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Home My WebLink AboutPARAGON POINT PUD OVERALL DEVELOPMENT PLAN - 48 91 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 10 ia MEETING DATE 12/16/91 STAFF Steve Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: PARAGON POINT P.U.D., Overall Development Plan - #48-91 APPLICANT: Byron Collins w/ Trustar Inc. #1 Old Town Square Fort Collins, CO. 80524 OWNER: Lutheran Church Extension Fund - Missouri Synod 1333 South Kirkwood Road St. Louis, Missouri PROJECT DESCRIPTION: A request to plan 148.4 acres of undeveloped land for mixed residential uses, a neighborhood park, commercial uses, and parks/open space, with the breakdown being: 1. 55.5 acres of single family residential. 2. 14.2 acres of patio homes. 3. 4.7 acres of multi -family units. 4. 3.0 acres for commercial uses. 5. 3.3 acres for a neighborhood park. 6. 52.4 acres of open space. 7. 15.3 acres of parks/open space. This property is located at the northeast corner of the intersection of Lemay Avenue and Trilby Road, is south of and adjacent to Southridge Golf Course, and is in the rlp, Low Density Planned Residential Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a request for 355 single family residential and multi- family residential units, parkland, open space, and commercial uses on 148 acres. The overall density does not meet the minimum 3 dwelling units/acre as required in the LDGS; however, significant site physical constraints (floodplain, identified wildlife & wetlands areas, steep banks & erosion concerns) make a large portion of this property undevelopable. The proposed land uses and density is compatible with surrounding development and land uses. Access to this property will be from South Lemay Avenue and Trilby Road. The Land Use Policies Plan supports the proposed uses on this property. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Coffins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT u • Paragon Point PUD, overall Development Plan, #48-91 December 16, 1991 P&Z Meeting Page 2 COMMENTS: 1. Background• The surrounding zoning and land uses are as follows: N: rlp, golf course and single family residential (Southridge Golf Course, Southridge Greens P.U.D.) S: rlp, undeveloped (Stanton Creek Ridge P.U.D.) E: FA-1, Larimer County (undeveloped) W: rlp, single family residential (Brittany Knolls P.U.D., Huntington Hills P.U.D.) This property was annexed into the City with the Kroepel Annexation in 1980. 2. Land Use• The proposed land uses are: A. 165 single family (detached) residential units on top of the ridge along the entire eastern portion of the property, and the northwest corner of the property. B. 114 patio homes in areas adjacent to Lemay Avenue and the proposed neighborhood park site. C. 76 multi -family units adjacent to Lemay Avenue and a small parcel at the intersection of Lemay Avenue and Trilby Road identified for various potential commercial uses. D. A three acre neighborhood park site. E. Approximately seventy acres that are made up of the Fossil Creek floodway/floodplain, wetlands areas, and steep stream banks containing significant rock outcroppings and drainages that will be parks/open space. F. A three acre commercial site. This request is supported by the following policies in the Land Use Policies Plan• #43 - The City shall prepare and utilize an Environmental Management Plan to include these measures: i • Paragon Point PUD, Overall Development Plan, #48-91 December 16, 1991 P&Z Meeting Page 3 * Identify and preserve wildlife/wetland habitats. * Landscape open spaces with native or drought tolerant plant materials. #79 - Low density residential should locate with easy access to existing or planned neighborhood shopping centers. There is an approved planned neighborhood shopping center within 2000 feet to the north of this site. #80 - Higher density residential should locate within close proximity to community or neighborhood park facilities. The patio homes and multi -family units are planned adjacent to the neighborhood park. Also, the site of the adopted master plan for Fossil Creek Community Park is located approximately 1/2 mile to the northwest, just across Lemay Avenue. #89 - Areas along Fossil Creek should be incorporated into the City's recreational trail system. A bicycle/pedestrian trail is being planned along the watercourse from Lemay Avenue, extending to and along Fossil Creek. #91 - Protect the scenic and recreational value of streams and natural features from incompatible uses. This development is planned for low density residential and passive/active open spaces adjacent to Fossil Creek. #92 - Public access to streams should be provided as possible. This development intends to provide public access to Fossil Creek via the proposed trail system connecting Lemay Avenue with Trilby Road. #95 - A neighborhood park should be located within each square mile in the City. A small neighborhood park is planned to be constructed with Phase I of PARAGON POINT P.U.D. #97 - Parks should be designed for safe access. Access to this planned park from surrounding developments can be gained from the residential street system and the proposed trail system. • • Paragon Point PUD, Overall Development Plan, #48-91 December 16, 1991 P&Z Meeting Page 4 This development does not meet the absolute criteria in the LDGS stating that "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)?" There is extensive Fossil Creek floodway/floodplain, natural habitat and wetlands on this property. The Fossil Creek streamed and associated geology on the east bank make development virtually impossible on a significant portion of the property. Staff thinks that the overall lower density is justified due to the physical constraints on this site and the desire to preserve habitat, wetlands, and unique natural features found in this area. 3. Neighborhood Compatibility: This request is compatible with the surrounding area and land uses. The proposal is for low density, large lot single family residential, and parks/open space adjacent to existing low density, large lot single family residential and recreational open space (golf course). The higher density planned residential is proposed along Lemay Avenue and buffered by an arterial street, single family residential, and open space. 4. Transportation: This project is to be accessed from South Lemay Avenue, Trilby Road (to be upgraded when development warrants), and an extension of Southridge Greens Boulevard from the existing Southridge Greens P.U.D. Southridge Greens Boulevard currently serves as the only access to the existing development and functions as a collector street. The interior streets in PARAGON POINT P.U.D. are to be local public streets. Parcel G of the proposed development is for 66 single family dwelling units and will access the extension of Southridge Greens Boulevard. This parcel will generate approximately 660 trips per day. It is fair to assume that the trips from this development will be distributed primarily to the north and through the existing development. If a 70% / 30% split to the north and south is assumed for the analysis, an additional 462 trips per day (two-way) could be expected on Southridge Greens Boulevard at Lemay Avenue. The additional trips, dispersed throughout the day, will have minimal impact on Southridge Greens Boulevard or neighborhood. It is also likely to assume that the existing development will use the extension of Southridge Greens Boulevard for a southern access point. 0 Paragon Point PUD, overall Development Plan, #48-91 December 16, 1991 P&Z Meeting Page 5 5. Resource Protection: Most of the lowland portion of this property to the west of Fossil Creek is currently inhabited by prairie dogs. This area provides a food source for and is frequently used by ferruginous hawks, and occasionally bald eagles. Both of these birds have been identified as species of special concern by the Colorado Division of wildlife. The area within the floodplain and the area of the bluffs above and to the east of Fossil Creek should be set aside as open space, with necessary conservation easements, to protect a portion of the prairie dog colony. The interface areas between the developed portions of the property and the prairie dog colony should be designed so as to minimize conflicts between the prairie dogs and development. RECOMMENDATION: This request is in conformance with the City's adopted plans and policies. Therefore, staff recommends approval of the PARAGON POINT P.U.D., Overall Development Plan - #48-91. ITEM: NUMBER: PARAGON POINT PUD Overall Development Plan 48-91 LEGAL DESCRIPTION LAND USE STATISTICS N ,.. mapmnx.n pw�x el s.nro. ] ]omuwp a xon. 9.,p. ee w.x pnnpam 9 _ �. may, ..•� `'� V I : nelpl IMrww C ry er Fon CM m W nm Cwmh. [aenaa ' 'T unv.W la 11. VNm PMIk RWup . _-� J••- -E µ, �,<. � } - pw- sm. znnr.9.93e.Nx^a aw ro�.erlme�..:n mw xiex P.9. ]ls mw4nu - x 1r powl� qx of .w s...am ] .4 ..�..w.w 9. v..b Nurn..11u. 1 1 i 1 1 ��t _ f -� - _ _ ^ paMMMM rWllmlxo IAm4 NmIn N'W't]�E41 ]696.]9„1u~o'il� N of op Stlbn ]' Ibm.Yerq.M Norm kM o14M 6wIM'wx O Y 1 R _ uU NMn ei- W�4x 3W0.]E Im.le IN W.x npn�al rqY Wel n. a u• A _ i�mNoot :n 'u e. Cy� — .�•�% —_ _ - - W` ...r - r — SmnlEyb u•s991-wnL L3]N M�bNnromm of eEDNMNc er u 1.. N OFEN SIAM n+ - .. .,. -s '..-. PROJECT NOTES INV 1 '"`..� 5 \'_ - I/ / .I.olXYwfN9W m,sin k.iw..l uu•�J PASSIVE I ACTIVE OPEN SPACE 67. i AC ( J �1 ALTERNATIVE LAND USES 11IIO Osso Tn[Ys / f-`� 1. The lallmiq WM ne.MpgaNuaimunvelW ub. ra lm.n ll.no r.. VICINITY MAP TIMTE0. NOIOMB .. GDNVPNI@ICII I'IfNr01 I` lle@^>a Wsw al penN�b YmnmtFn pYn prt monun. kern rr L� ' I WUW qmY d I.n P,nYI On.bpmn M1n Y lir [ Y Nm mm.n, .Y I - n4lWmnl plll� Wtl um eoe:x MnN .9MM r .M,lew �Mru l IJ T pme® . a 11. M • - C"� ✓.W. �., .' 1 - - RQ� ,o,,,.n A• ctiwlix.0 m.r.. Nwl h Im. W dM nlorm It !l ✓ ( A`r 1 a " - d a F 3,3 AC! " h PI A N OWNER'S CERTIFICATION rsrD� M PARAGON POINT W.D. ]� vY.9 saE o.]aowcasav94.i..p.xb. omo:se xr.N�'oE nYow. eeveDnlen Yw u cakarnlm. u.9 ma.u. rs rc —. i . r. _ .�. p,i wvEEwp�rar4o.obn. ue.wN..aoocrD e.b Y4Nc�4M °� �� ed IMMpTDi (r N z � mice" 1 '0"ess rovwnD i supN � PLANNING AND ZONING BOARD CERTIFICATION NrsNCD N �xns m n.+mxc.w ]o-b ww 4 TM arY m rnm <auns. <aaw,p9 - o��wsexwY slan.9. of rw.u4Nc An93aba ew+m DEC-10-91 TUE 16:11 CITY OF FORT COLLINS FAX NO. 3032218239 P.01/02 Development Services Transportation Division -- - Post-ItTM brand fax transmittal memo 7M +otpa9es . TO(�— Co.VAL LMPL Phone FAX 0 �[P MEMORANDUM DATEt December 4, 1991 TO: Tom Peterson, Director of Planning FROM: Eric L. Bracke, Transportation Planner II� SUBJECT: FOSSIL RIDGE PUD I have reviewed and accepted the fossil Ridge PUD Site Access Study and found that from a traffic engineering perspective, the development will have minimal Impact on the exisiting transportation facilities in the area. The major traffic issue with this development involves the extension of Southridge Greens Blvd. to Trilby Road. Southridge Greens Blvd. currently functions as the only access to the existing development and functions as a collector street. Between November 20-23, the Transportation Division conducted machine traffic counts on Southridge Greens Blvd. at a location east of the Church at Lemay Ave, Average daily two-way traffic at this point is approximately 1500 vehicles per day with the highest hour being between 5-6:00 pm at 138 vehicles. The remaining hours during the day are fairly consistent with vehicles ranging from 30-58 per hour per direction. Phase 1 and 2 of the proposed development is for 66 single-family dwelling units and will access the extention of Southridge Greens Blvd. Both phases combined will generate approximate 660 trips per day. It is fair to assume that the trips from Phase 1 and 2 of the development will be distributed primarily to, the north and through the existing development. If a 70%/30% split to the north and south is assumed for the analysis, an additional 462 trips per day (two-way) could be expected on Southridge Greens Blvd. at Lemay. The additional trips, dispersed throughout the day, will have minimal impact on Southridge Greens Blvd. or neighborhood. It is also likely to assume that the existing development will use the extension of Southridge Greens for a southern access point. The intersection of Lemay and Southridge Blvd. is expected to operate at LOS A for all movements with the exception of the PM westbound left turn at LOS C. All of the intersections operate and are projected to operate well within acceptable standards. Another traffic issue associated with the extension of Southridge Greens Blvd. is the need for a secondary access in the area. As stated earlier, Southridge Greens is the only access point into the existing development. Emergency vehicles such as fire and ambulance may require this secondary access. 235 Mathews • P.O. Sox 580 • Fort Collins, CO 80522-0.580 • (303) 221-6608 DEC-10-91 TUE 16:11 CITY OF FORT COLLINS FAX NO. 30322JR939 P.02/02 Other transportation issues such as speeding or safety on Southridge Greens Blvd. will be addressed by the Transportation Division as part of our normal responsibilities. From a transportation perspective, I do not have any problems with the proposed development. Please feel free to call me at x6608 should any questions arise.