HomeMy WebLinkAboutPARAGON POINT PUD PRELIMINARY - 48 91A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 11
MEETING DATE 12/16/91
STAFF Steve Olt
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: PARAGON POINT P.U.D., Preliminary - #48-91A
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 plat 148 acres into various tracts of land for mixed
use. The Preliminary Site & Landscape Plan for Phase 1 consists of
62 single family homes, a neighborhood park, and park/open space on
44 acres. Phase 1 is in the northeast & northwest corners and the
west central portion of the PARAGON POINT P.U.D. The site is
located at the northeast corner of the intersection of Lemay Avenue
and Trilby Road. This proposal is south of and adjacent to
Southridge Golf Course. The property is in the rlp, Low Density
Planned Residential Zoning District.
RECOMMENDATION: Approval with conditions
EXECUTIVE SUMMARY:
This is a request for 62 single family residences, a 3.3 acre
neighborhood park, and 15.3 acres of park/open space on 44 acres.
The project was evaluated by the Residential Density Chart in the
LDGS, achieving 50% and justifying the proposed gross density of
2.4 DU/acre. This density does not meet the minimum required
density of 3 DU/acre and the applicant has requested a variance to
this requirement. A neighborhood park site is proposed that could
possibly be dedicated to the City in the future. Access to the
planned areas in Phase 1 will be from South Lemay Avenue and an
extension of existing Southridge Greens Boulevard. The City
Transportation Division has determined that this project will have
minimal impact on the existing transportation facilities in the
area.
DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Colfins. CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
ITEM:
NUMBER:
PARAGON POINT PUD
Preliminary
48-91A
r
OWNER'S CERTIFICATION
II
• S GREENS P31:E PHASE"
3 1 40 1 41 1 421-11 43 44
45
/ 57 49 47 46
\ 50
.. 6,
p LAND USE STATISTICS
� (nrty�11G ]M IMIN:if jill[fNti J.% \ III
1 AI
I
1
1
PROJECT NOTES
55
54 52/ nnr e
\��� 1 Jrya. N tia ✓ w�
/1/�.
/ /'�{Y �� � _ /r •. ie — 6 ' \ ♦Om 1a 0mYM1am��o wr
i
® � I � 1 IlY I +tub W.Ir n.Id pm..vM�m
N�
I e
i WypS.-y m wnury ��.!y�
7 wnwc za.srnrtmr `�1
... 9L91E11 G.E11fM I /�
% ��-
fi1S/SyI�VE�/A(�C71V�El EPr
OR JrIMG
�co 7" 15.7 -ACRES, ' P
� 3.3 RES �
PLANT KEY
�pla= PRELIMINAfo' 5)H E 8c
I� «�
I �r.lr����p� PI_a^.!
-�--
oa�
° " (`° a e �p PAPLArM POINT P U. D.
P HAS E
� ' I
SCHOOL PROJECTIONS
PROPOSAL: PARAGON POINT
DESCRIPTION: 64 single family homes on 25.7 acres
DENSITY: 2.49 du/acre
General Population
64 (units) x 3.8 (persons/unit) = 243.2
School Age Population
Elementary - 64 (units) x .120
Junior High - 64 (units) x .055
Senior High - 64 (units) x .050
(pupils/unit) =
7.68
(pupils/unit) =
3.52.
(pupils/unit) =
3.2
Design
Affected Schools Capacity
Werner Elementary 546
Boltz Junior High 950
Fort Collins Senior High 1250
Enrollment
611.
747
1440
7d
A
-i 1 ACTIVITY:
DEFINITION:
Residential Uses
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.
1
• Each of the followingapplicable criteria must be
CRITERIA answered "yes" and implemented within the develop-
; vent 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)? ❑
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;
50-60 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.
—29—
ENSITY CHART
Maximum
Earned
Criterion
Credit
If All Dwelling Units Are Within:
Credit
a
20%
2000 feet of an erating Or approved neighborhood snapping Center.
O
b
10%
650 feetof on evsung nonvl stop.
C
10%
4000 feet of emong or aooroved regional r snooping center.
d
200%
3500 feet of an emsting or reservea neighoorhOOO pert community park or Community facility,
a
10%
1000 feet of a school. meeting all the repulrements of me compulsory education low6 of me State of Colorado,
'W
v J
f
20%
30001eet at a major employment center.
g
5%
1000feetof0Child Care center,
'
h
20%
Norm-FortCollins
1
20%
The Central Business District
A project whose boundary is contiguous to esisnng urban deveopment. Credit mar, be edmeo a1 follows
0%— For projects whose property pounoary, has O to 10% contiguity;
10 to 15%—For projects whose property bounaaty has 10 t0 20%contiguity
j
30%
15 to 20%— For projects whose property bounaory has 20 to 30% contiguity;
• 0
20 to 25%— For grojectswhOse Otopedy, boundary nos 30 to 40%contiguity
r
'
25 to 30%— For projectswhos progeny boundary has 40 to 50%Contiguity
It 4 can be OemOnrlt0letl mat me project will reduce non-renewoole energy usecige either through me aDDOCation of onermar" energy
k
mtems a mrougn committed energy consenanon measures beyond mat normaW recuirea by City Cape. a5% bonus may DE, earned
for every 5%reaucnon in energy use.
I
Calculdne a 1% bandr for every 50 otter included in the project.
m
Calculate me percentage of the total acres in the project mat are devoted to recrednonol use. enter 1/2 of mat percentage as a bonus.
-
It me coaticant commits to pfeseMng permanent offvte open sodCe mat meets me CltyS minimum requirements calculate me percentage
n
of this Open scoce octedge t0 the total development ocreage, enter this percentage ar a banns
If part Of me total development budget is to be spent on neighborhood public tronsntfacilities which Ore not Othennse neduired by City Cade.
O
enter 2 % bonus tot every S100 per dwelling unit inverted.
It part of me total development budget is to be spent an neighborhood facilities Ono seances which ore nototherwe9 required by City Cape.
P
enter al% bonus tar every 5100 per dwelling unit lnve ecj.
UDIf
a Commitment is being made to Oeveldp a specified pefcentoge of the toral number at dwelling units for low income families enter mat
Q
percentage cis a Con& up to O MCtl'MUm Of 30%.
0 a commitment is being made to develop a specified percentage of the total number of dweling units far type- A- and Type S handicapped
Z
housing cis defined by me City of Fort COIlins Colmorle the bonus ar folk.
O
r
Type -A-- 5m hes Type'A-unrh
Total
coOtimes
o
Type V-1.Type'B"units .
T lOtaunns
In no case shall the combined bonus be greater than 30%.
If me Site On Otllacent Dfoperty Contains on historic bulking or place. a bonus may be earned tot the toltowmg
3% — For preventing of mitigating drj influences (e.g. environmental land use. Oesth Na economic and SOctol factors) ad+ene to its
S
'preservation:
3% — Far dswnng mat new sttucnues will be in 4eeongwith me character of the building or place, while avoiding total units
3% — Far oropMnp WOOMe use or Me building Or grace that will lead to lh Connnuano9. preseavatlon and rmprpvemenf in an
-
Opp CCp a manner.
It 0 porllon Or all of the reaurtsd parking in me multiple fancily project is boyidea underground, within me building, Or in an elevated panting
structure as an occasion use to the primary structure. a bonus may oe earned as t011o)
t
9% — For providing 75% of more of the parmngin a structure:
6% — For providing 50-74% of" Dorking in a structure.
3% — Fa pfw ding 25-40%Ol me packing in o st a e.
.
u
It a commitment is being Made t0 provide apprOvea automatic fire e+nnguiming systems forme dwelling unts enter a Dons of 10%.
TOTAL
will
aO
to
October 28, 1991 (File: 9140LT01)
0
co
O
Mr. Mike Herzig
0
N
Fort Collins Development Engineer
O
a.
P.O. Box 580
p
Fort Collins, CO 80522-0580
V
o
a
Dear Mike:
Z
g
Fossil Ridge PUD is proposing to build 28 foot wide public
O
streets on all cul-de-sacs and for Phase 5 streets within the
J
•
development. According to the _Fort Collins Design Criteria
�
and Standards for Streets, this street width will require a
Z
w
variance by the City of Fort Collins.
a
Z
The reasons for requesting/granting this variance are listed
>
below:
Z
- The streets proposed to be 28 feet wide will have less
m
than 750 ADT on them. The cul-de-sac with the highest
v
dwelling unit count (18 D.U.) is located in Phase 4.
This area would generate 180 daily vehicle trips at the
point where it intersects with Southridge Greens
Boulevard. The access streets in Phase 5 will have a
daily traffic volume of 200-300. Both of these are far
below the threshold level in the ."Fort Collins
Standards." There is not likely to be any external
traffic passing through any of the cul-de-sacs or the
Phase 5 streets. Therefore, the aforementioned traffic
volumes will be a worst case level. It is recommended
that parking be restricted on both Phase 5 street
intersections with Lemay Avenue at least 50 feet from
Lemay Avenue.
- The streets that are proposed to be 28 feet are cul-de-
Z
sacs with the exception of the Phase 5 streets. The
wPhase
5 area will be provided with ample off-street
z
parki7ng-- Thi-s;along with the intersection parking
z
restriction, will allow acceptable, safe operation on the
u•!
J
Phase 5 streets.
a
>
- This is primarily a large lot development. The density
is considered to be medium (2.1 to 6.0 dwelling units per
=
zo
acre). Based upon criteria in "Recommended Guidelines
for Subdivision Streets, A Recommended Practice,"
W
Institute of Transportation Engineers, 1984, the pavement
c
o
width should be 28-34 feet. The proposed 28 feet meets
this recommended practice.
-a
z
- Typical developments with large lot sizes provide more
¢
'-
than four off-street parking spaces per dwelling unit.
A comparable development is the First Filing of Clarendon
W
LL
Hills. Based upon observation at various times on a
number of days, the average number of vehicles parked on
Hinsdale Drive in Clarendon Hills was 3 in a length of
Q
1300 feet. This observation was conducted where there
were dwelling units on both sides of the street. The
number of parked, on -street vehicles would enable
Hinsdale Drive to have been a 28 foot wide street with
no traffic or parking problems.
I recommend that the cul-de-sac streets and Phase 5 streets
in Fossil Ridge PUD be 28 feet wide (curb to curb). I would
further recommend that parking be allowed on both sides of the
streets, if at least four off-street parking spaces are
provided per dwelling unit.
If you have any questions or desire additional information,
do.not hesitate to call me.
Sincerely,
Matthew J. Delich, P.E.
PARAGON POINT PUD - NATURi.')L. RESOURCE` STAFF POSIT 101\1 F.:IASED Ohi
fi0AI...S, OBJECTIVES, POLICIES, AND REGULATIONS WHTEJ-1 AF'PL..Y:
Ba lied C)F'1 Natural Re is a t..l r•C2 Staff disc uiisi(:71"1 is cl r'd F'l E4W
i.nfcar'•rn.-itinn from the Colorado Division of WiIcl:ti.fe•-, we 1e:?f:.,1. 1::1"1,a'l:.
i:.hE.a 0vrara1.1 De:)veIopment Plari and 't'.he 1'='hase 1 1"re1.i.mi.niar"y F"1..al1 •fr:7r
F'4araar, on Point should only be given approval i. f the f c.)1 :1. (::)w:i. III
cc)ndit:iun .i<.:, appIi.ed regarding the protection caf
((::)L.he:•r c c)ndi t.:i iris may be needed regarding utility pl ac::e:?rne-)rlt:. 4:ir+.ra
c:onisf.r-c.cc:t:ian) :
The area within the #loodplain for Fossil Creek, as well as
the area of the bluffs to the west of the line indicated on the
plan should be set aside as natural open space with a
conservation easement, and that within this area the existing
prairie dog colony should be maintained. The. interface area
between the developed portion of the property and the prairie dog
colony should be designed so as to minimize conflicts between the
prairie dogs and the development. The basis for this position
from the regulations is as follows: ,
[_:r}!::?_sL...__T)eVe1 Cal:)R1 ant°-_Gui.dAnc.�._`?.Y.`>_k.,em-��___1:......._p yg).�.npm�+n_t,:..._(^L'._i tr.i'•..r..4_a
1's the development compatible with and sensitive to the
i,mmGNdi.at:e environment of the site and neighborhood relative to
ar'r.-'t'litectl..cral design,. scale, bulk: and building height; identity
.and historical character; disposition and ar"ientat. ign of
be-1i l c.:l i ngs r_7r1 the lot and visual integrity.
- 5. D. the development in accordance with they adopte-�d eleMer'lts Of
thca Comprehensive Flan, ir7r..:ludinc•� bl.it. nit-�limit.ed—to: Wfalhf>r
::3'k.ree,'t Plan and other- adopted street I:7(:71ic:ies;; Open Spac:e f='l;:�n
and other adopted open space policies?
1.:. If the project contains known areas of natural or' geol.ogi.ca:l.
hazard (e.g. unstable or potentially unstable slopes., fault.irig;
landslides; rockfalls; flood; and wildfire, etc:.) or' "soil.
conditions unfavorable to development, will special enginc?er'ing
pr"c:?caut:i ons be -taken to overcome those limitations or halve..?
areas•been set aside from development?
1I•. If the s.i.t.e contains an area which s
fc:)od source;, nesting place; wintering;
wi1.dli.fe ident i.fi.ed by the Colorado
signific::ant: and i.n l:)arti(---c.faar• deed of
preCaui:.io1l'.�", been implemented in the plan
of environmental i r•1f l..rences, adverse to
r.'3r Gilas?
erves as. habitat.:
or, SOUrce of wat e:?r f c)r
Divi.sic)n of Wildl.i.f(? sl1at
a t:. t.f?I'1•ti on, have3
to prevent the r..rwat.i.on
t: h e? (:) r e s:; e r, v a t:. i f.) n crf
20" Will the project conform to applicable local, state, and
federal Water quality standardsr mited to
erosion an sedimentation; runoff control; and solid wastes an�
hazardous subs�ance7
28" Is the design and arrangement of of the site plan, ^
e.g., 11uildings7 circulation, open space and landscaping, etc",
in favorable relationship to the existing natural tbpography;
natural water bodies and water courses; existing desirable trees�
exposure to sunlight And wind; and views?
�
Develop the total environment in such a way as to provide harmony
With nature, beauty in the man-made features/ and imaginative use
of language and symbols.
� Encourage all waterways, including irrigation canals, in
areas to be developed be incorporated imaginatively and
skillfully into a satisfactory environmental design.
Insure that developers consider aesthetics in the designing and
planning of their projects.
~ Encourage developers to utilize natural conto:rs�
topographical features, and existing trees where possible ..I. I",
accordance with the proposed use of the site.
Protect the health and safety of the residents in all residential
neighborhoods.
� Limit residentialdevelopment in natural hazard areas or
require construction modifications which wo�ld mitigate natural
hazards.
- Encourage joint use of dr�inage facilities such as open
channels and detention ponds for open space purposes"
- Encourage City and County officials to consider
environmental impacts of new development as a significant factor
in project evaluation as land use decisions are made,
Paragon Point PUD, Preliminary - #48-91A
December 16, 1991 P&Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: rip, existing golf course and single family residential
(Southridge Golf Course, Southridge Greens P.U.D.)
S: rip, planned residential (Stanton Creek Ridge P.U.D.)
E: FA-1, Larimer County (undeveloped)
W: rip, existing single family residential (Brittany Knolls
P.U.D.)
This property was annexed into the City with the Kroepel Annexation
in 1980.
2. Land Use:
This request is for 62 single family detached residences at the
northeast and northwest corners of Phase 1, a 15.3 acre park/open
space containing two ponds on a west to east watercourse (from
Lemay Avenue) that feeds Fossil Creek, and a 3.3 acre neighborhood
park. The developer is negotiating with the City Parks & Recreation
Department to dedicate the neighborhood park to the City. The City
Parks & Recreation Board will make the decision whether or not to
accept dedication of the park. This park would have to meet size,
location, and design requirements of the City.
The Preliminary Site & Landscape Plan for Phase 1 was evaluated by
the Residential Density Chart in the LDGS. The 50% achieved on the
Density Chart supports the proposed gross density of 2.4 DU/acre
and net density of 3.0 DU/acre. Points were awarded for the
following base criterion:
a. Within 2000 feet of an existing or approved neighborhood
shopping center.
b. Within 3500 feet of an existing or reserved neighborhood
park, community park or community facility.
c. A project whose boundary is 20-30% contiguous to existing
urban development.
December 5, 1991
Mr. Steve Olt
Planning Department
281 North College Avenue
Fort Collins, CO 80522
RE: Paragon Point
Project No. 10-695-001
Dear Steve:
I am sending this letter with respect to our meeting yesterday pertaining to the Paragon
Point, Phase 1 Preliminary P.U.D. submittal. Specifically, the issue of the required
utility easements along the eastern property line from Trilby Road to the northeast
corner of the property. We realize that this effects the service from U.S. West, City
Light and Power, Columbine Cable, and potential others.
It is our intention to construct the extension of Southridge Greens Boulevard from the
northern P.U.D. line to Trilby Road. This is required for both construction access as
well as temporary emergency access for the eastern side of the proposed Phase 1. We
are confident, at this stage of design, that the "temporary" construction will be to final
grade for the entire length of the road due to the fill requirements of Phase 1,
construction economics, etc. This will enable installation of these utilities within the
roadway and associated roadside easements. If this is found to be so during final design
of the project, we will include these easements on the Final Plat.
If, by chance, it is determined that achieving final grade is not in the best interest of the
developer- at this_time_(Phase_l-construction).,_ we will meet _with _each —concerned utility
company personally to determine an alternate alignment and related easement which is
agreeable to them. Such as along the eastern boundary line of the P.U.D. These
easements will then be depicted on the Final Plat instead of roadside easements (the
roadside easements will eventually be platted anyway at the time of re -plat for future
development phases).
We understand that the responsibility of appeasing these utility companies during the
Final P.U.D. process is ours. We are simply attempting to solve these issues, with the
aid of final construction drawings, to the best interest of all parties concerned.
TST, INC. 748 Whalers Way • Building D 102 Inverness Terrace East
Consulting Engineers Fort Collins, CO 80525 Englewood, CO 80112
(303) 226-0557 (303) 792-0557
Metro Denver (303) 595-9103 FAX (303) 792.9489
FAX (303) 226-0204
TST, INC.
Mr. Steve Olt
December 5, 1991
Page 2
I hope this letter is sufficient to your needs. Please feel free to contact me if you
should have any questions or concerns.
Respectfully,
TST, INC., CONSU TING ENGINEERS
Stephen F. Humann, P.E.
SFH/lc
cc: Mr. Byron Collins
Mr. Jim Sell
FOSSIL RIDGE PUD
TYPICAL INTERNAL STREET CROSS -SECTIONS
8' EASMENT 54' ROW 8' EASMENT
36' FL -FL
10'BOW
I
I
0
10' TYP.�
GAS MAIN
0
ELECTRIC
J
WATER
MAIN
8' EASMENT
10'BOW
I�-
I
0
O
10�
GAS MAIN JJJ
�
0
ELECTRIC .
WATER
MAIN
DRNE-OVER CURB.GUTTER AND SIDEWALK
5' IYP.
SAN. SEWER
NOTE: MAINTAIN A MINIMUM DISTANCE OF 10'
BETWEEN SAN. SEWER AND WATER UNES
46' ROW 8' EASMENT
2B' FL -FL
DRIVE -OVER CURB.GUTTER AND SIDEWAU<
5'
t ` SAN. SEWER
NOTE: MAINTAIN A MINIMUM DISTANCE OF 10'
BETWEEN SAN. SEWER AND WATER UNES
Paragon Point PUD, Preliminary - #48-91A
December 16, 1991 P&Z Meeting
Page 3
The project 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:
* 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.
#89 - Areas along Fossil Creek should be incorporated into the
City's recreational trail system.
A bicycle/pedestrian trail is 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 planning for low density residential
and active/passive open spaces adjacent to Fossil Creek and
the identified natural areas. The intent is to provide
measures to protect these features.
#92 - Public access to streams should be provided as possible.
The development intends to provide public access to
Fossil Creek via the trail system to connect 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 1 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, Preliminary - #48-91A
December 16, 1991 P&Z Meeting
Page 4
The proposed density does not meet the minimum required density of
3 dwelling units/acre (calculated for the residential portion of
the site only) and the applicant has requested a variance to this
requirement. The gross density of 2.4 DU/acre for the residential
areas (excluding the park/open space and neighborhood park site) is
based on the 62 units on 25.4 acres (including street R.O.W.'s).
The park sites do not have direct contiguity with the two
residential areas (with the exception of 5 lots in single family
west) ; therefore, these sites are not included in the gross density
calculations (the gross density would be 1.4 DU/acre with the park
sites included). The lot sizes are comparable to the lot sizes in
Greenridge P.U.D., just 200' to the north. The gross density in
that development is 2.79 DU/acre. The lots in PARAGON POINT have
been designed to be sensitive to, and protect as possible, the
Fossil Creek corridor and floodway that contains significant
natural features. There are accentuated meanders in the channel,
steep embankments, and unique rock outcroppings that enhance the
site. The floodway and topography impose significant physical
constraints on development on this site. In addition, the developer
is providing approximately 20 acres of parkland and open space in
Phase 1. Therefore, staff is recommending approval of the requested
density variance.
3. Design:
Landscaping:
Extensive landscaping, with a mix of deciduous trees, evergreen
trees, and shrub beds, is preliminarily planned for the
neighborhood park site. The park/open space could contain some of
the same elements, as well. The landscaping will be detailed with
the Final P.U.D. Plan.
Architecture, Building Considerations:
The only structures, other than individual residences, planned in
Phase 1 at this time are facilities associated with the
neighborhood park site. A picnic shelter, swimming pool and
bathhouse, tennis and basketball courts are proposed. The developer
is negotiating with the City on the possible dedication of this
park after its completion. The City is not willing to accept
ownership and maintenance of the swimming pool facility and the
parking lot as part of a possible future park dedication.
Paragon Point PUD, Preliminary - #48-91A
December 16, 1991 P&Z Meeting
Page 5
Utilities:
Preliminary overall utility plans are sufficient. The developer is
responsible for satisfying all of the City's and the utilities
concerns, with the final utility plans, at time of Final P.U.D.
Plan review.
Parking:
The only parking requirements outside of the individual on -lot
spaces is the necessary parking for the neighborhood park site. The
amount and location of parking necessary for this use will be
determined with the Final P.U.D. Plan.
Signage:
Project signs are being proposed at the Lemay Avenue entry to
residential and the Southridge Greens Boulevard entry to
residential. The character, materials, and color of the signs will
be reviewed with the Final P.U.D. Plan.
4. Neighborhood Compatibility:
A neighborhood meeting was held on September 24, 1991 to present
this proposal to interested property owners and receive comments.
Thirty-eight people were in attendance. The primary concern
expressed was the concern about the extension of Southridge Greens
Boulevard to the south, connecting that existing development with
the PARAGON POINT P.U.D. The issues brought up include increased
traffic in Southridge Greens, potential traffic/pedestrian
conflicts due to speeds occurring on the local streets, and a
general sense that security in the existing neighborhood will be
compromised. A copy of the Neighborhood Meeting Memorandum is
attached.
Staff believes that the proposed use is compatible with the
surrounding area and uses. This development will provide low
density/large lot single family residential and open space next to
existing low density/large lot single family residential and
recreation (golf course).
5. Transportation:
Access to this property is planned as follows:
a. The residential portion at the northwest corner of Phase 1
will gain access from South Lemay Avenue on a local street
Paragon Point PUD, Preliminary - #48-91A
December 16, 1991 P&Z Meeting
Page 6
serving 32 lots. A temporary gravel road will serve as a
secondary emergency access only from the south (through future
single family residential) and will be constructed with this
development.
b. The neighborhood park site will be accessed by a local
street from South Lemay Avenue.
c. The residential portion at the northeast corner of Phase 1
will gain access for 30 lots from Southridge Greens Boulevard
extended south from Greenridge P.U.D. across Southridge Golf
Course. Street right-of-way for this possible connection was
dedicated with the approved Greenridge P.U.D. plat on May 30,
1984, and by Deed of Dedication on September 5, 1984 for
right-of-way across the golf course. This deed is on record in
the Larimer County Clerk & Recorder's Office at Book 2288,
Page 0833. A temporary gravel road to be constructed with
Phase 1 will serve as a secondary emergency access only to
this area from Trilby Road until a future phase of this
development requires this road to be improved to the City's
local street standards.
The City Transportation Division has reviewed the Site Access Study
for this development request and has found that from a traffic
engineering perspective, PARAGON POINT P.U.D. will have minimal
impact on the existing transportation facilities in the area.
The major traffic issue involves the extension of Southridge Greens
Boulevard to Trilby Road. This street currently provides the only
access to Southridge Greens P.U.D. and functions as a collector
street. Between November 20-23, 1991, the Transportation Division
conducted machine traffic counts on Southridge Greens Boulevard at
a location east of the St. Elizabeth Seton Parish on Lemay Avenue.
Average daily two-way traffic at this point is approximately 1500
vehicles per day with the highest vehicles/hour being 138 between
5:00-6:00 p.m. The remaining hours during the day are fairly
consistent with vehicles ranging from 30-58 per hour per direction.
Phase 1 and future phase(s) of the development propose 66 single
family dwelling units that will be accessed by the extension of
Southridge Greens Boulevard. These combined phases will generate
approximately 660 trips per day. A fair assumption is that the
trips from these dwelling units will be distributed primarily to
the north through the existing development. If a 70% / 30% split to
the north and the south is assumed, then an additional 462 trips
Paragon Point PUD, Preliminary - #48-91A
December 16, 1991 P&Z Meeting
Page 7
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 the street or neighborhood. It is
likely that the existing development will use the extension of
Southridge Greens Boulevard for a southern access point. The
intersection of Lemay Avenue and Southridge Greens Boulevard is
expected to operate at Level of Service (LOS) A for all movements,
with the exception of the p.m. westbound left turn at LOS C. All of
the intersections operate and are projected to operate well within
the acceptable standards. Staff believes that the extension of
Southridge Greens Boulevard to be an important component of the
overall circulation of the area.
Another traffic issue associated with the extension of Southridge
Greens Boulevard is the need for a secondary access in the area.
Southridge Greens Boulevard is the only full -service access into
the existing development. The extension of Southridge Greens
Boulevard to Trilby Road will provide improved secondary access to
both developments for residents and emergency vehicles.
Other transportation issues such as speeding or safety on
Southridge Greens Boulevard will be addressed by the Transportation
Division as part of their normal responsibility.
The developer will construct the connection of Southridge Greens
Boulevard with Phase 1. All construction traffic will access the
30 lots in the northeast corner by the temporary gravel road from
Trilby Road.
6. Storm Drainage:
A channel stabilization analysis for Fossil Creek will be submitted
to the City as a part of the Final P.U.D. requirements. Also, an
update of the existing Fossil Creek Master Plan Study will be
required with future phases of this development. The City
Stormwater Utility will determine when this update is required.
A repay agreement for stormwater facilities will be a part of the
Development Agreement, between the City and the Developer.
7. Resource Protection:
The area designated as Open Space on the Overall Development Plan
for PARAGON POINT P.U.D., including the 52.4 acre Parcel H and the
15.3 acre Parcel I, has been identified as an area which provides
habitat and food source for Ferruginous Hawks, a species that the
Paragon Point PUD, Preliminary - #48-91A
December 16, 1991 P&Z Meeting
Page 8
Colorado Division of Wildlife has identified as of special concern
and in need of attention, because of the existing Prairie Dog Town.
Staff believes additional information is needed to determine the
extent to which Criteria #14 of the All Development Criteria in the
LDGS will be met by the use and management of the Open Space area
as proposed with this development. This specific concern was raised
late in the Preliminary Plan review process. With the condition
attached to this recommendation, staff believes that it is
appropriate to proceed with preliminary approval consideration.
The following is noted on the Subdivision Plat and the Preliminary
Site & Landscape Plan for Phase 1:
"The area identified as a conservation easement constitutes an
area of significant rock outcroppings ideal for bird of prey
perching areas. Within said conservation easement, no
building, grading or planting shall be permitted except for
the planting of native vegetation and except for grading and
other excavation necessary for the installation and
maintenance of utilities and erosion control facilities. The
intent of the conservation easement is to conserve and
preserve the area in its natural state for the purpose of
providing bird of prey perching areas. No above -ground fences,
except for split -rail or three -pole fences, shall be
constructed within the conservation easement and no building
permits shall be issued for any lot which is burdened by the
conservation easement until grading plans and building
envelopes have been submitted to and approved by the City
showing preservation of the conservation easement portion of
such lot in its present natural condition."
The building envelopes for all lots in Phase 1 must be shown on the
Final P.U.D. Plan and Subdivision Plat. Staff is recommending a
condition stating that Due to the peculiar and unique
characteristics of this development, which characteristics include
rock outcroppings as perching areas, roosting trees, topographical
characteristics which produce wind updrafts ideal for the flight of
birds of prey, water supply and the specific sightings of eagles
and hawks feeding on prairie dogs as prey on the site, the
conservation easement area shall be redrawn as necessary to include
all significant rock outcroppings suitable for perching of birds of
prey (and to include natural drainage channels) located on Lots 10
and 23 through 29. Any such change in the configuraton of the
conservation easement area shall be based on a field study to be
conducted by the Developer and the City prior to approval of the
Final P.U.D. Plan.
Paragon Point PUD, Preliminary - #48-91A
December 16, 1991 P&Z Meeting
Page 9
Staff is recommending a condition stating that No changes will be
made from the present natural condition of the 15.3 acre Park/Open
Space parcel unless and until the Planning and Zoning Board
approves such change to specific use(s) upon this site as a part of
the Final P.U.D. Plan. The wording of this condition is noted on
the Preliminary Site & Landscape Plan for Phase 1.
RECOMMENDATION:
Staff finds that the requested density variance is justified and
that this request meets the All Development Criteria in the Land
Development Guidance System. Therefore, staff recommends approval
of PARAGON POINT P.U.D., Preliminary - #48-91A, with the following
conditions:
1. No changes will be made from the present natural condition of
the 15.3 acre Park/Open Space parcel unless and until the
Planning and Zoning Board approves such change to specific
use(s) upon this site as a part of the Final P.U.D. Plan.
2. Due to the peculiar and unique characteristics of this
development, which characteristics include rock outcroppings
as perching areas, roosting trees, topographical
characteristics which produce wind updrafts ideal for the
flight of birds of prey, water supply and the specific
sightings of eagles and hawks feeding on prairie dogs as prey
on the site, the conservation easement area shall be redrawn
as necessary to include all significant rock outcroppings
suitable for perching of birds of prey (and to include natural
drainage channels) located on Lots 10 and 23 through 29. Any
such change in the configuraton of the conservation easement
area shall be based on a field study to be conducted by the
Developer and the city prior to approval of the Final P.U.D.
Plan.