HomeMy WebLinkAboutPARAGON POINT AMENDED OVERALL DEVELOPMENT PLAN - 48 91H - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESJune 7, 1993
Planning and Zoning Board Members
Planning Department
City of Fort Collins
RE: Paragon Point, Overall Development Plan
Planning Objectives
Dear Board Members:
In response to Board concerns regarding density related issues in
Paragon Point, Phase IV, the developer is resubmitting a revised
Preliminary/Final package to both clarify design concepts and modify
site design to meet those concerns. Briefly, the progress of the project
has been as follows: the Board approved the Overall Development Plan
and Phase I of Paragon Point P.U.D. on March 23, 1992, followed by
approval of Phase II on October 19, 1992, an Administratiave Change
to the O.D.P. on January 15, 1993 and Phase III on March 22, 1993.
The developer is now ready to proceed with Phase IV.
The site is located in southeast Fort Collins, east of Lemay Avenue and
north of Trilby Road. As you may recall, the Paragon Point site has
many natural resource amenities, including Fossil Creek and its associ-
ated bluffs, which meanders through the site providing landscape
diversity and wildlife habitat.
As a project unique in this area, the developer has gone to great efforts
to preserve and enhance the elements of this site, providing a Natural
Resource Management Plan for the site, as well as adding to the City's
Fossil Creek Trail system and improving the passive open space.
These amenities are available not only to Paragon Point residents, but
to all members of the community.
We feel the Board has some justifiable concerns regarding density of
development in the Urban Growth Area, and we would like to review
the design concept of Paragon Point in relation to those concerns.
The attached chart summarizes the course of development on Paragon
Point P.U.D.
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The purpose of the Overall Development Plan is to establish general
planning and development parameters, while allowing sufficient flexi-
bility to permit detailed planning at the time of development. Because
the process for obtaining an Administrative Change to the O.D.P. to
increase density historically is very difficult, the density shown on the
O.D.P. is typically the maximum density anticipated, not a commitment
to a minimum density. At the time of development, that density must
be justified by a sufficient number of points on the Density Chart.
Prior to the May 5 submittal of Paragon IV, the approved Paragon
Point O.D.P. supported a mix of residential densities with an average
of 3.01 units per acre, and a total of 224 units. When it became appar-
ent that the commercial site of approximately 3 acres was not viable
from a traffic and locational standpoint, the developer requested a
change to the O.D.P. to allow development at the site as a multi -family
use at 9.4 units per acre. This will both increase Paragon Point's
average density to 3.10 units per acre, with a total of 233 units, and
allow a greater mix of densities. This mix ranges from 2.11 per acre,
which reflect the need in Phase I to protect the bluffs with large conser-
vation easements on the lots, to 9.4 units per acre for the townhomes
in the planned Phase V.
We feel it is also important to point out the O.D.P. designation of the
Phase IV site as patio homes is intended to imply a higher level of
density than a typical single-family layout, not necessarily to commit to
a specific structure. The lot sizes are comparable to those in The
Village at Southridge and the patio homes in Stoneridge.
In addition, it is important for the Board to realize that in our attempt
to maximize use of developable land, we created 28 lots by reshaping
the flood plain.
•Proposed Amendment
Land Use Policies
City Land Use policies achieved by the plan include:
• Policy 12 - a density of at least 3 dwelling units per acre.
• Policy 75 - a mix of housing densities
• Policy 91 - protection of scenic and recreational values of
streams
• Policy 14 - developed to urban standards
• Policy 43 - protects significant habitat
• Policy 47 - provides energy alternatives in the form of solar lots
and extensive bike paths
• Policy 58 - flood plain improvements allowed more efficient
development
• Policy 83 - preserves open space
• Policy 95 - connection to Fossil Creek Trail
Thank you for your consideration, and we look forward to your com-
ments.
Sincerely,
JIM SELL DESIGN
Kay Force