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Home My WebLink AboutPARAGON POINT PUD PHASE THREE FINAL - 48 91F - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 4 MEETING DATE 3/22/93 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Paragon Point, Phase Three, Final P.U.D., #48-91F 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 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 SUNEgARY: The request for 50 single family lots on 16.89 acres was granted Preliminary P.U.D. approval on January 25, 1993. Variances were approved for having slightly less than three dwelling units per acre and for having less than 65 % of the lots complying with the Solar Orientation Ordinance. The City Engineer has approved a variance request to allow the four cul-de-sacs to be 28 feet wide on 46 feet of right-of-way. The Final. P.U.D. is in substantial conformance with the Preliminary. A condition of approval is recommended allowing the developer sixty days to fulfill the requirements of the Final Utility Plan and to execute the Development Agreement. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins, 00 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Paragon Point, Phase Three, Final P.U.D., #48-91F March 22, 1993 P & Z Meeting Page 2 COMMENTS: Background: The surrounding zoning and land uses are as follows: N: r-1-p; Single Family (Paragon Point Filing One) S: r-1-p; Active Open Space (Paragon Point Filing One) E: r-1-p; Passive Open Space (Paragon Point Filing One) W: r-1-p; Vacant (Brittany Knolls Passive Open Space) The following items have been approved to date: 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, 5. Paragon Point, Phase Two, Final P.U.D., October, 1992 6. Paragon Point, Phase Three, Preliminary P.U.D., January, 2. Land Use: A. General Description 1992 1993 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. Approved Variances At the January 25, 1993 Planning and Zoning Board hearing, two variances were approved. The first variance allowed for less than three dwelling units per acre, on a gross acreage basis. The density is 2.96 dwelling units per acre. The second variance allowed for less than 65 % of the lots to meet the criteria of the Solar Orientation Ordinance. Only 38 % of the lots comply with the criteria. Paragon Point, Phase Three, Final P.U.D., #48-91F March 22, 1993 P & Z Meeting Page 3 C. Point Chart The project scores 50% on the Residential Uses Point Chart of the L.D.G.S. This scores supports the density of 2.96 dwelling units per gross acre. 3. Transportation: The applicant has petitioned the City Engineer to allow the four cul-de-sacs to be 28 feet wide, curb to curb, on 46 feet of dedicated right-of-way. The City Engineer has granted this request based on the fact that these streets are not loop streets and do not intersect with an arterial street. Further, each cul-de-sac will generate less than 750 average daily trips. Finally, the intersection of Pheasant Drive (36 feet) and Pheasant Court (28 feet) will be constructed to the full 36 foot width past Lots One and 14 so that the transition in street widths does not impact the intersection. RECOMMENDATION: Staff finds that the request for Paragon Point, Phase Three, Final P.U.D. satisfies the Residential Uses Point Chart and the All Development Criteria Chart of the L.D.G.S. The Final P.U.D. is in substantial conformance with the Preliminary P.U.D. Staff, therefore, recommends approval of Paragon Point, Phase Three, Final P.U.D., #48-91F, subject to the following condition: 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 (May 24, 1993) 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. Paragon Point, Phase Three, Final P.U.D., #48-91F March 22, 1993 P & Z Meeting Page 4 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 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 time 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 determining the vesting of rights. For purposes of calculating the running of time for the filing of an appeal pursuant to Chapter 2, Article H, Division 3, of the City Code, the "final decision" 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. rip rip \0� PORTNER RESERVOIR rip cQ G I FfILtST V� } _ • 1 yL f� �/ / ITEM: PARAGON POINT PUD Phase 3 NUMBER: 48-91 F 4AL, North lM O 0 NBFxY.1gx Y,6oM OWNER'S CERTIFICATION PLANNING h ZONING APPROVAL LEGAL DESCRIPTION PROJECT STATISTICS 3 Y PLANT NOTES PLANT LIST •~—�_—s PROJECT NOTES BOLM oaENrAnow �YMw��r .�.. a w. i�wi �• .. m uii�.rJ� ..•_J�u. i.au�.wn� tiw �e .JJ �i wJwu. FINAL SITE & J11M1 .- LANDSCAPE PLAN PARAGON POINT P.U.D.' PHASE 3 U JW '!ly .� NFL VPNSNm B•.rY ran a _ „i Z .. / I,,--j m LE / - 'k- n c-pvi• , ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION h the clllaq� =06i p 87 Veil the o0a� be 1KItt311,eQ7 If no, please explain e�FA ,�°��. Yes NO NEIGHBORHOOD COMPATABILITY 1. Social Compatabillty X 2. Nelgnborhood Character 3. Land Use Conflicts i< 4. Adverse Traffic Impact X PLANS AND POLICIES 5. Comprehensive Plan 6 z✓ 3 .4c PUBLIC FACILITIES & SAFETY 6. Street Caoac!N X X 7. Utility Capaclty X ✓�f 2 F Ui2� 8. Design Stanaaras GI/L DE SfIG `T�E� 9 Emergency Access 10. Security Lighting X 11. Water Hazoras X RESOURCE PROTECTION Q. Sods & Slope Hazard X X 13. Significant Vegetation 14. Wlldilte Habitat 15. Historical Landmark _ 16. Mineral Deocsit X 17 Eco Sensitive Areas X 18 Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality I >C 20, Water Cualilv X X 21. Noise 22. Glare & Heat 23. Vibrallons X 24. Extenor Lighting X 25. Sewoges & Wastes X SITE DESIGN 26. Community Organization X 27 Site Organization x 28. Natural Features 29 Energy Ccnservalion x 30 Shadows X X 31. Solar Access 32. Privacy X x 33. Coen Soace Arrangement X 34. Building Height 35. Vehicular Movement 36. Vehicular Design X x 37. Parking X x 38. Active Recreational Areas /X X 39 Private Oulaoor Areas X x 40. Pedestrian Convenience x 41. Pedestrian Con01c1s 42. LanascapingrCpen Areas X 43. La nascoomgrbuiidings 44 LanascaoinglScreenIng 45. Public Access 46 Slpns