HomeMy WebLinkAboutHARMONY EAST COMMERCIAL PUD - Filed CS-COMMENT SHEETS - 2004-08-10(-WM ENGINEER CO 114TS
W SUBDIVISION
( ) EXEMPTION
O IN ER_ _Harmony East Professional Center
ADDRESS.___
SECTION____
( ) &ANNED UNIT DEVELOPMENT
( ) GRAVEL EXTRACTION
1 TOWNI SHIP_- 6 RANG
CTR
HON
1. The frontage road should access onto S.H. 68 as nearly opposite the entrance
to Pioneer Mobile Home Park as possible to avoid traffic conflict.
2. Frontage road must meet Colorado Department of Highways standards and final
design must be approved by them.
P�OSS 1! SHAW
ASSISTANT COUNTY ENGINEER
July 20, 1979
DATE
COUP I Il' I 1'J=FR U, f ti I IS
O S11BDIVISIOIJ (X) f u�,1i� U'll f ll[��l_0� i lJVT
() fJ`Q1'�'TIO�J () rRI�VI 1_ EXTRACTIOfJ
Ur Harmony East Commercial PUD
1DDIZf_SS 1IMF -- - - - -
SLCIIOIJ 1_ IOWiJSHIP_- - _r-----RA1ICE---- 69 -----
Master Plan
1. Emergency access should be provided to the proposed office on the west
side of the canal overflow spillway for vehicular access such as fire trucks
'Ind .,mbulances. This should be worked out with property to the west and this
access should be reserved with an easement.
2. The preliminary drainage report, submitted with the preliminary phase plan
submittals must comply with the submittal requirements of the LCSWMM. Mail
Creek should be properly addressed at the preliminary design stages, and proper
consideration must be given to gradient side slopes, and necessary erosion
and siltation control such as reseeding, rip -rapping, etc. Also, at. this
preliminary design stage work proposed with the Larimer County T* 15 02 waste
ditch should be defined and discussed with the ditch company.
%S. Paved streets, with curb, gutter and sidewalk should be constructed to
City of Fort Collins standards.
4. If any of the proposed discharge points for storoA�iater runoff cross other
property prior to entering Mail Creek, agreements and easements must be obtained.
5. Note f;l of Master Plan says no irrigation water will be used on site,
but Water Supply Report states irrigation will be permitted. These statements
should he consistent.
I
S
1 I-
1
R SS TJ, SFllW
ASSISTANT 1AR1111R CO. 1_NG.
Feb. lb 1930
111aIF
VJJ111 I U1. 111111.1\ Wi 1 u11J
0+7JfR-- Harmony East Commercial PUD
Al M_ ss
SLCT IONJ
O SII;iDiVKU (X) PLANNIQ I1141T DMIOPf'FIJT
() UIPTION ( ) GRAWL FXTRACTION
Master Plan
1. Fmergency access should be provided to the proposed office on the west
side of the canal overflow spillway for vehicular access such as fire trucks
and ambulances. This should be worked out with property to the west and this
access should be reserved with an easement.
2. The preliminary drainage report, submitted with the preliminary phase plan
submittals roust comply with the submittal requirements of the LCSWMM. Mail
Creek should be properly addressed at the preliminary design stages, and proper
consideration must be given to gradient side slopes, and necessary erosion
and siltation control such as reseeding, rip -rapping, etc. Also, at this
preliminary design stage work proposed with the Larimer County Land A2 waste
ditch should be defined and discussed with the ditch company.
3. Paved streets, with curb, gutter and sidewalk should be constructed to
City of Fort Collins standards.
4. if any of the proposed discharge points for storrmaater runoff cross other
pruperty prior to entering Mail Creek, agreements and easements must be obtained.
5. Note N1 of .Master Plan says no irrigation water will be used on site,
but Water Supply Report states Irrigation will be permitted. These statements
should be consistent.
f
It(.15� W; S{i�hT
ASSIST,NNT LARIVILR CO, LNG,
Feb. 13, 1980
DATE - - -----
RECORD OF PROCI EO]� GS
The i.arimer County Planning Commission met in regular session 'n t. ... ',,y,
F,�ruary 20, 19BO, at 6:30 p.m. to review subdivision requests. 51e 0--cting was Wld
in the County Board Hearing Room of the Courthouse. Present were: Chairman Amey Wuhbs
members Amos Allard, Marelyn Rand, Paul Van Horn, and Dean Anderson; Assistant County
Fngineer Ross Shaw, Steve Dix of the County Health Department, Planning Director John
Podas, Planner Russ Legg and Gerald w"nite.
I HARMONY EAST COMMERCIAL BUD (Master Plan)
Russ Legg presented the staff review of the project. He stated it is within the
mac'\ Fossil Creek Cluster and the proposed urban growth boundary of the City of Ft.
�i Collins. He reviewed the comments from the Soil Conservation Service, Iarimer
Canal No. 2 Irrigating Company, the Colorado Geological Survey, state Divisi-on. of.
water Resources, Poudre Valley Fire District and Public Service Company. Mr. Legg
pres(vrted the staff comments and recommendations contained in the agenda.
i
Rf),;s Shaw presented his r ecom,,ndations on the engineering, roads and drainage of
the site, and conwpnted that the requirements of the Colorado Division of Highways
should be .-adhered to. Steve Dix, of the County Health Department, asked for
1�i-tors of connitment for sewer and water ser-ice, and that the developer install
an additional fire hydrant as requested by the Poudre Valley Fire District.
Gieg Hurst responded to the comments of the County Staff, and agreed to use Fort
Collins design standards. He agreed to the staff comments, with the following
chnnyes proposed by the developer.
I. The loading area should not be required to be separated from. the parking
area.
2. They do not want to place berms or screening between the parcel and the
residential area to the south because of the existing topography --any
screen would have to be very high to be effective.
3. The trash receptacle can't be moved because of the ditch and they feel
that is the best location.
9. A cross easement can be established with the property to the east to
guarantee full access on that side. -
Mr. Allard asked the developer's attitude toward the payment of development fees.
to the City of Fort Collins. Mr. Hurst replied he would discuss it with the City
staff. In reply to another question Mr. Hurst stated they hoped to place separ-
ate signs for the office building and for the restaurant.
Mr. Allard moved the Commission recommend approval subject to the following condition
I- That irrigation water be used for the landscaping maintenance.
2_ Subject to the following staff recommendations:
A. The structures shown on the plan should be considered building envelopes
,and labeled on the plat as such. Each envelope should be labeled with
the number of buildings permitted, the maximum square footage requested
and the dimensions of the envelope.
B. The parking lot should be considered one of the common elements.
Responsibility for maintenance should be specified.
C. The emergency access to the structure on the west which has been
requested by the County Engineer should be assured by easement and
covenants.
D. The 100-year flood plain boundaries should he placed on the plat and
further engineering studies conducted to determine foundation design.
E_ Underground utilities will be required.
F
E No 00944 L.2,D)L �a
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'j?SLtuaLi_
RECORD OF PROCEEDINGS
of Highways requests that the turning radii of
p The Colorado Division
be increased to 30 feet.
s
the two access points to Hr. ailony Road
lane of State Highway 68 for
°
would facilitatis
e the use of the outer
should be made a Condition
deceleration and acceleration movements and
of approval.
4.
of materials should be permitted. This should be
G. No outside storage
assured by covenants.
the applicant shall be required to submit
}�. At Phase Plan submittal,
�.
the following information:
for the office and
a• sign plan for the perimeter sign and
#
restaurant areas
r
b. detailed screening and landscaping plan
C. lighting plans parking areas
control plan for the p 9
d. traffic movc,.,ent and
qv
e. erosion control plan
easement exists on the property. It should be shown an
A sewer
?�
labeled.
co:,mitnent for sewer and water roust be received.
_-
J. Letters of
r
n
footage of the ladscaped areas
K. The plat should show the square
in order that it can be
in the interior of the parking areas
requirement.
determined if it meets the 5% landscaping
A signed agreement with the ditch company should be submitted
I
with the final plat.
the required front setback adjacent to Aar�ony
-
M. A ni.n i;m im of 30% of
purpose than required landscaping
Road must be used for no other
this requirement
-
and ingress and egress. This figure meeting
should he noted on the plat. _
that an additional fire hydrant
N. Col.Inty Health Department recommends
Valley Fire District.
be installed as requested by Poudre
p_ County Engineer recomInends the following:
be to the proposed office on
1• Emergency access should provided
overflow spillway for vehicular acc�
the west side of the canal
This should be worked out
such as fire trucks and amhulances.
be reserved
with property to the west and this access should
with an easement.
report, submitted with the preliminar
2. The preliminary drainage
with the submittal require-
-
phase plan submittals must comply
be properly addressed
`
ments of the LCSW24M. Mail Creek should
and proper consideration mus
at the preliminary design stages,
necessary erosion and
.�.c
be given to gradient side slopes, and
ri ra in etc. Also,
P- FP g•
"v,...
siltation control such as reseeding,
work proposed with the Larim(
at this preliminary design stage
be defined and discussed wi'
County Land #2 waste ditch should
the ditch company.
sidewalk should be const
3. Paved streets, with curb, gutter and
to City of Fort Collins standards.
4
4. If any of the proposed discharge points - :to.m -c : unu,.
agreements
a_
to entering Mailai
cross other property prior 1 Creek,
and easements must be obtained.
l:
"i.
#1 of Master Plan says no irrigation water will be use
5, Note
Supply Report states irrigation will be pens:
. �,'.
site, but Water
be consistent.
These statements should
M=
N? nwm
1 - -!70 OF ','?QCEEDI?dGS
3. A variance he approved for the required 5 acre minimum PUD.
q. Tx,adi ng areas only be applicable to the restaurant, as shown on the PUD Plan.
nds additional
5. Set- backs, b^rms, and fences be deleted; Commission recomme
grass and plantings.
6. T, a;h receptacles should be screened.
7. An oxcept=ion be approved to allow two signs, but the restaurant sign must be
smaller than the main sign. Fort Collins
B. The developer must recognize that he may be required to pay
development fees and use Fort Collins design standards, if the Urban Service
Area is „dopted.
Dean Anaer_;on seconded the motion and it was approved 5-0.
2, TERR\(by
(Revised Master Plan)
C% Ruad the following changes that had been made from the plan previ usly
(^r consthe Planning Comm ssio n:
n
.D number of units same as original.
n �
2. south portion of site has been converted to 8 single family/, welling lots.
3 'l9re res:. '-Wing 30 attached single
family units have been sjxlfted to the
north.
4_ Units orie, to Cove Drive rather than Shore Road. -
5, Excessive paying areas for drives have been elimina�,6d in many areas.
6. Co,,,,on omen spyce has been reduced from 7.62 acres'to 5.06 acres.
7, Cove Court has been reconfigured.
8. An interior st.r& has been added to serve they units that used to front
Shore Drive.
9_ An internal pedestrian system, gazebo, sicuf and landscaped berms have
been added. /7
10. Tennis court has been moved to the wesjr`
11. Lots for the attached units vary in pit
Mr. Legg noted the cononents from 'reviewing agencies, and indicated that M & I
Engineers wore studying the improvemeW that would be necessary to the sewer
lines to serve the 38 units. He stated the density proposed is the maximtun
allowable in the R-Residential Zone.. The staff recommendations and comments were
then presented by Mr. Legg.
neering, access and drainage,
itoss Shaw reviewed his recommendations on engi
dations of P4udre Valley Fire District should
Steve Dix stated that recommen
be followed for fire protection.
P]anncr Les 'raPlan Presented the proposal for the developer. He explained the
P_U.D. Concept, justified the proposal, reviewed the changes from the previous
plan, and explained the request for two variances. He noted they could fill the
c •.x ist ing pond if necessary, but preferred to improve it. The developer proposes
to overlay the existing Shore Road and install roll-over curb within the project;
no street high are proposed, but they hope to regvire low level yard lights.
No access plan is shown because they have no right yet to use the lake. Mr. Kaplan
the tennis court and two houses 20 feet to the
also said they propose to move
south (alone; Douglas Road) and ask for a 20 foot setback variance.
The following residents of the Terry Shores area then spoke in opposition:
Dav A Ooborri, Steve Ammnted, Ralph Sorbing and George Reed. They objected to the
9 „(, I,f; itibility with surround le areas, problems and the number'afact On hvariancesabeing
i opal traffic, drainage problems, soil p 4-atin their
r,4,lented. Mr. Armstea presented a petition with 225 signatures g
opposition to the development.
N° 00940
a;�
rrTe- - Y'r rF� �"'Z-jp°t,L'.. FIY "an.2a rws _�. t•.+.w :-
X', i 1 ' a� t
461 S HOGAN OR FORT COLLINS, COLORADO 80521
January 23, 1980
FJUT VALLEY FIRE PROTECTION DISTFICT
7 �7. _
• C A. WILL IS, CHIEF PHONE (303)226.0204
Jerry White
Larlmer County Planning Office
P.O. Pox 3458
Fort Collins, Co. 80522
Jerry:
HE: Harmony East Commercial P.U.D.
At the Conceotual Review stage, we required a
fire hydrant at each entrance to this complex.
The hydrant at the east entrance is shown and
an additional hydrant should be shown at the
west entrance. This additional hydrant should
not be obstructed by the sign but be in the
general vicinity of that entrance.
Both fire hydrants should be Installed and
operational prior to any building construction.
If there are any questions, please conatct me,
Sincerely,
Fisher,
Gilbert
Fire
Prevention
Bureau
cc: Harmony Group
IM
P.O BOX 580, FORT COLLINS COLG2ADO 50522 PH (303) 51 4 20
CIIYOF IUKI COIIINS .�--...�.,1
PLAWNG DIVISION
February 20, 1980
I rimer County Planning Commission
Larimer County Courthouse
Fort Collins, Colorado 80521
Dear Planning Commission Members:
Due to meeting time conflicts, the City Planning and Zoning Board
authorized the Planning staff to review the following planning items,
the planning and Zoning Board will consider these items at their ,
regular meeting, Monday, February 25, and will make any additional
cone!ents to the Board of County Commissioners.
115-80 Harmony Fast Commercial P.U.D.
Staff recommends approval of the Master Plan request
su`>ject to the project being constructed to City design
standards, including improvement of Harmony Road to City
arterial street standards.
P16-80 Whittington Brothers Rezoning
Staff recommends approval of this rezoning request.
The City of Fort Collins Planning Staff appreciates the opportunity
to comment on these items.
Sincerely,
a,oVy ( - �a O.A�� -
Cathy CFiianese
IN
EXT. 655
�U I
LARIMER COUNTY PLANNING COMMISSION; � - , �Ics NE
Li..:._: C_ „u
Agenda Wednesday, February 20, 1980 6:30 P.M./Hearing Room
1. HARMONY EAST COMMERCIAL PUD Master Plan)
Owner: Harmony Group Partnership
Engineer/Surveyor: Cornell Consulting
Location: 1-6-69; located on the south side of Harmony
Road, about two hundred feet east of Highway
287.
Site Data: 4.41 acres with 28,124 sq. ft. of building
coverage; 58,145 sq. ft. of landscaped open
space; 60,341 sq. ft. of parking lot coverage,
5,000 sq. feet for a restaurant and 35,100 sq.
ft. for office space.
Water: Fort Collins -Loveland Water District
Serer: South Fort Collins Sanitation
Lone: T-Tourist
Open Space: 30.26%
RELATIONSHIP TO THE POLICY PLAN:
A. New development should be designed and located for compatibility with
existing and approved land uses (II.A.).
R. Strict access controls should be placed upon collectors and arterials so
that the safety and serviceability of these roads are maintained (IX.C.).
The :oe:i,ents of the Highway Department should be given prime consideration
in this regard.
C. Ncw development should be designed to mitigate natural hazards and to
adequately handle surface drainage (VII.A.C.).
RELATIONSHIP TO THE LAND USE PLAN:
This development lies within the Fossil Creek Cluster which is scheduled
in the Land Use Plan for medium density residential development. It is also
within the proposed urban growth boundary of the City of Fort Collins and
conwonts from the City should be considered.
CO'•V1ENTS FROM REVIEWING AGENCIES:
A. Soil Conservation District notes the Nunn Clay Loam has severe shrink -
swell limitations for coy,_ ercial building sites and suggests that an
erosion control plan be submitted, see page
B. The Larimer County Canal No. 2 Irrigating Company indicate that an agree-
ment can be reached with the developers, see page_
C. Colorado Geological Survey, see page__!? _.
D. Division of Water Resources, see page__.
E. Poudre Valley Fire District, see page __
F. Public Service Company requests a 30 foot utility easement on the north
property line and an 8 foot easement on the West and South property line.
STAFF COMMENTS:
A. The Board of Adjustment on January 29, 1980 approved a variance for three
buildings to be 40 feet in height and a parking ratio of 1:150 for the
restaurant and 1:300 for the office areas. A condition of approval by the
BOA was that the V-shaped entrance to the development be retained.
LCPC Agenda
Page 2
6:30 P.M./Hearing Room
2/20/80
B. The structures shown on the plan should be considered building envelopes
and labeled on the plat as such. Each envelope should be labeled with
the number of buildings permitted, the maximum square footage requested,
and the dimensions of the envelope.
C. The parking lot should be considered one of the common elements. Re-
sponsibility for maintenance should be specified.
D. The emergency access to the structure on the west which has been
requested by the County Engineer should be assured by easement and
covenants.
E. The 100-year flood plain boundaries should be placed on the plat and
further, engineering studies conducted to detei-mine foundation design.
F. Underground utilities will be required.
G. A variance request for the parking ratio has been received. PUD
standards are :
Restaurant 1 space per 100 square feet
Office - 1 space per 200 square feet
H. A variance is required for the 5-acre minimum PUD.
The PUD Resolution states that adequate loading areas shall be provided
such that no loading space or maneuvering area occupies any part
of a public street, alley,driveway or sidewalk (page 16,
VII (C) 5). This concern has not been adequately addressed on the
Muster Plan.
J. Perimeter setbacks shall be at least 20 feet from recorded
subdivisions, but not less than the height of the structure and
and such development shall be separated further from abutting
residential districts and/or uses by a fence, planting, or berm
which effectively screens the view on a year round basis.
K. The Colorado Division of Highvays requests that the turning
radii of the two access points to Harmony Road be increased
to 30 feet. This would facilitate the use of the outer lane
of State Highway 68 for deceleration and acceleration movements
and should be made a condition of approval.
No outside storage of materials should be permitted. This should
be assured by covenants.
M. At Phase Plan submittal, the applicant shall be required to submit
the following information:
a. sign plan for the perimeter sign and for the office and
restaurant areas
b. detailed screening and landscaping plan
c. lighting plans
d. traffic movement and control plan for the parking areas
e. erosion control plan
N. Trash receptacles are located in the parking lot area. These should
be relocated.
0. Two signs are shown on the plan. The PUD Resolution only permits
one free-standing sign along any one side of the development.
P. A sewer easement exists on the property. It should be shown
and labeled.
LCPC Ayenda 6:30 P.M./Hearing Room
Page 3
2/20/80
Q. Letters of commitment for sewer and water have not been received.
R. Only 149 of the proposed 150 parking spaces are shown on the plat.
S. The plat should show the square footage of the landscaped areas
in the interior of the parking areas in order that it can be
deternined if it meets the 5% landscaping requirement.
T. A signed nyreemcnt with the ditch company should be submitted
with the final plat.
U. A mininwm of 30% of the required front setback adjacent to Harmony
Road must be used for no other purpose than required landscaping
alld ingress and egress. This figure meeting this requirement
should be noted on the plat.
V. County Health Department will concnent on water and sewer.
W. The developer may be required to develop to City of Fort Collins'
standards and Tray be required to pay applicable City fees.
X. County Engineer will crn.aent on roads and drainage, see page 1
Y. This item will be heard by the Board of County Cortnissioners
Parch 31, 1980.
CONCEPT TECHNICAL REVIEW
Agenda Thursday, July 26, 1979 9:00 A.M./Auditorium
1. HARMONY EAST PROFESSIONAL CENTEP.
Owner: Harmony Group Engineer: Cornell Consulting
Applicant: Gregory Hurst Surveyor: Intermill Land Surveyin
Location: NNA, 1-6-69; on south side of Harmonv Road,
just east of College Avenue (U.S. Hwy. 287).
Site Data: 4.41 acres to be divided into 8 lots
Water: Fort Collins/Loveland Water District
Sewer: South Fort Collins Sanitation District
Zone: T-Tourist
RET.ATIONSHIP TO THE POLICY PLAN
The relevant policies from the Policv Plan are:
T.A. Land use decisions should preserve the rights
of property owners, while recognizing public responsi-
bilities. -
S_B. Applicants for new development should show
that their proposals are in accordance with applicable
local, state and federal plans, regulations and stan-
tiarriC.
�.A. New development should be located and designed
for compatibility with both existing land uses and those
previously approved by the Board of County Commissioners,
in terms of health and safety considerations; aesthetics;
air, water or noise pollution; safe and convenient ac-
cess; efficient movement of goods and people; operational
efficiency; maintenance costs; provision of services
and property value.
X.K. New development should incorporate design and
access control features which permit smooth and safe
traffic flow.
-f_B. New business and commercial development should
be grouped to provide optimum space utilization, ef-
ficient parking and pedestrian access and to reduce the
volume of short vehicle trips between businesses.
1
P,'R U 6 i980 ( J
U11 t;
RECORD OF PROCEEDINGS
'Pile Lorimer County Planning Commission met in regular session on Wednesday,
F<,br,ary 20 ]180, at 6:30 p.m. to review auhdivi ion requests. The meeting was held
in the County r'oard Hearing Room of the Courthouse. Preccnt were: Chairman Amoy Grt:bbs
:.r-, is Al lard, t'laralyn Rend, Paul Van horn, and Dean Anderson; Assistant County
ur er B.o Shaw, Steve Dix of the County Health Department, Planning Director John
P,�•A:s, Plenner Russ Legg and Gerald S7hite.
1. IIP,RMONY }:AST CO1-IMERCSAL PUD (Master Plan)
Russ Legg presented the staff review of the project. He stated it is within the
For;sil Crcnk Cluster and the proposed urban growth boundary of the City of Ft.
Collins. He reviewed the corments from the Soil Conservation Service, Larimer
Canal No. 2 irrigating Company, the Colorado Geological Survey, State Division of.
1',3ter F-sources, Poudre Valley Eire District and Public Service Company. Mr. I,ngg
Jo ( !,ontr,d i_he staff col;-:.ents and re co-r:rr_udati ons contai ned in the agenda.
Ro!,s Sh..w p cuontod his recorr_nendations on the engineering, roads and drainage of
1-he .sit -e, -sad -.rated that the requi r-, ments of i_he Colorado Division of highways
"Mould be .idl.0red to. Steve Dix, of the County Aealth Depr�itmont, asked for
1-,Trent for -,ew. r and water sc �i cer and thst the dcyeloper install
Lli i_i onal fire hydrant as guested by the Poudre Valley Fire District.
t:rr,g 1lur�;t it onded to the cu-snents of the County Staff, nd agreed to use Fort
Collinu dr❑inn r,nP. _c-ds. he _erred to the staff co_a.nents, with the following
chanyos prnir[rCd by the developer.
1. The loading urea should not be required to be separated fi_om the parking
.e rea.
2. They do not .rant to place beans or screening between the parcel and the
r;i'.•ntial urea to the mouth because of the existing toy%ography--any
sCre.-n would have to be very high to be effective.
3. 'the 11,;h receptacle can't be moved because of the ditch and they feel
that is the best location.
4, A cro:;s e::x_mcnt can be established with the property to the east to
ce full access on that side.
bSr. Allard ;r,;ked the d gel oiler's attitude toward the payment of develolinent fees
to 1F,e city of Fort Collins. ?11r. llurst replied he mould ]7ucuss it with the City
staff. To rr_ply io another question Mr. hur.,t stated they hoped to place aepar-
.�e si�ns for the office building .:nd for the restaurant.
Mr. Allard ir,— ed the Cu aission recorr:;end approval subject to the following uonditi<
1. 91iat irrigation water Le used for the landscaping =-aintenance.
2. Subject to the following staff recorenendations:
A. The structures shorn on the plan should he considered building env,elopc
,,I'd lal,cled on the plat as such. Each ow elope 'Aloul.d be laboled s,ith
the rn_-brr of bui Llings 1 cmi tted, the m-xirnu,,. ,rin are footage re iu,�sted
and the dimensions of the envelope.
B. The parking lot should be cons der ed one of the cor:unon elements.
Rr �n=ii>i.7 iiy for .in, nonce should be -pecified.
C. The r•mr,rgency access to the structure on the west which has ijeen
re- quested by the County Engineer should be assured by casr_,;rent and
covenants.
D. The 100--year flood plain boundaries should be placed on the plat and
Further engineering studies conducted to deter-inc foundation design.
E. Underground utilities will be required.
F_ ,,,e Colorado Division of Highways requests that the turning r.idii .,f
t_Ile two access points to Harmony Aoad be increased to 30 feet. ii:is
would facilitate the use of the outer lane of State Highway 68 for
deceleration and acceleration movem,_nts and should be made a conditiun
of approval.
G. No outside storage of materials should be permitted. This should be
acuarrcrd by covenants.
Plan sutcviitial, the pplicant shall be required to sub;nit
a
H.
T,t Phase
the following information:
for the perimeter sign and for the office and
a. ;ign plan
restaurant areas
b. detailed screening and landscaping plan
c_ lighting plans
d. traffic movement and control plan for the parking areas
e. erosion control plan -
on the property. Tt should be shown and
1,
A s,wcr casement exists
Labeled.
J.
Loners of co. ment for ,,,,r and water rust be received.
K_
19,e plat :. ,al (I °.1, w the square roil-1e of Ure 1.n<s1--aped areas
in il,e il,t I,, i_or of the parking areas in order that it can be
,b t, ,,:, ,lW if it -cis t:ire 5% 1 ,",Ping I qu; r, " nt.
I, -.Aerrt - -h the ditch ,_),ay should he _rut, mitt ed
T..
A 1,i,,,o(I I rc_.wit
with tl,e ,anal plat.
M.
A , ; ui--.ian of 30 % of the t oqui red front setback adjac, nt to 11era,ony
mast be used fur no otl,:,r hnrposo 4han required 1 rescaping
;ngr(-ss ,.nd 9Phis P- nee h,.. viing Ilds ngnir,'Nut
:-I nul d Le I )I r d on the plat. .
N.
Cc,-•:,ty ❑r;rlih r, ,_ r r. "t '!hat <,n ::cd_t Tonal fire hydrant
he ursi al l „d us ,.-n A , a by ol",1re Vall,-y Ciro n..strict.
O.
r', r ini_y r, ar r,00r , „ n-nds the following:
--�i�.ncy
1_ r ,_�__s :��:ould br lrcv-.aed to i-',e prolo sod or,�,ce on
the side of t he rnal uvoCf 1,nq spiIl,ry for vehicular
.zst
This a'novld be won t r>d out
-lid �. `,--1._. .
- -
with 1 ,"p^rty to t tee .:cst �nd AS ccr. a,nnuld be I : ,-rved
2. 'Pire i;L, T i,�',n, r y —I,rage ,,.l,nrt, , ,,_ui_Lted Mil —I Me proli i'. ary
pl ,n „T. ,it alra ..list n ply wit-h the ,1'l_:,1Ctalr.-e-
1;,,.:r,e
9 If ir ,n t r -.. 'nq, _ na 1 F, C.rk n>„1d .,C t., ui C1_y ,.. ,. �d
ui
.:t rru: 1, y , c°sign - -reel .. p, �.r eon is rat i(,n _st
be It t > - .-_.-„t .-ide 1 ,pes a ,d n, ._,ary „i csicn end
_
.;i1 ,t;fln ,,ml-rol nch a ..-. -. ,ii„g, ril •n i_ug, etc. Also,
�,t this „ l l in,,y d sign 0 -_ue vork 1qn—d with the 1 ,ri:-,cr
Cog ,t.y i :,r_d 12 .w _. fe dil ch , hon L1 ire E,Fij,�,d _n l di scu -,d AM
the dii_r1l r,,,.r:.-:r,y.
3. Pa',ed tr,rc-„ with curb, guitor -,nd sid.. ._alk ,ln,uld be coast-im
to City of Fort Cn1.]ins si.ar,'ards.
4. If :_ny of t1,e r,.Sed djnh;, ,ge _pints `or ..- :❑ .,_ter rr:r:uff
c, o1h,r L,,,p,,ty to c„t-,ing 1701 G_. K, _, _nts
._, y,jor
and , ,._, ; -rat be obt aod.
s. Note =1 of F.a!;ter Plan says no irrigation .enter will be a,-,d on
n0r,, Vit .,-,ter Mg2ly F..,ort s .-tes irrigation will be hellgtt
These _+t.,j, ,,ts cl,culd be consistent.
3. A v- r-W
ce he rs; i,, cynd for fire rr` pih nd 5 acre Pi nh olm POD.
4. T/),,duly
."Pas only be applicable to t-.he r-_st.--,rr: r,t, as shriwn on the PUD Plan.
5.
b^errs, rand fences be deleted; CC Al;sion free .-,ends additional
ga ass : nd plawnings.
6. Tnr,h receptacles should he screened.
7. An r-xlcjy.-ion be approved to allow two signs, but the restaurant sign mnst he
mailer 1_h.,n t-he main sign.
8. 11,e ,i,rsol,)irar must recognize that he may he required to hay Fort Collins
h1 -nt fees and use Fort Collins design standards, if the Urban S,zVi,e
T,r„a is ,pf rd.
IC
F».sr (-nt:-WTAI, PUD ('UAsrF PI;_N) G
C1r'41R: (jC C 3 -3 1--9 O Han-,ony Grog 'f 3r LI- rsh1P -"
FNC; I NFEIVSUILVEYOR:
I ATION:
SITE 1VVJA:
Pi:T I'I?R:
5 3aM:
/,0NF.:
OPEN :%PACF,:
Cornell Consulting
1-6-69; located on the south side of
Harmony Road, abut 200 feet east of
lligltway 287.
4.41 acres with 28,124 sq. ft. of building
coverage, 58,145 sq. ft. of lan3scaped
open space, 60,341 sq. ft. of Parking lot
coverage, 5,000 sq. ft. for a restaurant
and 35,100 sq. ft, for office sckace.
Fort Collins -Loveland Water District
outh Ft. Collins Ew�nitation
30.26%
WA'Nn"A'IIIP 'IO 'I11E lmt x PTAN:
st
A. !,-,olojt ,nt should be designed and 1_ocatcd for crr:r.atibility with
(W siirg and approved land uses (IT.A.).
R. .`strict access controls should be placed rgxin collcctnrs and arterials so
that the safety and servic:-aiaility of these reads are maintais-d (D{.C.).
91x3 of the iiigho:ay p_parorent should be given prine consideration
in this regard.
C. New dwclolsrrnt should be designod to mitigate natural hazards and to
,id,inrat_ely handle surface rainage (VII.A.C.).
Rh:l .A AT I,ONSH I P '10 '1^,1E IAND 11>E PIP.N:
'14ris (1, vrloiA!'.nt Ties within it-ie Fossil C_rt f k Cluster which is scheduled in the
T.:nd U:,e Plnn for M�lilrn ri�nsity residential develop -cent. It is also within the
in9.rn 'ir-rr.r'rh 1»undr,ry of thr-, City of Ft. Collins and frrrn the City
should he rrinsilrvCd.
RATtMP; I'MIt M VILS^r'1NG AGFIJC')RS:
A. foil Cr:;servation District fixates the Nrr:rn Clay Ic1n has sevc�ry shrink -swell
I i,uiial ioi;s for <oroa.�roial building sitars and suggests that an erosion
(,)ni iol, h].an be •,rr},:nitted.
R. Tarim"r County Planning Ctomission arc ^m-ndrrd conditional approval on
Fr hnaray 20, 1980, see mi nutcs, page �,$� _�_�, �; 7
C. Color,aclo (',r'nlrnjical Survey irxlicates that if the reco�nrerK]ations of the
rcl)ort arKl U.S. Fails Conservation Service am fotla•.ed, then
ih<y have no objection.
D. Division of Water P.rsnurr-es rcccrrzn-nds approval if a oo:,mitirent is
rivrsl. -
F,. lkoudre Valley Fire District, see Iaage _� _•
F_ Public Ft vier C(T:. ny r n sts a 30 fcnt utility easement on the North
I",T)rr I_y line and an 8 foot cas_rrent on the Fist and mouth property lime.
G. City of Ft. ColIiris recrurend alyruval, see page cN
STAFF c Y t•;F JiS:
A. 1ae so url of JMjustcrnt on January 29, 1980, approved a variance for three
buildings to be 40 feat in height and a parking ratio of 1:150 for the
rest_au=ant and 1:300 for the office areas. A condition of approval by the
1Y_iA was t-hat the V-shafrd entrance to the developrent be retained. The
I'r;ard of County Oormis.sioners must also consider the variance from
the parking ratios required by PUD Resolution. 'Ihe PUD str_rxlarrls are:
Walaurant 1 space per 100 sq. ft.
office 1 space per 200 sq. ft.
Tn ,nldit-ion, only 149 parking spaces exist on the de-veloluent ratlxr than
the 150 indir nird on the Plat. This rmist be cnln -t.A.
IC'k3CC Agenda nDnday, March 31, 1980 9:00 A.M.,11,1,—inj -...-n
Page 7
A. Mie Tar'im,r County Planning Corrmission recarcrcnds to the AOard of
county Cr-rnissiou,s that the M-aster Plan be approved with the following
aonditicns:
1. T'hat irrigation water be used for the larxlscapi.ng rreintenance.
2. The structures sham on the plan should be considered building
envelotxcs and lathed on the Plat as such. Each envelope should be
lalx-led with the non er of buildings permitted, the maximum scnuare
footage requested and the dimensions of the envelope.
3. The parking lot should be considered one of the comron elements.
F.esponsibility for maintenance should be specified.
4. The emergency access to the structure on the list which has been
ntjuested by the County Engineer should be assured by easermnt and
covenants.
5. The 100-year flood plain boundaries should be placed on the plat
-r,d farther enaincoring studios conducted to determine foundation
dosi.gn.
6. Underground utilities will be required.
7. ne Colorado Division of Highaaays regiyr�sts that the turning radii
of the two access points to liarnony Road be increased to 30 feet.
This would facilitate the use of the outer lane of State Highway
68 for deceleration and acceleration nn%rc�i�nts and should be Fade
a condition of approval.
8. No out -side storage of materials should he permitted. This should be
assured by covenants.
9. At Phase Plan suhnittal, the applicant shall t required to suhsnit
the following information:
a. Sign plan for the perimeter sign and for the
office and restaurant areas.
b. Detailed screening and landscaping plan.
C. Lighting plans.
d. Traffic movement and control plan for the parking
areas.
e. Erosion control plan.
10. A sewer easo-rent exists on the property. It should be shown and
labeled.
11. i,etters of aornni.m mt for sewer and water must be received.
12. "he plat should shwa the ware footage of the landscaped areas
in the interior of the Barking areas in order that it can be
determined if it err-ets the 5% landscaping requirement. (This item
has been suhsnittcd and 9.81 of total parking area is landscaped.)
13. A signed agrecsznt with the ditch ccaipany should be sutsnitted with
the final plat.
14. 11 mini,rnun of 30`; of the rem^mired front setback adjacent to HanTonv
Road must be used for no other purpase than rcxluired landscaping
and irx3ress and egress. This figure meeting this rEquircfltnt
sirDuld be noted on the plat. (This item has been sularritted and
46.921 of the 80' front yard setback is landscaped.).
15. County Health Department revo rmends that an additional fire hydrant
be installed as requested by Poudre Valley Fire Department.
1I "1C ' ;,Apla 'b:r'.ay, .•Psch 31, 1980 9:00 A.M./Hearing Room
Vigo 8
16 A variance be appaoved for the required 5 acre minimvn PUD.
17. Required loading areas only be applicable to the restaurant, as slxsan on
the PUD Plan.
18. year arownd scn'emng, s,i},c_ s, ixr s, and fences not be
rczlui red on eouth side. CI nnr �sion rl�,.Tia_'nds additional grass and
planti l igs.
19. 'Dash rc:K�eptacles sh<n71d 1x- screened.
20. An exn+at_ion be alp) ov"d to a_Iog t�7o signs on PUD p3ru Ater but the
,ataui,snt sign mast lam. mailler Win the MIN sign.
21 . [h d, :, lolx r nmust rcrcx3nize that he may be i«luired to pay Ft. Collins
�b_v, l„i:..r-nt f,,,s and use Ft. Collins design standards, if the Urban Service
.area is !dopt e<l.
22?..rg,>>R_y a,_ccss straul_d be pruvidd to the proposed office on the west side
j of t}ie ,ru'ai (jv,rflov :;pillwa for vehicular access six_h as fire trucks
WO , !rsltmces. 'Phis .laould Le worked out with prnixrty to U-n. we�.t raid
I his ncress should lx:� rescrved with an easuncnt.
!
23. -n a-)r�t, st>�iiii_tcd wl� the prcliYr�in�ry Arse plan
r r:ulZvi tl ale, east nr],ply with the rsanittal of the
:,ail Cn Lek sWild be prof l ty it the pu l i mi rl ny c esicjn t .. ,zs
and l i,,;a�r rx isiAm Lion mist be uivcn to gradient side sloe _°s .and nr�--essary
t <-rosion .and siltation contml sn h is; rip-ratainsxg, etc. 7,1so,
,st this pi(,limirrary design stage work pmi,cr:�,d write {ne l iris:r cs�waty l ad
V U 12 writ-e ditch slr3uld bo dcfincd .,_rid disci red with the ditch
24. Pavej _streets, with curb, gutter and sidewalk should lie consijzacVxJ try City
of Ft. Collins standards.
25. if ruay of the proposed discharge points for storm waiver ninoff cross other
pro,>>rty prior to , ntering Wail Creek, agreca,_nis cuad c lscsn=nts amat he
ob I -a i nr �d.
2,; to k of .3st_es Plan says no i IA ation water wil_1 be uaed on the site,
lxst :rater .apply rafrirt states iregat ion will be }X'rmitta_d. 'these
ai r rn ni s slx-)nld be oare i si_cant. (IcpC roc(Aiiac rls i rri(ation water be
usc53) .
C. At the hearing, the a rlicant indicated that an agreamnt rc�jarding e.srrrnts and
r, ,-ss wjill be sulxnitud at final phase plan review. This should be made a
Condition of Approval in order to insure coordinated access to the nroprty to
the cast.
D. Connty kcal th ikrpartrrcnt will axxent on water and sewer.
E. Connty 1'ngineer will corn-r,nt on roads and drainage.
�. D. New business and commercial development should:
1. use and locate signs which would not
produce or contribute to chaotic
visual impact along streets or
]highways;
2. be landscaped and visually screen
parking or loading areas.
RELATIONSHIP TO THE LAND USE PLAN
This proposal is in the northern portion of the Fossil Creek
Cluster which :is generally intended for medium density (1 acre/unit)
residential development. It is also within the Fort Collins urban
growth area which is a concept described in the proposed Loveland/
Ft. Collins Corridor Area Plan. This proposed plan, which should qo
to public hearing in the near future, calls for higher density (2-6
units/acre) development. If adopted, the Corridor Area Plan will
supercede the Land Use Plan.
Staff Comments::
A. The Larimer Company Canal 02 overflow spillway has a very steep
fall toward Mill Creek. The canal company expects to utilize
the system more often in the future to accommodate storm
water run off. The company would like detailed plans and
agreements. Glenn Johnson, 226-1846, should be contacted at
an early stage in the planning of the project.
B. The new Mercer ditch runs along the north side of the property.
The developer should contact Earl Stafford, 221-2100, re-
garding necessary agreements and improvements.
.1
C_ There is an abandoned ditch on the property. Does an easement
exist for the ditch? If so, can it be vacated?
D. Screening and/or landscaping may be required to protect sur-
rounding residential uses and to screen proposed parking areas.
E. Flood Plain boundaries will need to be placed on the plat.
F. Paved streets, public sewer, water and underground utilities
will be required. Curb, gutter, sidewalks and street liq_hts
should be required. !,
G. Each lot will require access toan approved public or private
road. The proposed service road should be extended to serve
Lots 2 and 3. The exit to Harmony Road should be located to
provide the safest egress in relation to exits serving the
property to the north. Access to Lot 1 will have to be
guaranteed.
H. Lot 1 does not appear to have a buildable site. Lots 5 & 6
appear to have restricted sites for buildings and parking
areas.
I. The proposal would have some advantages if submitted as a
Planned Unit Development, due to the nature of the topography,
drainage ways and potential for construction of a building or
group of buildings as a single architectural entity under
unified control or ownership. The current proposal will result
c in 8 separate buildings, each requiring separate parking
areas, access, signs, and loading and storage areas in the
rear. Chances for achieving a successful design are greatly
reduced if broken up into 8 separate lots.
J. County Engineer will comment on roads and drainage.
K. County Health Department will comment on water and sewer.
COLC ,ADO STATE DEPARTP
=NT OF HIGHWAYS
DIVISION OF HIGHWAYS
Larimer Cwity
SH 68
4x7`
December
12, 1979
Harmon Fast
Y
Professional Cer
& K-G Conn. PUD
Planning Department
.1-,2 Mi. E. of
Larimer County
On S. Side of 61
P. 0. Box 1190
Fort Collins, Colorado 80522
DOH FILE 45100
Gentlemen:
ble have reviewed the Harmony
East Professional
Center P.U.D. and K-G
their
Commercial P.U.D.
site planning
Since these developknnts are
adjacent and they
as one unit for the
are coordinating
purpose of providing
our comments.
efforts, we will treat them
Our primary concern relates to an acceptable access plan for these properties. We
feel that the potential redevelopnent of the property on the north side of State
Hiolviay 68 across from these properties is an important consideration affecting
this access plan. Therefore, we have assumad that the existing curb cuts should
not control the location of access points on either side of the highway.
Hie following recommendations are intended to achieve a reasonable balance between
intersection spacing, site accessibility, traffic mobility, and safety.
1. locate the primary access for these two properties at the joint property line,
approximately 1,000 feet east of the center of U.S. Highway 287. b!e anticipate
that this coald become the only location between U.S. 287 and Hogan Drive with
a left -turn opportunity if future traffic volumes increase to a point rthere a
raised median would become necessary.
2. The existing curb cut, located 640 feet east of the center of U.S. 287, should
be planned and designed as a right -turn -only access. This design would probably
require a triangular island in order to discourage left turns of this driveway.
The construction of the primary access and the probable need for median restrip-
ing would require close coordination with this office following the approval of
these P.U.D. plans. If the above recoHaended locations are acceptable, we will
have to obtain FHWA approval for the primary access and closure of the "existing
access" prior to the issuance of a Driveway Permit.
Thank you for the opportunity to review these plans.
Very truly yours,
DWIGHT M. BOWER
DISTRICT ENGINEER
AC:da l u---
cc: D. M. Bower Albert Chotvacs
D. N. Fraser (2) Assistant District Engineer
File: Crier -Jacobson via
Ramos -Finch -Graham w/encl.
Ft. Collins Planning Dept., P. 0. Box 580, Ft. Collins 80522
P.O. BOX 850 GREELEY, CO 130632 (303) 353-1232
COUTY EfJGINEER COI FUS
( ) SI BDIVISION
( ) ETJIPTION
East Harmony Commercial PUD
ADDRf-SS -- -- -- - _ -
W PLMNED UNIT DDROPTY
( ) GRAVEL FXTRACTION
PONE ___-_
SECTION ' jq;jjSHIP_- _-_ 6_--
CTR
1. How is access to be provided to the proposed office on the west side of
the canal overflow spillway? Adequate access for fire and other emergency
vehicles must be considered.
2. The parking area configuration should be carefully examined to be certain
that adequate turning and maneuvering patterns can be accomplished by longer
wheel based vehicles.
3. The preliminary drainage report must comply with the submittal requirements
of the Larimer County Storm Water Management Manual. Mail Creek should be
properly addressed at the preliminary design stages. Things which must be
considered are gradient side slopes, and necessary erosion and siltation control
such as reseeding, rip -rapping, etc.
ASSISTANT LARWLR CO, LNG,
December 24, 1979
DATE -
0
2, HAI:I!CJNY LAST WX1 IERCIAL PUD
0mner:
;ter rngineer:
Surveyor:
Location:
Site Data:
water:
Sewer:
lone:
W I M ONSHip (0 THE POLICY PLAN
New development should be designed and located for comparibility with
existing and approved land uses (II.A.).
c 7-2. A�l -a7 - 79
Harmony Group
Cornell Consulting
Intermill Land Surveying
1-6-69; located just east of the intersection
of Highway 287 and Harmony Road on the south
side of Harmony Road.
4.41 acres with 21,632 sq. ft. of building
coverage; 60,181 sq. feet of parking lot
coverage; 109,687 sq, feet of landscaped
open space and 5,000 sq. feet for a restaurant.
Ft. Collins — Loveland hater District
South fort Collins Sanitation District
T-Tourist
B. Strict access controls should be placed upon collectors and arterials
so that the safety and serviceability of these roads are maintained O U C.).
The comr,,-'nts of the Highway Dept. should be given prime consideration in this
regard.
C. New development should be designed to mitigate natural hazards and to
adequately handle surface drainage (VII.A.C.).
RELATIONSHIP TO THE LAM USE_PLAN
This development lies trithin the Fossil Creek Cluster which is scheduled in
the Land use Plan for medium density residential development. It is also within
the proposed urban grcr;th boundary of the City of Ft. Collins and cmunents from
the City should be considered.
COXXIMS FR01�1 RLU IVIING AGENCIES:
A. Division of Highways, see page _ ___9_____
slAl F COMMFNIS
A. This proposal was originally submitted for CTR Review as Harmony East
Professional PUD 7-26-79.
B. There is an abandoned ditch running NW to SE on the property. Does a
recorded easement exist for the ditch? If so, can it be vacated?
C. Construction of the structure on the west will have to be assomplished via
access Lhru the County store. Is access available and assured?
0. The K.G. Con:r;ercial PUD indicates a 8" sewer line which may extend into the
project. If so, its location and easement must be shorn,
F.
The larimer CoeVany Canal ;2 overflow spillway has
a very steep fall
toward
r- Mill Creek. The canal company expects to utilize
the system more often
in
K the future to acconodate storm water runoff. The
company would like
detailed
c
""plans and ayreen;:ats. Glenn Johnson, 226-1846 should
be contacted at
an
early stage in the planning of the project,
�tt
�-1
F.
The ncri Harter Ditch runs along Lhe north side of
the property. The
develope
should contact Farl Stafford, 221-2100 regarding necessary
agreements
and
iinproveiaents.
G. Flood plain boundaries will need to be placed on the plat.
H. paved streets, public sewer, water and underground utilities will be required
Curb,gutter, sidewalks and street lights should be required and developed
to the City of Ft. Collins standards.
I. It appears
that fill
may be required for some
of the building sites. If so,
plans for the
fill area
and an
erosion control
plan must be submitted to the
Engineer's
office.
J. Loading space,
storage,
and trash
pick-up areas does
not appear to be
rnlrouate. Hew
will these services
be handled for
the West site?
g h
es.
��7