HomeMy WebLinkAboutPARAGON POINT PUD PHASE TWO FINAL - 48 91D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 3
MEETING DATE i () /moo `
STAFF Ted Shepard
PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Paragon Point, Phase Two, Final P.U.D., #48-91D
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. for 36 single family lots on
15.64 acres, located north of Trilby Road, east of South Lemay
Avenue and directly south of Paragon Point Phase One. The parcel
is zoned r-1-p, Low Density Planned Residential.
RECOMMENDATION: Approval with Condition
EXECUTIVE SUMMARY:
The request for Final P.U.D. reflects the variance granted at
Preliminary to allow less than three dwelling units per acre.
Similarly, a variance to allow less than 65% of the lots to be
within the specifications for solar orientation was also granted at
Preliminary. The condition of approval pertaining to the Fossil
Creek streambank stabilization study has been completed to the
satisfaction of the Stormwater Utility. A segment of the Fossil
Creek Recreational Trail will be dedicated as an easement by
separate instrument along with this filing. An internal path will
connect Southridge Greens Boulevard to future Recreational Trail by
spanning Fossil Creek. Southridge Greens Boulevard will be
extended to Trilby Road. The Final P.U.D. satisfies the All
Development Criteria of the L.D.G.S. and is in substantial
conformance with the Preliminary P.U.D. There is one condition of
approval relating to execution of the development agreement.
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, Phase Two, PUD - Final, #48-91C
October 19, 1992 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: r-1-p; Paragon Point Phase One, golf course, single family
S: r-1-p; Vacant (Stanton Creek Ridge P.U.D.)
E: FA-1 (County); Vacant
W: r-1-p; Fossil Creek, open space (Paragon Point Tracts C and H)
Paragon Point Overall Development Plan was approved in December of
1991. The Final P.U.D. for Phase One, with the 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. The Preliminary P.U.D. for Paragon
Point Phase Two was approved on August 24, 1992.
2. Land Use:
During the deliberation of the Preliminary P.U.D., the Planning and
Zoning Board granted a variance to allow a residential density of
2.30 dwelling units per acre, which is below the required minimum
of three dwelling units per acre. The variance was found to be
justified based on a significant portion of the gross acreage being
undevelopable due to the Fossil Creek floodplain and steep slopes.
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. The project earns 30%
with points awarded for proximity to a community park and for
contiguity to existing urban development.
3. Solar Orientation:
As a Preliminary P.U.D., Paragon Point Phase Two was granted a
variance by the Planning and Zoning Board for having less than 65%
of the lots oriented to within 30 degrees of a true east -west line.
The variance was granted based on north -south orientation of the
site with additional constraints imposed by the Union Pacific
Railroad on the east, and Fossil Creek, steep slopes, and rock
outcroppings on the west. Also, the extension of Southridge Greens
Boulevard predetermined the north -south orientation of the street
system.
Paragon Point, Phase Two, PUD - Final, #48-91C
October 19, 1992 P & Z Meeting
Page 3
4. Condition of Preliminary Approval: Stream Stabilization Study
The condition of approval at the Preliminary stage required that
the applicant complete a stream bank stabilization study for Fossil
Creek for its entire length through both Filings One and Two. This
study, entitled Fossil Creek Stability Study, was submitted to the
City of Fort Collins Stormwater Utility and has been found
acceptable for approving Paragon Point, Phase Two, P.U.D.
The primary result of the study is to identify and describe an
erosion buffer zone. Within this buffer zone, structures will be
prohibited. The study concludes that there will some minor
shifting of the stream channel and modifications to the existing,
meandering bends between Lemay Avenue and Trilby Road. In
particular, this shifting is expected to impact the west bank, not
the east bank. This evolution of the stream channel is recommended
to continue to occur naturally, within the limits of the erosion
buffer zone, without constructing major erosion control devices.
If the channel begins to meander outside the erosion buffer zone,
then the study recommends a range of implementation techniques to
control erosion.
As the primary reviewing agency, the City of Fort Collins
Stormwater Utility finds that the Fossil Creek Stabilization Study
satisfies the condition of approval that this section of the stream
be analyzed. The recommendations will be implemented and the
erosion buffer area will be included as part of the Utility Plans
on record with the City of Fort Collins.
5. 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.
A segment of the City's Fossil Creek Recreational Trail will
traverse the site on the west side of Fossil Creek within the area
of the 100-year floodplain. A trail easement will be dedicated by
separate legal instrument since the area has already been platted.
The Parks and Recreation Department has identified this segment as
a key link in a trail that will run from the western edge of the
City to Fossil Creek Reservoir. A similar easement was granted in
Brittany Knolls Filing Two.
Paragon Point, Phase Two, PUD - Final, #48-91C
October 19, 1992 P & Z Meeting
Page 4
A path and bridge will connect Southridge Greens Boulevard to the
future Fossil Creek Trail along the shared property line by Lots
21, 22, and 36. This path will span Fossil Creek with a bridge
that will be designed to respect the limitations identified by the
Fossil Creek Stability Study, as well as the restrictions of the
100-year floodplain. This connection has been reviewed and
approved by both the Stormwater Utility and Parks and Recreation.
Such a connection will provide an opportunity for the Fossil Creek
Recreational Trail to loop back to the north, via Southridge Greens
Boulevard, until such time as the Trail is extended past Trilby
Road.
RECOMMENDATION:
Staff finds that the request for Final P.U.D. for Paragon Point
Phase Two satisfies the All Development Criteria of the L.D.G.S.
and is in substantial conformance with the Preliminary P.U.D. The
condition of approval regarding the Fossil Creek stream bank
stabilization study has been submitted, reviewed, and found
satisfactory by the appropriate City departments. Staff,
therefore, recommends approval of Paragon Point Phase Two, Final
P.U.D., #48-91D, subject to the following condition:
1. 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 (December 17, 1992) 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 of 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
Paragon Point, Phase Two, PUD - Final, #48-91C
October 19, 1992 P & Z Meeting
Page 5
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 tim 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 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 decisions,
of the Board shall be deemed to have been made at the time of
this conditional approval; however, in the event that a
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.
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PARAGON POINT PUD, Ph II it
ITEM: Final
NUMBER: 48-91 D
No Text
Both qualitative and quantitative channel stability analyses were completed during the
course of this study to evaluate and characterize the stability of the Fossil Creek channel
between Trilby Road and Lemay Avenue. In addition, various bed and bank stabilization
alternatives were presented as possible improvement options in the event stabilization
efforts are found to be necessary within the study reach.
The results of the study indicated that with respect to bed level fluctuations the Fossil
Creek channel within the study reach is relatively stable with minimal potential for
significant downcutting of the bed. This condition is primarily a result of both the presence
of man-made grade controls and a high potential for armoring of the channel bed. In light
of this result, it is generally recommended that additional grade controls not be placed
within the study reach. Because of the geomorphic setting and hydraulic conditions,
artificially holding the bed at or above grade may exacerbate upstream channel widening
and bank erosion. If natural or man-made processes result in channel straightening in the
reach, grade controls may considered if general scour is observed; however, the high
potential for armoring would likely inhibit significant channel downcutting.
The results of the bank stability analysis indicated that within Paragon Point the
potential for bank failure varies from the east to west bank. Along the east side of the
channel, against the bluff, the critical bank heights tend to be greater and the stable bank
slopes tend to be steeper than on the west side. In addition, there is greater potential for
the channel to migrate to the west than into the bluff to the east. The analysis of historical
aerial photographs demonstrated that, in the locations with the highest banks, the current
channel alignment is at its eastern -most position of the last 40 years. The general tendency
at the present time is for the channel to migrate to the west. The consequence of these
observations and results is that a wider erosion buffer limit is generally provided along the
east side of the channel.
Specific bank erosion protection measures are not recommended at this time; however,
if property or structures become endangered by bank erosion, the protection measures
presented in Chapter IV provide several alternatives for stabilizing either portions of or
entire banks as required.
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