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Home My WebLink AboutPARAGON POINT PHASE FIVE FINAL - 48 91L - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 4 MEETING DATE 7124195 STAFF Mike Ludwig City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Paragon Point, Phase Five, Final P.U.D., #48-91L 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 Final P.U.D. approval 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 a condition. EXECUTIVE SUMMARY: On March 27, 1995, the Planning and Zoning Board approved the Paragon Point, Phase Five, Preliminary P.U.D., 448-91K by a vote of 7-0 with a condition that "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." The required Wetland Mitigation Plan was submitted to and approved by the Natural Resources Department. The Wetland Mitigation Plan and the Site Plan delineate the area of construction disturbance (0.10 acres of wetland will be filled). This loss will be mitigated by "the enhancement of the existing riparian wetland along Rock Creek downstream of Lemay Avenue and upstream of the most downstream constructed pond in the Paragon Point V development." The approval of the Preliminary also granted a variance to the requirement of platting 65% of the eligible lots (duplex lots only) in compliance with the Solar Orientation criteria due to access constraints. The Final P.U.D. is in substantial compliance with the approved Preliminary P.U.D. and Overall Development Plan. 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 RIGHT ELEVATION FRONT ELEVATION - r..oeo.no LEFT ELEVATION BUILDING a I'.'. I'-.' REAR ELEVATION Y low--- :gill � i. -- --- — --- la; I ryUu�.f a.11k I h.i. d11 141ud� �ti x:i C "-1� Ilfi.l�lgi� vL �� kie �s;a�� Paragon Point Phase V Final Site & Landscaoe Plan Ft. Collins. Colorado n 341 .4-D_r 1� s.n_a L u 6lIeNIT'GD SCHOOL PROJECTIONS PROPOSAL: PARAGON POINT PUD, Ph 5 DESCRIPTION: 20 multi -family homes on 3.17 acres DENSITY: General Population 20 (units) x 3.2 6.31 du/acre School Age Population Elementary - 20 (units) x Junior High - 20 (units) x Senior High - 20 (units) x (persons/unit) = 64 .120 (pupils/unit) = 2.4 .055 (pupils/unit) = 1.1 .050 (pupils/unit) = 1.0 flNy�tJ '�-'NNT - P006E S. — F1- ' L. Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA CRIT=RION I APPLICAI?LE CRITERI ONLY Me c.^tenan Will the =&to acpticaclO be satisfieo7 rt.}rtaeer��w I : : j I I - � � - att:ase explain Al. COMMUNITY-VVIDE CRITERIA. i 1.1 1.2 Solar Onentation Comprehensive Plan I I I I I I I I I 1.3 Wildlife Habitat I I i 1.4 Mineral Deposit I I I `/( 1 1.c lccically Sensitive Areas Lands cf Acricultural Imoerance I r2servea I I I I r�y�r ed I 1.7 Enerev Conse.-vation I I Vol f 1 1 t.e Air Quality I I I 1.5 Water Qualm �0 , c aNace ar,C u<I=_step I I I 1 1 Water Conservation I I 1.12 Residential Density A 2. NE!GHEORHOOD COMPATIEILITY CRIT=-=c1Al 1 1 2.1 Ventcuiar. Pecies,ran. Bike Transooraticn 2 2 Buiicinc P!ace^ent and Orient_ticn I I I I 2= Natural Features I 1✓I 1 I I 2.4 Venicular Circuiation anc Parkinc I I ✓1 I I 2.� Emergency Acc=ss _ IP04 I I i 2.� recestrian Circulation I I I I 2 - 2 a " ^itec;ure Building H ,!gm and Views I Wool I I I I 2.5. Shading I I I I 2.10 Sclar Access II I 2.11 Historic Resources 1 I 11009 I 2.12 Setbacks i i 2.13 Landscape I Vol I I i 2.14 Sicns P IVI I pr I I 2.15 Site Lighting I IV i 2.16 Ncise and Vibration I IVOII 2.17 Glare or Heat I I I 2.18 Hazardous Materials I 3. ENGINEERING CRITERIA 3.1 Utility Capacity W-T boor 3.2 Design Standards 3.3 Water Hazards 3.4 Geologic Hazards I _ Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised h 1994 - 6l - /> e�. U5� Paragon Point PUD, Phase 5 - Final, #48-91L July 24, 1995 P & Z Meeting Page 2 COMMENTS 1. Back rg ound: The surrounding zoning and land uses are as follows: N: r-1-p; Existing residential (Paragon Point Phase Four) S: r-1-p; Vacant (Stanton Creek O.D.P.) W: r-1-p; Vacant (Paragon Point Open Space) E: r-1-p; Vacant (Brittany Knolls O.D.P.) Paragon Point O.D.P. was approved in December of 1991. The following filings have been approved: a. Paragon Point Phase One, March, 1992. b. Paragon Point Phase One First Replat, March, 1992. C. Paragon Point Natural Resources Management Plan, March, 1992. d. Paragon Point Phase Two, October, 1992. e. Paragon Point Phase Three, March, 1993. f. Paragon Point Amended O.D.P., July, 1993. g. 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. Preliminary Planned Unit Development Plan On March 27, 1995, the Planning and Zoning Board approved the Paragon Point, Phase Five, Preliminary P.U.D., #48-91K by a vote of 7-0 with a condition that "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." The approval of the Preliminary also granted a variance to the requirement of platting 65% of the eligible lots (duplex lots only) in compliance with the Solar Orientation criteria due to access constraints. Paragon Point PUD, Phase 5 - Final, 948-91L July 24, 1995 P & Z Meeting Page 3 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. DesiQn: 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 (see Project Note 8 on Site Plan). 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: In granting Preliminary P.U.D. approval, the Planning and Zoning Board also granted a variance to the requirement of platting 65% of the eligible lots (duplex lots only) in compliance with the Solar Orientation criteria due to access constraints. The board granted the variance based on 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.)" The board found that the lack of allowable access to Lemay Avenue and Trilby Road creates an exceptional condition and causes undue hardship upon the subdivider. The board further found 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. 6. Transportation: 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 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 - Final, #48-91L July 24, 1995 P & Z Meeting Page 4 7. Resource Protection: As required by the condition placed on Preliminary P.U.D. approval, the Wetland Mitigation Plan was submitted to and approved by the Natural Resources Department. The Wetland Mitigation Plan and the Site Plan delineate the area of construction disturbance (0.10 acres of wetland will be filled). This loss will be mitigated by "the enhancement of the existing riparian wetland area along Rock Creek downstream of Lemay Avenue and upstream of the most downstream constructed pond in the Paragon Point V development. Enhancement will be achieved through establishing two more vegetation stratum by planting hydrophytic shrubs and saplings (trees) within the riparian wetland. Enhanced wetland functions would be obtained by increasing habitat for waterfowl and other birds as nesting sites and cover. Enhanced wetland values would be obtained by establishing a park -like setting in this area." In addition, Project Notes 9 and 10 specifically state that no disturbance will occur within the delineated wetlands conservation area and that a pre -construction meeting shall be required between the contractor, engineer, landscape architect, and representative from Natural Resources Department. Therefore, the condition of Preliminary approval has been satisfied. FINDINGS OF FACT/CONCLUSION: The Final P.U.D. for the Fifth Filing complies with the Paragon Point Overall Development Plan. 2. The Final P.U.D. for the Fifth Filing is in substantial compliance with the approved Paragon Point PUD, Phase 5, Preliminary, #48-91K. 3. The Wetland Mitigation Plan for the Paragon Fifth Filing was submitted to and approved by the Natural Resources Department. Therefore, the condition of Preliminary approval has been satisfied. 3. The request meets the All Development Criteria of the LDGS as required by Section 29-526 (D) of the City Code. 4. The project is feasible from a traffic engineering standpoint and complies with transportation policies. RECOMMENDATION: Staff recommends approval of the Paragon Point, Phase Five, Final P.U.D., #48-91L with the following condition: Paragon Point PUD, Phase 5 - Final, 448-91L July 24, 1995 P & Z Meeting Page 5 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 25, 1995) 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 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. b (� rip {�09� oNt`sP�O d�° c3UT NAP god rip TRILB On snow P: °°tool Ch tc� CD: a d cd • a rip by rip VICINITY MAP 48-91 L PARAGON POINT PUD PHASE 5 Final 07/17/95 rip VI' SITE OAD e�e'r e< \10o Rea�<c, cr rip VICINITY MAP 06/27/95 48-91 L PARAGON POINT PUD PHASE 5 Final VICINITY MAP ■ . 1' . . BION . TO BE rflvdec:I a1nlRrllw PARKNO .........� w.. w PROJECT NOTES 1 \� x..a.«.m«.« :. .. »�. a MC. «RPWo«clYll fIRUHW- yw1e�OM.OW®. ��. SOLAR ORIENTATION �.�.++�`«'«...�:.:�. '• pao,�._.««..... .. ....�,..�.�... LEGAL DESCRIPTION '�""•'�'""^"" \ ................,,. PLANNNO A ZONNG APPROVAL I OWNER'S CERTMATION aws i m` ti WETLANDS �vsw..m owww�nm v.wns • �v ��=.�. �renM'iw �� R ®r F-4 .4TION DREG — JIBGE IA REG I BEE YETLG MIITIG4TILN EWCANINW� roR UWTLG ,*TO ORaINAGE II+O. I t-_ Paragon Point Phase V /fir--- Roof Sla plan Ft. Collins, Colorado F— LANDSCAPE CATEOORES .[w ews are�lw laeurt rr. PLANT NOTES (Wl®b•YIm. Y�rtm •�02.sr..w.we. Rf.vnia•Y.J6 ��••. `� ( Yavn Mnf Orf �.FYy.r.�. / ie .MN M� M�iiO[C • vanv~� . I � )IY I-CQ 465I�LLI� _ ' 11IF. MD lCd4.lA: J LO Q Hp1K16 Y!i M RYL DESKIIN CONCEPT wOM�`"'I"Pi waw . rasiwcim. J PLANT KEY f 0 PLANT LIST ` DECIDUOUS TREES i %6 ieviw.wsrl.vl' 1sYvi.11'i 1wei.n' Cell YA'IY`rA✓ry::�. ^ W uw wwnry rTREES Yw.r®Nw wuwr[ r•Y.l W EVERGREEN • o Y.n.. 7".l. n.. n,n ...—• an.. I nL r EVERGREEN SHRUBS w A h.•i�. may.[[ tt��.n Y:4in MIrmH1I:�)NMn"��" IY 41 �ml nlJllµse I. awG DECIDUOUS SHRUBS .pq.'Yllll' a6•M erl PERENNIALS «oi A�'i11A� 4 _1 f `/�/ e� ufrLa MTOAT N arm eN�.�w uenxan�ran owDW T ' I, ra¢ niHatt NPO. oil +K 4 'aragon Point Phase V Ft. Collins, Colorado z 0 mew 7of2