HomeMy WebLinkAboutBRICK STONE APARTMENTS ON HARMONY - PDP - PDP160019 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (43)From: Steve Steinbicker
To: Pete Wray
Cc: Cameron Gloss
Subject: Harmony Mixed-Use Development
Date: Thursday, March 10, 2016 1:33:01 PM
Hi Pete,
I received the notice on the Harmony MU Neighborhood meeting tonight.
I'm a resident in the adjacent Fairway Estates neighborhood. I'm on the west side Filing One ACC
committee. That said, I am not speaking for that group or the neighborhood as a whole but wanted
to give you some questions/concerns that I've heard of from residents, so far, that could be
included in the project records.
Traffic access into the site specifically west bound from Harmony traffic, will be a challenge. As you
are aware, there is a median and no access for west bound traffic. As it is now, there are numerous
vehicles making U-turns at the West SB traffic at the stop-light/intersection, that is, trying to access
the east bound Harmony road.... Additionally, one of the west Fairway accesses is at the Palmer
Drive access, just south of the Harmony intersection. With the Frontage road right there, we see
multiple cars doing U-turns at the Frontage, College & Palmer intersection, as well, this location
already has operational problems and the intensity of the MU project will add to this issue. There
should be some additional Traffic TIS study at his location due the significant amount of accidents
already at this intersection.
The 5 -story is clearly not consistent with other adjacent single story and low level developments, in
the area. The only other similar structure within the area is the Red Tail Ponds, (4-story) located
south (1/2 mile +-) and in a remote office park, next to the RR tracks, a totally different situation,
location.
One would also question the need for additional retail or commercial uses, ( XX K sf.??) given the
proximity and better access at the Harmony Market / King Soopers Shopping Center and the smaller
shopping center, immediately to the west. The Commercial traffic will clearly impact the AM & PM
traffic counts. Access into the small SEC shopping center is already problematic, including higher
speed EB Harmony traffic, the north College intersection, right turn lane EB, all merging together, in
addition to the EB vehicles 'crisscrossing' to get into the North Harmony Market access.
Other items might include;
· shadowing, iced roads, created on Harmony during weather conditions, location and height
being relative factors,
· IN-compatibility with the adjacent SF residential to the east and south,
· stormwater water-quality management into the south open space and ponds,
· control of future resident access into the 'private property' of the Fairway Estates
ponds/open space areas, fencing to ensure no-trespassing,
· certainly sensitivity to the existing natural wildlife around the ponds area, building lighting,
noise would also be a design consideration, issue,
· control of building design and blending with the existing development, architecture,
(granted not exceptional),
· 180 parking spaces/lighting adjacent to SF residential and open space
· Historically speaking they leveled the site, removing all the existing mature trees several
years ago, the Developer should be responsible for mitigation/replacement of the trees and
consider significant buffering, as any other Site Plan Development Approval Process would
have required, fatal flaws by the Previous Owners should not necessarily be dismissed,
ignored.
Don't consider my comments as suggesting a 'no-development' position, just issues that need to be
researched and addressed during Staff reviews and before public presentation....?!
When available please forward me a copy of the Application Submittal documents, Civil and traffic
study information.
I'll look forward to hearing other concerns at the meeting but wanted to give you some awareness of
potential development questions, ahead of time... We've both been through many of these
controversial meetings, there is no intent to stir up the crowds but I am looking forward to a well
thought out and comprehensive development...!
Best regards,
Steve
Stephen J. Steinbicker, AIA, NCARB
LEED Accredited Professional BD+C
970-207-0424