The URL can be used to link to this page

Home My WebLink AboutPARAGON POINT PUD PHASE FIVE PRELIMINARY - 48 91K - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS1 ITEM NO. 2 MEETING DATE 3/27/94 STAFF Ted Shepard PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Paragon Point, Phase Five, Preliminary P.U.D., #48-91K 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 a Preliminary P.U.D. for eight duplex lots and 12 four-plex lots (total of 20) on 3.18 acres located at the northeast corner of Lemay Avenue and Trilby Road. The parcel represents the final phase of Paragon Point. The property is zoned r-1-p, Low Density Planned Residential. RECOMMENDATION: Approval With Condition EXECUTIVE SUMMARY: The Preliminary P.U.D. complies with the Overall Development Plan and exceeds 3.00 dwelling units per acre. The density is supported by a score of 93 on the Residential Uses Point Chart of the L.D.G.S. A variance from the requirement of platting 65% of the eligible lots (duplex lots only) in compliance with the Solar Orientation criteria is recommended based on access constraints. A condition of approval designed to ensure protection of a small wetland area is recommended. The project is feasible from a traffic engineering standpoint and complies with transportation policies. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221.6750 PLANNING DEPARTMENT r1 Activity A: ALL DEVELOPMENT CRITERIA-.. ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION s the criterion applicable? Will the crftedor be satlslied? If no, please explain g Y Yes FNO Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation X X 11GW 1.2 Comprehensive Plan X X 1.3 Wildlife Habitat X 1.4 ` Mineral Deposit 1.5 Ecologically Sensitive Areas reserved reserved 1.6 Lands of Agricultural Importance 17" 'Energy Conservation X1 I X 1.8 ' Air Quality 7. 7 ,.. 7.777 7,, . 1.9 Water Quality X 1.10 Se w e and Wastes A 2. NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular Pedestrian Bike Transportation 2.2 ` . Building Placement and Orientation {' 2.3 Natural Features X 2.4 Vehicular Circulation and Parking X X 2.5'- Emergency Access 2.6 Pedestrian Circulation �( 2.7 Architecture X X 2.8 Building Height and Views Xt 2.9 Shading 2.10 Solar Access -2.11-H istoric-Resources 2.12 Setbacks ' 2.13 Landscape 2.14 'Si ns 2.15 ' Site Lighting X 2.16 "Noise and Vibration + 2.17 Glare or Heat . 12.18 Hazardous Materials A 3. ENGINEERING CRITERIA 13.1 Utility Capacity x "! 3.2 Design Standards X 3.3 Water Hazards X 3.4 Geologic Hazards Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -61- ATTACHMENT 118��:: ACTIVITY Residential Uses .. DEFINITION; All residential uses. Uses 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 recreational uses as a principal use; uses providing meeting places and places for public assembly with incidental office space; and child care centers. CRITERIA; The following applicable criterion must be answered "yes" and implemented within the development plan. Yes. No N/A 1... DOES THE PROJECT EARN TIM'NMIIMUM PERCENTAGE- 0 POINTS AS CALCULATED ON THE FOLLOWING "DENSITY CHART" FOR THE PROPOSED DENSITY OF THE RESIDENTIAL. _ PROJECT? The required earned credit for a residential project shall be based on the followings 60 percentage points = ,. 6 or fewer dwelling units per acre " 60 = 70'percentage points = > 6.7 dwelling units per acre _.... 70.80 percentage points = 7 - 8 dwelling units per acre . 80 - 90 percentage points = 8 - 9 dwelling u Wts per acts 90-100 percentage points = 9-10 dwelling units per acre i 100 or more percentage points = 10 or more dwelling units per acre • Land Development Guidance System for Planned Unit Developments The City of. Fort Collins, Colorado, Revised August 1994 -78- k_ 112 DENSITY CHART Cl cuuu Feet or an existing or approved neighborhood shopping center, or 2000 feet of an approved but not consmrcted neighborhood shopping center — _""' b 650 feet of an existing transit stop (applicable only to projects having a density of at least six (61 dwelling units per acre on a gross acreage basis) C 4000 feet of an existing or approved regional shopping center Cl 3500 feet of an existing neighborhood or community park: or _-- -- — 3500 fee[ of a ubilcly owned bu[ not developed, neighborhood or community park. e 2500 feet of an existing school, meeting all requirements of the State of Colorado compulsory education laws 3000 feet of a major employment center 1000 feet of a child care center "North" Fort Collins The Central Business District 2090 1090 2090 A project whose boundary is contiguous to existing urban development Credit may be earned as follows: 3090 " 096 For projects whose property boundary has 0 - 1090 contiguity; 10 - 1590 For projects whose property boundary has 10 - 20% contiguity; 15 - 2090 For projects whose property boundary has 20 - 3096 contiguity; 20 - 2590 For projects whose property boundary has 30.4090 contiguity; 25 - 3090 For projects whose property boundary has 40 - 50% contiguity. k If it can be demonstrated that the project will reduce non-renewable energy usage either. through the application of alternative energy systems or through committed energy conservation measures beyond those normally required by City Code, a 5% bonus may be earned for every 5% reduction in energy use.. Calculate a 1% bonus for every 50 acres included in the project. M Calculate the percentage of the total acres in the project that are devoted to recreational use. Enter 1/2 of that percentage as a bonus. n If the applicant commis to preserving permanent off -site open space that.meets the City's minimum requirements, calculate the percentage of this open space acreage to the total development acreage and enter this percentage as a bonus. p- If part of the total development budget is to be spent on neighborhood public transit facilities which are not otherwise required by City Code, enter a 2% bonus for every S 100 per dwelling unit invested. p If pan of the total development budget is to be spent on neighborhood facilities and services which are not otherwise required by City Code, enter a 1% bonus for every $100 per dwelling unit invested 13-1 500 e_ (p q If a commitment is being made to develop a specified percentage of the total number of dwelling units for low income families, enter that percentage as a bonus, up to a maximum of 309u. f If a commitment is being made to develop a specified percentage of the total number of dwelling units for Type "A" and Type "B" handicapped housing as defined by the City of Fort Collins, calculate the bonus as follows: Type'' —'A" .5-x Tyne -"A" Hni e Total Units In no case shall the combined bonus be' greater than 3090 Type "B" 1.0 x Time "B" Unir Total Units S If the site or adjacent property contains a historic building or place, a bonus may be earned for the following: 3% . For preventing or mitigating outside influences adversa to its preservation (e g. environmental, land use. aesthetic, economic and social factors); 3% For assuring that new structures will be in keeping with the character of the building or place, while avoiding total units; 390 For proposing adaptive use of the building or place that will lead to Its continuance, preservation, and improvement in an appropriate manner. Continued Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised August 1994 -79- u DENSITY CHART (coot! ed) Criterion t If a portion or all of the required parking in the multiple family project is provided underground, within the building. or in an elevated parking structure as an accessory use to the primary structure, a bonus may be eamed as follows: 990 For providing 759u or more of the parking in a structure; 696 For providing 50 - 74% of the parking in a structure; 3% For providing 25 - 49% of the parking in a structure. Z U If a commitment is being made to provide approved automatic fire extinguishing systems for the dwelling units, enter a bonus of 10%. V If the applicant commicv to providing adequate, safe and wnveruent pedestrian and bicycle connections between the project and any of the desination points described below, calculate the bonus as follows: 59e For connecting to the nearest existing City sidewalk and bicycle path/lane; 5% For connecting to any existing public school, park and transit stop within the distances as defined in this Density Chart 5% For connecting to an existing City bicycle trail which is adjacent to or traverses the moiect L-_ TOTAL Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised August 1994 - 79a = W� A °I 3 March 20,1 994 Ted Sheppard Fort Collins Planning Dear Ted, This letter is in response to some information you requested reg Paragon Five PUD. 1 Value of the amenities constructed for Paragon included $350,000.00 for a swimming pool and bath Of this amount, $32,500.00 was claimed for Paragon _ ___, and the remaining balance of $137,500.00 are being claimed for Paragon Five. 2. The Paragon Five bike trail connects to the City's Fossil Creek Trail`. Approximately 50% of the- Fossit Creek Trail in Paragon Point has been constructed; The balance will..be: constructed in 1995. 3. We agree with your calculations for a solar variance, however, we would like to point out that we are providing four additional units with solar orientation. 4. We request to be allowed to submit slides of project renderings on Wednesday of this week to allow us to make copies for our own use also. We hope.,this addresses -staff concerns. Sincerely, JIM SELL DESIGN INC. James L. Sell KF/kms Sill Ds ant 117 E. N1Wnta'n Aver 80524 Fat �Coi a4n792 a (30T Sell D No Text MAR-16-1995 16:56 FF RIVERSIDE TECHNOLOGY,INC TO 4842443 P.02 Riverside Technology, inc. Water Resources Engineering and Consulting March 16, 1995 Rob Wilkinson Environmental Planner City of Fort Collins P.O. Box 580 Fort Collins, CO 80522 RE: Paragon Point V P.U.D. Dear Mr. Wilkinson: DRAFT This letter is written at the request of Ms. Kay Force, Planner for Jim Sell Design, Inc., to provide information on potential impacts to jurisdictional wetlands resulting from proposed residential real estate development of the Paragon Point V P.U.D. The Paragon Point V P.U.D. is an approximately 4-acre plat in the City of Fort Collins, Larimer County, Colorado, located northeast and adjacent to the intersection of Lemay Avenue and Trilby Road. , The .Paragon Point V P.U.D. contains a wet meadow (palustrine) wetland dominated by herbaceous vegetation -consisting of inland saltgrass-(Distichlis spicata), fox=tail barley (Hordeum jubarum), and saltmarsh sandspurry (Spergularia marina) surrounded by uplands dominated by Kochia a.k.a. Mexican summer -cypress (Kochia scoparia) and- wheatgrasses. In October 1994, Riverside Technology, inc. (RTi) personnel delineated a total of 0.45 acre of jurisdictional wetlands within the Paragon Point V P.U.D. as described in the RTi report entitled Jurisdictional Wetlands Delineation Survey for the Paragon Point V Site, Fort Collins, Colorado (November 1994). The jurisdictional wetland delineation was approved by the U.S. Army Corps of Engineers (COE) Tri-Lakes Project Office (COE reference action. #199480983) in a December 15, 1994 letter from Terry McKee to Steve Johnson. The 0.45 acre of jurisdictional wetlands is located in an isolated low-lying depression that contains no discernible stream channel or tributary to Fossil Creek and is_outside-of-the-100-year tloodplain oof Fossil Creek. —The water source supporting the wetland is stotmwater runoff from Trilby. Road and Lemay. Avenue, and urban runoff fromrthe::Pangon.Point-1V : residential_rz al ; . estate development to the north. The following discussion of wetland functions and values associated with the Paragon Point V P.U.D. is based on conversations with Mr. Terry McKee (Environmental Resource Specialist for the COE Tri-Lakes Project Office). Wetland functions are the physical, chemical, and biological attributes of a wetland; wetland valites are the attributes of a wetland that are beneficial to society. The jurisdictional wetland area provides the following functions: minimal water quality treatment and flood retention; limited ground water recharge; and minimal wildlife habitat. XPi25A 2821 Remington Street Fort Collins, Colorado 80525 (303) 223-2944 FAX: (303) 223-2955 MAR-16-95 THU 5:0 Phi 3 2123 2955 ? MAR-16-1995 16:57 FF RIVERSIDE TECHNOLOGY,INC TO 4e42443 P.03 Page 2 R. Wilkinson March 16, 1995 DRAFT Ponding caused by stormwater runoff retention is episodic and of short duration (likely less thanone day). The area would provide seasonal nesting habitat and a food source (insect populations during wet periods) for players, shorebirds, and passerine birds. Rodents would be expected to frequent the wetland area, providing a food source for raptors. Prairie dog burrows are established in the wetland area during dry periods then abandoned during wetter periods. The wetland values associated with the Paragon Point V P.U.D. are aesthetic and based on the preservation of a non -urban setting (i.e., wetland vegetation as opposed to lawns and other introduced vegetation) and the opportunity for seasonal bird watching. Potential impacts to the wetlands area during construction include increased sediment load in stormwater runoff, and filling from grading. Increased nutrient loading in the form of nitrogen and phosphorus from adjacent fertilizer application are not anticipated to have any water quality impacts to the wetland area because of the unlikelihood of ponded water that could become eutrified. Best management practices (BMPs) for mitigation during construction would be sediment controls, such as silt fences or staked straw bales. BMPs for mitigation after construction would be sediment controls in the form of vegetated inflow channels using vegetation -such as sod -forming grasses. If you have.any questionssegarding.this letter, please call me. Sincerely, Riverside Technology, inc. Stephen W. Johnson Water Quality HydrologistlWettands Delineator cc: Richard Spotts (RTi) .CP171A TOTAL P.03 MAIR-1E-95 T'91.1 5:01 PM 1103 223 1-955 ?, 00 Ln 0 00 0 0 a O J 0 V 0 z 5 LU W z W a z a z a m Cn W S C� J W O Q W Q 0 N c 10 M 0 co) MEMORANDUM To: Byron Collins, Paragon Point Kay Force, Jim Sell Design Tom Vosburg, Fort Collins Transportation Division Fort Collins Planning Department From: Matt Delich Date: September 9, 1994 Subject: Paragon Point, Phase 5 traffic analysis (File: 9202MEM1) This memorandum is an amendment to the "Paragon Point PUD Site Access Study," January 1992. A portion of Phase 5 is proposed -to- be changed from commercial use. to--multi-family residential use. City staff requested a brief analysis of_the change in trip generation with this change in land us,e. Appendix A, Page 1 shows the location of Phase-5 within the overall Paragon Point development. Appendix A, Page 2 shows the proposed multi -family residential area within Phase 5. The north portion of Phase 5 was originally intended to be 76 townhouses. The south portion of Phase 5 was originally intended to be 25,600 square feet of commercial uses. Table 1 shows the trip generation for Phase 5 from the site access study. Table 2 shows the trip generation for Phase 5 as reflected in the current development proposal. With—th-e—new—proposal—in Phase 5, there will be an 60-90% reduction in trip .generation :.compared.to the..aand>.uses•from the site access study. The commercial area, as reflected in the site access study, accessed both Lemay Avenue and Trilby Road. The 1994 proposal shows access only to Lemay Avenue. It is concluded that the current (1994) proposal for Paragon Point, Phase 5 is less traffic intensive than the original Paragon. Point, Phase 5. With the new proposed uses, access is proposed only to Lemay Avenue. I Paragon Point PUD, March 27, 1995 P & Page 2 COMMENTS 1. Background: Phase 5 - Preliminary, #48-91K Z Meeting The surrounding zoning and land uses are as follows: N: Existing residential (Paragon Point Phase Four) S: Vacant (Stanton Creek O.D.P.) E: Vacant (Paragon Point Open Space) W: Vacant (Brittany Knolls O.D.P.) Paragon Point O.D.P. was approved in December of 1991. The following filings have been approved: 1. Paragon Point Phase One, March 1992 2. Paragon Point Phase One First Replat, March 1992 3. Paragon Point Natural Resources Management Plan, March 1992 4. Paragon Point Phase Two, October, 1992 5. Paragon Point Phase Three, March, 1993 6. Paragon Point Amended O.D.P., July, 1993 7. Paragon Point Phase Four, July, 1993. 2. Land Use: A. Overall Development Plan In July of 1993, Paragon Point O.D.P. was amended. Phase Five, originally designated as "Commercial", was re -designated as "Multi - Family". The request for duplexes and four-plexes, therefore, complies with the Amended O.D.P. B. Residential Uses Point Chart The request for 20 dwelling units on 3.18 acres represents a density of 6.29 dwelling units per acre. This density exceeds the absolute requirement for P.U.D.'s that density, on a gross acreage basis, be at least 3.00 dwelling units per acre. The P.U.D. earns a score of 93 points on the variable criteria of the Point Chart. A total of 63 points are required to support the request. (The Fifth Filing represents the first filing within Paragon Point to be subject to the Interim Phasing Criteria adopted in August of 1994). Points were awarded as follows: Criterion J: 20 points are earned for having 30% contiguity to Paragon Point Fourth Filing. Table 1 1992 Proposed Trip Generation Daily A.M. Peak P.M. Peak Land Use Trips Trips Trips Trips Trips in out in out PHASE 5 North Portion 76 Townhouse D.U.. South Portion 25.6 KSF Commercial Total Land Use PHASE 5 450 5 28 29 14 3540 64 27 186 194 3990 69 55 215 208 Table 2. 1994 Proposed Trip Generation Daily A.M. Peak P.M. Peak Trips Trips Trips Trips Trips in out in out North. Port -ion 12 Single Family D.0 South Portion 22 Multi -Family D.U. Total 120. 2 7 8 4 210 4 12 15 8 330 6 19 23 12 APPENDIX A, � LLI Acw- LU AN C-- --V IL % AV, - 4Z �71t; 3 7LJ7 I Jill., Masi I i Id'm 54 f 55 s6 ` i 57 3 42 41 PAr-AG4r--N J - Mw-rr -F-AMILY ' 3 33 PARA6oN rp Paragon Point PUD, Phase 5 - Preliminary, #48-91K March 27, 1995 P & Z Meeting Page 3 Criterion P: The Fifth Filing takes credit for 68 points for allocating $137,500 out of a total of $350,000 for neighborhood facilities (pool, clubhouse, tennis courts) which are not otherwise required by City Code. ($137,500 / 20 d.u. _ $6,875) ($6,875 x .01 = 68.75 points). Criterion V: 5 points are earned for providing a bicycle path that connects to the City's Fossil Creek Trail. The request, therefore, satisfies the absolute and variable criteria of the Residential Uses Point Chart of the L.D.G.S. (By way of background, the 20 units on this last remaining portion of Paragon Point bring the total number of dwelling units in Paragon Point up to 235. The total number of units (235), divided by the number of net developable acres in Paragon Point (75.36) equals 3.12 dwelling units per acre. It will be recalled that the approved O.D.P. (1991 and 1993) and the subsequent P.U.D.Is for the first three filings allowed density to be calculated on a net basis versus a gross basis due to the dedication of 72.64 acres of open space. Specific variances for the first three filings were granted since the L.D.G.S. requires density to be calculated on a gross acreage basis. The Fifth Filing fulfills the expectation created at the time the O.D.P. was originally adopted and subsequently amended.) 3. Neighborhood Compatibility: Paragon Point Phase Five is similar in character to Phase Four which contains 49 single family units and 16 duplex units. As a residential land use, the P.U.D. is considered compatible with the surrounding area. 4. Design• All units are served from a single cul-de-sac off Hawkeye Drive. There is no vehicular access to the two adjacent arterials. The perimeter streetscaping along Lemay and Trilby feature street trees and shrub beds. Perimeter fencing will be controlled. A seven foot wide concrete path adjacent to Lots 19 and 20 will connect to the City's Fossil Creek Trail in the Paragon Point Open Space. The architectural elevations indicate attractively pitched roofs with gables and chimneys as accent features. 5. Solar Orientation: Of the 20 total lots, only the eight duplex lots are subject to the Solar Orientation requirements. Of these eight lots, only two (Lots 10 and 15) are solar -oriented for a compliance rate of 25%. Paragon Point PUD, Phase 5 - Preliminary, #48-91K March 27, 1995 P & Z Meeting Page 4 (Six lots would be needed to exceed the 65% compliance rate.) The applicants, therefore, are requesting a variance from the requirements of the Solar Orientation Ordinance. As justification, the applicants have presented the constraints imposed by the Transportation and Engineering Departments which do not allow street cuts from either Lemay Avenue or Trilby Road. Not having street access to the two adjacent arterials removes the flexibility needed to provide an east -west street for north -south lot orientation. Consequently, access can only be gained via Hawkeye Drive and directly by a north -south street (Finch Court) which causes great difficulty in complying with Solar Orientation requirements. Under Section K of the L.D.G.S., the Planning and Zoning Board is empowered to grant variances to the provisions of the Solar Orientation requirements. Variances may be granted if the Board determines that the granting of the variance would neither be detrimental to the public good nor impair the intent and purposes of the L.D.G.S., and if the applicant demonstrates that: Section K. (2): "That by reason of exceptional conditions or difficulties with regard to solar orientation or access, undue hardship would be caused to a subdivider by the strict application of any provisions of this section (L.D.G.S.)." Staff finds that the lack of allowable access to Lemay Avenue and Trilby Road creates an exceptional condition and causes an undue hardship upon the subdivider. Staff further finds that the granting of a variance would neither be detrimental to the public good nor impair the intent and purposes of the L.D.G.S. Staff, therefore, recommends that the request for a variance from meeting the 65% compliance rate of the Solar Orientation Ordinance be approved. 6. Transportation: As mentioned, sole access is gained by Finch Court via Hawkeye Drive. The traffic impact analysis indicates that the trips generated by the 20 dwelling units can be accommodated on the existing street system. The P.U.D. includes a seven foot wide bicycle/pedestrian path that connects to the City's Fossil Creek Trail. Presently, approximately 1,000 feet of the this trail has been constructed within Paragon Point slightly north of the Fifth Filing. Extension to Trilby Road will occur this summer. Paragon Point PUD, Phase 5 - Preliminary, #48-91K March 27, 1995 P & Z Meeting Page 5 7. Resource Protection: The P.U.D. will impact 0.08 acre (3,485 square feet) of existing wetland which will require a Nationwide Permit from the U.S. Army Corps of Engineers. In addition, the Department of Natural Resources will require protective measures in order to mitigate this impact. Preliminary analysis on impact mitigation has been submitted but is not in final form. In order to fully address wetland mitigation at Final, Staff recommends the following condition of approval: At the time of submittal for Final P.U.D., the developer shall provide a detailed report outlining the specific impacts to the wetland area, how impacts will be minimized, and how unavoidable impacts to wetlands will be mitigated or restored. In addition, this report shall delineate the area of construction disturbance to the wetland on the final site plan. FINDINGS OF FACT/CONCLUSION: A. The Preliminary P.U.D. for the Fifth Filing complies with the Paragon Point Overall Development Plan. B. The P.U.D. exceeds 3.00 dwelling units per acre. C. The P.U.D. earns a score of 93 points on the Residential Uses Point Chart of the L.D.G.S. which supports the proposed density of 6.29 dwelling units per acre. D. The request for a variance from the requirement of 65% of the lots meeting the Solar Orientation criteria is justified based on exceptional conditions with regard to access. E. The impact on the wetland area has been reviewed by the Department of Natural Resources and is found to satisfactory for a Preliminary P.U.D. A condition of approval stipulates additional work in this area at the time of Final submittal. F. The project is feasible from a traffic engineering standpoint and complies with transportation policies. RECOMMENDATION: 1. Staff recommends approval of the variance request to allow less than 65% of the eligible lots to meet the Solar Orientation criteria. This recommendation for approval of the variance is based on L.D.G.S. Section K (2): Paragon Point PUD, Phase 5 - Preliminary, #48-91K March 27, 1995 P & Z Meeting Page 6 That by reason of exceptional conditions or difficulties with regard to solar orientation or access, undue hardship would be caused to the subdivider by the strict application of any provisions of this section. In addition, the variance is found to be neither detrimental to the public good nor impairs the intent and purposes of the L.D.G.S. 2. Staff recommends approval of Paragon Point Fifth Filing, Preliminary P.U.D., #48-91K, subject to the following condition: A. At the time of submittal for Final P.U.D., the developer shall provide a detailed report outlining the specific impacts to the wetland area, how impacts will be minimized, and how unavoidable impacts to wetlands will be mitigated or restored. In addition, the report shall delineate the area of construction disturbance to the wetland on the final site plan. rip VICINITY MAP #48-91 K Phase 5 ,v. o'4 rip PARAGON - Preliminary �o e Q 5�utr�G eens a -0\0 sae rip rip POINT PU D 01 /26195 MEN NTTY MAP ■ PLANNING A ZONING APPROVAL PUNT NOTES �I „ j% r--' OWNER 9 TFlCA �• a_»_�..».»._.I�.»......�.J...." u�I - --- r I I M M w°arw .:1O•' sww Yoero. uli r.rr..v.nr_wwry a�o..sr»m.rr.J.o ^^ ((V/n(f\ I __�YYsua»..aww.Y�w. ' � f m..s�w_•».Y.wlwmw�... a.�T.r+..M.�W _ � � MI.sY»tiMn v. r'a.w_M« .• rllllw.. �/ 1 t�l R. wr.wi baan_l �w.�MMwrwM_ eMWes��uw.�iy»pP /0 .133 4 PROJECT STATISTICS sW»�..»�.I�.»..aY• ' PROJECT NOTES .mow,»...�w..w.....1....._ nv y W W �+trw��pwr...rvlw..wwsr..wou 'pY u.mJx�.�J_®sneer O w�.»ww+.rw•.. �V�.... v..w...........lwxw _. p� Y ..^sY"'a".n' ' anwwrw.w.� �•, '.y.'let W W 11 www.e Yw.Je...0 bY0 T' �Y.M WnY..�Im.IM VVV \l�ndNpe ..ter ..rY �r r..wl�r tiwwMWma i W W tlYsw W Q SOLAR ORIENTATION W W .....r.�.,w......_w. w..� PLANT KEY � aen— C gip,Ak PHASE FIVE"", PRELL,O(tivelONARY w _• COTE �r LANDSCAPE PLAN za, �— SCHOOL PROJECTIONS PROPOSAL: PARAGON POINT PUD, Phase 5 —Preliminary DESCRIPTION: 20 townhome residential units on 3.10 acres DENSITY: 6.45 du/acre General Population 20 (units) x 3.5 (persons/unit) _ 70 School Age Population Elementary - 20 (units) x .450 (pupils/unit) = 9.0 Junior High - 20 (units) x .210 Senior High 20 (units) x .185 (pupils/unit) = 4.2 (pupils/unit) = 3.7