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HomeMy WebLinkAboutPARAGON POINT PUD PHASE THREE PRELIMINARY - 48 91E - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 8 MEETING DATE 1125 9 3 STAFF Ted®Shepard PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Paragon Point, Phase Three, Preliminary P.U.D., #48-91E 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 Preliminary P.U.D. for 50 single family lots on 16.89 acres located north of Trilby Road and east of Lemay Avenue. The parcel is zoned r-1-p, Low Density Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The request for single family lots requires an administrative change to the O.D.P. A variance from the requirement of having a minimum of 3.0 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. A variance from the requirements of the Solar Orientation Ordinance is recommended based on topographical and access conditions. The project is feasible from a traffic engineering standpoint. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT I� i PgEL/mmmy PLAT paR'G° ON PONT P. Mrs De PHASE THREE A REPLAT OF TRACT OB-T AND TRACT 09-2' OF PARAGON POINT PLANNED UNIT DEVELOPMENT, CATED oN THE SW 1/4 OF SECTION 7, T. 6 N, R. 68 W, OF TOOL 6Rh PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, LARIM ER COUNTY, COLORADO so 61 A8T11Y1'E AA" Amou"m 59 \V,�,�5] �i 48 �. ii\ — ir.crss-r �'�r .s mamm a zK rwa ru. ar..xa'M I 1 I 49 I '.�/\ \ m asrt nwm un uwwnrr. nc .mc 56 r\\:� "�IIId x�,ei51 �`— ree rrz" i� --- rx, no � 6 imuvm pro. Mnaw.r vmO1O mwr sawn mars. m. mu. xx�w.ovr+. m .c.. coraunw ooavrs z.e mucrs ay. euxrc o .mr mua. m. msa wL "rQr ry I "A IBM 2134 91 jl ��■ NOWIrry r ".Z. PARAGON PO/Nr P. V O. PHASE i SCHOOL PROJECTIONS PROPOSAL: PARAGON POINT PUD, Phase III DESCRIPTION: 50 single family homes on 16.89 acres DENSITY: 2.96 du/acre General Population 50 (units) x 3.5 (persons/unit) = 175 School Age Population Elementary - 50 (units) x .450 (pupils/unit) = 22.5 Junior High - 50 (units) x .210 (pupils/unit) = 10.5 Senior High - 50 (units) x .185 (pupils/unit) = 9.25 Design Affected Schools Capacily Enrollment Werner Elementary 568 630 Boltz Junior High 900 820 Fort Collins Senior High 1300 1315 0 ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION h me alletbn oppllco ? will The aee'lon be wrisleW If no, please explain ,���.� ' Yes No NEIGHBORHOOD COMPATABILITY 1. social Compatabllity x 2. Neighborhood Character X 3. Land Use Conflicts X 4. Adverse Traffic Impact PLANS AND POLICIES 5. Comprehensive Plan 6 S L7EVS/ BEtoz./ 3 L PUBLIC FACILITIES a SAFETY 6. Street Capacity x X 7. Utility Capacity X uES2 l/ ✓ i �NGE T a 8. Design Standards G1lL DE Si9G sT.PEET 9. Emergency Access 10. Security Lighting x 11. Water Hazards X RESOURCE PROTECTION 12. Soils & Slope Hazard iC Q. Significant Vegetation 14. Wildlife Habitat 15. Historical Landmark x_ 16. Mineral Deposit 17. Eco-Sensitive Areas X x 18. Agrlcultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality 20. Water Quality x x 21. Noise 22. Glare & Heat 23. Vibrations 24. Exterior Lighting X 25. Sewages & Wastes X X SITE DESIGN 26. Community Organization X ,27_Sile Organization _x 28. Natural Features 29. Energy Conservation X 30. Shadows X 31. Solar Access 32. Privacy X X 33. Open Space Arrangement )c 34. Building Height 35. Vehicular Movement 36. Vehicular Design X x 37. Parking X X 38. Active Recreational Areas )C X 39. Private Outdoor Areas X 40. Pedestrian Convenience X 41. Pedestrian Conflicts X 42. Landscaping/Open Areas x 43. Land scaping/Buildings 44. Landscoping/Screening 45. Public Access 46. Signs 9 96a /NT 39-0 109EL1M Ay ACTIVITY: DEFINITION: Residential Uses H All residential uses. Uses would include single family attached dwellings, townhomes, duplexes, mobile homes, and multiple family dwellings; group homes; boarding and -ooming 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 P_ERCENTAGE_FQINTS_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: ■ f/Gw��P TltE" /'a�Q T/yE OOP /5 A6ovB sov/.� . 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- • r-1 DENSITY CHART Maximum Earned Criterion Credit If All Dwelling Units Are Within: Credit a 20% 2000 toot of on eMM9Or appiared newgnlfogn+ow snooping center. b 10% 6501eelotawlerssnl)QUO tpoo C 10% 4"teat o•meustusg of approved regiorld snopprq center. d 20% 350ofeel a weusnngorresanioaneigflbOM00 0<L CZnvrK ylyp«YaCORyn WOC3W. �fp G We 10% 1000 feet of 0XhOol rneelup CID Mefegwremene«ale WnoW«Ye*xxmw l°ws°rme State Of C 00)00. Qf 20% 3000feet o'amoi«emdN*, oen, center. l f 1 g j% 1000 feet at a chq Care canto. h 20% 'N«m'For Collins I 20% ire Canna, 8sv,essDomtl. ApigB(p vnosB balllla«y nC«lifguau8 t0 eIICY,g ura?sae°0KM rt nt.Oed1rnOVOBDamao MrOhO 096 — Fa pio,ects whose piopeM Dovsgalv nos Oto 10%corep,M. 30 10 to 15°p —For «orects wngse piooeM DounoalyrsCs t0 to 20%connpuK.. j 30% 15to20%- Fawaecnwfws ooeMoourmrnas20ro30%conlpunK 201025%- Fa pioiecn vrsOtB piopeM bovlmvnosol '50%copnnguly, 2510 ]0%Fal piOIBCis vrl03 pipoeM bOUrlOalVfyy 30 Sg%conngwty, Ito con aD OBrsOnslfOteO trot the a101Bct vn0 rea�c@ nOnfenBwCiYeenBrgy useage asltsBrRuOUgn me ODafCanan0l allBfnOnve er,e,gy i( sys+ems«mrwgncommnec energy[artery«lots rtseawwes besorn m«ronmdNlequued pyCM Coae.a5`4 Dor,usmwpe earrled low every 51-reoucnon in energy use. I Calcuatea l%aalsus la every 50 acres inCluaeo in me orotecl m CalNgle me percentage of ine total acres in me protect mot are pevawopTot eano cue. enter V2 of mom percentage as a nonsS ttme applicant commits to orasemng permanent onslte open soc ce mat mean me CMS minimum repwrert,enn. calculate me percentage n atms open space acreage kthe Total develapmer:l acreage. owlet ma percentage as a walnut n pan of me Iota, aevel°pment aucget is 10 Ce spent on newgnaomooc aspic now loctifies w urn are not ortlerwlse requlrea w City Cone. o onte, 2% parus tow a wv 5100 per aweliwnq unninveslec n pan or me Tarot +ebpmelil auc Jetn tope spent on ne,gnoornapq:JctIDses arse sen,ceswftim we not Of11a w reQWed Ov CM Cape. P enter o l%[anus tow every$100 aer o eumg unit uwcsion a commirmem D ailing mace To Oeveioo a saeaflec percentage of Isle natal numper of awellmG units fat 10w income lornilies enter titan Q percentage as a cons. up to o morwmum of 30-c. na COmmrimilml is being mace TooevelOp a spearec percentage of lM total rll fdawsWV Units far Type -A- anal Type g rlonotoODOW Z housing as penned wine City of For Collins calculate me pones as loi p Or TVPe'A-- .Somas 1 `types=l.Onmes 7ype'S'urm — oto m no cote snail me cOmbineal bonus be greater mar. 30%. ttttle LIB«gd1gCM1«OpBMCOntalrD «1r6laip bsY.swngorplena.[b mOYDOOOnOdl«matOl v lg 3% — For piesentmgalnynganng wls+aeinfluences le.g.envuorvrlerDn l«WIOB. oeetletic ecorlortlic onosocloltocl«slawewse tons 5 presentation. 3% — f«astunngm«new°,uCt.4es winpemweeo�ng inn ttte CflaloGter OlmB awlarlgalowoce. wtule aw.alngtot0l Unrs 3% — Fa pio00sing OapOtrve Us8 Ol mBbWlarlg pf place n1« vN11egC� 16 [DflnrlUanlCB. pieserwlwrl«to IRIpfOVBrIBrI man appropn«e manner. u a portion an at of" feaurre0 pontrg come nKnase lomly protect a pros osounpor¢au+lp.wlmn me bulcmg. or in onelgy pal parr,ng 9tUCNB OSanpCGBsfary Use tome D,irtlpN Sn UC11Ye p pOflus maVpe Boned OS Idbws: t 9% — For«ovlawng75%ormoreotmepo,wngnosnucture: 6% — F«provwamg50-74%ofinep°,Wnpmo�e. 3%— Fat Ww«ng25-49°i.otmeo« ingmossruc,ve. V tt a C9rminnent a peing ma091o«Ntoe paarawea outornanC tueemlp,aning SySlanet«IfsB aiioWng Milt. ante, a pCXlUs of 10%. TOTAL 50 -30- January 19, 1993 Planning and Zoning Board Members Planning Department City of Fort Collins RE: Paragon Point, Phase III Planning Objectives Dear Board Members In March the Board approved the Overall Development Plan and Phase I of Paragon Point P.U.D., followed by approval of Phase II in October. The developer is now ready to proceed with Phase III of the 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; 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. Many elements of this Plan have been implemented at this time and a field investigation has been conducted by myself and three members of the Natural Resources Department. Phase III completes the single-family residential development along Paragon Place and extends Pheasant Drive south to create Pheasant Court. The lot sizes, roadway alignment and street standards are consistent with those established in Phases I and II. Phase III contains 50 lots, averaging about 11,000 square feet per lot. Common open space associated with this phase abuts most lots and connects to the larger open -space system of the project by means of landscaped walk corridors. Maintenance of this area will be the responsibility of the Homeowner's Association. Revision to Overall Development Plan Part of Phase III -- approximately the south third of the phase -- was originally planned as patio homes on the O.D.P. (Parcel D -- 7.2 acres at 8 du/ac), so its designation as Single Family at approximately 2.7 du/ac points to an administrative change of the O.D.P. to reflect the lower density. A further revision is also planned south of the Private Park on Lemay, changing Parcel B from multi -family to patio homes at 7 du/ac. In terms of overall densities for the O.D.P., the total residential yield after the changes is 224 dwelling units on 74.4 acres, for a density of 3.01 du/ac overall. 1 Sellpe SIBrpocs FofEC�s, obrraado 80524 (303) 484'192l Planning & Zoning Board January 14, 1993 Page 2 City Land Use Policies Achieved 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. Variances Requested Solar Orientation The proposed development has 19 of 50 lots with the required orientation, or 38%. A variance request is included with the documents submitted. Street Width We are proposing 28-foot street widths and 46-foot rights -of -way on four cul-de-sacs. A letter from Traffic Engineer Matt Delich is being submitted under separate cover. Density The proposed development has a gross density of approximately 2.5 du/acre, less than the minimum of 3 du/acre. A letter requesting a variance has been submitted. Thank you for your consideration, and we look forward to your comments. Sincerely, JIM SELL DESIGN Jim Sell January 19, 1993 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 3, Preliminary P.U.D. Dear Mr. Strom: On behalf of Paragon Point P.U.D., Jim Sell Design requests a variance for the solar orientation requirement that 65% of the lots be oriented with the front lot line within 30 degrees of true east -west. The proposed development has 19 of 50 lots with the required orientation, or 38%. We are requesting this variance on the basis of the variance criteria shown in Sec 29-627(a): (1) Exceptional topographic conditions. The layout of Phase 3 is controlled by the alignment of Paragon Place, which was approved in Phase 1. Cul-de-sacs oriented east -west off this street would result in streets with too steep a grade and lots with an appreciable side slope. (3) Proposed plan is equal to or better than plan with provision. The open space network established in earlier phases is supported exceptionally -well by the proposed plan, especially as regards access to other parts of the development, the central open space along Fossil Creek and the recreational facilities near the intersection of Lemay and Paragon Place. The orientation and location of these pedestrian facilities offers less chance of auto/pedestrian conflicts than would those associated with shorter and more numerous east - west cul-de-sacs. If you or the Board have any questions or desire additional information, please call at your convenience. Sincerely, JIM SELL DESIGN 3,_Zl_. Jim Sell 1� Sell Desl�� t,� Fort Gol4524 � lord 80 (303)48 17.- SF 17,a;6 sl I 6.e;,o SIP. 23.5W SF. 16.170 SF. 11,79010 SF. UI "AnA 'PASSES ia.=' \3F FOSSIL it 44 ui 114 co Im li Sr 14!! D 405 0 13.960 SF 13 , 700 Si .4 0 0. 47 ILL 1 43 13.450 SF. 13.500 SF. 52 ".eoo sr. 51 14.750 SF. 0 42 iRRIII 48 TURFCRASS 7. jj�BW Mr. PRIVATE PARK 11mo SF. 1 53 1 1 POND z I&L'o, SF. w 13A70 SF. 14.09 ACREa LLI 0 49 L2 11.e70 SF, 11.900 SF. 54 a IS 5w SIF o PAR 55 11A50 SF. 56 \1 1.700 SF. 10.M SF. w 57 42 14,650 sr. 34 0) 42 13.390 SF. 13.000 SF 11.750 SF. Sr 2.4., Sr 58 OP 12.300 SF. 4D 35 38 10.9,10 S. 10,450 17.090 6F. 1 0 70D 3F. 43 26 4.700 SF 1 .100 SF. 39 1,1100 5 24 31 2,750 . 9. 1 F. 44 I'M t 11,100 SF.. 28 38 37 1 30 7 la5O 5 13.500 11 wo SF. 9 6250 29 7 &90 WW 51, - SF. `ii60 45 PARAGON1. WATERFALL IZ150 S 35 11,650 SF.20 48 49 50 POOL 61 12.050 SF,DMot2.1S0 SF 19 12.000 SF. 7" q POND 34 18 GAZEBO PATIO HOMES 12=0 SF; 14 13 �9.8 125 10 11.01 SF TOT Lar 17 9.500 SF0.250 s 00 .900 S SF I 10.750 w 10.450 5F. TENNIS AND 'Z 0.13 5F. 10 32_ 9.630 I 6 SF. BASKETakLL COURTS 13,00 0 5F. 3 4 7 ILWO Sr.730 5 0.700 13.330 SF 9,550 SF, 0.130 10,4Fq SF.11,330 Sr. — — — — — — — — — — — — -- LEMAY AVENUE Cn January 18, 1993 (File: 92O2LT02) 0 0 o Mr. Mike Herzig o Fort Collins Development Engineer 0 $ P.O. Box 580 0 Fort Collins, CO 80522-0580 Cl) 0 M z Dear Mike: a J > Paragon Point PUD is proposing to build 28 foot wide public 0 streets on a number of cul-de-sac streets in the northwest portion of the development. These cul-de-sacs are named Pheasant Court, Clover Court, Catalpa Court, and Cattail Z Court. According to the Fort Collins Design Criteria and a Standards for Streets, this street width will require a z variance by the City of Fort Collins. a r a The reasons for requesting/granting this variance are listed m below: M M - The streets proposed to be 28 feet wide will have less than 750 ADT on them. These cul-de-sacs would generate the following daily traffic: Pheasant Court (14 d.u.) - 140 ADT; Clover Court (7 d.u.) - 70 ADT; Catalpa Court (8 d.u.) - 80 ADT; and Cattail Court (10 d.u.) - 100 ADT. The respective generated traffic volumes would be at the point where the cul-de-sacs intersect with either Pheasant Drive or Paragon Place. These volumes are 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 for each cul-de-sac. - The streets that are proposed to be 28 feet are all cul- de-sacs. w - The cul-de-sacs do not access an arterial street. - This is primarily a large lot development. The density w is considered to be medium (2.1 to 6.0 dwelling units per u.i acre). Based upon criteria in "Recommended Guidelines for Subdivision Streets, A Recommended Practice," Institute of Transportation Engineers, 1984, the pavement = o width should be 28-34 feet. The proposed 28 feet meets c� a this recommended practice. CC- Typical developments with large lot sizes provide more o a than four off-street parking spaces per dwelling unit. z A comparable development is the First Filing of Clarendon Hills. Based upon observation at various times on a number of days, the average number of vehicles parked on 3 Hinsdale Drive in Clarendon Hills was 3 in a length of W LL 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 Q Hinsdale Drive to have been a 28 foot wide street with no traffic or parking problems. 0 Paragon Point, Phase Three, Preliminary P.U.D January 25, 1992 P & Z Meeting Page 2 COMMENTS: 1. Background: - #48-91E The surrounding zoning and land uses are as follows: N: r-1-p; Single Family (Paragon Point First Filing) S: r-1-p; Active Open Space (Paragon Point First Filing) E: r-1-p; Passive Open Space (Paragon Point First Filing) W: r-1-p; Vacant (Brittany Knolls Passive Open Space) The following items have been approved within Paragon Point: 1. Paragon Point O.D.P., December, 1991 2. Paragon Point, Phase One, Final P.U.D., March, 1992 3. Paragon Point First Replat, March 1992 4. Paragon Point Natural Resources Management Plan, March, 1992 5. Paragon Point Phase Two, Final P.U.D., October, 1992 2. Land Use: A. General Description Phase Three consists of 50 lots averaging 11,000 square feet per lot. Two existing streets, Paragon Place and Pheasant Drive, are logically continued to tie into Phase One. As with Phases One and Two, the primary design objective is to relate the lots to the passive and active open space areas. Since the general area is highlighted by significant natural features, lots have been arranged to directly abut, or connect via a path, to the open space areas. Maintenance of common areas will be by a homeowner's association. B. Overall Development Plan The O.D.P. for Paragon Point designates the area of Phase Three as a combination of Parcels D and E. Parcel E is designated as "Single Family" Parcel D, however, is designated as "Patio Homes". The applicant has submitted a request for administrative change to enlarge Parcel E to include all of Phase Three, and continue the designation as "Single Family". C. Residential Uses Point Chart The request for 50 single family lots on 16.89 acres, at 2.96 dwelling units per acre, was reviewed by the criteria of the Residential Uses Point Chart of the L.D.G.S. Paragon Point Phase Three earns 50% with points awarded for proximity to a community park and for contiguity to existing urban development. I recommend that these cul-de-sac streets in this portion of Paragon Point 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, Phase Three, Preliminary P.U.D. - #48-91E January 25, 1992 P & Z Meeting Page 3 The project does not, however, meet the absolute criterion that on a gross acreage basis, the average residential density in the project be at least three dwelling units per acre. The applicant has submitted a variance request (attached) for relief from the requirement that Phase Three be developed at a minimum density of three dwelling units per acre. In the request, the applicant submits that the integrity of the O.D.P. will be preserved in that the patio home phase will develop at approximately 7.0 dwelling units per acre. With patio homes (Phase Four) at 7.0 dwelling units per acre, average gross residential density for the O.D.P. will be 224 dwelling units on 74.4 acres for a yield of 3.01 dwelling units per acre. 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 that the variance request is justified under criterion one. As mentioned, the design objective is to locate the single family lots with convenient access to the non -vehicular trails and active open space areas. Within the Third Filing, linear open space areas have been created between rear and side yards to provide for a network of off-street paths. These linear areas provide direct access to 32 out of 50 lots. In addition, 13 lots have direct access to paths that were dedicated by Filing One resulting in a total of 45 out of 50 lots with direct access to the path network. Finally, the pool and clubhouse area results in an active open space area that removes land area from being platted as lots. Because of the benefits derived by providing a continuous network of paths and an active open space area (pool and clubhouse), Staff finds that the plan is equal to or better than a plan that could have achieved an average of 3.0 dwelling units per acre. The build -out of Phase Four as patio homes will preserve the average density of 3.0 dwelling units per acre for the O.D.P. Paragon Point, Phase Three, Preliminary P.U.D. - #48-91E January 25, 1992 P & Z Meeting Page 4 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 Three Preliminary P.U.D. provides only 19 out of 50 lots (38%) 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 two justifications cited for requesting a variance: A. The layout of Phase Three is largely determined by continuing the alignment of Paragon Place, which was approved in Phase One. The option of creating a series of east -west cul-de-sacs (resulting in solar oriented lots) between Lemay and Paragon Place was investigated. This option was considered less optimal than a single north -south street (Pheasant Court) due to existing grades. A series of east -west cul-de-sacs would result in lots being oriented perpendicular to the grade causing steep streets and steep side yard slopes. A north -south street (Pheasant Court) runs parallel with the grade allowing the street and lots to conform to the existing contours in a more sensitive fashion. B. The open space areas and non -vehicular circulation network established in Phase One is supported by the proposed Phase Three layout. The north -south orientation of Pheasant Court allows off-street pedestrian paths to feed out to Paragon Place and provide convenient access to both the passive and active recreational areas. The orientation and location of these pedestrian facilities offers less chance of auto/pedestrian conflicts than would those associated with shorter and more numerous east -west cul-de-sacs. 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." Paragon Point, Phase Three, Preliminary P.U.D. - #48-91E January 25, 1992 P & Z Meeting Page 5 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 all three criteria. First, the applicant has selected to run Pheasant Court in a north -south direction which allows the least disturbance to the existing topographical condition, and solves the problem of steep streets and sideyards. Second, in terms of access, the applicant has selected to continue the alignment of Paragon Place which was established in Phase One. This alignment brings Paragon Place out to Lemay a sufficient distance from Pheasant Drive allowing proper separation of arterial/local street intersections. Third, the design objective of providing a non -vehicular network that creates convenient access to passive and active recreational areas which reduces the auto/pedestrian conflict is a benefit to the neighborhood. The plan, therefore, is found to be equal to or better than a plan that would have provided 65% solar orientation but may not have been as sensitive to other design objectives. 4. Transportation: Paragon Place is a local street constructed with 36 feet of pavement on 54 feet of right-of-way. The intersection of Paragon Place and Lemay Avenue is of sufficient distance from the intersection of Pheasant Drive and Lemay Avenue. The four cul-de-sacs are proposed to be 28 feet wide, curb to curb, on 46 feet of right-of-way. The street width of 28 feet for the cul-de-sacs is being evaluated for appropriateness given that these are not loop streets, they do not intersect with an arterial street, and the trip generation is less than 750 average daily trips, per street. The variance request has not yet been fully evaluated. Staff received the variance request at a late date and has had insufficient time to make a determination. Staff, therefore, recommends the following stipulation be added to the approval: Paragon Point, Phase Three, Preliminary P.U.D. - #48-91E January 25, 1992 P & Z Meeting Page 6 The request for the four cul-de-sacs to be a width of 28 feet, from curb to curb, on a 46 foot wide right-of-way is not a part of Paragon Point Phase Three Preliminary P.U.D. consideration. The determination of this variance request will be made as part of the 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 average density, on a gross acreage basis, be a minimum of 3.0 dwelling units per acre. As justification, Staff finds that the plan submitted includes significant public benefits (bike paths and pool area) which elevate this plan to being equal to or better than a plan that could have deleted these amenities and yet meet the requirement. 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 (north -south contours which parallel Lemay Avenue), hardship would be caused to the subdivider to provide east -west streets which would be perpendicular to the slope. Such streets would result in steep public streets and steep sideyards. B. Because of access being pre -determined by the alignments of Paragon Place and Pheasant Drive, hardship would be caused to the subdivider by strict application of the ordinance. C. 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 Three 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 Three, Preliminary P.U.D., #48-91E, subject to the following stipulation: Paragon Point, Phase Three, Preliminary P.U.D. - #48-91E January 25, 1992 P & Z Meeting Page 7 1. The request for the four cul-de-sacs to be a width of 28 feet, from curb to curb, on a 46 foot wide right-of-way is not part of Paragon Point, Phase Three, Preliminary P.U.D. The determination of this variance request will be made as part of the Final P.U.D. rip rip PORTNER RESERVOIR f ITEM: PARAGON POINT PUD, Ph III NUMBER: 48-91 E *,k, North N[•UNNO CON¢M1T�N GYMFM I o3�a+cl ' COLLINS PROJECT NOTES JPLANT KEY . :�..:^. --------------- PROECT STATISTICS �L�©oo©oo �moomoo ©©00000 �©oo©om �E��I�fAAl� a LEGAL DESCRIPTION PLANT NOTES rW VICINITY MAP Se PRELIMINARY Jim� SITE & LANDSCAPE PLAN PARAGON POINT P.U.D. PHASE 3 1 0