.
The parameters of the transportation study were determined during a scoping meeting with City staff
during October, 1997. The transportation analysis will address potential vehicular impacts upon the
roadway system, the pedestrian network surrounding the study area, the bicycle system, and the
availability of transit facilities. Traffic projections will be prepared for the future Years 2002 and
2015. The following intersections were identified to be included in the transportation study:
- Harmony Road and Timberline Road;
- Harmony Road and Access Drive A (to existing warehouse directly west of the site);
- Timberline Road and the Main Entrance to the project site;
- Timberline Road and two additional Access Drives.
During the course of the analysis, numerous contacts were made with the project applicant,
the planning consultant (VF Ripley Associates, Inc.), and the engineering consultant (JR
Engineering). This study generally conforms to the format set forth in the Fort Collins Transportation
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 for all pertinent modes of
transportation.
This report is prepared for the following purposes:
- Evaluate the existing transportation conditions;
- Estimate the trip generation by the proposed/assumed developments;
- Determine the trip distribution of site generated traffic;
- Evaluate level of service for all modes of transportation;
- Determine the geometrics at key intersections;
- Determine the impacts of site generated traffic at key intersections.
Information used in this report was obtained from the City of Fort Collins, research sources
(ITE, TRB, etc.), and field reconnaissance. The following trafficstudies were reviewed and
considered in preparing this study:
- South Timberline Properties Site Access Study, September 1993;
- Harmony School Shops Site Access Study, October 1995;
- Willow Springs North, Site Access Study, January 1997;
- North Front Range Regional Transportation Plan, October 1994;
- Information from the consultants representing Poudre Valley Hospital, who are working on
the proposed development directly east of the project site.
LIST OF FIGURES
Figure
Paae
1.
Site Location.................................................................................
2
2.
Site Plan.......................................................................................
3
3.
Recent Peak Hour Traffic.............................................................
7
4.
Background Traffic Year 2002...................................:..................
11
5.
Background Traffic Year 2015......................................................
12
6.
Trip Distribution............................................................................
16
7.
Site Generated Peak Hour Traffic .................................................
17
8.
Total Traffic Year 2002.................................................................
19
9.
Total Traffic Year 2015.................................................................
20
APPENDIX
A Recent Peak Hour Traffic
B Current Peak Hour Operation
C Description of Level of Service
D Year 2002 Background Traffic Analyses
E Year 2002 Total Traffic Analyses
F Year 2015 Background Traffic Analyses
G Year 2015 Total Traffic Analyses
H Morning Peak Hour Data
I Left -turn Lane Analysis
J Pedestrian and Bicycle Level of Service