HomeMy WebLinkAboutHARMONY SCHOOL SHOPS 4TH FILING MAJOR AMENDMENT AND 6TH FILING REPLAT - 42-89L - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 13
MEETING DATE 4 / 19 / 0 7
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Harmony School Shops 4th Filing Major Amendment and 6th
Filing Replat, #42-89L
APPLICANT: Mr. John Mountjoy
CFM Realty
209 S. 19th Street, Suite 500
Omaha, NE 68102
OWNER: Same
PROJECT DESCRIPTION:
This is a request to amend a final plan, formerly known as Timberline Village
Shopping Center, located within a portion of the Harmony School Shops 4
Filing. The purpose of the amendment is to accommodate an entirely new group
of tenants which would be anchored by a 24-hour fitness club. In addition, there
would be a mix of retail, restaurants, and a beauty school. Total leasable square
footage is 85,524 square feet divided among three buildings one of which is a
multi -tenant, large retail establishment. The site is bounded by Harmony Road,
Timberline Road and Milestone Drive. It consists of 11 acres and is zoned H-C,
Harmony Corridor.
The Major Amendment includes a Request for Modification of Section
3.5.4(C)(3)(c) which pertains to the backside of the large retail establishment.
RECOMMENDATION: Approval of the Modification and Major Amendment
EXECUTIVE SUMMARY:
The Major Amendment complies with the Harmony Corridor Plan and the
applicable land use and development standards of the Harmony Corridor zone
district. In addition, the project complies with the applicable general development
standards of the Article Three with one exception. A Request for Modification to
the requirement for a six-foot high earthen berm to the north is recommended. A
neighborhood information meeting was held on February 7, 2007.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT
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COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: R-L; Existing Single Family Neighborhood (Sunstone Village 7th Filing)
S: H-C; Existing Medical Office Campus
E: L-M-N; Existing Mobile Home Park
W: H-C; Vacant (site of the former Harmony Store)
W: U-E; Existing Large Lot Residential (Harmony Half Acres)
The parcel is part of a larger tract that was annexed in 1977 as part of a series of
annexations to bring in the Hewlett-Packard property.
The Major Amendment and 6th Filing Replat is part of the Timberline Farm O.D.P.
and Harmony School Shops Community Shopping Center. The following
approvals have been granted:
• The Timberline Farm O.D.P. was approved in 1989 and designated the
site as a "Community Shopping Center."
• The parcel was rezoned from R-L-P (with P.U.D. condition) to E-P
(Employment Park) in 1992 in order to implement the original Harmony
Corridor Plan.
• The parcel was designated "Mixed -Use Activity Center" and "Potentially
Neighborhood Service Center or Community Shopping Center" in 1995 as
part of the Amended Harmony Corridor Plan.
• A Preliminary P.U.D. for the entire 20-acre shopping center was approved
in 1995 and has since expired.
• Timberline Corner Store (Diamond Shamrock) P.U.D. was approved in
1996.
• Harmony School Shops First Filing (Harmony School) P.U.D. was
approved in March of 1997.
• The parcel was again rezoned from E-P to H-C (Harmony Corridor) in
March of 1997 to implement City Plan.
• Harmony School Shops Second Filing (68,000 square foot retail store)
was approved in May of 1997 and has since expired.
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• Harmony School Shops Third Filing was approved for a child care center
and two office buildings north of Milestone Drive on July 20, 2001.
• Two stand-alone Modifications were granted in conjunction with an
Albertsons supermarket on Harmony School Shops 4th Filing, "Timberline
Village" Community Shopping Center on September 5, 2002. These
Modifications have expired.
• Harmony School Shops 4th Filing, "Timberline Village" Community
Shopping Center (15.87 acres, 109,583 square feet, nine buildings) was
approved on August 21, 2003. This plan was withdrawn when Albertson's
pulled out of the project.
• Harmony School Shops Third Filing was amended in July of 2005. The
child care center was amended to allow a bank with drive -through facilities
in July of 2005. The bank (with coffee shop) and two office buildings have
been constructed.
• Harmony School Shops 4th Filing Minor Amendment and 5th Filing Replat
for Walgreen's was approved on July 7, 2006.
• Harmony School Shops Lot 8, 4th Filing Minor Amendment for an 8,000
square foot multi -tenant building is in the review process and pending.
2. Harmony Corridor Plan:
The site is located within the H-C, Harmony Corridor and complies with the
governing sub -area plan in the following manner:
A. Land Use
The northeast corner of Harmony and Timberline Roads has been designated as
a "Mixed -Use Activity Center — Potential Neighborhood Service Center or
Community Shopping Center" since the original adoption of the Harmony
Corridor Plan in 1991. The proposed land use, therefore, is in compliance with
and indeed implements the vision of the Harmony Corridor Plan.
B. Community Shopping Center
Both the Harmony Corridor Plan and Article Four of the Land Use Code require
that Community Shopping Centers comply with standards and guidelines
pertaining permitted uses, scale and character.
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(1.) Permitted Uses
All of the proposed uses, health club, retail, personal and business
services, private school for vocational training and standard
restaurant are permitted within the Community Shopping Center.
(2.) Scale
The size of the Major Amendment is 11.01 acres and the size of
overall Community Shopping Center is 21.20 acres. This size is
between the allowable range of 13 to 30 acres.
The Community Shopping Center presently contains five existing
buildings. Walgreen's is under construction. Lot Eight, 4th Filing is a
multi -tenant building and pending Minor Amendment approval.
With the proposed the Major Amendment consisting of three
buildings, there would be a total of nine separate buildings. Three
existing buildings (Filing Three) and two proposed buildings include
multiple tenants. Therefore, the Center will contain at least 10
independent business establishments with separate public
entrances.
The square footage of the Major Amendment is 85,524 square feet
and the total square footage of the entire Community Shopping
Center (including the Major Amendment) 158,052 square feet. This
total size is within the allowable range of 117,500 and 250,000
square feet.
(3.) Character
The Major Amendment provides private drives and sidewalks that
connect to the two adjacent neighborhoods (Sunstone Village and
Harmony Mobile Home Park). Transit service will be reinstated
along Harmony Road in April and the nearest Transfort stop will be
located between Corbett Drive and Snow Mesa Drive. This stop is
strategically located to serve Harmony Mobile Park and the future
Southeast Library, and is approximately 2,200 feet from the center.
3. Compliance with Applicable Harmony Corridor Zone District
Standards:
The zone district standards include, by reference, the standards contained within
the Harmony Corridor Standards and Guidelines as well as a standard
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addressing cross -access. (Note the Harmony Corridor Standards and Guidelines
were enacted in 1995. Most of the applicable standards have been superseded
by the Land Use Code which was enacted in 1997.) Compliance with the
remaining applicable standards is described as follows:
A. Section 4.21(E)(1) — Harmony Corridor Standards and Guidelines
The Major Amendment does not include Lot Eight, 4th Filing or Walgreen's
5th Filing Replat which abut Harmony Road. The Major Amendment,
therefore, will continue to be buffered along Harmony Road with an 80-
foot wide setback as measured from the future edge of pavement. The
setback will continue to feature a meandering 8-foot wide sidewalk and a
series of undulating earthen berms. The berms are intended to screen
parking and the backs of buildings and will vary between three and four
feet high.
The setback zone will continue to feature a predominance of the oak
palette with a combination of 24 Burr, English and Gambel Oak trees.
For the buildings not covered by the standards for large retail
establishments:
• the utility equipment, storage areas and service areas are screened
from Harmony Road,
• massing and configuration provide an aesthetically appealing
appearance from all sides,
• massing, height and rooflines are transitioned to the edges of the
center by placing smaller buildings adjacent to the neighborhood,
• sides and backs of buildings are attractive and feature similar
materials as the fronts,
• buildings have a three dimensional cornice treatment,
• buildings are placed to have a clear orientation to the access drives
and entrances are architecturally highlighted,
• predominant exterior colors are earth -tone and muted,
• architectural elements and detail features are consistent,
particularly by repeating the decorative "tulip block" as found on the
original Harmony School.
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The street access system is designed in such a way that there is no short cut
created that attracts non -neighborhood traffic through local neighborhood streets.
B. Section 4.21(E)(2) — Comprehensive Development Plan
The Major Amendment continues to satisfy the existing cross -access agreements
with the two existing developments within Community Center (Diamond
Shamrock and Harmony School) and the two Minor Amendments (Walgreen's
and Lot Eight multi -tenant building) so that there will be an integrated pattern of
drives, outdoor spaces, building styles and land uses.
4. Compliance with Applicable General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking around the entire site. Street trees
are provided along Harmony, Timberline and Milestone. Foundation
shrubs are provided around all buildings.
B. Section 3.2.1(E)(1) — Buffering Between Incompatible Uses and
Activities
The site is bordered by residential neighborhoods to the north and east.
The buffering to the north consists of a combination of an existing
stormwater detention pond, landscaping and architectural features on the
north elevation of the large retail establishment (health club, retail and
private vocational school). The separation between the commercial
buildings and the rear property lines of the homes in Sunstone Village 7tn
Filing ranges from a low of 95 feet and a high of 120 feet from the large
retail establishment.
The buffering to the east is provided by a 45-foot building setback and
landscaping. Overall, buffering is accomplished by a combination of
distance and landscaping that mitigates the impacts potential conflicts
reasonably anticipated to exist between residential and commercial land
uses.
C. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping
The primary screening is provided along Harmony Road. There is one
parking row abutting the neighborhood to the east which is screened by
the aforementioned 45-foot buffer yard. Parking along Harmony is
screened by a combination of berms, trees and shrubs in compliance with
the standard.
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D. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The parking lot exceeds 10% interior landscaping in the form of islands
which exceed the required minimum for lots with more than 100 spaces.
E. Section 3.2.2(B) — Access Circulation and Parking
The sidewalk circulation system provides for a walkway connection from
Milestone Drive to the large retail establishment.
Similarly, a walkway will be constructed to the east property line and tie
into the Pads at Harmony, located east of the site and in front of the
Harmony Mobile Home Park. This walk will continue east to Snow Mesa
Drive and Front Range Village. Interior sidewalks, crosswalks and plazas
are provided throughout the project to facilitate movement among
buildings and the three plazas.
F. Section 3.2.2(K)(2) — Parking Lots — Maximum Number of Spaces
Parking has been calculated for the overall Community Shopping Center,
which cannot exceed 5.00 spaces per 1,000 square feet for the
commercial land uses. (Harmony School is exempted from the maximum
parking requirement.) The center consists of previously approved
commercial projects (Diamond Shamrock, Capital West Bank, two office
buildings, Walgreen's). Combining the approved -but -not -developed phase
(Lot Eight multi -tenant building) with the existing uses and the Major
Amendment, there is a gross square footage of 142,052 commercial
square feet. The overall parking for the entire Community Shopping
Center is 691 spaces which equals 4.86 spaces per 1,000 square feet
which meets the standard.
G. Section 3.2.4 — Site Lighting
Parking lot lighting will feature down -directional and full cut-off fixtures.
There are no foot-candles that exceed the maximum allowable.
Decorative pedestrian -scale light fixtures will be provided at the plazas
and along walks at the building entrances. Wall -mounted fixtures will also
be down -directional.
H. Section 3.4.7(B)(E) — Historic and Cultural Resources
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The shopping center contains the existing Harmony School which is
officially designated as a historic structure by the City of Fort Collins. The
brick school is representative of the Depression Era (1931) early
modernistic art deco style with its horizontal lines and streamlined
appearance. The decorative "tulip block" is a floral geometric motif and
the primary accent feature on an otherwise modest fagade.
In keeping with Diamond Shamrock (1996) and Harmony School and
Gymnasium (1997), Capital West Bank (2005) and Walgreen's (2006), the
Major Amendment uses similar massing and masonry materials in order
to achieve compatibility with the historic structure. The nearest building at
2,000 square feet is smaller in size, scale and height than the school and
gymnasium (16,000 square feet) which allows the school to continue to
dominate the corner. All new buildings carry forward the decorative tulip
block in order to establish a coherent theme and contribute to a unique
sense of place. In summary, historic compatibility is achieved with a
combination of size, scale, mass, complementary design, materials and
color.
Section 3.5.1(B)(C)(E)(F) — Building Project and Compatibility
This section also requires compatibility but outside the historic context.
As mentioned, all new buildings will carry forward the decorative "tulip
block" as found on the original Harmony School. Its frequency is
restrained, placement is at the human scale and is an appropriate
technique that respects but does not mimic the historic Harmony School.
The shopping center must also be designed in such a way as to not over-
power the Sunstone Village and Harmony Mobile Home neighborhoods.
A neighborhood information meeting was held on February 7, 2007 and
the summary to this meeting is attached. While many compatibility issues
are addressed by compliance with standards pertaining to large retail
establishments and traffic operations, and will not be repeated here, the
following design features also contribute to achieving neighborhood
compatibility:
The existing detention pond will act as a buffer yard for the benefit
the Sunstone Village neighborhood.
There is significant landscaping between the rear property lines of
the Sunstone Village residents and the large retail establishment.
The large retail establishment is a one story building with the
gymnasium portion of the health club reaching a height of 31 feet.
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With the physical separation and relatively low height, there will be
no privacy encroachment onto the backyards.
Building materials are of high quality with use of brick, decorative
block and architectural detailing. Colors are muted earth -tones.
Operational characteristics (that are not covered in the big box
standards) include screening utility meters, outdoor vending
machines, screening roof -top mechanical equipment.
J. Section 3.5.3(B)(9)(2) — Relationship of Buildings to Streets,
Walkways and Parking
As a Community Shopping Center bordered by two major arterials and
one collector/local street, there are unique factors that must be considered
in evaluating compliance with the build -to line standards.
For the large retail establishment, there is an allowable exception to
the build -to line since there is an internal connecting walkway
system and outlying pad buildings that are closer to the public
streets.
For the two smaller detached buildings, these buildings are
required to be set back from Harmony Road at least 80 feet.
The future bank building along Timberline Road is already
approved as part of the original 4th Filing and outside the boundary
of the subject Major Amendment.
These building placements are all allowed by the standard and there is no
established contextual setback in the vicinity. In summary, the shopping
center is well -served with an internal connecting walkway system,
supplemented by three pedestrian plazas, rather than providing building
orientation to two high-speed major arterial streets.
K. Section 3.5.3(C)(D) — Variation in Massing and Character and
Image
All three buildings exhibit sufficient architectural variety by the use of wal
articulation, consistent use of quality materials, clearly defined building
entrances, and generous use of windows, arcades and awnings. These
three buildings feature a recognizable base and top by use of different
concrete block as a wainscot and a variety of roof lines. These buildings
are slightly differentiated yet provide a sense of cohesiveness that helps
unify the center.
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L. Section 3.5.4 — Large Retail Establishments
Since the multi -tenant building exceeds 25,000 square feet, it is
considered a "big box." Compliance with the big box standards is achieved
by the following:
Land Use — The large retail establishment is located in a group of
more than four retail establishments located in a complex which is
planned, developed and managed as a single unit with off-street
parking.
Facades and Exterior Walls - All four facades are articulated. All
but the north elevation feature store -front details with entrances,
windows, arcades and pedestrian amenities.
Detail Features - Mass is broken down by a repeating pattern of
architectural bays not more than 30 feet in width for horizontal
relief. There are material, color and textural elements for vertical
relief.
Roofs - There are two roof lines. First, the predominant flat roof is
treated with a parapet at staggered heights for variety. A well-
defined cornice adds a finish treatment to this roof line. Second,
the projecting modules that highlight the various entryways provide
sloping awnings and a pitched roof accent feature.
• Materials and Colors - The predominant materials are brick,
concrete masonry units, and textured tilt -up concrete panels that
mimic synthetic stucco.
• Entryways - Entrances are highlighted by use of canopies, large
display windows and projecting columns.
• Multiple Entrances - All but the north elevation feature prominent
entrances.
• Parking Lot Distribution — No more than 50% of parking is located
between the south elevation and Harmony Road.
• Backsides - The north elevation is considered the back and is over
35 feet from the north property line. The buffer for the mobile home
park to the east includes a 263-foot building setback and a 45-foot
wide planting area. A Request for Modification to this standard with
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regard to the construction of a six-foot high earthen berm north of
the building is evaluated in the next sub -section.
• Connectivity - There is an eight -foot wide walkway connecting the
south entrances to the east -west private drive. The north -south
private drive off Harmony features a detached eight -foot sidewalk
on the east side and five foot -wide sidewalk on the west side.
These walkways connect the pads with the anchor and also provide
a connection between the large retail establishment and the public
sidewalk (and future transit stop) along Harmony Road.
• Pedestrian Circulation - An eight -foot wide walk, with plaza, will
traverse the parking lot and connect the entrance to the Harmony
School. A five-foot wide walkway, with plaza will connect the west
elevation to Milestone Drive. Finally, a five-foot wide walkway will
connect the Harmony School to Milestone Drive.
As mentioned, there will be three plazas featuring benches, bike
racks, landscaping, trash receptacles and decorative pedestrian -
scaled light fixtures.
Central Features and Community Space — As mentioned, the three
plazas will provide for pedestrian attraction and refuge for the
walkway system. In addition, the large sidewalks in front of the
entrances will feature arcades, benches, bike racks, decorative
paving and trees in cut-outs.
Delivery/Loading Operations - Delivery and loading operations will
be prohibited between 10-00 p.m. and 7:00 a.m. A sign stating
prohibiting the idling of engines in the loading zone will be posted.
M. Section 3.6.1(C) — Access Control Plan
The Major Amendment complies with the Harmony Road Access Control
Plan, now administered solely by the City. The access off Harmony will be
restricted to "three-quarter" turn movements. This means that right -in,
right -out and left -in turns will be permitted but left -out turns and through
movements will not be allowed.
Full -turning movements will be provided by the Harmony/Snow Mesa
intersection located 500 feet east of the center at the entrance to the
Harmony Mobile Home Park.
N. Section 3.6.4 — Transportation Level of Service Requirements
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Milestone Drive will provide full -movement access to the site. There will
be no traffic signal at the Timberline/Milestone intersection at this time due
to the proximity to Harmony Road. Turning movements at the
Timberline/Milestone intersection, however, will be controlled by an
extended median in Timberline constructed with a "channelized tee" which
will allow:
• Northbound right -in and right -out turns;
• Southbound left -in turns from a separate left turn lane and
protected from oncoming traffic by a raised median;
• Westbound Milestone Drive left -out turns from a separate left
turn lane and protected by the channelized tee;
• There is no corresponding street on the west side of
Timberline so there is no need for through movements.
The Transportation Impact Study has been reviewed and evaluated by the
Traffic Operations Transportation Planning Departments. The Major
Amendment adequately provides vehicular, pedestrian and bicycle
facilities necessary to maintain the adopted transportation Level of Service
standards contained in Part II of the City of Fort Collins Multi -modal
Transportation Level of Service Manual for the following modes of travel:
motor vehicle, bicycle and pedestrian.
5. Request For Modification to Section 3.5.4(C)(3)(c) — Large Retail
Establishments — Backsides:
A. The standard at issue states:
"Back sides. The minimum setback for any building facade shall be thirty-
five (35) feet from the nearest property line. Where the facade faces
abutting residential uses, an earthen berm, no less than six (6) feet in
height, containing at a minimum evergreen trees planted at intervals of
twenty (20) feet on center, or in clusters or clumps, shall be provided."
B. Applicant's Request:
The applicant contends that due to the existence of the regional
stormwater detention pond, it is practically infeasible to construct a berm,
with landscaping, as required by the standard.
C. Staff Evaluation:
The existing stormwater detention pond serves a larger drainage basin
than just the community shopping center. Due to the regional character of
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the pond, it is maintained by the City of Fort Collins Utilities Stormwater
Department and not by a developer or owners' association. Preserving
the function of this pond is critical to protecting property from damage
associated with flooding. Encroachment into this pond for the purpose of
constructing an earthen berm would significantly diminish the capacity of
the water volume and is practically infeasible.
D. Staff Finding:
Section 2.8.2(H) requires that Staff make certain findings in the evaluation
and recommendation of a Request for Modification. Accordingly, Staff
finds:
(1.) The granting of the Modification would not be detrimental to
the public good.
(2.) The Major Amendment as submitted will promote the
general purpose of the standard for which the modification is
requested equally well or better than would a plan which complies
with the standard for which the modification is requested.
(3.) The reason the Major Amendment promotes the standard
equally well is that that the setback from rear lot lines of Sunstone
7th Filing by a distance ranging from 95 feet to 120 feet which
significantly exceeds the 35 foot requirement. In addition, there is a
generous amount of landscape material to be located between the
rear of the large retail establishment and the Sunstone 7th Filing.
Combined, the distance and proposed landscape are considered to
provide equal or better buffering as would a six foot earthen berm
with evergreen trees at the prescribed minimum distance of 35 feet.
(4.) That by reason of exceptional physical conditions or other
extraordinary and exceptional situations, unique to such property,
including, but not limited to, physical conditions such as exceptional
narrowness, shallowness or topography, the strict application of the
standard sought to be modified would result in unusual and
exceptional practical difficulties, or exceptional or undue hardship
upon the owner of such property, provided that such difficulties or
hardship are not caused by the act or omission of the applicant.
(5.) The reason there is an exceptional physical condition is the
existence of the regional stormwater detention pond which
physically cannot be filled by a six-foot high earthen berm. This
existing condition is not caused by the applicant and filling the pond
would result in an undue hardship.
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Staff, therefore, finds that the criteria for granting a Request for
Modification to Section 3.5.4(C)(3)(c) has been satisfied and recommends
approval.
6. Neighborhood Compatibility — Traffic Issues:
As discussed in explaining compliance with Section 3.5.1— Building and Project
Compatibility, a neighborhood meeting was held on February 7, 2007 and Staff
has found that the buildings and the project are compatible with the
neighborhood. Further, Staff has found that the Major Amendment meets the
requirements for Section 3.6.4 — Transportation Level of Service Requirements.
Staff has observed over the years, however, that the Planning and Zoning Board
takes a keen interest in traffic issues as experienced by the citizens living
neighborhoods adjacent to non-residential projects. The following summary of
traffic issues, while not specifically required by the Land Use Code, is provided
as background information.
A. Potential Cut -Through Traffic in Sunstone 7th Filing
Milestone Drive is a collector street between Timberline Road the private
access drive into the center. East of this access drive, Milestone
transitions down to a local street. The only reason to use Milestone Drive
(local street segment) would be to gain access to the immediate
neighborhood. Milestone Drive extends northeast from Timberline Road
approximately 660 feet where it tees into Winterstone Drive (local street).
Winterstone then extends 900 feet north to tee into Summerstone (local).
All of these streets are curving and posted for 25 miles per hour and do
not outlet onto a collector or arterial street that would be an attractive cut -
through destination.
B. Potential Traffic Calming for Sunstone 7th Filing
The Traffic Operations Department has a standard procedure for working
with neighborhoods that may benefit from traffic calming measures. As
with any neighborhood in the City, Sunstone 7th is eligible to discuss
these procedures with City officials. The case for installing traffic calming
measures is evaluated based on empirical data and observation and not in
anticipation of future traffic that may or may not be realized.
C. Timberline — Milestone Intersection
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As mentioned, there will not be a traffic signal at the tee intersection of
Timberline and Milestone as it is located too close to the
Timberline/Harmony intersection. Instead, the intersection will be
designed with a "channelized tee" to allow Milestone westbound left turns
onto southbound Timberline (see appendix G of the T.I.S. for a schematic
diagram). The turn movements will be controlled by a re -designed median
in Timberline Road.
D. Harmony — Snow Mesa Intersection
The Harmony/Snow Mesa intersection is now signalized allowing full turn
movements. Snow Mesa is a north -south collector street that serves the
present and future phases of the Poudre Valley Hospital Harmony
Campus. The north leg aligns with the present access to Harmony Mobile
Home Park and will be further improved with construction of The Pads at
Harmony commercial center. With cross access, this intersection will
complete the circulation system for the general area, including Harmony
School Shops and Sunstone Village 7th Filing.
7. Findings of Fact/Conclusion:
In evaluating Timberline Village P.D.P., Staff makes the following findings of fact:
A. The Major Amendment is in compliance with land use and
development standards of the Harmony Corridor Plan.
B. The Major Amendment is a permitted use and complies with the
applicable land development standards of the Harmony Corridor
zone district in accordance with Article Four.
C. The Major Amendment complies with the applicable General
Development Standards of Article Three with one exception which
is addressed by the Request for Modification to Section
3.5.4(C)(3)(c).
D. A neighborhood information meeting was held on February 7, 2007.
E. The multi -tenant building is considered a large retail establishment
and meets all of the specific "big box" standards with the exception
of Section 3.5.4(C)(3)(c).
F. A Request for Modification to Section 3.5.4(C)(3)(c)has been
evaluated with regard to landscaping and construction of an
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earthen berm as a requirement for a large retail establishment that
faces a residential neighborhood.
G. Staff recommends approval of the Request for Modification
because the granting of the Modification would not be detrimental
to the public good and:
(1.) The Major Amendment as submitted will promote the
general purpose of the standard for which the modification is
requested equally well or better than would a plan which complies
with the standard for which the modification is requested.
(2.) The reason the Major Amendment promotes the standard
equally well or better is that that the setback from rear lot lines of
Sunstone 7th Filing by a distance ranging from 95 feet to 120 feet
which significantly exceeds the 35-foot requirement. In addition,
there is a generous amount of landscape material to be located
between the rear of the large retail establishment and the Sunstone
7th Filing. Combined, the distance and proposed landscape are
considered to provide equal or better buffering as would a six foot
earthen berm with evergreen trees at the prescribed minimum
distance of 35 feet.
(3.) That by reason of exceptional physical conditions or other
extraordinary and exceptional situations, unique to such property,
including, but not limited to, physical conditions such as exceptional
narrowness, shallowness or topography, the strict application of the
standard sought to be modified would result in unusual and
exceptional practical difficulties, or exceptional or undue hardship
upon the owner of such property, provided that such difficulties or
hardship are not caused by the act or omission of the applicant.
(4.) The reason there is an exceptional physical condition is the
existence of the regional stormwater detention pond which
physically cannot be filled by a six-foot high earthen berm. This
existing condition is not caused by the applicant and filling the pond
would result in an undue hardship.
RECOMMENDATION:
Staff recommends approval of:
1. Request for Modification to Section 3.5.4(C)(3)(c); and
16
Harmony School Shops 4th Filing Major Amendment and 6th Filing Replat
April 19, 2007 P&Z Board Hearing
Page 17
2. Harmony School Shops 4th Filing Major Amendment and 6th Filing Replat
of the Harmony School Shops Community Shopping Center, P.D.P., #42-
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Harmony School Shops 6t' Filing
Property Owners and Partners
AVG HARMONY, L.L.C, a limited liability company organized under the laws of the
State of Delaware.
MEMBERS:
Arnold Schlesinger, an individual;
Vera Guerin, Trustee, Vera Guerin Separate Property Trust dated April 30, 1992;
D. Gregory Scott, an individual;
Business address:
9595 Wilshire Blvd #710
Beverly Hills, CA 90212
0
LEGAL DESCRIPTION FOR HARMONY SCHOOL SHOPS 6TH FILING:
LOTS 1, 2,3 AND TRACT A, HARMONY SCHOOL SHOPS 4TH FILING
AND
LOTS 2 AND 3, HARMONY SCHOOL SHOPS 5TH FILING
CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO.
CONTAINING A CALCULATED AREA OF 11.01 ACRES.
•
•
Harmony School Shops 4th Filing
1.19.07
Size Square foot
Size Acres
Lot 1
Major Amendment
62,964.00
1.445
Lot 2
Major Amendment
38,876.00
0.892
Lot 3
Major Amendment
47,838.00
1.098
Lot 4
Major Amendment
275,000.00
6.313
Lot 5
Major Amendment
21,287.00
0.489
Lot 8
Minor Amendment
72,205.00
1.658
Lot 9
Bank
40,120.00
0.921
Tract
Detention
31,996.00
0.735
Total
590,286.00
13.551
Buildings (Lots 1-9)
96,300.00
2.211
N
�:&Mua
February 27, 2007
City of Fort Collins Review Staff
281 N. College Avenue
Fort Collins, CO 80521
Ref; Harmony School Shops Major Amendment Project Description
Review Staff,
Land Images, inc. is pleased to submit this project for design review.
The Harmony School Shops project is located at the north east corner of Harmony
Road and Timberline Road, surrounding the existing Harmony School and currently
zoned HC. The portion of the property that we ;arc submitting today is cur-, , entiy
under development, as the first phase of an approved development plan (Harmony
School Shops, 4th Filing) to construct the future Walgreens along Harmony Road.
The Harmony School Shops is an infill project to the west of the Pads at Harmony
and southwest of existing Milestone Drive. The project is 11.01 acres and will be
going through the Major Amendment process.
Access to the site will be a limited right in, right out off of Harmony Road, which is
existing, a limited right in, right out onto Timberline south of the axisting convenience
store and then onto Milestone Drive which accesses Timberline Road. An additional
access has been designed with the Pads at Harmony to the east so that the traffic
signal at Snow Mesa may be utilized for full movements onto Harmony Road.
The new site plan differs from the approved site by combining the majority of the
separate buildings into one main building that is centrally located on the site. The
new building location pulls the building further away from the residential homes to
the north. A service drive is located between the buildings and the existing detention
pond further creating a buffer. The main building now totals 77,524 sf and is
comprised of approximately 4 tenant spaces at this time. The central location of the
building provides for a better sound buffer for the homes to the north from Harmony
Road. There are an additional two free standing buildings that flank the main
building on the southeast and southwest. A 6,000 sf building is on the east side and
a 2,000 sf building is on the west. This new design will reduce the overall square
footage of the buildings by over 10,000 sf.
• With the reduced square footage and less intense users than the grocery
store, the new plan will reduce the amount of traffic generated by the project.
1136 East Stuart Street, Suite 2040 Fort Collins, Co. 80525 ■ Phone: 970-472-8954
Fax: 970-472-8955 ■ land images(Z'�fdi.com ■ www.landimaaesinc.com
Pads ar Harmony °, oje . ., scription
Major Arnendment '3ubmittal
This will be a plus for the surrounding residents and have a lesser impact on
the surrounding road system than originally approved.
The architectural character of the new buildings is derived and influenced from the
historic Harmony School building. The buildings have been designed to meet
architectural design standards in the Land Code. The buildings will be constructed
of masonry and EFIS. The masonry will be a combination of CMU and Brick with
colors that will tie into the existing school building. The building architecture will
address all four sides of the building. The building will also have three roof plains
and entrances on three sides of the building. The roof plane will be broken up with
taller tower elements that will be 40' in height and the walls in between will be lower
and vary in height. Columns, projections and change in planes have been designed
into the facade of the building creating a more interesting building.
Internal vehicular circulation has been designed so that a main drive connects the
Pads at Harmony project on the east and extends to Milestone Drive on the
northwest, with access points into the parking lots off of this main driveway. The
narking lot has- been divided into three different lots. There are a total of 421 parking
spaces spread through the three parking lots, which are 4.92 spaces per 1,000 sf of
building. There is a parking lot on the west, one on the south and a lot on the east.
The west lot is divided from the south lot by the centrally located public plaza and
the 2,000 sf building. The east parking lot is divided from the south lot by the 6,000
sf building and a landscape island. The design is successful at breaking up the
parking lot into multiple smaller lots, which is visually more pleasing and ordered.
Pedestrian connectivity has been designed to be easily accessible from the
Harmony Corridor sidewalk system or from the existing walks along Milestone Drive
into the neighborhood to the north. Many of the walks will take a person through a
series of public spaces that can be enjoyed by the users of the shopping center and
neighborhood. The plaza areas all incorporate a circle and square theme as the
main heart of the pedestrian experience. The circles may be comprised of turf, or
paving with all of the rotated squares being paving and pointing back towards the
school.
• The sidewalk from the existing Harmony School traverses through a triangular
landscape space that will have a small plaza located in the center. In the
center of the plaza will be a masonry column that will match the columns used
for the signage. This plaza becomes a gateway into the site and the radiating
point for all of the other plaza areas in the project. All of the other plazas will
point back to this central column. This also means that the plazas all point
back to the existing Harmony School and the mountains, which the entire
project is related back to. There is an 8' walk that leads from the school plaza
to the main central public plaza, creating a strong pedestrian linkage.
• The pedestrian connection from Milestone and the neighborhood to the north
will bring one through a smaller scale plaza and landscape area that consists
of an arbor with a bench. This becomes the first designed entry into the
project and follows the circular space with a central square in the middle.
Once a visitor passes through the arbor, they will cross the drive from
Pads at Harmon; i=rojectO',r!:
Major
•
Milestone and continue along the urban style walk along the west side of the
building.
o Due to grading issues on the detention side of the drive it is not
feasible to have a walk from Milestone. The slope is landscaped along
this stretch to provide a stronger buffer to the residences to the north.
This allows one main walk on the south side of the drive so that the
arbor and circular plaza area become the gateway into the project.
This creates a more dynamic and pleasing sense of arrival for a
pedestrian.
In front of the building the walk system is designed as an urban style walk. It
is over 22' wide on the east and west ends and narrows to 15' in the center.
There are planting beds integrated into the walk along with trees in tree
grates. There are benches situated along the walk under tress to provide for
shade and a space for visitors to relax or simply wait for a companion. The
paving pattern is a simple grid with 5 circle and square paving enhancements
located at the entries into 4 of the spaces. The circular paving is smaller in
diameter in the center and grow to twice the size on each end. The two larger
circular areas become secondary public gathering plazas that anchor both
ends of the walk and tie the entire space together. All of the centrai squares
and banding are pointing back to the center of the school plaza.
The main public plaza area is located between the building on Lot 8 and the
main building space. The public space also divides the west and south
parking lots creating a large pedestrian refuge connecting the entire site
together. The design and orientation of this space also radiates from the
school plaza. The central square area and bandings again point back to the
center of the school plaza. Also the concrete bands and pergola are based
on a concentric ripple radiating from the school plaza and this provides the
curved shape of each. This plaza will be comprised of some hard surfaces as
well as grass that can become over flow or a picnic / blanket area for an
event. There is a connecting walk that comes from the center of the plaza
and directs a visitor to the center of the secondary plaza area in front of the
southwest corner of the building. There will be seating in the form of a seat
wall between two of the columns that will provide a great place to hang out for
users of the main building or for the restaurant patrons from lot 8.
o The pergola will be comprised of three main masonry columns that will
match the column in the school plaza and the monument signage. A
seat wall will be located between two of the columns allowing for a
physical definition of the space. Again as the central theme, the
overhead stringers of the pergola are curved and also point back to the
school plaza, further emphasizing the school and views to the
mountains.
The landscape plan is designed to incorporate xeric principals throughout the site.
The parking lot islands incorporate trees, shrubs and ground covers to create an
interesting design. Along the edges of the project the design works to create buffers
to the existing residents and incorporates the storm water facilities that further create
a separation. Along the Northside of the buildings a variety of deciduous and
Lang r agt's
I7
Rats at Harmony ProjeC, ;5c,,ript!en �
Major Amendment Submitt ai
evergreen trees along with a 6' privacy fence to buffer the service area of the
building and soften the fagade of the building. Along the planter beds in the walks
adjacent to the buildings, a variety of plants have been used to create a visually
stimulating experience as a visitor walks from store to store. Tree in tree grates are
incorporated into the walk to provide an overhead plane. The trees are ornamentals
and are placed to avoid conflicts with building mounted signage. Around all of the
plaza areas the plantings are used to further define the spaces and provide visual
interest to the users of the space. The plantings at the entry signage provide for a
warm and welcoming first impression for the arriving shopper. Overall a general
design theme will help guide visitors and shoppers through the shopping center.
The site lighting has been designed to provide adequate lighting for the site, but not
to overwhelm the site as a glowing beacon. All fixtures chosen integrate sharp cut
off, downward directional lighting to minimize any light pollution. The plan
incorporates some building mounted fixtures to light the service areas and the
pedestrian walks, as well as wall washes of the building. The main parking lot lights
are straight forward fixtures that are intended to do a great job while blending into
the background and not drawing attention to themselves. A few bollard lights have
been incorporated into the design around the plaza areas to provide further
pedestrian walk lighting to create a safe and comfortable space for users in the
evenings.
The required submittal items specified on the submittal check list has been included
in the submittal as required by the City. We thank the City staff for all of their
meaningful insight during the design process. We look forward to working with the
City on the expeditious review of the Harmony School Shops project.
Thank You,
Michael Chalona, RLA
Principal
LanCi lrn;iges.
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NEIGHBORHOOD MEETING MINUTES
PROJECT: Harmony School Shops — Major Amendment
DATE: February 7, 2007
APPLICANT: Mr. John Mountjoy
CFM Realty
209 S. 19" St., Suite 500
Omaha, NE 68102
CONSULTANT: Mr. Michael Chalona, Land Images, Inc.
CITY PLANNER: Ted Shepard
The meeting began with a description of the proposed project.
As proposed, the project represents a Major Amendment of the Harmony School
Shops 4t" Filing shopping center. Since the Albertsons supermarket pulled out of
the project, the center (referred to then as Timberline Village) has been re-
designed to now include a 24-hour Fitness Club, an office supply retailer, a
beauty school/salon, and other various retailers and restaurants. Existing uses
include the Harmony Early Childhood Development Center, Diamond Shamrock,
Capital West Bank, two multi -tenant office buildings and an approved but as yet
not constructed Walgreen's.
Access points would remain the same as on the original P.U.D. There would
continue to be a private drive connection to the east to tie into the Pads at
Harmony commercial center and Front Range Village to the east.
Unless otherwise noted, all responses are from the applicant and consultant.
QUESTIONS, CONCERNS, COMMENTS
What would be the height of the 24-hour Fitness Center?
A. The building would have varying heights. The front and side fagade would
have a height of approximately 22 feet. There would a gymnasium
internal to the building that would have a height of between 30 and 40
feet. Finally, there would be a tower feature with a height of about 30 feet.
2. 1 live in Sunstone Village, the neighborhood to the north. I am concerned
about lighting and light trespass. Could you please describe the lighting
design, especially with regard to the north property line?
A. As per the City requirements, all light fixtures, both pole and building -
mounted, will feature full cutoff, "shoebox" fixtures. This will help minimize
light trespass. We will try to design the lighting such that there are
minimal light levels along the north edge.
3. Isn't there existing roadway lighting along Milestone Drive?
A. Yes, there are two City Light and Power street lights along Milestone
Drive. We will account for this illumination in our lighting plan.
4. Please describe the level of activity that is expected along the service
drive on the north side of the building.
A. This service drive is primarily for the purpose of the office supply retailer.
The Fitness Club does not take regular deliveries. Therefore, the drive is
one-way behind the Fitness Club and then widens out to two-way behind
the office supply store. Note that the loading dock for the office supply
store faces east and not north. This side -loaded configuration will allow
landscaping to be planted along the north edge to help screen this area
from the neighborhood. The office supply store expects about four to five
truck deliveries per week.
5. When will the private drives be constructed?
A. We estimate that the site development work will begin this Spring. After
overlot grading and installation of underground utilities, the private drive
system will be constructed. As mentioned, the private drives are intended
to tie into the Pads at Harmony which will allow a direct connection to the
new traffic signal at Harmony Road and Snow Mesa Drive.
6. Will the access point on Harmony Road be restricted?
A. Yes, this access will be restricted to right-in/right-out turns only.
7. 1 am concerned about the hours of operation. A 24-hour Fitness Club
seems like it will produce traffic, noise and lighting at all hours of the night.
A. We are aware of this concern. We will try to reduce the illumination
closest to the neighborhood at a certain time in the evening, and only keep
lights on in front of the club at the main entrance on the 24-hour basis.
8. 1 thought that the center had a limit on the hours of operation?
A. Response From City: In the Harmony Corridor Plan, there are three
classifications of shopping centers — Neighborhood, Community and
Regional. The Neighborhood Center is indeed restricted to the hours of
5:00 a.m. to 12.00 a.m. The Community and Regional centers, however,
are not restricted. The Harmony Corridor Plan designates this site as
"Potential Neighborhood Service Center or Community Shopping Center."
9. 1 live in a County -approved subdivision (now annexed) on the west side of
Timberline Road across from this center. We lost full -turning access on
Timberline with the construction of the median as part of the
Harmony/Timberline intersection improvement project several years ago.
Now it appears that this median will be extended north to Milestone.
Whereas before I could make a u-turn at the end of the median, now this
will become impossible with the median extension. So, access to our
subdivision is even further restricted. This will become a major
inconvenience and hassle.
A. Yes, that is true. The Timberline Road/Timberline Lane intersection will
remain a right-in/right-out but the median extension will make it impossible
to make the u-turn that you describe. While this is unfortunate, the traffic
control for this area is determined by the City based on the projected
traffic volumes for the Harmony/Timberline intersection with full build -out
of the shopping center.
10. Is this the median that will feature the channelized tee as designed by the
original plan for Albertsons?
A. Yes. The channelized tee will provide a protected bay for making left turns
at Milestone Drive.
11. I am concerned about the gym height of 40 feet. Do you have
architectural elevations of what this will look like?
A. No, we do not have these elevations ready at this stage.
12. 1 strongly recommend that you plant extensive landscaping along the north
edge of the center to buffer the neighborhood.
A. We will try to add extra landscaping in this area.
13. Will there be alcoholic beverages served in the Fitness Club?
A. No, the Fitness Club will feature a retail component referred to as a "pro
shop," as well as a nutritional store and a small child care area for
members using the club (not a full -serve child care center open to the
general public).
14. Who will own and maintain the existing stormwater detention pond?
A. Response from City: The Developer is responsible for maintenance of all
storm drainage facilities that are constructed outside of the public right-of-
way except for the storm line coming off of Harmony Road and draining
into the detention pond and the on -site detention pond. Both of these will
be maintained by the City upon certification and acceptance of these
facilities by the City of Fort Collins Utilities. The Developer is required to
provide the City with a minimum two-year warranty on all installed and
relocated trees and plantings within the detention pond.
15. Speaking of the detention pond, I am concerned about flooding. I know
that the City requires that the drainage plan account for the 100-year
storm. But what about the 300-year storm? Where does the water go if
we get a storm in excess of the 100-year event?
A. The 100-year storm is a design parameter that includes the two-hour
rainfall criteria. This means that the pond is designed to handle a brief but
very intense rain storm. Plus, there is one foot of freeboard above the
100-year storm water surface elevation. Both of these criteria generally
result in a design that is conservative. In the event of a greater than 100-
year storm that cannot be accommodated in the pond, then it will spill over
at the outlet at the low end. Since the homes in Sunstone are well above
this outlet, there is very little chance of the homes being flooded.
16. Is the 24-hour Fitness Club a franchise? What is the term of the lease?
A. No, it will be owned and operated by the corporation. The lease term is 20
years with options for further extension. The corporation presently owns
and operates about 450 facilities in the U.S. as well as in foreign
countries.
17. 1 want to express my disappointment that the center will not be restricted
in terms of hours of operation. As a result, you should pay very close
attention to the lighting design so as to not cause any further disturbance
to our neighborhood.
A. Thank for your comments. Your point is well taken and we will try to put
as little lighting along the north edge as possible.
18. What is the next step?
A. We are aiming for a submittal into the City in the next few weeks and
trying to reach the Planning and Zoning Board in April.
r-
COLD` HISTORICAL SOCIETY
Offi��e o Archaeology and Historic Preservation
1300 Sroai�+ay, Denver, Colorado 80203
HISTORIC IUILDING INVENTORY RECORD
NOT FOR FIELD USE
Eligible _ Nominated
Det. Not Eligible Certified Rehab.
Date
PROJECT NAME: Fort Collins Survey of
Historic Places, 1992
COUNTY:
Larimer
CITY:
Fort Collins "
STATE ID NO.: SLR1513
TEMPORARY NO.: 16 87323- -
CURRENT BUILDING NAME:
Harmony School
OWNER: G T Land Company
4875 Pearl East Cr., 9300
Boulder, CO 80301
ADDRESS: 2172 E Harmony Rd.
Fort Collins, Colorado 80525
TOWNSHIP 7N RANGE 68W SECTION 32 SW 1/4 SW 1/4
HISTORIC NAME:
Harmony School
U.S.G.S. QUAD NAME: Fort Collins, Colo.
YEAR: 1960 (PR1984) X 7.5' 15'
BLOCK: LOT(S):
ADDITION: N/A YR. OF ADDITION: N/A
DISTRICT NAr1E:
.'ILM ROLL NO.: to NEGATIVE NO.: LOCATION OF NEGATIVES:
-- "—'-'
DATE OF CONSTRUCTION:
•• ri— ns Ft- rslIinc Planning
ESTIMATE: ACTUAL: 1931
SOURCE:
Poudre Valley Schools
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USE:
PRESENT:
- •�=-
Vacant
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HISTORIC:
School
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CONDITION:
EXCELLENT x GOOD
FAIR DETERIORATING
EXTENT OF ALTERATIONS:
x MINOR MODERATE MAJOR
DESCRIBE:
Nonhistoric doors; sidelights boarded
up on lower level, some windows
boarded up on west elevation.
. •�- try -� •..... ^^.-�
CONTINUED YES X NO
STYLE: Art Deco
STORIES:
2
ORIGINAL SITE x MOVED
DATE(S) OF MOVE:
MATERIALS: Brick, Wood, Terra Cotta
SO. FOOTAGE:
NATIONAL REGISTER ELIGIBILITY
INDIVIDUAL: X YES NO
ARCHITECTURAL DESCRIPTION:
Brick school building with flat roof with metal coping. Central, projecting
CONTRIBUTING TO DISTRICT:
entrance bay has engaged brick pilasters with terra cotta capitals with
YES NO
geometric floral design. Central, double door entrance flanked by very narrow
vertical sidelights. Three, narrow, multi -light vertical windows on upper story
LOCAL LANDMARK DESIGNATION: No
i flanked by etched glass sidelights with Art Deco geometric design. Entrance bay
j features decorative brickwork and aluminum letters reeding "Harmony School 1931
MAME:
DATE:
ASSOCIATED BUILDINGS? X TES NO
Dist No 17." Wings flanking entrance bay have engaged brick pilasters with
terra cotta capitals flanking bands of windows. Lower story windows are four-
war -one light triple windows with shared brick sill. Upper story windows are
TYPE:
Teacherage (frame)
..laced in ribbons of five, with shared brick sills. Band of decorative brick
IF INVENTORIED, LIST ID NOS.:
cor5elling above uDoer windows. Brick foundation. Lap3gTleyED?ieLgsbeKinG O
ADDITIONAL PAGES: YES X NO
PLAN SHAPE:
ARCHITECT: STATE ID NO.: 5LR1513
Unknown
ORIGINAL OWNER:
School District No. 17
SOURCE:
SOURCE:
Tuner, Harmony Rd. Hist. Strc.
BUILDER/CONTRACTOR:
Unknown
THEME(S):
SCURCE- Early Auto Period 1910-1945
CONSTRUCTION HISTORY (DESCRIPTION, NAMES, DATES, ETC., RELATING TO MAJOR ALTERATIONS TO ORIGINAL STRUCTURE):
CONTINUED YES X No
HISTORICAL BACKGROUND (DISCUSS IMPORTANT PERSONS AND EVENTS ASSOCIATED WITH THIS STRUCTURE):
Harmony School, built in 1931, was erected by School District 17. Two earlier schools named Harmony had served the school
district, the second of which had been in this same location. The school district, which extended from one-half mile
north of Horsetooth road on the north to Fossil Creek on the south and from County Road 9 to College Avenue, served the
educational needs of local farm families. The school year was structured around the farm schedule, with a fall vacation
at beet harvest time. The school had four classrooms as well as a full basement with a gymnasium and kitchen. A
teacherage was built east of the school grounds.
CONTINUED YES X NO
SIGNIFICANCE (CHECK APPROPRIATE CATEGORIES AND BRIEFLY JUSTIFY BELOW):
ARCHITECTURAL SIGNIFICANCE: HISTORICAL SIGNIFICANCE:
REPRESENTS THE WORK OF A MASTER ASSOCIATED WITH SIGNIFICANT PERSONS
POSSESSES HIGH ARTISTIC VALUES x ASSOCIATED WITH SIGNIFICANT EVENTS OR PATTERNS
x REPRESENTS A TYPE, PERIOD, OR METHOD OF CONSTRUCTION CONTRIBUTES TO AN HISTORIC DISTRICT
STATEMENT OF SIGNIFICANCE:
Harmony School is significant for its association with the development of education in Fort Collins, having served as an
educational and community center for local farm families of the harmony agricultural district. The school, built in 1931,
represents Depression era construction in Fort Collins and is one of the few public buildings constructed in the area
during the 1930s. The school is also one of the few buildings in Fort Collins representing the Art Deco style, as
evidenced in the central tower, narrow vertical window bands and sidelights, terra cotta with floral geometric motif,
decorative brickwork, and ribbons of windows.
CONTINUED YES X NO
REFERENCES (BE SPECIFIC):
B. G. Preston, Fort Collins, Colo., Telephone Interview, March 1992; Bevely Schuelke, Fort Collins, Colo., Telephone
Interview, March 1992; Poudre District R1 Schools, Central Records Department files; Andrew Morris, ed. "The History of
Larimer County, Colorado (Dallas: Curtis Media Corp., 1985); and Larimer County Assessor records; and Carol Turner,
"Harmony Road Historic Structures Report," Ms. on file at City of Fort Collins Historic Preservation Office.
CONTINUED YES X NO
SURVEYED BY: R. Laurie 8 Thomas H. Simmons AFFILIATION: Front Range Research Associates, Inc. DATE: Jan. 1992
SC=COL. P.arc=873Z3-vC-3.07
Address: E. Har—„onv
Owner: G.T. L_ncs -
S school was built in I93± oricinaiiy as part of School District•17.
6 is the third Harmony School. :t was built during the oecression when
Tfinances and tastes were modest. it is built in the modernistic
(1570-1940) style. Its horizontal lines and instiEutional streamlined
appearance are typical elements o-- art rcCerne architecture.
In 1e74 the Harmony School was serving the district as an alternative Tcram
0T=-ucation for secondary Students. The school allowed Students who Ticht
not otherwise be able" to complete high school course work and receive a
h1C'1 School diploma to work part-time and CWu,p�ete graduation requiraman is
thr,ugn a work-study program. At Mat CIMe :horn were S 66-aachers working
with about 8:, studants, and they had hoped to graduate 13 Seniors.
The school is architecturally•important. History is progressive and we
n=e^_ tJ Save and Tind new uses Tor th_Se szruc:ures or a cenerat?On•oT
C:, i I Oren will grow up with no kncw I ecce 0T what life was like In the i .IC's
and 1930' S . i'h i s s tr,.,cturs would make an excel 1 ent town hall or branch
library. Potentially eligible for the Nazlonal Register.
MM
Harmony School, looking north, 1989.
No Text
Ok
DELICH ASSOCIATES Traffic & Transportation Engineering
2272 Glen Haven Drive Loveland, Colorado 80538
Phone: (970) 669-2061 Fax: (970) 669-5034 �, r
MEMORANDUM
TO: John Mountjoy, CFM Realty
Michael Chalona/Jeff Hosea, Land Images
City of Fort Collins
FROM: Matt Delich
DATE: March 20, 2007
SUBJECT: Harmony School Shops Amendment - Transportation Impact
Study (File: 06122ME01)
An amendment to the site plan for the Harmony School Shops has
been proposed. The Harmony School Shops site is located in the
northeast quadrant of the Harmony/Timberline intersection in Fort
Collins. This project was also known as Timberline Village. The
"Timberline Village Transportation Impact Study," (TIS) December 2002
was prepared, submitted, and accepted by the City of Fort Collins.
Eric Bracke, Fort Collins Traffic Engineer, requested a trip
generation memorandum comparing the approved land uses in the cited
TIS and the proposed land uses in the current proposal.
Timberline Village was proposed as a grocery store anchored
retail center. The site plan and trip generation from the cited TIS
are provided in Appendix A. Timberline Village, as analyzed,
generated 7857;�:7860 daily trip ends, 397 morning peak hour trip ends,
and 777 afternoon peak hour trip ends.
A Walgreen's Drug Store has been proposed in the southeast corner
of the site that was occupied by Buildings 3 and 4. The Walgreen's
site plan and trip generation table are also shown in Appendix A. The
"Walgreen's Drug Store Transportation Impact Study," June 2006
evaluated the key intersections. These analyses included the proposed
Front Range Village as background traffic in the analyses. The
Walgreen's site plan shows a more direct connection to Snow Mesa Drive
as compared to that shown on the Timberline Village site plan. The
Walgreen's Drug Store was an approved amendment to the Timberline
Village site. Therefore, the new, approved trip generation for the
Timberline Village site is now: 8100 daily trip ends, 347 morning
peak hour trip ends, and 804 afternoon peak hour trip ends.
The amended site plan is provided in Appendix B. The new land
uses are labeled. While not part of this amendment, there is a
building on the south side of the east/west site circulation driveway
(west of Walgreen's) that will have three restaurants and a barber
shop. An enlargement of this area is also provided in Appendix B. In
addition to this, the bank land use, labeled as Building 6 on the
Timberline Village site plan, has not changed. Table 1 shows the trip
generation for the amendment, the Walgreen's Drug Store, the building
with the restaurants, and the bank in Building 6. The trip generation
for the new harmony School Shops is: 8210 daily trip ends, 216
morning peak hour trip ends, and 687 afternoon peak hour trip ends.
The new proposal for the Harmony School Shops site will generate
slightly more daily and will generate less peak hour traffic as
compared to that analyzed in previous tr iiSpvrt-at-
vimpact studies.
i
It is important to note that the trip generation in the cited TIS made
a reduction for internal traffic. An internal reduction was not
applied to the trip generation shown in Table 1.
Since the site generated traffic will be less, further
transportation impact studies are not required. The pedestrian,
bicycle, and transit levels of service were analyzed and accepted in
the previous transportation impact studies. These evaluations do not
change with the change of land use.
TABLE 1
Trip Generation
AWDTE
AM Peak Hour
PM Peak Hour
Code
Use
Size
Rate
Trips
Rate
to
Rate
Oto
Rate
In
Rate
Out
492/
24 Hour Fitness
KSF9
37.971
1390
1.141
42
1.001
37
2.851
104
2.061
75
493
1.80
38
1.60
867
Office Depot
20K-878
55.612
1160
0.482
10
0.382
8
33
SF
814
Retail
20K 0SF 37
44.32
890
0.38
8
0.30
6
1.19
24
1.52
30
540
Beauty Scholl
6.0
27.49
170
2.21
13
0.78
5
1.163
7
1.483
9
KSF
814
Retail Kiosk
2.0
44.32
90
0.38
1
0.30
1
1.19
2
1.52
3
KSF
933
Restaurant (Spicy
1.8
330.764
600
5
2
5
1
1334
24
12.81
23
Pickle)
KSF
814
Barber Shop
1.65
44.32
70
0.38
1
0.30
1
1.19
4
1.52
6
KSF
,2
x 2
933
Restaurant (Mad
2.15
330764
710
5
2
5
1
13.34
29
1281
28
Greens)
KSF
933
Restaurant
2.4
330.764
790
5
2
5
1
13.34
32
1281
31
(Chipotle)
KSF
81
Subtotal
5870
61
264
238
Walgreen's Drug Store
w/d►ive-
14.4
88,
hhrarmacy
KSF
88.16
1280
1.52
22
1.14
17
4.22
61
4.40
64
Building 6
912
Drive-in Bank
4.0 KSF
26521
1060
5.10
20
3.85
15
7.44
30
7.60
30
Total
8210
123
93
355
332
1 Average of Codes 492 & 493
2 Ratio of Code 814 and Code 867 (PM Peak)
3 Peak hour of the generator
4 2/3 of 496.12 (Code 934)
5 Not open in the morning peak hour
APPENDIX A
HARMONY ROAD
e
SCALE: 1 "=200'
SITE PLAN Figure 4
TABLE 2
Trip Generation
Code
Use
sizeAWDTE
AM Peak Hour
PM Peak Hour
Rate
I Trips
Rat.
In
Rate
Out
Rate
In
I Rate
Out
Building 1
850
Grocery Store
52.443 KSF
111.51
5848
1.98
104
1.27
67
5.87
308
5.64
296
Intemal Trip Capture
25%
1450
28%
29
30%
20
11%
33
13%
39
SUNUTA
1 4398
75
47
L75
257
Building 2
814
Specialty Retail
4.4 KSF
40.67
179
1.92
8
1.44
6
1.11
5
1.48
7
Internal Trip Capture
29%
52
11%
1
19%
1
20%
1
20%
1
Subtotal
127
7
5
4
6
Building 3
832
Sit-down Restaurant
72 KSF
130.34
938
4.82
35
4.45
32
6.52
47
4.34
31
Internal Trip Capture
29%
272
11%
4
�31
19%
6
20%
9
20%
6
Subtotal
666
26
38
25
Building 4
832
Sit-down Restaurant
4.0 KSF
13o.34
521
4.82
19
4.45
18
6.52
26
4.34
17
Internal Trip Capture
29%
151
11%
2
19%
3
20%
5
20%
3
Subtotal
370
17
15
21
14
Building 5
832
Sit-down Restaurant
7.2 KSF
130.34
938
4.82
35
4.45
32
6.52
47
4.34
31
Internal Trip Capture
29%
272
11%
4
19%
6
20%
9
20%
6
Subtotal
666
31
26
38
25
Building 6
912
Drive-in bank
4.0 KSF
265.21
1061
5.10
20
3.85
15
7.44
30
7.60
30
Internal Trip Capture
29%
308
11%
2
19%
3
20%
6
20%
6
Subtotal
753
18
12
24
24
Building 7
814
Specialty Retail
72 KSF
40.67
293
1.92
14
1.44
10
1.11
8
1.48
11
Internal Trip Capture
29%
85
11%
2
19%
2
20%
2
20%
2
Subtotal
208
12
8
6
9
Building 8
814
Specialty Retail
7.75 KSF
40.67
315
1.92
15
1.44
11
1.11
9
1.48
11
Internal Trip Capture
29%
91
11%
2
19%
2
20%
2
20%
2
Subtotal
224
13
9
7
9
Building 9 _
814 1
Specialty Retail
55.4 KSF
40.67
626
1.92 1
30
1.44 1
22
1.11
17
1.48
23
Internal Trip Capture
29%
181
11%
3
19%
4
20%
3
20%
5
Subtotal
445
27
18
14
18
Total
7857
231
166
390
387
3
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14ARMOKY ROAD
SITE PLAN 61" Figure 4
III. PROPOSED DEVELOPMENT
The Walgreen's Drug Store is located north of Harmony Road and
east of Timberline Road in the Harmony School Shops. Figure 4 shows a
site plan of the Walgreen's Drug Store. The site plan provided by the
planning consultant shows the general layout of the site. The opening
of the right-in/right-out/left-in access along Harmony Road is
proposed with this site. The Walgreen's Drug Store will also gain
access to/from the site via Snow Mesa, Milestone Drive, and the
existing right-in/right-out on Timberline Road. The short range
analysis (year 2009) includes development of only the Walgreen's Drag
Store and an appropriate increase in background traffic due to normal
growth,and other known potential developments in the area. Since this
is an intermediate level transportation impact study, a long range
analysis is not required. When the remainder of the Harmony School
Shops retail center develops, another transportation impact study will
be prepared.
Trip Generation
Trip generation is important in considering the impact of a
development such as this upon the existing and proposed street system.
Trip generation information contained in Trip Generation, 7th Edition,
ITE, was used to estimate trips that would be generated by the
Walgreen's Drug Store. Table 2 shows the expected trip generation on a
daily and peak hour basis. Due to the retail related land use on the
proposed site, a percentage of the traffic will be "pass -by" traffic.
This is traffic that will be using the existing street network. The
pass -by traffic was determined using the guidelines in Chapter 5 of
the Trip Generation Handbook, ITE.
TABLE 2
Trip Generation
Code
Use
Size
AWDTE
I AM Peak Hour
PM Peak Hour
Rate
Trips
Raba
to
Rt.
Out
Rate
in
Rate
Out
881
Pharmacy w/*ive-ffn
14.49
88.16
1280
1.516
22
1.144
17
4.22
61
4.40
1 64
Trip Distribution
Trip distribution for the Walgreen's Drug Store was estimated
using gravity model analysis, knowledge of the existing and planned
street system, development trends, and engineering judgment. Figure 5
shows the short range (2009) trip distribution used for the peak hour
traffic assignment. The trip distribution analysis was discussed in
the scoping meeting.
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APPENDIX B
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