HomeMy WebLinkAboutPARAGON POINT PUD PHASE FOUR PRELIMINARY AND FINAL 7.26.93 P AND Z BOARD HEARING - 48 91i - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS13
ITEM NO.
MEETING DATE 7/26/93
STAFF Ted Shepard
iii
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Paragon Point, Phase Four, Preliminary and Final
P.U.D., #48-91I
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 for Preliminary and Final P.U.D. for 49 single
family lots and 16 duplex lots on 12.58 acres located north of
Trilby Road and east of Lemay Avenue. The parcel is zoned r-1-p,
Low Density Planned Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
Paragon Point Phase Four consists of 49 single family lots and 16
duplex lots for an overall density of 5.16 dwelling units per gross
acre. The P.U.D. satisfies the All Development Criteria of the
L.D.G.S. The density is supported by the performance on the
Residential Uses Point Chart. The P.U.D. complies with the Solar
Orientation Ordinance. The wetland area has been protected. The
project is feasible from a transportation standpoint. A condition
of approval is recommended addressing the timely filing of Utility
Plans and Development Agreement.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
ACTIVITY: fees ident is I Uses
DEFINITION:
All residential uses. Uses would include single family attached dwellings,
townhomes, duplexes, mobile homes, and multiple family dwellings; group
homes; boarding and rooming houses; fraternity and sorority houses; nursing
homes; public and private schools; public and non-profit quasi -public rec-
reational uses as a principal use; uses providing meeting places and places
for public assembly with incidental office space; and child care centers.
CRITERIA <IAEach of the following applicable criteria must be
answered "yes" and implemented within the develop-
ment plan.
Yes No
1. On a gross acreage basis, is the
average residential density in the
project at least three (3) dwelling
units per acre (calculated for ❑
residential portion of the site only)? u
2. DOES THE PROJECT EARN THE MINIMUM
PERCENTAGE POINTS AS CALCULATED ON
THE FOLLOWING "DENSITY CHART" FOR
THE PROPOSED DENSITY OF THE RESI-
DENTIAL PROJECT? THE REQUIRED EARNED
CREDIT FOR A RESIDENTIAL PROJECT ❑
SHALL BE BASED ON THE FOLLOWING:
30-40 PERCENTAGE POINTS = 3-4 DWELLING UNITS/ACRE;
40-50 PERCENTAGE POINTS = 4-5 DWELLING UNITS/ACRE;
.V50-60 PERCENTAGE POINTS = 5-6 DWELLING UNITS/ACRE;
60-70 PERCENTAGE POINTS = 6-7 DWELLING UNITS/ACRE;
70-80 PERCENTAGE POINTS = 7-8 DWELLING UNITS/ACRE;
80-90 PERCENTAGE POINTS = 8-9 DWELLING UNITS/ACRE;
90-100 PERCENTAGE POINTS = 9-10 DWELLING UNITS/ACRE;
100 OR MORE PERCENTAGE POINTS = 10 OR MORE DWELLING UNITS/ACRE.
CHART
oN r ,.DENSITY ,��, NAB
McXIMUM
Ecrnea
Criterion
Credit
If All Dwelling UnitlAre Wirhin:
Credit
a
20%
2000leaf of euong or acorc`ea negnoon000 snooang cent«
b
10%
650 reerorcn e.mvg rtcnfnstoo.
c
10%
UM reel of an e.,mrq o 0111egian0f fn000rq cane«
d
2000
3500 feel of an eymnq a refer ea ne191100d aoah. cam OV xrc or Commyt t,,•
2O
�a
We
10%
ow reef of coop meerN on me reawrem«m or me co wu earconon� arms state of Caw000
QIf
20°0
3000 reoroort do emoa ne +cenw
W
g
5%
t000 testa acmaca. center
h
200,16
Nam fortcdmf
I
200o
rho C601,0113 eu011..c+
A aa,,f, ass Oa C<,,,,f aC mq yberuNq voaf Osyeoprffervf Crepe ropydsorted of too
0%—For ofd woof. oroo«N paurfpary rfas 0 to XM a,hgupy ..
1
°
30%
10to 15%— far aroreaif wnafeaaaart, cW � 10 b 20% connguil,
�eO
15 to 20% -for araleay woof. 0,0 a councon, nm 20 to30%Con rgury
201025%—Far profecn wffpfe « adnpoN aofnot 30 to aOI. aontpu+y:
VC
25 to 30%—For prote woof O, t oounooN nos 40 ro 50% coneWN
k
If n can ae aertnr+t+rctw mar me cr e y "reduce ncn-reno'wvofo ecwgy ufeage emw wougn mo aopc\']em of aef,I e e gy
f ems Or mrotan conmmw a gyconfenarron memtrmolNrb marnamaNrequrea M C ty Coos .a5% Dona mw off earned
toe 5%repuaeonm«vr7y ufe.
I •
C011a 1%oonw toe 50 cum nck,040nir+e pored
M
Caa `Cfll me p.rcentogeamelord OCT" nme post tna ore oe orsaro feaearafd ur. enter V2 amar oevI ma Donn
n
n me 000ecanr commm b aes.rvnq perfnonen+crfvM coon spots rear nseea me GNf mrnxAn rsourertw+n casanae ale p«tentage
of me aoen Foxe Dosage ro rn. rota oeveopm.n+areogs. enter evf o«cenNge as a oorxe.
O
rc Dorf or me rota oe�eroornenr ngppt n b be scant m ne,gnpanppa D.Gc nartsrr tocumm vnrcfs are rid omervffe rewrea by CAN Caas.
error 2%bony for syeN st00 Der a..erYr+g tort nneyea
FJ
itpprt OlaM bld aeyeoa*«+r Yxwageler0 be soenton n«ghparboalartlrlm alp servfcm wNan ore ndotnerwareO..led pyCNCooa.
t% bony tar s!00
/�
fV�
err« a ev«v Der aa,erp urtt nsnea
7irNNIS COVfLTS OOG 'rUU$/JOUSE
A a COmrnrrnMn+n ao'+7 mane ro oe.erao o SOeChea peraenipge d e1e id01 I%YMMr d aveiYrg ufllrf ra rPr ncan+e fQnwef. err« mat
Q
p«tentage Qaoorxa tmbanmWrkYtra30%.
Z
na aanbnrt 'a OWNmade to as eba a speVIeo percentage of me'0" rVrtfper Of C.V" t far Type 'A' and Type B• hwafOapoea
nOUWNg m cefnea :N mo ON of fort Coi" cdaate me Dotty m tdbw2
r
pe . ma
!voe A — Slow dprT uxt
m
-
ir
w e B —10 knef rype oTo6
in no case ends the cmtbrra oats oe gredv mw 30%.
e the Wed oafacer+r PMCWN conlawif an hesonc MAdrp a Dote. a conytour beem»o far ms ta,,, ¢
3% — for prayenrYp a rtyapafrq otlfflae nrewnc7f (eg erMd.+W+IS b+0 rye. aelttMea eaorforrta Ono toad foc>'•orfl aawv ro m
5
prm.rweon:
3% — far assslr+g nqf rw fmrclsr.f wN W n Yseorq wah me afaxrer d me WY]rq a orxe..n+rYe asor6rq ro+a urvn
3% — Fa p000rq oomow te.arr»orwdrga pots mawreaab moonrrw,ce.aewnvrgn aria mprowfwf+n on
aooraasae loaner.
eo oar+fon a d a me reauea odfang n rffe mAypr. tartly poet+o orosaosp v1o«pouna. w.mrn me uu6r� a n m erev!rsa paarp
mfctve of on oCCmfay ua b rrfe pry^ay fmx.�ue. a OOha rttry De emfaa of ra.O.yi
t
4% — fp pfofvq)S%a mdeam. oonag namcnrre:
6% — forpfpYfaYq 50-74%ameponvgnasfnrclt , -
3% — for ora f 25-e9%d me oa+se+g n a fnuc*ie.
u
t o con rrtanen' a berg n acw, to pOy+W acfcn ea Mlornalc nro eOmgiusnsfg fyfrernf for me ct e" turf. err« a pony of 10%
TOTAL ss
- 30-
Paragon Point PUD, 4th Filing - Preliminary and Final, #48-91I
July 26, 1993 P & Z Meeting
Page 2
COMMENTS
1. Background•
The surrounding zoning and land uses are as follows:
N: r-1-p; Active Open Space and Single Family (Paragon Point
Third Filing)
S: r-1-p; Wetlands and Open Space
E: r-1-p; Passive Open Space (Paragon Point First Filing)
W: r-1-p; Open Space and Single Family (Brittany Knolls P.U.D.)
The following parcels have been approved within Paragon Point:
1. Paragon Point O.D.P., December, 1991
2. Paragon Point Phase One, Final P.U.D., March, 1992
3. Paragon Point First Replat, March, 1992
4. Paragon Point Natural Resources Management Plan, March, 1992
5. Paragon Point Phase Two, Final P.U.D., October, 1992
6. Paragon Point Phase Three, Final P.U.D., March, 1993
2. Land Use•
A. Overall Development Plan
Phase Four is designated as Parcels B and C of the Overall
Development Plan. These parcels are listed as "Patio Homes" and
"Multi -Family", respectively. The request for Phase Four consists
of 49 single family homes (not patio homes), with an average lot
size of 6,500 square feet, in addition to the 16 duplex (multi-
family) units. Staff has interpreted that 6,500 square foot lots
do not qualify as "patio homes". Phase Four P.U.D., therefore,
does not presently conform to the approved Overall Development
Plan.
The applicant has submitted a request to amend the O.D.P. to
reflect the change of residential character and density concurrent
with the Phase Four Preliminary P.U.D. If the request to amend the
O.D.P. is granted, the Phase Four Preliminary P.U.D. would then be
in conformance. If the request is denied, the P.U.D. would not
conform to the O.D.P.
B. Residential Uses Point Chart
The request for 49 single family lots and 16 duplex lots on 12.58
acres, at 5.16 dwelling units per acre, was reviewed by the
criteria of the Residential Uses Point Chart of the L.D.G.S. This
density exceeds the required minimum of three dwelling units per
Paragon Point PUD, 4th Filing - Preliminary and Final, #48-91I
July 26, 1993 P & Z Meeting
Page 3
acre on a gross acreage basis. Paragon Point Phase Four earns 55%
on the Residential Uses Point Chart of the L.D.G.S. This score
allows the proposed density of 5.16 dwelling units per acre.
Points were earned for being in proximity to Fossil Creek Community
Park and having contiguity with existing urban development (Filings
One and Two). A partial credit was also earned for an estimate of
$500 per lot to be applied to the proposed neighborhood facilities
located between Filings Three and Four. At this time, these
facilities are anticipated to include tennis courts, pool, and
clubhouse. Since these amenities are indicated on the O.D.P., it
would take an amendment to the O.D.P. to substitute these approved
uses for any other uses.
3. Neighborhood Compatibility:
Paragon Point Phase Four, as a residential development, is similar
in character to the adjacent single family projects to the north
(Paragon Point Phase Three) and west (Brittany Knolls Filing Two).
Although the density of 5.21 is slightly higher than these adjacent
developments, the land use is considered compatible and no
neighborhood meeting was held.
4. Design:
The primary design objective is to create moderate density single
family lots with each lot having contiguity to a commonly held
greenbelt. This greenbelt will feature landscape materials and be
maintained by a homeowner's association. Other design features are
described below.
There are three cul-de-sacs which have been enlarged to allow the
installation of circular landscaped islands. These islands will
help soften the otherwise large expanse of asphalt associated with
the standard cul-de-sac.
The arterial streetscape along Lemay Avenue will be a continuation
of the design established in Filings One and Three. This includes
a masonry fence, shrub beds at the entries and various intervals,
and street trees.
The P.U.D. is intended to have fencing guidelines and restrictions
to minimize the impact on the greenbelt. These guidelines and
restrictions include open fencing with a maximum height of five
feet.
As with Phases One and Three, portions of Phase Four of Paragon
Point are located adjacent to the future Fossil Creek Trail.
Paragon Point PUD, 4th Filing - Preliminary and Final, #48-91I
July 26, 1993 P & Z Meeting
Page 4
Access to this major recreational amenity is provided and ties into
the greenbelt system.
5. Solar Orientation:
Of the total of 65 lots, 45, or 69% comply with the siting
requirements of the Solar Orientation Ordinance. This percentage
of compliance exceeds the required minimum of 65%.
6. Resource Protection:
The southern edge of Phase Four is adjacent to a mapped wetland.
The Department of Natural Resources has commented on this proposed
residential project and the proximity to the wetland feature. It
is the finding of the Department of Natural Resources that there is
adequate separation from the lots and the wetland and that
protective measures will minimize the impact on the wetland during
the construction period.
The perimeter boundary of a storage area for the 100-year
floodplain of Fossil Creek will be slightly modified. In
accordance with the Department of Natural Resources and the
Stormwater Utility, the storage capacity will not be affected and
there will be no impact on downstream property owners. This
modification does not violate any local or federal regulations.
7. Transportation:
All streets internal to the project will be classified as local
streets and built to the standard 36 feet of width, as measured
from curb to curb. As mentioned, the cul-de-sacs will be slightly
enlarged to add the landscaped islands. Brittany Street will align
with the existing street that serves Brittany Knolls P.U.D. on the
west side of Lemay. All intersections on Lemay are at sufficiently
spaced intervals and meet separation requirements for an arterial
street. The project is feasible from a traffic engineering
standpoint.
RECOMMENDATION:
Staff finds that the request for Preliminary and Final P.U.D. for
Paragon Point Phase Four satisfies the All Development Criteria of
the L.D.G.S. The density is supported by the performance on the
Residential Uses Point Chart. The P.U.D. is compatible with
surrounding land uses and complies with the Solar Orientation
Paragon Point PUD, 4th Filing - Preliminary and Final, 048-91I
July 26, 1993 P & Z Meeting
Page 5
Ordinance. Staff, therefore, recommends approval of Paragon Point
Phase Four, Preliminary and Final P.U.D., #48-91I, subject to the
following condition:
1. The Planning and Zoning Board approves this planned unit
development final plan upon the condition that the development
agreement, final utility plans, and final P.U.D., plans for
the planned unit development be negotiated between the
developer and City staff and executed by the developer prior
to the second monthly meeting (September 27, 1993) of the
Planning and Zoning Board following the meeting at which this
planned unit development final plan was conditionally
approved; or, if not so executed, that the developer, at said
subsequent monthly meeting, apply to the Board for an
extension of time. The Board shall not grant any such
extension of time unless it shall first find that there exists
with respect to said planned unit development final plan
certain specific unique and extraordinary circumstances which
require the granting of the extension in order to prevent
exceptional and unique hardship upon the owner or developer of
such property and provided that such extension can be granted
without substantial detriment to the public good.
If the staff and the developer disagree over the provisions to
be included in the development agreement, the developer may
present such dispute to the Board for resolution if such
presentation is made at the next succeeding or second
succeeding monthly meeting of the Board. The Board may table
any such decision, until both the staff and the developer have
had reasonable time to present sufficient information to the
Board to enable it to make its decision. (If the Board elects
to table the decision, it shall also extend the term of this
condition until the date such decision is made).
If this condition is not met within the time established
herein (or as extended, as applicable), then the final
approval of this planned unit development shall become null
and void and of no effect. The date of final approval for
this planned unit development shall be deemed to be the date
that the condition is met, for purposes of determining the
vesting of rights. For purposes of calculating the running of
time for the filing of an appeal pursuant to Chapter 2,
Article II, Division 3, of the City Code, the "final decision"
of the Board shall be deemed to have been made at the time of
this conditional approval; however, in the event that t
dispute is presented to the Board for resolution regarding
provisions to be included in the development agreement, the
running of time for the filing of an appeal of such "final
decision" shall be counted from the date of the Board's
decision resolving such dispute.
,11
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PARAGON POINT PUD /0
4th Filing - Final
48-911
SOLAR ORIENTATION
PROJECT NOTES
PLANT NOTES
r
—5
ii
1a"1:
91
63 20 /
4-
OVPAE" CERTIFICATION 21 "m.w°.C.�'.".:''".9.we,`:�:..,.w O
4!
All,
48
PLANNING 6 ZONING APPROVAL
32
46 58 25 33
34* PROJECT STATISTICS VICINITY MAP
ZT M5.
A=
low
WETLANDS
A
PHASE 4
WETLANDS
FWO( L SITE &
PLANT LOT
L�-�DGQ%PE PUM
DECIDUOUS TREES
SHRUBS
r
r
EVERGREEN TREES
d I
SCHOOL PROJECTIONS
PROPOSAL: PARAGON POINT PUD, 4th Filing
DESCRIPTION: 65 single family homes on 12.58 acres
DENSITY: 5.17 du/acre
General Population
65 (units) x 3.5 (persons/unit) = 227.5
School Age Population
Elementary - 65 (units) x .450
Junior High - 65 (units) x .210
Senior High - 65 (units) x .185
(pupils/unit) =
29.25
(pupils/unit) =
13.65
(pupils/unit) =
12.03
Design
Affected Schools
Capacity
WernerElementary
568
Webber Junior High
900
Rocky Mounain Senior High
1312
Enrollment
630
834
1191
l�aPd�n„1 L 71 kr/ /._ PQ6L/M1AJAd y PIlO. t C/A111L
IF
LL DEVELOPMENT: NUMBERED CRITERIA CHART
ALL CRITERIA
APPLICABLE CRITERIA ONLY
ITERION
FAND
Is the criterion applicable?
Nil the criterion
be schstled?
If no, please explain
e:........... �d0
Yes No
OD COMPATABILITY
ompatability
orhood Character
e Conflicts
Traffic Impact
OLICIES
5. Comprehensive Plan
PUBLIC FACILITIES & SAFETY
6.Street Capacity
7. Utility Capacity
B. Design Standards
00,
9. Emergency Access
10, Security Lighting
11. Water Hazards
RESOURCE PROTECTION
12. Soils & Slope Hazard
/
13. Significant Vegetation
14. Wildlife Habitat
✓
15. Historical Landmark
16. Mineral Deposit
17. Eco-Sensitive Areas
18. Agricultural Lands
pe
ENVIRONMENTAL STANDARDS
19, Air Quality
20. Water Quality
21. Noise
22. Glare & Heat
p
23. Vibrations
24. Exterior Lighting
25. Sewages & Wastes
V/
SITE DESIGN
26. Community Organization
27. Site Organization
28. Natural Features
I
29. Energy Conservation
�/
I
30.Shadows
✓
31. Solar Access
32. Privacy
33. Open Space Arrangement
r/
34. Building Height
35. Vehicular Movement
36. Vehicular Design
37. Parking
38. Active Recreational Areas
39. Private Outdoor Areas
l
40. Pedestrian Convenience
I
✓
41. Peaestrian Conflicts
42. Landscaping/Open Areas
43. Landscaping/Buildings
I
44 Landscaping/Screening
45. Public Access
46. Sians
-12-