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HomeMy WebLinkAboutPARAGON POINT PUD PHASE TWO PRELIMINARY - 48 91C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 10 MEETING DATE 8/24/92 PLANNING AND ZONING BOARD J STAFF REPORT PROJECT: Paragon Point Phase Two, Preliminary P.U.D., #48-91C 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 36 single family lots on 15.64 acres. The site is located directly south of Paragon Point Phase One, north of Trilby Road, and west of the Union Pacific Railroad Tracks. The zoning is r-1-p, Low Density Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The request for single family lots complies with Paragon Point O.D.P. A variance from the requirement of having a minimum of three dwelling units per gross acre is recommended. The project satisfies the All Development Criteria of the L.D.G.S. The density is justified by the performance on the Residential Uses Point Chart of the L.D.G.S. A variance from the strict requirements of the Solar Orientation Ordinance is recommended based on peculiar topographical and access conditions. A conservation easement will be platted along the rear portions of eight lots to prevent encroachment along sensitive natural features. A Fossil Creek Stabilization Study and Fossil Creek Recreational Trail Easement will be completed with Final P.U.D. Southridge Greens Boulevard will be extended to Trilby Road with this Phase. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281. N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT PARAGON POINT P. U. D. PHASE TWO I \ ,PARAGON POINT P. U. D. TRACT A-1 TRACT D TRACT I TRACT C j �1Lga "_- n - TRACT C— i 1 I L ` TRACT C [rry .ewa 1 Y — r—KVIQ'AYE IIRp _ _ L — F —vr— I A^f'-Y�v src" �fls 'aa r+4�Rq oN I Imo'' I U. N I I P I-1 Fm -rL n P 1 SIA1J1 E UNI N PACIFIC RAILRO1lSL1AD TRACT E a',. E UNION PACIFIC RAILROAD (] ' R.O.W.) A A (= R.O.W.) PARAOOH POUR P. U. D. PHASE TWO SHEET 2 OF 2 SCHOOL PROJECTIONS PROPOSAL: PARAGON POINT PUD DESCRIPTION: 36 single family homes on 15.64 acres DENSITY: 2.30 du/acre General Population 36 (units) x 3.5 (persons/unit) = 126 School Age Population Elementary - 36 (units) x .450 Junior High - 36 (units) x .210 Senior High - 36 (units) x .185 (pupils/unit) = 16.2 (pupils/unit) = 7.56 (pupils/unit) = 6 .66 Design Affected Schools Capaci1y Enrollment - Werner Elementary 568 630 — Webber Junior High 900 834 Rocky Mountain Senior High 1312 1293 r ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the crtlerlon app11Coae7 Wit the alterton be mns11ed7 If no, please explain ��F'�.�'� Yes No NEIGHBORHOOD COMPATABILITY 1. Social Compatabiiliy X 2. Neighborhood Character 3. Land Use Conflicts i< 4. Adverse Traffic Impact PLANS AND POLICIES 5. Comprehensive Plan BElet✓ 3 c PUBLIC FACILITIES & SAFETY 6. Street Capacity X 7. Utility Capacity X X ✓ iiYVCE iP UEST 2 u/ 8. Design Standards G1/ DE Sf/G-10fEET 9. Emergency Access X 10. Security Lighting X 11. Water Hazards X RESOURCE PROTECTION 12. Solis & Slope Hazard X 13. Significant Vegetatlon 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit W. Eco-Sensitive Areas X X 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality X 20. Water Quality is 21. Noise 22. Glare & Heat 23. Vibrations 24. Exterior Lighting X 25. Sewages & Wastes X SITE DESIGN 26. Community Organization X - 27. Site Organization X 28. Natural Features X 29. Energy Conservation X 30. Shadows X 31. Solar Access 32. Privacy X X 33.Open Space Arrangement X 34. Building Height 35. Vehicular Movement 36. Vehicular Design X 37. Parking X 38. Active Recreatlonal Areas X X 39. Private outdoor Areas X 40. Pedestrian Convenience X 41. Pedestrian Conflicts X 42. Landscaping/Open Areas X 43. Landscaping/Buildings 44. Landscaping/Screening L 45. Public Access X 46. SI ns . I 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. CRITERIA Each 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)? ❑ 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: ■ fr'Gw�ER, Ti%� A PENS/7' f i o.Q T/tE OOP /5 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. -99- 71 DENSITY CHART Maximum Earned Criterion Credit If All Dwelling Units Are Within: Credit a 20% 2000 feet of an existing or approved neighborhood shopping center. b 10% 650 feet of an existing transit stop. C 10% 4000 feet of an existing of approved regional shopping center. d 20% 3500 feet a, an existing or reserved neighborhood park community pork or community facility. %Q !► We 10% 1000 feet of a school, meeting all the requirements of the compulsory education laws of the State of Colorado. Qf 20% 3000 feet of a major employment center. W g 5% 1000 feet of a child care center. h 20% 'North" Fort Collins I 20% The Centro, Business District. A projectwhose boundary Is contiguous to existing urban development. Credit may be earned as follows: 0%— For projects whose property boundary has 0 to 10%contguity, 10 to 15%— For projects whose properly boundary has 10 to 20% contiguity; f .30% .15 to 20%-- For projects whose property boundary has 20 to 30%contiguity: 20 to 25%-- For projects whose property boundary has 30 to 40%contiguity: /D 25 to 30%-- For projects whos property boundary has 40 to 50%contiguity, k If it can be demonstrated that the project will reduce nonrenewable energy useage either through the application of alternative energy systems or through commiftec energy conservation measures beyond that normally required by City Code. a5% bonus may be earned for every 5%reduction in energy use. Calculate a l% 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 12 or that percentage as a bonus. If the applicant commits to preserving permanent offsite open space that meets the Citya minimum requirements, calculate the percentage n at this open space acreage to the total development ocreoge, enter this percentage as a bonus. If part of the total development budget is to be spent on neighborhood public tronsit facilities which are not otherwise required by City Code, O enter 2%bonus for every$100 per dwelling unit invested. If part of the total development budget is to be spent on neighborhood facilities and services which ore not otherwise required by City Code, P enter al%bonus for every$100 per dwelling unit invested. If a commitment is being made to develop a specified percentage of the total number of dwelling units for low income families, enter mat q percentage as a bonus. up to o maximum of 30%, U) If a commitment is being made to develop a specified percentage of the total number of dwelling units for Type 'A"and TVi a B"hondicapped Z housing as defined by the City of Fort Collins. calculate the bonus as follows O 0 r TYPe'A"— .Slimes IVpa'Anifi- otaTn '. Type'B"-1.0times TVpe'B'units - — oaun,s -- In no case shall the combined bonus be greater than 30%. B the site or adjacent properly contains an historic building or place, a bonus may be earned for the following. 3% — For preventing of rruhgaling outside influences(e.g. environmental land use,aesthetic. economic and social factors)adverse to its S preservation; 3% — For assuring that new structures will be in keeping with the character of the building or place, while avoiding total units 3% — For proposing adaptive use of the building or place thatwlll lead to its continuance, preservationand improvement in an appropriate manner. It 0 bonier, or all of the required parking in the multiple family project is provided underground within the building, or in an elevated panting structure as an accessory use to the primary structure, a bonus may be earned as follows: t 9% — For providing 75% or more of the parking no structure; 6% — For providing 50-74%of the parking in o structure; 3% — For providing 25-49%of the parking in a structure. u If a commitment is being mode to provide approved automatic fire extinguishing systems for the dwelling units, enter a bonus of 10%. TOTAL 3o -30- p1113Sell De July 6, 1992 Planning and Zoning Board Members Planning Department City of Fort Collins Dear Board Members: In March of this year, the Board approved the Overall Development Plan and Phase I of Paragon Point P.U.D. The developer is now ready to proceed with the second phase of development. The site is located in southeast Fort Collins, east of Lemay Avenue and north of Trilby Road. As you may recall, the Paragon Point site has many natural resource amenities including rugged topography, rock out-croppings and spectacular mountain views. In addition, Fossil Creek meanders through the site providing more landscape diversity and creating additional habitat for wildlife. It is the developer's intent to preserve the site's many natural resources and a Natural Resource Management Plan was included with the Overall Development Plan. Phase II completes the single family residential development on the east side of Fossil Creek and extends Southridge Greens Boulevard south to Trilby Road. The lot sizes, roadway alignment and street standards are consistent with those established in Phase I. Phase II contains 36 single family lots averaging over 12,000 square feet per lot. The only common open space associated with this phase are two small tracts adjacent to the railroad right-of-way and an easement providing access to the open space area along Fossil Creek. Maintenance of these areas will be the responsibility of the Homeowner's Association. City Land use Policies achieved by the plan include policy number 79 which states that low density residential uses should locate in areas which have easy access to regional/community shopping centers, major employment centers, schools and parks, and where a collector street affords the primary access. The plan also addresses policy number 91 having to do with the protection of scenic and recreational values of streams. Thank you for your consideration and we look forward to your comments. Sincerely, JIM SELL DESIGN 117 524 Fol Cduns ;°bra° 80 (303)484" Jim Sell August 7, 1992 Mr. Bernie Strom, President Planning & Zoning Board City of Fort Collins 281 North College Avenue Fort Collins, Colorado 80522 RE: Request for Variance -- Density Paragon Point, Phase 2 Preliminary P.U.D. Project No. 10-695-007 Dear Mr. Strom: On the behalf of Paragon Point P.U.D., Jim Sell Design requests a variance on the density requirement of a minimum three dwelling units per acre. The proposed residential density reflects the inordinate amount of property in the floodplain or on slopes too steep to develop. If the undevelopable lands are removed from the equation, the overall density for residential areas is 4.7 dwelling units per acre. Additionally, the dramatic views, proximity to open space and relatively -steep terrain are more conducive to the larger lots shown on this phase. Please note that a similar variance was granted on Phase 1 for the same reasons. If you or the Board have any questions, please call at your convenience. Sincerely, JIM SELL DESIGN Jim Sell JimJr' Sell Del ,r$ d�wm pw orll A � 117 E. Fal %ram t �484-192 August 7, 1992 Mr. Bernie Strom, President Planning & Zoning Board City of Fort Collins 281 North College Avenue Fort Collins, Colorado 80522 RE: Request for Variance -- Solar Orientation Paragon Point, Phase 2 Preliminary P.U.D. Project No. 10-695-007 Dear Mr. Strom: On the behalf of Paragon Point P.U.D., Jim Sell Design requests a variance for the requirement that 65 % of the lots be oriented with the front lot line within 30 degrees of true east -west. We are requesting this variance because the Phase 2 site is a fairly narrow and steep parcel with its long axis running north -south, making it virtually impossible to lay out lots with the orientation stipulated by the Solar Orientation Ordinance. If you or the Board have any questions, please call at your convenience. Sincerely, JIM SELL DESIGN /f�'6 Jim Sell 1im Salll T17 E. Fort i1 (�)asa- August 7, 1992 Mr. Mike Herzig City of Fort Collins 281 North College Avenue Fort Collins, Colorado 80522 RE: Request for Variance -- Street Width Paragon Point, Phase 2 Preliminary P.U.D. Project No. 10-695-007 Dear Mike: Paragon Point P.U.D. is proposing to building 28-foot wide public streets on all cul-de-sacs and for Phase 5 streets within the development. According to the Fort Collins Design Criteria and Standards for Streets, this street width will require a variance by the City of Fort Collins. The reasons for requesting/granting this variance are based on low average daily trips and large lots which will typically have homes with 3-car garages. This will accommodate a minimum of six off-street parking spaces per unit. For these reasons we request that the cul-de-sac streets and Phase 5 streets in Paragon Point Phase Two Preliminary P.U.D. be 28 feet wide (curb to curb) and that parking be allowed on both sides of the streets. Please note that this request reflects substantially the same conditions as Phase 1, where a street -width variance was granted. If you have any questions or desire additional information, please call at your convenience. Also, we will be providing a letter stamped by our traffic engineer for your file. Sincerely, JIM SELL DESIGN try- '&ze' Jim Sell jil, Sell Des n Bo524 117 E°�r Ave Fort "i o.. W s H H Q M August 18, 1992 10 0 Cv $ Mr. Mike Herzig M Fort Collins Development Engineer M P.O. Box 580 Fort Collins, CO 80522-0580 Dear Mike: (File: 9202LT01) Paragon Point PUD is proposing to build 28 foot wide public streets on a "hammer head" cul-de-sac in Phase 2 within the development. According to the Fort Collins Design Criteria and Standards for Streets, this street width will require a variance by the City of Fort Collins. The reasons for requesting/granting this variance are listed below: - The streets proposed to be 28 feet wide will have less than 750 ADT on them. This cul-de-sac has a maximum dwelling unit count of 20 D.U.'s. This area would generate 200 daily vehicle trips at the point where it intersects with Southridge Greens Boulevard. This volume is far below the threshold level in the "Fort Collins Standards." There is not likely to be any external traffic passing through this cul-de-sac. Therefore, the aforementioned traffic volumes will be a worst case level. - The street that is proposed to be 28 feet is a cul-de- rZV169 - The cul-de-sac does not access an arterial street. CD - This is primarily a large lot development. The density is considered to be medium (2.1 to 6.0 dwelling units per Uj acre). Based upon criteria in "Recommended Guidelines --for Subdivision Streets, A Recommended--P-r-act.i.ce_," _ W Institute of Transportation Engineers, 1984, the pavement width should be 28-34 feet. The proposed 28 feet meets this recommended practice. - Typical developments with large lot sizes provide more o than four off-street parking spaces per dwelling unit. a A comparable development is the First Filing of Clarendon cc Hills. Based upon observation at various times on a anumber of days, the average number of vehicles parked on a Hinsdale Drive in Clarendon Hills was 3 in a length of 1300 feet. This observation was conducted where there were dwelling units on both sides of the street. The LL number of parked, on -street vehicles would enable a Hinsdale Drive to have been a 28 foot wide street with no traffic or parking problems. I recommend that this cul-de-sac street in Phase 2 street in Paragon Point PUD be 28 feet wide (curb to curb). I would Paragon Point Phase August 24, 1992 P & Page 2 COMMENTS: Two, Preliminary P.U.D., #48-91C Z Meeting 1. Background• The surrounding zoning and land uses are as follows: N: r-1-p; Paragon Point Phase One, golf course, and existing single family residential S: r-1-p; Vacant (Stanton Creek Ridge P.U.D.) E: FA-1 (County); Vacant W: r-1-p; Fossil Creek, open space, Brittany Knolls P.U.D. Paragon Point Overall Development Plan was approved in December of 1991. The Final P.U.D. for Phase One, with a Natural Resource Management Plan, was approved on March 23, 1992. A replat of Lots 5 and 13 and a portion of Southridge Greens Boulevard was also approved on March 23, 1992. 2. Land Use• A. General Description Phase Two completes the single family residential development on the east side of Fossil Creek and extends Southridge Greens Boulevard south to Trilby Road. The lot sizes, roadway alignment and street standards are consistent with those established in Phase One. Phase Two contains 36 single family lots averaging over 12,000 square feet per lot. The only common open space associated with this phase are two small tracts adjacent to the railroad right-of-way and an easement providing access to the open space area along Fossil Creek. Maintenance of these areas will be the responsibility of the Homeowner's Association. B. Overall Development Plan The O.D.P. for Paragon Point designates the area of Phase Two as "Single Family". The request for 36 single family lots, therefore, complies with the approved land use designation on the O.D.P. C. Residential Uses Point Chart The request for 36 single family lots on 15.64 acres, at 2.30 dwelling units per acre, was reviewed by the criteria of the Residential Uses Point Chart of the L.D.G.S. Paragon Phase Two earns 30% with points awarded for proximity to a community park and for contiguity to existing urban development. The project does 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, C Matthew J. Delich, P.E. Paragon Point Phase Two, Preliminary P.U.D., #48-91C August 24, 1992 P & Z Meeting Page 3 not, however, meet the absolute criterion that on a gross acreage basis, the average residential density in the project be at least three dwelling unit per acre. The applicant has submitted a variance request (attached) for relief from the requirement that Phase Two be developed at a minimum density of three dwelling units per acre. In the request, the applicant submits that there is a significant portion of the gross acreage that is undevelopable due to the Fossil Creek floodplain and steep slopes. If the undevelopable lands were removed from the gross acreage, then the density would be 4.7 dwelling units per acre. A similar variance was granted for Phase One for the same reasons. The Planning and Zoning Board is empowered to grant variances to the strict provisions of the L.D.G.S. under the following circumstances: 1. The applicant demonstrates that the plan as submitted is equal to or better than such a plan that would normally incorporate a minimum density of three dwelling units per acre, on a gross acreage basis. 2. The strict application of any provision would result in peculiar and exceptional practical difficulties to, or exceptional and undue hardship upon, the owner of such property, provided that the variance may be granted without substantial detriment to the public good and without substantially impairing the purpose of the L.D.G.S. Staff finds the variance request is justified under criterion two. Like Phase One, the site is characterized by the Fossil Creek corridor and floodplain, steep embankments, and unique rock outcroppings. The floodplain and topography impose peculiar and exceptional practical difficulties in providing a minimum residential density of three dwelling units per acre. These constraints result in the platting of larger lots to mitigate the impact of the unique setting. 3. Conservation Easement: The rear portions of Lots 13, 14, 15, 16, 21, 34, 35, and 36 will be encumbered by a conservation easement to create an non -build area. Physical improvements will not be allowed within this designated easement. This conservation easement will mitigate the potential conflicts between development and the steep slopes and Paragon Point Phase Two, Preliminary P.U.D., #48-91C August 24, 1992 P & Z Meeting Page 4 rock outcroppings. Where the conservation easement is not shown, the slopes are more gradual and there are no rock outcroppings. This conservation easement is similar to the one platted along with Paragon Point Phase One. 4. Resource Protection: At the time of final consideration for Phase One, it was conditioned that the applicant conduct a Fossil Creek Stabilization Study prior to final approval of Phase Two. This study is underway and is being coordinated by the City's Stormwater Utility. The study is not completed at this time. The condition of Phase One approval is that the study be completed prior to Final for Phase Two. The lack of completion at Preliminary does not jeopardize the status of Paragon Point Phase Two Preliminary P.U.D. 5. Solar Orientation Variance: The Solar Orientation Ordinance requires that 65% of the lots within a single family P.U.D. or subdivision be oriented to within 30 degrees of a true east -west line. Paragon Point Phase Two Preliminary P.U.D. provides only four out of 36 lots (11%) that meet the solar orientation objective. The applicant has requested a variance (attached) from the strict requirement that 65% of the lots be oriented to within 30 degrees of a true east -west line. There are three justifications cited for requesting a variance: A. The orientation of Phase Two is north -south due to the location of the Union Pacific Railroad Tracks, the alignment of Southridge Greens Boulevard, and the rough alignment of Fossil Creek. This north -south axis is a constraint that makes it impossible to provide 65% of the lots within 30 degrees of a true east -west line. B. The western edge of the site is characterized by steep embankments, rock outcroppings, and the Fossil Creek floodplain. These natural features are unbuildable. An equally valid objective is to preserve these areas from encroachment by buildings or other improvements by the platting of the aforementioned conservation easement. Similarly, it is anticipated that the required Fossil Creek Stabilization Study will also identify sensitive areas that should be protected from encroachment. C. A similar variance was granted for Paragon Point Phase One. Paragon Point Phase Two, Preliminary P.U.D., #48-91C August 24, 1992 P & Z Meeting Page 5 According to the Solar Orientation Ordinance: "When permitted, the Planning and Zoning Board may authorize variances under this Article upon its finding that the following requirements in (1), (2), or (3) have been satisfied:" 11(1) That by reason of exceptional topographical, soil, or other subsurface conditions or other conditions peculiar to the site, hardship would be caused to a subdivider by the strict application of any provision of this Article." 11(2) That by reason of exceptional conditions or difficulties with regard to solar orientation or access, hardship would be caused to a subdivider by the strict application of any provision of this Article." 11(3) The applicant demonstrates that the plan as submitted is equal to or better than such a plan incorporating the provision for which a variance is requested." Staff finds that the variance request is justified under criterion #1. The topographical conditions associated with the natural features qualify as a condition peculiar to the site which causes a justifiable hardship to plat solar oriented lots. Staff also finds the variance justified under criterion #3. Both Phase One and Two of Paragon Point have made an effort to be sensitive to the natural features along the western edge of the filings. These measures have been closely coordinated with the various affected City Departments to promote valid public objectives. It can be concluded, therefore, that Paragon Point Phase Two is equal to or better than a plan that would have provided 65% solar orientation but may not have been as sensitive in its treatment of the natural amenities found on the site. 6. Transportation: Southridge Greens Boulevard will be completed to Trilby Road with Phase Two. This will allow two points of public access for both filings of Paragon Point and Greenridge P.U.D. located to the north. Southridge Greens Boulevard will be constructed to the full local street standard of 36 feet of pavement on a 54 foot wide right-of-way. Falcon Ridge Court will be constructed with 28 feet of pavement on a 46 foot wide right-of-way. This 28 foot wide street is Paragon Point Phase Two, Preliminary P.U.D., #48-91C August 24, 1992 P & Z Meeting Page 6 considered appropriate given that there is only one point of access, it does not intersect with an arterial street, and it will generate substantially less than 750 average daily trips. Also, the larger lots allow for greater dispersal of potential onstreet parking. The Poudre Fire Authority has evaluated and accepted the 28 foot wide street in this location. A similar street was approved and accepted in Paragon Point Phase One. A segment of the City's Fossil Creek Recreational Trail will traverse the site in the area of the Fossil Creek floodplain. As with Brittany Knolls Filing Two, the developer will dedicate a trail easement for the Fossil Creek Trail at the time of Final P.U.D. RECOMMENDATION: 1. Variance to Absolute Criterion Regarding Minimum Density: Staff recommends that a variance be granted allowing relief from the absolute requirement that the average density, on a gross acreage basis, be a minimum of three dwelling units per acre. As justification, Staff finds that the natural constraints of the Fossil Creek floodplain and topography combine to create a peculiar and exceptional practical difficulty in creating a sufficient number of lots to achieve three dwelling units per gross acre. 2. Variance to the Requirements for Solar Orientation: Staff recommends granting a variance from the requirement that 65% of the lots be oriented to within 30 degrees of a true east -west line. The granting of the variance is based on: A. Because of exceptional topographical conditions peculiar to the site (Fossil Creek, slope, rock outcroppings) and because of the north/south axis of the site orientation, hardship would be caused to the subdivider by the strict application of the Solar Orientation Ordinance. B. Because of the incorporation of design features that meet other City policies and objectives, the plan is equal to or better than a plan that would have met the 65% requirement. Staff finds that the request for Paragon Point Phase Two Preliminary P.U.D. is in substantial conformance with the Overall Development Plan. The project satisfies the applicable criteria of the All Development Chart and Residential Uses Point Chart of the L.D.G.S. Staff, therefore, recommends approval of Paragon Point Phase Two Preliminary P.U.D., #48-91C. by ^'1 1 ub e V 1� ripPORTNER � V rip RESERVOIR . ++ \ 3 V � 1 � 1 1 1 r 1 I► ' 1 1 1 J rip T - rip 1 . ;i TRILBY IfA its -N in ■ '■ 1 . 1 in 1 1 1 1 1 s 1 i 1 I r 1S rip i 1/ ITEM: PARAGON POINT, Phase Ii, PUD NUMBER: 48-91 c PLANT KEY ® oecmwn.a EKW'4EM T![ o ��o UNION PACIFIC RAILROAD 1a w w LAND USE STATISTICS S. W. OWNER'S CERTIFICATION ♦We 4r0 CpMn 1M.} YQ M_pC.Q_, 1R M I�Ym U M 4p. (WIE Q ALPO Q M ifK A91Te1i gN.l!®M M YOM M[YD LMpC.R RYIYC I M CIG v-Sy4 YO CPtlDrt. r0 M »NtLlelrr Y YWM ICLp04U M lYO 1'iM NYfT1tL <WIY 1 � nasrW a' xp. gax usaxr a. ux M: riw PROJECT NOTES VICINITY MAP L YIYOtF RIMM 1NW 04lIVY[ earml aa, • 4me s a. coaae 4lOE sar w oa e» EIILrANr'yr ap uM11m RYtl 4T.0 .rl�iJa r•�YO W4H ORMM YO »Ly110 v,eLL ,.,.•, .,A.r. ear a os® cm w Mar (3tW CYY4 RYOIRY �IdL-q-YC.. ww • vYWQ • �a!!nD ro rLw arop Mrpa ♦ CI16f LP A0.®! M» 11VM LOLLL .TYee Pl.. T CQR1Y Q1M Rn Yu. 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