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HomeMy WebLinkAboutHARMONY SCHOOL SHOPS FOURTH - Filed GC-GENERAL CORRESPONDENCE - 2004-08-10urban design, inc. 3555 stanford road, suite 105 fort Collins, Colorado 80525 (970) 226-4074 fax (970) 226-4196 e@cityscapeud.com Request for Modification of Standard Parking Stall Size July 17, 2002 The applicant, Miller Weingarten, LLC, is requesting a Modification of Standards for the size of approximately 235 to 263 parking stalls within a proposed development located on the northeast corner of Harmony and Timberline Roads. Section 3.2.2 (L) of the Fort Collins Land Use Code states that "Parking spaces for standard vehicles shall conform to the standard car dimensions shown on Table A." The 90-degree standard parking stall is nine feet (9') wide by nineteen feet (19') deep. The applicant is requesting a portion of the required parking stalls to be larger than standard. The proposed stall would be ten feet (10') wide by nineteen and one half (19.5') deep. See Exhibit B. Based on the Land Use Code, Section 2.8.2 (H), the applicant maintains the proposed increase in size of parking stalls is not detrimental to the public good and promotes the general purpose of the standard equally as well or better than a plan that complies with the standards. When compared to a plan compliant with the Land Use Code standards, • The proposed plan would allow for larger parking stalls than the Land Use Code standard. This larger parking stall would provide for greater vehicular and shopping cart maneuverability, more room for door swing for convenience in loading groceries, and greater stall depth for oversized vehicles. • The proposed plan would result in fewer parking spaces. A plan with the same percentage of interior landscaping but smaller (standard) parking spaces results in approximately 10% more parking spaces !in the affected area. Please see the attached plans showing the applicant's proposal and a plan that is compliant with the Land Use Code standards. an a6- oe Carter Cityscape Urban Design IX) X) i. Screen walls were removed from the site plan to allow for a more visually open detention area. The more open the area is, the easier the area is patrolled by the police and the public. c. Pedestrian connection from Milestone to the Harmony School i. A sidewalk has been created from Milestone Drive to the Harmony School. Name of the project as well as any previous name the project may have come through the conceptual review with. a. The project name is Timberline Village. The project was previously known as Harmony School Shops. A development schedule indicated the approximate date when construction of the project, or stages of the same, can be expected to being and be completed, including the proposed phasing of construction of public improvements and recreational and common space areas. a. Construction of the first phase of Timberline Village is expected to begin in the fall of 2003. Construction of buildings 3, 4 and 5 are to be considered future phases and will be built at time of market demand. i. Phase 1 — Buildings 1, 2, 7, 8 and 9 ii. Future Phases —Buildings 3, 4 and 5 Marc Virata - Fwd: Timberline village PDP Pagel From: Dave Stringer To: Marc Virata Date: 3/6/03 8:23AM Subject: Fwd: Timberline village PDP >>> Eric Bracke 03/06/03 08:22AM >>> Ted, I tried to place these comments on the DMS but I couldn't find the project. I guess I need a bit more training. However, here are the comments: 1. Timberline/Milestone is going to be an issue. I would like to see them construct a channelized T intersection at this particular intersection. 2. If they do not want to do the channelized T, then they will be required to restrict movements at the intersection to a RI/RO access. 3. Timberline should be constructed to arterial standards from Caribou, south to Harmony. (where last years project left off) 4. Access to the mobile home park on the east should be made more direct. It seem circuitous under the current design. 5. Under no circumstances will a traffic signal be considered at Milestone/Timberline. Eric Marc Virata - Timberline Village - Timberline Road ROW Page From: "Joe Carter' <joe@cityscapeud.com> To: <ebayens@fcgov.com> Date: Sat, Apr 5, 2003 8:12 AM Subject: Timberline Village - Timberline Road ROW Eileen, I met with you late fall 2002 regarding the Timberline Road ROW (east side) at the corner of Harmony Road and Timberline Road. We are working on a commercial development behind the Diamond Shamrock and Harmony School. At our meeting you provided me with a set of as built plans for the medians along Timberline. Also, we discussed the potential for expansion of ROW along Timberline and I think I recall you saying that no additional ROW could be taken from the east side of Timberline, but the city has already acquired first right of refusal for ROW along the west side. The reason for my question is a comment from Marc Virata regarding additional ROW along Timberline. We are meeting with the City on this project on Monday afternoon and I would like your input either prior to that meeting or during that meeting if you can make it. I will copy this note to engineering staff and planning staff. Thank you and please feel free to call me on Monday to discuss. Joe Carter Landscape Architect Cityscape Urban Design 3555 Stanford Road, Ste. 105 Fort Collins, CO 80525 (970)226-4074 phone: (970) 226-4196 fax joe@cityscapeud.com CC: <mvirata@fcgov.com>, <tshepard@fcgov.com>, 'Rob Beery" <rbeery@millerweingarten.com>, "Randall K. Provencio" <rprovencio@jrengineering.com>, "Eldon Ward" <eldon@cityscapeud.com>, "Stan Whitaker"<swhitaker@westernpropertyadvisors.com>, "Matt Delich" <mdelich@frii.com> June 13, 2003 John F. Fischbach City Manager City of Fort Collins P.O. 580 Fort Collins, CC) 80522-0580 Mr. Fischbach, Western Property Advisors, Inc. 11859 Pecos Sheet, Suire 300 Phone 303/469-4200 Weehnimier, (olorudo 80234 Poe 303/469-4300 Western Property Advisors and its affiliates have — for the past two decades — had ownership interest in a number of significant properties along Harmony Road in Fort Collins. Over the years, we have been involved in numerous projects that exist today along this corriclor. Recently we have been working with Miller Weingarten Realty L.L.C. on the entitlement and sale of approximately 16 acres for a retail center on the northeast corner of Harmony Road and Timberline Road. Currently, we are in the final stages of the City of Fort Collins Project Development Plan process. Approximately four years ago we worked with the City of Fort Collins Engineering Department, CDOT, and our consultants to ensure final road improvements would be constructed at the intersection of Harmony and Timberline Roads. The improvements were constructed in 2001 by the City from street oversizing funds. Substantial street oversizing fees will be paid to the City from this retail development to fund the recently constructed improvements to this intersection. Within the existing improvements, a left turn lane was constructed in the eastbound lanes of Harmony Road, east of the Harmony and Timberline intersection, as per the adopted Harmony Road Access Control Plan. This left turn lane provides essential access to the proposed project site. Our understanding has been that the newly constructed improvements were representative of the final design of north side of Harmony Road as previously confirmed by members of City Staff. Years prior to the construction of these road improvements, the City of Fort Collins, Larimer County, CDOT and the larger property owners along the Harmony Corridor established the Harmony Road Access Control Plan. The Harmony Road Access Control Plan pre -established access points and allowed turning movements throughout the Harmony Corridor and was adopted jointly by the City of Fort Collins, CDOT, and Larimer County. The plan was created so that property owners and government entities would know access locations and allowed turning movements along Harmony Road. The Plan has been strictly enforced since its adoption. Most, if not all, of the recent development along Harmony Road has been planned around these proposed access points. Miller Weingarten Realty Inc. has developed their proposed commercial development plan based upon the pre -established access points. The current Harmony Road Access Control Plan specifies a left turn movement from eastbound Harmony Road into this proposed project site at the location of the recently completed improvements. This left turn movement remains a part of the updated plan. Fort Collins Office • Phone 970/223 3933 • fox 970/223-4671 Recently City and CDOT staff have indicated that the left turn lane accessing our site may be removed when future improvements are made to Harmony Road. It has been our continuing understanding that any changes to access points and turning movements, as specified in the Harmony Road Access Control Plan, can occur only upon amendment of the plan and approval by the City, County, and CDOT, not by unilateral action of City Staff and/or CDOT Staff members. Affected property owners have been strictly bound by the Access Control Plan, and have been repeatedly assured that they can count on the access points and turning restrictions included. It is our understanding that the Harmony Road Access Control Plan binds the public sector as well. Miller Weingarten Realty Inc. has told us that if this left turn access is removed, this retail shopping center, including an Albertsons Supermarket, will not happen. We have been operating in good faith since the adoption of the Access Control Plan, and believe that the recent road improvements adjacent to the subject property are completely consistent with that Plan. I would very much appreciate your assistance in resolving these issues, and clarification as to the validity of the Harmony Road Access Control Plan. We are in the process of setting up a meeting with Tess Jones of CDOT and Engineering Staff representing the City of Fort Collins to discuss these issues as soon as a meeting can be scheduled in the month of June. Sincerely, Stanley E. W ake����� U . President, Western Property Advisors Cc. Tess Jones, Colorado Department of Transportation Cam McNair, City of Fort Collins Matt Baker, City of Fort Collins Marc Virata, City of Fort Collins Ted Shepard, City of Fort Collins Rob Beery, Miller Weingarten Realty Inc. Matt Delich, Transportation Engineer Eldon Ward, Cityscape Urban Design Randall Provencio, JR Engineering City Manager's Office City of Port Collins .June 20, 2003 Mr. Stanley F. Whitaker, President Western Properly Advisors 11859 Pecos Street, Suile 300 Westminster, CO 80234 RF: "timberline Village Dear Mr. Whitaker: "Thank you for expressing your thoughts and concerns regarding your Albertson's development on the northeast corner of Harmony Road and Timberline Road. I have researched this matter Willi Cily SIa1T and believe that this letter will adequately respond to your concerns. Your letter expressed particular concern with the driveway access into your site off of Harmony Road and the possihility that felt turning movements at this location could be removed in the future. This possibility was brought up after an evaluation of the development proposal by the ('olorado Departmatt of Transportation (('DO'f) during the development review process. As we arc all aware, llannony Road is a state highway and as a consequence, CDOT has legal authority MCI* issues regarding access design and location along Harmony Road. It should IIN be stated that both the City and CDOT are in agreement that the left turning movements at this location conform to the I larmony Road Access Control Plan. Furthermore, changes to this type of access cannot he made without amending the Plan. The harmony Road Access Control Plan Chat you cite is a collaborative effort between the City and CDOT, designed to help with development along Ilarmony Road within the City. At the same time, it is my understanding that while the Harmony Road Access Control Plan does plan for access points and turning movements along Harmony Road, the Plan is general by its nature, and it does not take into account geometry of turn lanes necessary for the safe operation of all vehicles on the roadway. Specific requirements for street design, such as adequate storage, taper and deceleration into turn lanes, cannot be forecasted at this level and requires more in-depth analysis (meeting ('ily and ('DOT requirements) as properties develop. Furthermore, it is my understanding that in evaluating the turning movements when IIarmony Road is widened to 6 lanes, ('DOT has concluded that the dual left turn movements from 300l..iPortc Avenue • PO_ ROx.580 • Port Collmn , CO 80522-0580 • (970) 221-6505 • FAX (970) 224-6107 • TDD (970) 224-6001 %<X%N Cgov.com June 20, 2003 Mr. Stanley Whitaker Page 2 westbound Harmony to southbound Timberline may need to extend past the left turn movement into your site in order to allow for adequate deceleration, transitioning, and storage — otherwise the design of this area may become a safety issue. This conclusion was based on criteria set forth in CDOT's State Highway Access Code, as adopted and effective August 21, 1998, taking into account traffic data provided in your traffic study combined with the posted speeds at this location. Issues regarding safety and operation of a CDOT roadway is specifically noted in the State Ifighway Access Code [Section 2.6.(7-8)] and grants CDOT the authority to "rebuild, modify, remove, or relocate any access", regardless of information presented in an access plan. The City always discusses concerns regarding access with CDOT, but we cannot ignore the authority of the State in applying their code criteria. This process as stated earlier requires amending the Plan and cannot be simply carried out unequivocally by CDOT or the City without this amendment process. The City believes that the Harmony Road improvements you cited will be the final improvements with regards to road width; we do not anticipate any further road widening to the north into your site for the ultimate build -out of Harmony Road. At the same time, we cannot predict with certainty that when Harmony Road becomes the full 6-lane roadway that issues regarding safety and function of the roadway will not arise. If safety issues do become a concern, then the City and CDOT will be required to reevaluate the left turn movements into your site with regard to how it functions in conjunction with the left turn movements to southbound Timberline Road. However, this is true of any access within the City when an interim condition is in place. Since the safe operation of the highway is our major concern, it would not be prudent for me to commit in perpetuity to keeping a type of turning movement at an access point open when it potentially could become a safety issue years from now_ It was concluded between the City and CDOT that this issue of possibly having your access reduced to right-in/right-out should be brought up as information for the future. However, it is fair to say that this issue may only occur when the ultimate build -out of Harmony Road is reached. At the time of ultimate build -out, it may be concluded that a design waiver is appropriate in this case and that safety and function is not being compromised in granting a waiver. In addition, changes in State Highway Access Code requirements, traffic numbers, or posted speeds may result in this no longer being an issue. It is simply too far down the road to predict exactly what is needed to ensure safety and function when Harmony Road is ultimately approved. I do not feel that it would be appropriate for me to attempt to intercede on what amounts to a notice (not a guarantee) at this time and may not be an issue at all when ultimate build -out takes place. No matter what the eventual outcome may be, the City and CDOT are fully supportive of the left turn movement into the site in the current condition. We both do not see it as an issue for the safe operation of Harmony Road for the time being; but again, we both want to preserve our right to re-evaluate this access when Harmony Road is widened in the future and in the event it becomes an issue, undertake the process to amend the Access Control Plan. We hope you are June 20,2003 Mr. Stanley Whitaker Page 3 understanding in that the City will not deviate from CDOT on iSsucS of safety and will not question their administrating of their criteria. Sincerely, (V9,LZ-- John F. Fischbach City Manager /khp cc: Matt Baker, Street Oversizing Coordinator Rob 13my, Miller Weingarten Realty, Inc_ Greg Byrne, Director of Community Planning and Environmental Services Matt Delich, Transportation Engineer Tess Jones, Colorado Department of'rransportation Cam McNair, City Engineer Ron Phillips, Executive Director of "fransportation Services Randall Provencio, JR Engineering 'fed Sheppard, Chief Planner Marc Virata, Civil Engineer Eldon Ward, Cityscape Urban Design JUN-20-2003 FRI 08:31 AM CFC ENG. Juno 13, 2003 John F. Fischbach City Manager City of Fort Collins P.O. sae Folt Collins, CO 80522-0580 W. Fischbach, FAX N0, 9702216378 P. 02 Western Property Advisors, Inc, I I859 Poursswlsoll. 300 Phone 303/469000 wesaainsia,(doiodo 80734 rat 303/4694300 Western Property Advisors and its affiliates have - for the past two decades -- had ownership interest in a nurnber of significant properties along Harmony Road in Fort Collins. Over the years, we have been involved in numerous projects that exist today along this corridor. Recently we have been working with Miller Weingarten Realty L.L.C. on the entitlement and sale of approximately 16 acres for a retail center on the northeast corner of Harmony Road and Timberline Road- Currently, we are in the final stages of the City of Fort Collins Project Development Plan process. Approximately four years ago we worked with the City of Tort Collins Engineering Department, CDOT, and our consultants to ensure final road improvements would be constructed at the intersection of Harmony and Timberline Roads. The improvements were constructed in 2001 by the City from street oversizing funds. Substantial street oversizing fees will he paid to the City from this retail development to fund the recently constructed improvements to this intersection. Within the existing improvements, a left turn lane was constructed in the eastbound lanes of Harmony Road, east of the Harmony and Timberline intersection, as per the adopted Harmony Road Access Control Plan. This left turn lane provides essential access to the proposed project site Our understanding has been that the newly constructed improvements were representative of the final design of north side of Harmony Road as previously confirmed by members of City Staff - Years prior to the construction of these road improvements, the City of Fort Collins, Larimer County, CDOT and the larger property owners along the Harmony Corridor established the Harmony Road Access Control Plan. The Harmony Road Access Control Plan pre -established access points and allowed turning movements throughout the I larmony Corridorand was adopted jointly by the City of Fort Collins, CDOT, and I arimer County, the plan was created so that property owners and government entities would know access locations and allowed turning movements along Harmony Road. 1 lie Plan has been strictly enforced since its adoption. Most, if not all, of the recent development along Harmony Road has been planned around these proposed access points. Miller Weingarten Realty Inc. has developed their proposed commercial development plan based upon the pre -established access points- The current Harmony Road Access Control Plan specifies a left turn movement from eastbound Harmony Road into this proposed project site at the location of the recently completed improvements 1 his left turn movement remains a part of the updated plan. fail (ollins Mile - Phone 970/223-3933 • fax 910/221d611 JUN-20-2003 FRI 08:32 AM CFC ENG. FAX N0, 9702216378 P. 03 Recently City aril CDOT staff have indicated that the left turn lane accessing our site may be removed when future improvements are made to Harmony Road. It has been orrr continuing understanding that any changes to access points and turning movements, as specified in the Harmony Road Access Control Plan, can occur only upon amendment of the plan and approval by the City, County, and CDOT; not by unilateral action of City Staff and/or CDOT Staff members. Affected property owners have been strictly bound by the Access Control Plan, and have been repeatedly assured that they can count on the access points and turning restrictions included. It is our understanding that the Harmony Road Access Control Plan binds the public sector as well. Miller Weingarten Really Inc. has told us that if this left turn access is removed, this retail shopping center, including an Albertsons Supermarket, will not happen. We have been operating in good faith since the adoption of the Access Control Plan, and believe that the recent road improvements adjacent to the subject property are completely consistent with that Plan. I would very much appreciate your assistance in resolving these issues, and clarification as to the validly of the Harmony Road Access Control Plan. We are in the process of setting up a meeting with Tess Jones of CDOT and Engineering Staff representing the City Of Fort Collins to discuss these issues as soon as a meeting can be scheduled In the Inonth of June. Sincerely, Stanley F WkRaker President, Western Property Advisors Cc. Tess Jones, Colorado Department of Transportation Cam McNair, City of Fort Collins Malt Baker, City of Fort Collins Marc Vrala, City of Fort Collins Ted Shepard, City of Fort Collins Rol) Beery, Miller Weingarten Realty Inc. Matt Delich, Transportation Engineer Eldon Ward, Cilyscape Urban Design Randall Provencio, JR Engineering N O O O N O WN Ld ¢� Q z o z ¢ ED zo ocn � zZ H ° o LO a0 w w o CD z ° z Q C as°r Ella. Mq A�pCv m �.O Ay o J R ENGINEERING July 24, 2003 Mrs. Tess Jones Colorado Department of Transportation, Region 4 - Traffic 1420 2"d Street Greeley, CO 80631 RE: Harmony Road — SH 68 State Highway Access Code — Design Waivers Dear Mrs. Jones: Included with this letter are CDOT design waiver requests for improvements on Harmony Road associated Harmony School Shops Fourth Filing. CDOT design criteria and proposed lane configurations are included and detailed for individual waivers. Design waivers are requested due to the horizontal distance between Timberline Road and our site access. Every effort has been made to design Harmony Road as close as possible to CDOT requirements. We greatly appreciate your time and consideration in reviewing this application. Please contact me if you have any questions. Sincerely, Michael Brake Director of Operations attachments X:A3930000_al IA 1934700ACorrespondenceACDOP3934700 CDOT SI IAC Design Waiver(LETTER).doc 1620 L,,u 1'mspca Road, Suhr 190, Port Collins, CO 80525 9711-491 9888 • I a : 970 491-9984 • www.jmnglnrenng.com CDOT SHAC Design Waiver Harmony School Shops Fourth Filing Fort Collins 07/24/03 JR Engineering Project 39347.00 Design waiver is requested from Section 4.8(2) Necessary Components Determining Speed Change Lane Length (Table 4-6). This design waiver is for the proposed left turn pocket on SH 68 (Harmony Road) eastbound between Timberline Road and our site access, south of Harmony School Shops Fourth Filing in the SW 1/4 of Section 32 — T6N — R68W, Fort Collins, CO. The existing left turn pocket does not meet the SHAC requirements. Design waivers are requested due to the horizontal distance between Timberline Road and our site access. Therefore, it is proposed that the existing left turn lane remain as constructed. The eastbound left turn pocket is for northbound traffic into Harmony School Shops Fourth Filing. Peak long-range (2022) site generated traffic for this left turn is 60/120 AM/PM. The comparison between the SHAC requirement and existing is as follows: Eastbound Left Turn Pocket (55mph): SHAC Decel Length = (300' Taper = 18.5:1 Peak Hour Traffic (long-range 2022) = 120 = 120' Storage Total Lane Length = 720' (including taper) Taper Length = 222' 12' Lane Length = 498' Existing lane configuration: Taper = 16.5:1 Total Lane Length = 559' (including taper) Taper Length = 234' 13' Wide Lane Length ==325' CDOT SHAC Design Waiver Harmony School Shops Fourth Filing Fort Collins 07/24/03 JR Engineering Project 39347.00 Design waiver is requested from Section 4.8(2) Necessary Components Determining Speed Change Lane Length (Table 4-6). This design waiver is for the proposed acceleration lane on SH 68 (Harmony Road) westbound between Timberline Road and our site access, south of Harmony School Shops Fourth Filing in the SW '/4 of Section 32 — T6N — R68W, Fort Collins, CO. The proposed acceleration lane design is below the SHAC requirements. Design waivers are requested due to the horizontal distance between Timberline Road and our site access. Therefore, it is proposed that the acceleration lane be built per plan. The decrease from SHAC requirement in acceleration length is due to the right turn lane required for westbound traffic turning northbound on Timberline Road. The comparison between the SHAC requirement and proposed acceleration lane length is as follows: Westbound Acceleration Lane (50mph): SHAC Accel Length = -760' (including taper) Taper = 15:1 Taper Length = 180' 12' Lane Length =580' Proposed lane configuration: Total Lane Length = 455' (including taper) Taper = 5.35:1 Taper Length = 75' 12' Lane Length =380 CDOT SHAC Design Waiver Harmony School Shops Fourth Filing Fort Collins 07/24/03 JR Engineering Project 39347.00 Design waiver is requested from Section 4.8(2) Necessary Components Determining Speed Change Lane Length (Table 4-6). This design waiver is for the proposed right turn pocket on SH 68 (Harmony Road) westbound between Timberline Road and our site access, south of Harmony School Shops Fourth Filing in the SW Y< of Section 32 — T6N — R68W, Fort Collins, CO. The proposed right turn pocket does not meet the SHAC requirements. Design waivers are requested due to the horizontal distance between Timberline Road and our site access. Therefore, it is proposed that the proposed right turn lane be built per plan. The westbound right turn pocket is for vehicles turning northbound on Timberline Road. Peak long-range (2022) :site generated traffic for this right turn is 390/505 AM/PM. The comparison between the SHAC requirement and existing is as follows: Westbound Right Turn Pocket (50mph): SHAC Length = 500' Taper = 15:1 Peak Hour Traffic (long-range 2022) = 505 = 505' Storage Total Lane Length = 1005' (including taper) Taper Length = 300' 12' Lane Length = 705' Proposed lane configuration: Taper = 0 Total Lane Length = 707' Taper Length = 0 12' Wide Lane Length =707' COLORADO DEPARTMENT OF TRANSPORTATION STATE HIGHWAY ACCE 3S COC a- - DE .IGN WAIVER Region/Sectiowl"atrol Local,mnsolceon I State Highway No/Mp/Side Permit No. (it approved) Region 4 City of Ft. Collins SH681/ /North WHEN USED, THIS FORM SHALL BE ACCOMPAN!'=D BY AN ACCESS PERMIT APPLICATION. 1. State specmr; n as n, for mis waiver request. Documents vemiig state) nears should be provided with the request. State the specific sections of the State Highway Access Code from which this request seeks relief. (Additional sheets may be attached). If waiver is temporary, stale conditions which will change allowing the access to conform to the access codeif date is knowr, when con:;„ mance can be achieved, provide that date. This Waiver is requested for H:,rmonv School Shops Fourth Filing. The Waiver 71-cuest is due to site co--scraints. Decailed information is included on the attachment titled CDOT'SHAC Design Waiver. The Waiver is from Section 4.8(2), Table 4-6. NOTICE: Providing false information to a government agency is punishable as perjury in the second degree, as well as being punishable under any other applicable state federal laws. r This Corm bmi db Date (x) 7- 23-v ITEMS BELOW IS LINE ARE FOR OFFICE HRF ONI Y 2. Recommendation of local government authority. When local government has issuing authority, this recommendation must be signed by an authorized off cal. (provide written statement) The I iIN of Port Collins is in Support of the waiver regacSL It is the.ludgment ofour "transportation Services Area that the granting of the waiver meets acceptable III ad Ise flu enginecnng, operation and safety for the traveling pubic, based upon our standards set forth in the Larimer County Urban Area Street Standards for the start clussificau'al of I larmony Road as well as the evaluation of the traffic data by our Traffic Engineer. Said waiver is the result of a 3/4 access off of Hamhony Road which has already been built in accordance with a previous access control plan and relocation of this access further cast would require an A -line change Much would also result in Separation requirement issues front the approved access oIT of Snow Mesa Drive. Again, the City is comfortable with this existing access and will approve the construction drawings indicating this_ W Date 3. Recommendation of region traffic anosafety engineer or design engineer: (provide written statement) M Date 4. Recommendation of the region access manager: (provide written statement) �X) Date FINAL ACTION TAKEN BY THE REGION TRANSPORTATION DIRECTOR: Having reviewed this waiver request and all materials attached, I hereby[] approve, Q deny, this request for waiver from the design standards of the State Highway Access Code. (signature shall be that of a registered professional engineer) W Date h,opy oismouuon, requlrco copies 1 Hegion permit Ines 2. Staff Access Section. Previous actions are obsolete and easy not be used CDOT Form N 112 8/98 The City of Fort Collins is in support of the waiver request. It is the judgment of our "transportation Services Area that the granting of the waiver meets acceptable practice for engineering, operation and safety for the traveling public, based upon our standards set forth in the Larimcr County Urban Area Street Standards for the street classification of Harmony Road as well as the evaluation of the traffic data by our Traffic Engineer. Said waiver is the result of a 3/4 access off of Harmony Road which has already been built in accordance with a previous access control plan and relocation of this access further east would require an A -line change which would also result in separation requirement issues from the approved access off of Snow Mesa Drive. Again, the City is comfortable with this existing access and will approve the construction drawings indicating this. Marc Virata - Re: Timberline Village - From: Marc: Virata To: Rob Beery Date: 8/1/03 3:32PM Subject: Re: Timberline Village - Development Agreement Rob, Typically as part of the Footing and Foundations portion of the DA, we require the full completion of the water and sewer services prior to starting foundations. In checking into your question with my boss, Dave Stringer, Engineering can structure the DA in such a way that the water and sewer is installed, backfilled & compacted, though not necessarily tested prior to issuance of an F&F for the Albertson's building and the adjacent building #2 because of the size of the building(s). With the remaining pad sites, the standard language of the water & sewer being completed would still be required. Our concerns on allowing F&F prior to these utilities are mostly due to site disturbance around the area when installing the utilities which could hamper emergency access, not having water available in case of fire, as well as not putting the development in a position where the sanitary sewer ends up not having enough fall because the foundation was placed in such a way that the tie in to the sewer main is not as steep as expected or designed. Hope this helps your situation. Let me know of any questions. Thanks, Marc P. Virata Civil Engineer City of Fort Collins - Engineering Department Phone: (970) 221-6605 Fax: (970) 221-6378 mvirata@fcgov.com >>> " Rob Beery" <rtieery@millerweingarten.com> 07/31/03 12:12PM >>> Mark: Thanks for your input. I understand the timing relative to execution of the DA. As you suggested earlier, we are trying to get a head start on getting the DA drafted, and ready for execution with any revisions, upon final approval of our FDP. Assuming a 30 day appeal period after the 8/21 P & Z hearing, we hope this would be no later than 9/21 /03. One specific question regarding the DA. Item 1. C., and II . Special Conditions "No building permits will be issued until public water lines, fire hydrants, sewer liners ...etc are completed and accepted by the City. I assume this was mainly applies to new residential subdivisons, or projects with new public streets. In any case, the off site public lines are in place, and a good portion of the on site water and sewer lines are already in place. We need to make sure we can start building construction when the pads are ready, and plans approved by FC, otherwise we would likely be delayed into the late Fall before starting foundations.. Will this section as written effect our ability to start foundations without the onsite utilities completed? Sometimes, we have been required to provide, or have actress to adequate/nearby fire hydrants in order to start any building construction. We would expect to have the onsite utilities and sitework completed before receiving any Certificates of Occupancy.. Is there any thing else you need from us at this time? Rob Beery Director, Design & Entitlement Marc Virata - Re: Timberline Village Development Agreement Page 2 Miller Weingarten Realty 850 Englewood Parkway Suite 200 Englewood, CO 80110-2304 Phone: 303-799-6300, Ext#356 Direct Phone: 303-996-6356 Fax:303-414-0676 E-Mail: rbeeryCo.millerweingarten.com ----- Original Message ----- From: "Marc Virata" <MVIRATA(o-)fcgov.com> To: <rbeery(a)millerweingarten.com> Cc: <ioe(dcityscapeud.com>; "Basil Hamdan" <BHAMDAN(a)fcgov.com>, "Roger Buffington" <RBUFFINGTON(g fc: og v.com>; "Ted Shepard" <TSHEPARDna.fcgov.com>, <rprovencioCa)irengineering.com>; <ameyersoirnr.com>, <MIKES(LDoirnccom> Sent: Thursday, July 31, 2003 9:12 AM Subject: Re: Timberline Village - Development Agreement > Rob, Michael and all, > Thanks for providing me with the information I received. I don't > believe the "Information for Development Agreement" document is needed > to be sent to me anymore based on the document that Michael emailed, it > appears I can extract all the necessary information from this. > I'm not sure I understand the listing of "applicable Ft Collins public > improvements". We do not typically list the public improvements in a DA > as they are part of the construction drawings which becomes part of the > record. We do however document the development of the public > improvements if there are certain special circumstances regarding them. > Such is the case with regards to the discussions we've had about needing > to have Timberline improvements (interim or per the Caribou Apartments > plans) north of the channelized-T in place in conjunction with the > channelized-T construction. > I'm also not sure on the question regarding an Engineer's estimate for > Timberline. Matt Baker will have dollar amounts to provide in the DA > for repayments due to the City for Timberline and Harmony Road, so no > estimate is needed here. Also, a competitive bid process isn't required > for the channelized-T since it is not street oversizing reimbursable, if > this is what you may be referring to. > We do not execute DA's directly after hearings, mostly due to the fact > that construction drawings are rarely complete at this time, which is > often referred to in the DA. Also, we couldn't execute a Development > Agreement during the time frame in which a decision made by P&Z could be > appealed. Starting the process on drafting the DA at this time is > appropriate and I will work on this. For some reason, there seems to be > this misconception that the DA process needs to be completed in advance > of the hearing, but from a practical standpoint, this is out of > sequence. The DA can (and has been) signed by the Developer a day > before the desired construction date with a construction permit issued > the following day. > Let me know if I can better address your concerns or if you have any Page 3 ' Marc Virata Re Timberline Village - Development Agreement i > questions. > Thanks, > >>> " Rob Beery" <rbeery(d)millerweingarten.com> 07/30/03 11 24AM >>> > MessageMark: > We will look to you to list the applicable Ft Collins public > improvements for this document which I beleive to only include: > I. ROW sidewalks, and landscaping > 2. The Timberline Channelized "T" > Is that correct? Will we need an Engineers estimate for Timberline? > Please review and forward your comments.. We want to be able to execute > this document rifght soon after the 8/21/03 P & Z hearing to allow for a > late September construction start. > We appreciate anything you can do to expedite this, to help make up the > time lost during the CDOT and ROW discussions. > Rob Beery > Director, Design & Entitlement > Miller Weingarten Realty > 850 Englewood Parkway > Suite 200 > Englewood, CO 80110-2304 > Phone: 303-799-6300, Ext#356 > Direct Phone: 303-996-6356 > Fax:303-414-0676 > E-Mail: rbeeryC)o millerweingarten.com > ----- Original Message ----- > From: Shomo, R. Michael > To: MVIRATA(Q)fc9ov.com > Cc: rbeery(a)milleiweinoarten.com ; Meyers, Andrew L. > Sent: Wednesday, July 30, 2003 12:01 AM > Subject: Timberline Village - Development Agreement > Marc: > I am Miller Weingarten's attorney in connection with their Timberline > project in Fort Collins. Rob Beery asked me to forward the attached > draft of the Development Agreement for the project. > The attached draft is based on the City's boilerplate draft, as you > forwarded it to Rot), and the Development Agreement that is currently in > place for the project (signed in 1999 by Western VII Investment, the > current owner of the property). We looked to the Western VII agreement > to assist us in determining the applicable provisions for the attached > draft. If you would find it helpful, I can provide a black -lined > version of the attached draft comparing it with either the boilerplate > document or the Western VII document. > Rob or I will forward the Information for Development Agreement > soon. ..._ ._ Page 4 Marc Virata - Re: Timberline Village - Development Agreement > Please call or e-mail if you have any questions. I am out of town > this week, but I am checking e-mail and voice mail at least once a day. > I look forward to working with you to complete this document. > Thanks. > Mike Shomo > Otten, Johnson, Robinson, Neff & Ragonetti, P.C. > 950 17th Street, Suite 1600 > Denver, Colorado 80202 > (303) 575-7553 (direct) > (303) 825-8400 (main) > (303) 825-6525 (fax) > mikes((Ioirnr.com (e-mail) > www ottenlohnson.com > The information contained in this email is intended only for the use > of the recipient named above. It may contain confidential information > subject to attorney -client privilege or work -product privilege. If you > are not the intended recipient, you are hereby notified that any > dissemination, distribution, copying or other use of this communication > is strictly prohibited. We do not guarantee that any attached files are > virus free, therefore, the files should be virus scanned before opening > them. If you have received this communication in error, please > immediately notify us by telephone (303-825-8400) or e-mail, and delete > this e-mail message. Thank you. i I ' S, L ' ❑ L.J I FMulllslwi 0r Ci r LINE ROAD »qn TEN Commu- _.v Planning and Environmental'- <rvices C irrent Planning Citv of Fort Collins August 7, 2003 Dear Resident: On Thursday, August 21, 2003, at 6:30 p.m., in City Council Chambers, City Hall West, 300 LaPorte Avenue, the City of Fort Collins Planning and Zoning Board will conduct a public hearing to consider a development proposal in your neighborhood. The project is referred to as Timberline Village Community Shopping Center, P.D.P., #10-03. (The project is formerly known as Harmony School Shops Community --hopping Center.) This is a request for the final and largest phase of a community shopping center in the Harmony Corridor. The proposed project is 15.37 acres in size and contains 109,583 square feet divided among nine buildings. The anchor is an Albertson's Supermarket with 52,443 square feet. The P.D.P. represents the "neighborhood service center" component and third (and final) phase of a planned mixed -use activity center originally referred to as Harmony School Shops. The site is located at the northeast corner of Harmony and Timberline Roads and located within the H-C, Harmony Corridor zone district. The City of Fort Collins Planning Staff considers your interest and input in this matter, as well as your neighbor's input, an extremely important part of the City's review of this proposal. If you are unable to attend the public hearing, but would like to provide input, written comments are welcome. The list of affected property owners for this public meeting is derived from official records of the Latimer County Assessor. Because of the lag time between occupancy and record keeping, or because of rental situations, a few affected property owners may have been missed. Please feel free to notify your neighbor of this pending meeting so all neighbors may have the opportunity to attend. Sincerely: p Ted Shepard Chief Planner 'Please note that if the Thursday, Auqust 21 st meeting runs past 11:00 p.m., the remaining items maybe continued to Thursday, September 4' , 2003 at 6:30 p.m. in the Council Chambers, City Hall West. **The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 970.221.6750 for assistance. 11' 1 A"1111 i :.,ilrgc A%onuc • PO. 130x 780 • Fort Collin,, CO 80 22-0580 • i0701221-,,70 • � iV `17()111i,-=0'0 Transvortation Services Engineering Department Citv of tort Collins September 23, 200 Dear Residen�� On Thursday August 21, 2003 the City of Fort Collins Planning and Zoning Board conducted a public hearing for a development proposal in your neighborhood known as the Timberline Village Community Shopping Center, P.D.P., #10-03. Based upon the required City notification process, YOU should have received a letter from the City dated August 7, 2003 notifying you of the development proposal. "file City of Fort Collins Planning and Zoning Board approved the project at the public hearing and the developer is completing final approvals with the City before any construction can take place. It is likely that initial site construction will commence in October of this year. As part of the discussion and approval made by the City of Fort Collins Planning and Zoning Board, the developer will be constructing a "Channelized-T" median at the intersection of Milestone Drive and Timberline Road. The Channelized-T median design will allow protected left turns movements off of Milestone Drive to southbound Timberline Road while also maintaining protected left turn movements from southbound Timberline Road to eastbound Milestone Drive. The construct' I30tJeVR� Channelized-T was made necessary by the combination of existing traffic and tr - generated by the cvelopmcnt� ti will reduce the likelihood of vehicular accidents at OhK intersection by providing physical separation between vehicular movements. As a result, . ith the completion of the Channelized-T median, you will no longer be able to proceed north on Timberline Road by aray-af n turning left out your driveway. Turning movements with Timberline Road will be limited to right-i�la right -out. The installation of a median resulting in the prohibition of left turn movements off a driveway is not an unusual occurrence. ThAaft Hill Road capital improvement project is a recent example where the installation of medians resulted in driveways being restricted to right-in/right-out which previously by default had full access. Because the City will not signalize the Timberline Road and Milestone Drive intersection due to its close proximity with the Timberline Road and Harmony Road intersection, controlling access by way of the Channelized-T median will help ensure safer traffic operation in the area. It is understood that with the upcoming development, changes will be felt by you and your neighbors during construction, and afterwards throughout the operation of the shopping center. These changes, whether regarding traffic, noise, lighting, and/or other matters are concerns we take seriously and hope these will be minimal if not non-existent. Should questioi or concerns arise, please us know whether it may be prior, during, or post construction. Sincerely, Marc P. Virata Civil Engineer You %&k C_a-,J0_A- WAG q� 4� L 1M,e 0.;,'c r— C 414,�I s Z21—L6Or; c9�r- �;,r- Cmh-�acK' -80 17) _, )??1 _1 !ne �.3iix l , October 6, 2003 Charlotte Shanahan 4417 S. County Road I 1 Fort Collins, CO 80525 RP: Timberline Village Community Shopping Center Median Reconfiguration Dear Charlotte: On Thursday August 21, 2003 the City of Fort Collins Planning and Zoning Board conducted a public hearing for a development proposal in your neighborhood known as the Timberline Village Community Shopping Center, P.D.P., #10-03. Based upon the required City notification process, you should have received a letter from the City dated August 7, 2003 notifying you of the development proposal. The City of Fort Collins Planning and Zoning Board approved the project at the public hearing and the developer is completing final approvals with the City before any construction can take place. It is likely that initial site construction will commence in October or November of this year. As part of the discussion and approval made by the City of Fort Collins Planning and Zoning Board, the developer will be constructing a "Channelized-T" median at the intersection of Milestone Drive and Timberline Road. (Attached is a sketch illustrating the median configuration For reterence.) The Channelized-T median design will allow protected left turns movements off of Milestone Drive to southbound Timberline Road while also maintaining protected left turn movements from southbound Timberline Road to eastbound Milestone Drive. The construction of the Channelized-F was made necessary by the combination of existing traffic and traffic "enerated by the development. It will reduce the likelihood of vehicular accidents at this intersection by providing physical separation between vehicular movements. As a result, however, with the completion of the Channelized-T median, you will no longer be able to proceed north on Timberline Road by turning left out your driveway. Turning movements with Timberline Road will be limited to right -in and right -out. Fhe installation of a median on arterial streets, resulting in the prohibition of left turn movements off a driveway is not ail unusual occurrence. The Taft Hill Road capital improvement project is a recent example where the installation of medians resulted in driveways being restricted to right- iniright-out which previously by default had full access. Because the City will not signalize the Timberline Road and :Milestone Drive intersection due to its close proximity with the Timberline Road and Harmony Road intersection, controlling access by way of the Channelized-T median Will help ensure safer traffic operation in the area. It is understood that with the upcoming development, changes will be felt by you and your neighbors during construction, and afterwards throughout the operation of the shopping center. These changes, whether regarding traffic, noise. lighting, and/or other matters are concerns we take seriously and hope these will be minimal, if not non-existent. Should questions or concerns arise, please us know, whether it may be prior, during, or post construction. You may contact me at the Ciry's Engineering Department, 221-6605. Or, for specific questions on the Channelized-T median, you may contact the City's Traffic Engineer at 221-6630. Sincerely, (,Marc P. Virata Civil Engineer HARMONY SCHOOL SHOPS FILING 3 (APPROVED) PEDESTRIAN PLAZA 7 - 777—� = -- ��II DIAMC STOP l SHAMROCKIV _ 1 (EXISTING) �i I ■ i POSSIBLE ENTRY ( 1 STOP. MONUMENT ?NII �LOCA SON �. f 1 1IT1.UING fi it �Axts.F. t -- - v 45. a SQII.DTNG 7 RETAIL! SERVICE/ REST. 7,2610 S.F. a —- Marc Virata - Timberline village Page 1 From: " Rob Beery" <rbeery@millerweingarten.com> To: 'Marc Virata" <MVIRATA@fcgov.com> Date: 1/14/04 3:33PM Subject: Timberline village Hi Mark, Hope the new year is treating you well. Trying to finalize the DA, and recently discussed the pedestrian connection to the east with Ted Shepard.. Since the ARC trailer park does not want the connection and will not cooperate we jointly proposed the ROW sidewalk. Once we determined that the width was not sufficient we agreed to escrow some funds for a future connection. We do not want to also escrow funds for land acquisition since this seems beyond the scope and responsibility of our project. I understand the city would likely have to condemn the required ROW to actually build the walk. As you know this is a lengthy and often contentious process. Several legal precedence's are currently being challenged. Please review with your attorney and see if at least the land value can be removed form the required escrow. If not, we would want the City to commit to the condemnation process and associated costs. Ideally the whole issue would go away considering we need all the help we can get to get this project going again Please call with any comments or questions. Thanks Rob Beery Director, Design & Entitlement Miller Weingarten Realty 850 Englewood Parkway Suite 200 Englewood, CO 80110-2304 Phone: 303-799-6300, Ext#356 Direct Phone: 303-996-6356 Fax:303-414-0676 E-Mail. rbeery@milleNveingarten.com o urban design, inc. 3555 stanford road, suite 105 fort collins, colorado 80525 (970) 226-4074 fax (970) 226-4196 e@cityscapeud.com Request for Modification of Standard Building Size fora Supermarket within the Harmony Corridor District July 17. 2002 The applicant, Miller Weingarten, LLC, is requesting a Modification of Standards for the size of a supermarket in the HC (Harmony Corridor) zone. Specifically, the store is proposed within an Activity Center designated as a "Community Shopping Center," per the Harmony Corridor Plan, at the northeast comer of Harmony Road and Timberline Road. The Harmony Corridor Standards and Guidelines, Appendix B, states that a supermarket should .'not exceed 49,000 :square feet of gross floor area." The applicant is proposing a supermarket at 52,443 square feet - 3,443 square feet larger than standard. Based upon criteria provided in the Land Use Code (L.U.C.) Section 2.8.2(H), the applicant maintains that the proposed increase in size of the supermarket is not detrimental to the publicgood and promotes the general purpose of the standard equally as well or better than a plan that complies with the standards. When compared to a plan compliant with the Land Use Code standards: The proposed plan is better than a plan compliant with the Land Use Code because the proposed uses are smaller than other allowed single building uses that could exist on the site. Per the Harmony Corridor Standards and Guidelines, a Community Shopping Center at this location would allow "Big Box' buildings up to 80,000 square feet in area. The proposed supermarket is 27,557 square feet - 34% smaller than an allowed Big Box retailer. • The proposed plan will provide a larger variety of goods to the surrounding service area and thus function better as a Community Shopping Center. Other Activity Centers located within the Harmony Corridor have the following sized supermarkets: Shopping Center Type Supermarket Location Store Size Regional King Soo ers Harmony Rd and JFK Parkway 70,500 sq. ft Proposed Harmony Rd and Timberline Rd 52,443 sq. ft -Community Neighborhood Safeway Harmony Rd. and McMurray Ave. 48,326 sq. ft. * Current proposal • The proposed plan provides more than the minimum required interior parking lot landscaping. The code requires a minimum of 10% while this plan proposes 11.6% interior landscaping area. (See Exhibit A.) • The proposed plan orients the shopping center to both Harmony and Timberline Roads. The smaller, more broken -up fagade is planned to face Harmony, providing additional streetscape Uo Y o urban design, inc. interest. The larger fagade is oriented toward Timberline, almost 900 feet to the west. Significant landscape buffers are incorporated into the plan, as well as a buffer of smaller uses between the primary structure and the roads. This conforms to the newly adopted Big Box Standards for supermarkets. • The proposed plan locates all parking on the interior of the site and provides substantial buffering from Harmony and Timberline Roads. • The proposed plan creates strong pedestrian connections from the surrounding neighborhoods as well as connections throughout the interior of the shopping center. • The proposed plan provides four-sided architecture forthe supermarket and all otherstructures within the Community Shopping Center. • The proposed plan provides a supermarket only 7% larger than otherwise permitted by the L.U.C. and the Harmony Corridor Plan. The structure will not be noticeably larger than the 49,000 square foot standard. Please see the attached plans showing the proposed plan as well as a plan that is compliant with the Land Use Code :standards. a yo , oe Carter Cityscape Urban Design Timberline Village Statement of Planning Objectives February 27, 2003 I) City Plan Principles and Policies a. Timberline Village will provide a varied selection of uses to meet some of the demands of the existing and future residential development within the southeastern quadrant of Fort Collins. Office, service, retail and restaurant uses will create the mix of development proposed on this site. Pedestrian, bicycle and vehicular access have been integrated within the plan as well as connections to surrounding residential and commercial uses. b. Site Description i. Timberline Village is located on a± 15.87-acre site at the northeast corner of Timberline and Harmony Roads in Fort Collins. ii. The property is zoned H-C Harmony Corridor. iii. The City of Fort Collins Structure Plan designates this property as Commercial Corridor District. iv. The Harmony Corridor Land Use Plan designates this corner as a Mixed Use Activity Center and identifies this corner as an area suitable for a Community Shopping Center. v. Existing development within this Community Shopping Center includes the Harmony School and a Diamond Shamrock convenience store with gas station and car wash. Harmony School Shops 3`d Filing has been approved by the City of Fort Collins. The 3`d Filing included two office buildings and a day care center on the northeast corner of Timberline Road and Milestone Road. c. City Plan —Principles and Policies List i. Policy LU-2 2 Urban Design: The proposed development is new construction within the Harmony Corridor that further emphasizes the identity of the Harmony School and intent of the standards and guidelines of the corridor plan. ii. Policy T-1.5 Targeted Areas: The proposed development is identified as an Activity Center within the Harmony Corridor Plan. Non -motorized transit opportunities have been implemented into the design of the project. iii. Policy T-4 1 Bicycle Facilities: The project accommodates and encourages bicycle transportation through neighborhood connections, the Harmony Road trail and the placement of required bike racks. iv. Policy T-5 1 Land Use: The City will promote a mix of land use and activities that will maximize the potential for pedestrian mobility throughout the community. v. Policy T-5 2 Connections: The proposed shopping center provides direct pedestrian and bicycle connections to adjoining existing neighborhoods and allows for direct access from building entries to connecting sidewalks. vi. Policy T-7.1 Pedestrian Facilities: The development creates multiple outdoor activity areas that contribute to the character and human scale of the sidewalk environment. The building design and detail support the human scale of the street with windows, recesses, awnings and patios. vii. Policy CAD-2 2: Public Space Design: The incorporation of plazas, sitting areas and outdoor spaces are included in this proposed development. See the "outdoor activity areas" on the Site Plan. viii. Policy CAD-3 1 Modification of Standardized Commercial Architecture: The commercial buildings of this development demonstrate a distinct deviation from the standardized commercial architecture. ix. Policy CAD-3 2 Compatibility with Surrounding Development: Through the use of common building materials, common colors and incorporating the signature "tulip" pattern within the columns reflect how this development exhibits compatibility with the architecture and architectural themes of surrounding buildings. x. Policy CAD-4 1 Crime Prevention and Security and Policy CAD-4.2 Lighting and Landscaping: The site is generally open to community surveillance. At the request of neighboring residents, the detention area will be left somewhat open for security reasons without sacrificing necessary screening of vehicle lights. xi. Policy ENV-1 5 Actions on Vehicular Emissions: At staffs request, the applicant removed a desired drive -through pharmacy, which has been linked to increased vehicular emissions. xii. Policy ENV-1 11 City's Role: The land use designations adjacent to this development being primarily residential, will lead to reduced miles traveled and a reduction in vehicle trips. xiii. Policy NOL-3.2 Urban Public Spaces: Public plazas, sidewalk gathering spaces and seating areas, all termed "outdoor activity areas" on the site plan, were incorporated into the design of this commercial development. xiv. Policy CD-1 I New Development: Several of the buildings within this development were placed to screen parking lots from view along Harmony Road, Milestone Road and Timberline Road. xv. Policy CD-3 3 Linkage to Neighborhoods Adjacent to Commercial Districts: Pedestrian access from adjacent neighborhoods has been created to be direct and well lighted. xvi. Policy TC-I Locating Transportation Corridors: This project is located within the Harmony Corridor. xvii. Policy TC-3.1 Pedestrian Plan: The proposed development adheres to the five principles of the City's adopted Pedestrian Plan — directness, continuity, street crossings, visual interest and amenity and security. xviii. Policy TC-5.3 Facility Design_ Pedestrians and bicycle travel have been supported by this development as seen by the continuation of the trail along Harmony Road. it) Description of proposed open space, buffering, landscaping, circulation, transition areas, wetlands and natural areas on site and in the general vicinity of the project. a. Open space i. A pedestrian plaza is proposed within the development to provide a location for outdoor gathering and dining. Additional outdoor activity areas have been created around buildings to encourage pedestrian activity and better the pedestrian experience. b. Buffering i. A required 80-foot setback zone has been created adjacent to Harmony Road. Berming and landscaping have been designed to screen parking lots along the Harmony Road frontage and provide a buffer for pedestrians and bicyclists along the proposed trail. ii. Screen walls and landscaping have been located between service areas and residential developments. Specifically, a 6' masonry screen wall and landscaping are proposed between the supermarket loading area and the Harmony Mobile Home Park. At the neighborhood meeting, a resident one of the few participant requested that no screen wall be constructed along the north side of the supermarket service area. The resident stated that he wanted this area open to view for surveillance purposes. iii. The existing detention pond along the northern boundary of the site creates a substantial separation distance between the proposed development and the existing residential neighborhood. Screen plantings are proposed adjacent to the proposed buildings and the existing houses. All trash enclosures and loading areas will be screened with masonry walls and landscaping. c. Landscaping i. Approximately 17% of the interior area of the proposed parking lot has been designated as landscape area. The landscape was designed to provide shade for the parking surface and to divide the typically large expanse of asphalt into much smaller buffered areas. The landscaping is also provided to enhance the character of the buildings without filly screening the architecture or the necessary business signage. d. Circulation i. Circulation though the site was created to minimize the number of vehicular/pedestrian conflicts as possible. Pedestrian links to existing neighborhoods are included in the design. Internal pedestrian circulation routes were created to limit vehicle trips within the site. The pedestrian plaza was located to encourage outdoor gathering and dining opportunities. A pedestrian connection to the Harmony School was created at the request of the neighbors at the neighborhood meeting. ii. An 8' pedestrian and bike trail has been created through the 80-foot Harmony setback zone to accommodate pedestrian and bicycle use through the Harmony Corridor. iii. A three quarter movement intersection exists at the entry of the site and Harmony Road. Left turns from the project onto Harmony Road are not allowed. A right -in and right -out only intersection exists between the Harmony School and the Diamond Shamrock along Timberline Road. A full movement intersection exists along the northern most entrance and Milestone Road. There is a full movement intersection at Timberline Road and Milestone Road. e. Wetlands and Natural Areas i. There are no known wetlands or natural areas on the site. III) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all portions of the project development plan. a. The developer will own and lease several of the buildings proposed within the development — specifically Buildings 7, 8 and 9. Individual owners will occupy the remaining buildings. An owners association will be created to provide maintenance to all public areas. The detention pond will continue to be maintained by the City of Fort Collins. IV) Estimate of number of employees for business, commercial and industrial uses. a. The estimated number of employees for each use areas follows: i. Supermarket — 60 to 100 (full and part time) ii. Building 2 (retail)-6 to 8 iii. Building 3 (restaurant) — 40 to 60 iv. Building 4 (restaurant/retail) — 10 to 30 v. Building 5 (restaurant) — 40 to 60 vi. Building 6 (bank) — 20 vii. Building 7 (retail/service/restaurant)- 40 to 60 viii. Building 8 (retail/service/restaurant)- 40 to 60 ix. Building 9 (retail/service/restaurant) — 50 to 75 V) Description of rationale behind the assumptions and choices made by the applicant. a. Parking should be screened from roads with landscaping and smaller buildings. Large expanses of parking will be divided into smaller lots. b. Buildings shall be oriented to the street with entrances linked to connecting walkways. c. Pedestrian paths that connect existing residential developments. d. A safe and logical vehicular pattern with connections stubbed to future development parcels with minimal pedestrian/vehicular conflicts. e. The pedestrian plaza will be a multi -use area open for both public gatherings and outdoor dining opportunities. The plaza will be visible to public and provide a physical and visual link from the center to the surrounding area. VI) The applicant shall submit as evidence of successful completion of the applicable land use code criteria, the completed documents pursuant to these regulations for each proposed use. The Planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. a. Article 3 Criteria: as applicable — are met to the best of the applicant's knowledge. b. Article 4 Criteria: as applicable — are met to the best of the applicant's knowledge c. Harmony Corridor Plan Standards and Guidelines: - are met to the best of the applicant's knowledge. VII) Narrative description of how conflicts between land uses or disturbances to wetlands or natural area are being avoided or mitigated. a. Conflicts between land uses: i. Landscaping and walls will screen all loading zones, trash enclosures and service areas where necessary. Due to security and safety concerns, residents of the Sunstone neighborhood requested no wall be created along the north side of the supermarket loading zone. V11I) Written narrative addressing each concern/issue raised at the neighborhood meeting. a. Traffic - i. Concerns were raised about the intersection of Milestone Drive and Timberline Road. These issues have been addressed within the Traffic Study. ii. Timberline Road traffic— The impacts of this development to all adjacent roads are addressed within the Traffic Impact Study. b. Screening of service areas -