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HomeMy WebLinkAboutPARAGON POINT AMENDED OVERALL DEVELOPMENT PLAN 7.26.93 P AND Z BOARD HEARING - 48 91H - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 12 MEETING DATE 7/26/93 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Paragon Point Amended O.D.P., #48-91H APPLICANT: Trustar, Inc. c/o Jim Sell Design 117 East Mountain Avenue Fort Collins, CO 80524 OWNER: Trustar, Inc. c/o Byron Collins #1 Old Town Square Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request to amend the Paragon Point Overall Development Plan Parcels A, B, and C consisting of 14.7 acres. The request eliminates a three acre Commercial area in favor of a 2.2 acre Multi -Family site on Parcel A. The request also includes a reconfiguration of Parcels B and C. These parcels now comprise 12.6 acres and contain a mix of single family and duplex residential uses. The O.D.P. consists of 148 acres and is located at the northeast corner of South Lemay Avenue and Trilby Road. The area is zoned r-1-p Low Density Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: Of the total 148 acres, only 75.36 acres are developable. The Amended O.D.P. impacts only 14.8 acres of the gross acreage. With the new mix of multi -family, duplexes, and single family, Paragon Point O.D.P. continues to meet a significant number of land use policies. In addition, Paragon Point has demonstrated a sophisticated level of land planning that emphasizes preservation of natural features and dedicated common amenities for the mutual benefit of all residents. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Sagezre fit. PORTNER RES y Marshal cho c� S t °o„ 3 Prescott S 0 Courtenay m� 4C-,.. 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SNrm w•569,• wal ]el).w Ya m m. .Owf LP lbaaG a PARK / OPEN SPACE NOTE ii:.cAA Ri'aiil'nin(a�irn.cu .i .Ns �rviaw e wcvic IXimlelrwN nae Nrn�..ixri w ,:nw•.... - worvcm.m VICINITY MAP ae�1�Bs®�i Islam.^!-s>•®���i PROJECT r. s.�r�mb.aN.r. w.r NN.Ns rn bsa� w x aaN rw _rareeh w ✓•A TN_ i. WNlb.r� �Cw wWr. ml—�Ik 4 •.�stiw wr~m_mw nm��ahti l+..lwb Yw1eH _ n _�� a Mrn rbM b�+� w Nerti/swl.p. IYs WYp N— m m.xNm M1a pV —r r• �nMmrm i ALTERNATIVE LAND USES 1.,rwR.Nau._.r.l•a�+N.la�.r�..wle.m to m.r. A.e .a r, RETAIL oA�uwc 'n ,faA,a( N®OVVVOCV mNverlRwm ceWRA pOTAVRAMf ryvly_ A1pmy d �'w U� INI�Cevtlop�r 19n by IM ClmNea d �Yrvelmnanl foYpeN N IMx IW ua•. Eei nawnNlx, Rumor, wY lunhr W uwRmuu y xp'ey mtllp n Nr p�'Num, p® bb eNImN of IIN pYniN uml pNWmml rV✓Nun N am rtY•ex df allele Ntl blretu. tttyyy���1 ' OVEPALIL DEVELOmMFNT PL/?N - PARAGON POINT P.U.D.- ADMINISTRATIVE CHANGE 1-15-93 ADMINISTRATIVE CHANGE 7— 7 —93�.+ B ArR[�x(x0AW1XMl l i.r ® p�i/ice m 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. 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 June 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. J;m Sell D ff Fort (303)484-1921 Jim Sell Design 117 East Mountain Avenue Fon Collins, CO 80524 Phone (303) 484-1921 Fax (303) 484-2443 MEMO OF CONTACT DATE: May 12, 1993 WITH: Rob Wilkinson RE: Paragon IV P.U.D. Wetland Buffering On the afternoon of May 12 Jim Sell and Kay Force of Jim Sell Design met with Rob Wilkinson of Fort Collins Natural Resources department at the Paragon P.U.D. site. The purpose of the meeting was to discuss methods of interfacing the residential lots of Paragon L IV with the adjacent wetlands near the corner of Trilby Road and Lemay Avenue. Rob explained that previous grading near this area might have changed the groundwater charac- teristics and that the wetland area may go through a period reaching equilibrium again. We suggested that in addition to installing protective construction fencing while work was in progress, that we would delineate the wetland boundary adjacent to the residential area with an open rail fence. This fence will indicate a change in character of the land, but the open _style will discourage dumping of yard wastes. No other fencing will be used in this area. In addition, Rob suggested that we provide some simple interpretive signage on this fence to encourage an appreciation of this site. cc: Rob Wilkinson, Fort Collins Natural Resources Department Byron Collins File Paragon Point Amended O.D.P., #48-91H July 26, 1993 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: r-1-p; Residential and Southridge Greens Public Golf Course S: r-1-p; Vacant (Stanton Creek O.D.P.) E: FA-1; (County) Rural Residential W: r-1-p; Single Family (Brittany Knolls) Paragon Point O.D.P. was approved in December of 1991. An administrative change to the O.D.P. was approved in January of 1993 concurrent with the Preliminary P.U.D. request for Paragon Point Phase Three. This change allowed a consolidation of Parcel D (Patio Homes) and Parcel E (Single Family) into one Parcel with a designation as Single Family. Parcel E then became Paragon Point Phase Three Final P.U.D., approved on March 22, 1993. The approval of Filing Three Final P.U.D. (16.89 acres) was accompanied by a variance to allow less than three dwelling units per gross acre (2.96 d.u./a). 2. Description of Proposed Amendment: CURRENT O.D.P. PROPOSED AMENDMENT Parcel Land Use Acres DU/ AC Ttl Uts Land Use Acre DU/ AC Ttl Uts A COMMERCIAL 3 - - MULTI- FAMILY 2 6.5 13 B MULTI -FAMILY 4.7 16.0 75 C PATIO HOMES 7.2 8.0 58 SINGLE FAMILY 12.7 5.2 66 TOTAL 14.9 8.92 133 14.7 i 5.4 79 Parcel A, formerly designated as "Commercial" has been changed to a 2.2 acre multi -family tract at 9.5 dwelling units per acre. This tract is anticipated to support a maximum of 21 dwelling units. Under the proposed amendment, Parcel C is divided into two tracts, Parcels B and C. Parcel B is designated as "Multi -Family - Duplexes" with 3.0 acres and an anticipated density of 5.3 dwelling units per acre. Parcel C is designated as "Single Family" with 9.5 acres and an anticipated density of 5.2 dwelling units per acre. These two new Parcels (B and C) represent the area of Paragon Point Phase Four P.U.D., which is being considered concurrently with the O.D.P. Amendment request. Paragon Point Amended O.D.P., #48-91H July 26, 1993 P & Z Meeting Page 3 In comparison with the Amended O.D.P. as approved administratively in January of 1993, the change of residential land use results in the slight raising of overall net residential density. The O.D.P. consists of 75.20 net developable acres. The increase in the anticipated number of dwelling units increases from 224 to 233. While this represents a gross density of 1.57 dwelling units per acre, the net density is 3.1 dwelling units per acre. The following three tables represent a summary of the recent amendments to Paragon Point Overall Development Plan: ACREAGE DWELLING UNITS PER ACRE DATE GROSS NET UNITS GROSS NET Dec. 1991 148 77 335 2.26 4.35 (Approved) Jan. 1993 148 77 224 1.51 2.90 (Approved) May 1993 148 75.36 226 1.52 3.00 (Denied July 1993 148 75.20 233 1.57 3.10 (Proposed) OVERALL DEVELOPMENT PLAN'S HOUSING MIX DATE SINGLE PATIO/ MULTI- TOTAL FAMILY DUPLEX FAMILY Dec 1991 145 114 76 335 (Approved) Jan 1993 130 94 - 224 (Approved) May 1993 213 - 13 226 Denied July 1993 196 16 21 233 (Proposed) d Paragon Point Amended O.D.P., #48-91H July 26, 1993 P & Z Meeting Page 4 Table Three summarizes the P.U.D activity within Paragon Point O.D.P to date: DU'S ACREAGE DU'S/ ACRE DATE VARIANCE GRANTED FIRST FILING 64 148 2.50 DEC. 16, 1991 SECOND FILING 36 15.64 2.30 AUG. 24, 1992 THIRD FILING 50 16.89 2.96 JAN. 25, 1993 FOURTH FILING (PROPOSED) 65 12.58 5.16 NOT APPLICABLE As can be seen by the three tables, Paragon Point O.D.P. was initially approved in 1991 with less than three dwelling units per acre, on a gross acreage basis. The most significant change occurred in January of 1993 in association with the Third Filing P.U.D. As the Third Filing came on line (January 1993), the total number of units in the O.D.P. decreased from 335 to 224. This resulted in a decrease in the gross density from 2.26 to 1.51 dwelling units per 148 gross acres. As preliminary planning for the Fourth Filing was originally submitted (May 1993), the total number of dwelling units within the O.D.P. actually increased from 224 to 226. However, due to the impact of losing units as a result of the Third Filing, the O.D.P. amendment, necessitated by the Fourth Filing, was denied in May of 1993. With the revisions now under consideration, the O.D.P. will realize a slight increase in anticipated number of dwelling units from 224 to 233. In addition, the proposed housing mix is improved with an offering of smaller single family lots combined with duplex and multi -family units. 3. Land Use Policies Plan: The policies addressing the issue of residential densities in the urban growth area are as follows: 12. Urban density residential development usually at three or more units to the acre should be encouraged in the urban growth area." 13. Rural density residential development usually at one or less units to the acre shall not be allowed in the urban growth area." 14. Urban development standards shall apply to all development within the urban growth area." 15. Development in the urban growth area should be consistent with development policies set forth in this plan." Paragon Point Amended O.D.P., #48-91H July 26, 1993 P & Z Meeting Page 5 The request to amend Paragon Point O.D.P. clearly meets three out of four of these policies. Policy #12, however, specifically recommends a minimum threshold of three dwelling units per acre for residential development in the urban growth area. This policy statement is silent on whether this density threshold shall be calculated on a gross or net acreage basis. The L.D.G.S., on the other hand, is quite clear. Criterion Number One on the Residential Uses Point Chart asks: "On a gross acreage basis, is the average residential density in the project at least three dwelling units per acre?" Since there is a question whether the request meets the intent of Policy #12, the Planning and Zoning Board must weigh and evaluate the impact of a large, planned residential project that does not meet the three dwelling unit per acre minimum (on a gross acreage basis) yet satisfies a number of other competing design objectives. The issue, therefore, is reviewing the Amended O.D.P. based on residential density calculated on a gross acreage basis (148 acres) or on a net acreage basis (75.36). In evaluating this issue, the Planning and Zoning Board is asked to consider the specific design elements of Paragon Point as summarized in the following section. 4. Design Elements of Paragon Point: Since land planning began on Paragon Point in 1990 and 1991, three filings have been approved and a fourth is under consideration as a Preliminary P.U.D. The following design elements have been incorporated into the development of these 148 acres. A. Paragon Point, unlike straight subdivisions or P.U.D.'s that contain no open space, has consolidated 70.6 acres of passive and active open space for the mutual benefit of the development's residents. B. The rear portions of the lots abutting the rock outcroppings on the east bank of Fossil Creek (Filings One and Two) have been reserved as open space by a conservation easement. C. The floodplain of Fossil Creek has been mapped and set aside as a passive open space area consisting of 52.4 acres. D. The open space areas are governed by a Natural Resources Management Plan that has been adopted by the Planning and Zoning Board. E. An active open space area has been set aside, consisting of 3.3 acres with plans for tennis courts and a pool and clubhouse. Access to this area has been made convenient by the network of bicycle/pedestrian paths. Paragon Point Amended O.D.P., #48-91H July 26, 1993 P & Z Meeting Page 6 F. The potential erosion of Fossil Creek has been analyzed at the request of the City's Stormwater Utility. The result is the Fossil Creek Streambank Stabilization Study which calls for specific measures to protect the banks from further erosion. G. The City's Parks and Recreation Department Master Plan calls for a segment of the Fossil Creek Trail in the general area. The trail alignment has been determined and all phases of the P.U.D. will gain access via the network of connecting neighborhood paths. H. The three P.U.D.'s that have been approved take advantage of the 28 feet wide (from curb to curb) local street standard in the cul-de- sacs. This reduces the amount of impervious surface, reduces the amount of stormwater runoff, reduces the amount of future maintenance, and reduces the amount of heat and glare. I. The three filings along Lemay Avenue specify a unified streetscape design that includes masonry fencing, shrub beds, street trees, and entry features at the local street intersections. J. Wetland areas have been mapped, inspected by the Department of Natural Resources, and preserved. These wetland areas will act as a buffer between the potential multi -family area and the single family area. K. Finally, all filings have demonstrated a sensitivity to existing land forms and natural features. Massive amounts of cuts and fills have been avoided. Internal streets follow natural contours. Drainage patterns have been kept as natural as possible. These design elements indicate a sophisticated approach to land planning. The objective is to not mimic a rural character but provide each lot with commonly shared amenities. While the overall gross residential density will fall below three dwelling units per acre, the net density equals three dwelling units per acre. The incorporation of common elements and design features, while removing land area from the gross density calculation, are offered as examples of competing objectives that promote valid public benefits. 5. Other Land Use Policies: In addition to the discussion of the four Land Use Policies that pertain to density in the urban growth area, Paragon Point continues to satisfy the following Policies: "22. Preferential consideration shall be given to urban development proposals which are contiguous to existing development within the city limits or consistent with the phasing plan for the City's urban growth area. Paragon Point Amended O.D.P., #48-91H July 26, 1993 P & Z Meeting Page 7 Paragon Point is sequential development being adjacent to Southridge Greens and Brittany Knolls. The development of this area does not represent "leapfrog" development. "24. All utility extensions should be in conformance with the phased utility expansion portion of the City's Comprehensive Plan." Paragon Point is served by an urban level of services in accordance with the expansion plans of the City of Fort Collins and, by agreement, with the special service districts. "54. Flood prone areas of streams and rivers in the City shall be designated as "floodplain management areas" and special development standards applied therein." The 100-year floodplain of Fossil Creek is preserved and dedicated as open space. Small areas of floodplain storage area are proposed to be developed but shall do so in accordance with local and federal regulations. "55. The City shall prohibit any residential development in areas which have been officially designated as floodway areas." There is no residential development in the floodway of Fossil Creek. "79a. Low density residential uses should locate in areas which have easy access to existing or planned neighborhood and regional/community shopping centers." Paragon Point is within two miles, via Lemay Avenue, of Harmony Market P.U.D., a 50 acre community/regional shopping center that contains a grocery store anchor. "79d. Low density residential uses should locate in areas within walking distance to an existing or planned neighborhood park ad within easy access to a community park." Paragon Point is within walking distance of Southridge Greens golf course (existing) and Fossil Creek Community Park (planned). "89. Areas along the Poudre River, Spring Creek, and Fossil Creek should be incorporated into the City's parks and recreational trail system." Paragon Point accommodates a significant segment of the Fossil Creek Trail. "90. Consistent with a fiscal impact analysis and effects on the Capital Improvements Program, the City should acquire and utilize the officially designated floodways of the Poudre River, Spring Creek, and Fossil Creek for open space. Paragon Point Amended O.D.P., #48-91H July 26, 1993 P & Z Meeting Page 8 Paragon Point dedicates, at no fiscal impact to the City, the 100-year floodplain of Fossil Creek. "91. The City should protect the scenic and recreational value of the City's lakes, rivers, and streams from encroachment by incompatible uses." By way of a conservation easement on affected lots and dedicated open space, there is no encroachment of any land use on Fossil Creek. "92. Adequate public access to the City's lakes, rivers, and streams should be maintained." Unlike Warren Lake, Sherwood Lake, and Harmony Cove Reservoir, there will be public access along the entire reach of the west bank of Fossil Creek. As illustrated by the examples cited above, Paragon Point O.D.P. continues to satisfy a number of policies as defined by the Land Use Policies Plan, an element of the City's Comprehensive Plan. 6. Loss of Commercial Area: The loss of the three acre commercial area at the northeast corner of Lemay Avenue and Trilby Road has been evaluated and found acceptable by Staff. Given the size and location, the commercial area would have been classified as a "Neighborhood Convenience Shopping Center" and evaluated by Point Chart J of the L.D.G.S. As such, any P.U.D. at this location would not have met the required minimum score on Point Chart J and would have required variances from the Planning and Zoning Board. For example, a P.U.D. for a Neighborhood Convenience Shopping Center at this location would not be able to meet the following variable criteria: A. Contiguity to a transit route. B. Location at the intersection of an arterial and collector. C. Being contiguous to and functionally a part of an existing or approved neighborhood shopping center, an office or industrial park, or a multi family development containing 100 or more dwelling units with a net density of not less than 10 dwelling units per acre. By not meeting these variable criteria, a potential P.U.D. would not have scored the required minimum of 65% on the Neighborhood Convenience Center Point Chart and would have required a variance to allow the land use at this corner location. Opportunities remain for commercial development in the area. Stanton Creek Overall Development Plan, at the southeast corner of South Lemay Avenue and Trilby Road, contains a 15 acre commercial site on Tract A designated as "Neighborhood Service Center". This O.D.P. was approved in 1988. Paragon Point Amended O.D.P., #48-91H July 26, 1993 P & Z Meeting Page 9 There is a trend of lowering residential densities in the general area. Provincetowne O.D.P. (southeast corner of South Lemay Avenue and Trilby Road) is co -owned by the City of Fort Collins and the original developer. The parcel under control of the original developer has been submitted for a mix of residential densities including large lot residential lots at a low density. While requests for lower density will be carefully evaluated for compliance with the Residential Uses Point Chart, it is anticipated by Staff that the 15 acres designated commercial area in Stanton Creek will be sufficient to serve the general area. Staff finds that substituting Multi -family for three acres of Commercial is a valid land use change and that other locations in the vicinity would be more suitable for the neighborhood commercial function. RECOMMENDATION: Staff finds that the request to amend the Paragon O.D.P. meets a significant number of land use policies. While the policy of maintaining a minimum of three dwelling units per acre on a gross acreage basis has not been met since the original approval in 1991, Paragon Point has demonstrated an inclusion of a number of valid design elements which promote public benefits. Staff finds that with significant design features, and the fact that there will be three dwelling units per acre on a net acreage basis, the Amended Overall Development Plan remains in compliance with The Land Use Policies Plan. Staff, therefore, recommends approval of Paragon Point, Amended Overall Development Plan, #48-91.