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Home My WebLink AboutPARAGON POINT PUD PHASE FOUR PRELIMINARY - 48 91G - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 4 MEETING DATE 5/24/93 IMAM 6 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Paragon Point, Phase Four, Preliminary P.U.D., #48-91G 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 66 single family lots on 12.67 acres located north of Trilby Road and east of Lemay Avenue. The parcel is zoned r-1-p, Low Density Planned Residential. RECOMMENDATION: Approval With Conditions EXECUTIVE SUMMARY: Paragon Phase Four represents single family lots at a density of 5.21 dwelling units per acre. While this type of residential land use does not conform to the current O.D.P. designation, a request to amend the O.D.P. has been submitted concurrent with this application. The P.U.D. satisfies the All Development Criteria of the L.D.G.S. The density is supported by the performance on the Residential Uses Point Chart. The P.U.D. complies with the Solar Orientation Ordinance. The wetland area has been protected. Two conditions of approval pertain to fencing guidelines and improved trail access. The project is feasible from a transportation standpoint. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Sell D8n ,A May 18, 1993 Ted Shepard Planning Department City of Fort Collins 281 North College Avenue Fort Collins, Colorado 80522 RE: Paragon Point, Phase IV, Preliminary P.U.D. Addendum to Planning Objectives Dear Board Members: The attached plan reflects revisions to the site plan which have been made since the April 5, 1993, submittal, most notably a reduction in the number of units in this phase from 72 to 66. The larger lots qffer greater flexibility in siting the buildings, allowing for more variation in setbacks, floor plans and more opportunity for three -car garages. This change also impacts the overall density of the project. The 72 units originally proposed for this phase resulted in an total average density for all phases of three dwelling units per acre, as required; since with 66 units the total density drops to 2.9 du/acre, we have amended the O.D.P. to maintain the minimum overall density required by City policy. The amendment to the O.D.P. consists of replacing two acres of commercial property at the the corner of Trilby Road and Lemay with multi -family housing. The overall densities resulting from -this -amendment -are -shown -on the attached 11"xl7" supplemental plan. We have also included an 11"x17" exhibit of a townhome development concept for this intersection. Eliminating the commercial use at this location is appropriate for the following reasons: Traffic considerations may not permit a local convenience store at this location. 2. The site is probably too small for office use. 3. And, commercial use does not receive enough points on the point chart to suggest its viability. 117 F f,Nxinl00Ave k) 60524 Fod (:t03) 1134j-1621 Planning & Zoning Board May 19, 1993 Page Two We hope that in considering the amendment and revisions described above you will keep in mind how unique this project is. The development planned and built at Paragon Point reflects vigilance in preserving the outstanding assets this site possesses -- its unusual landforms, its natural open space and its sensitivity, resulting from the Fossil Creek flood plain and associated wildlife. We believe these revisions to Phase IV substantially enhance the overall quality of the project. Thank you for your consideration. Sincerely, JIM SELL DESIGN ?4;'t� �� Jim Sell 71 diFt G. ALL DEVELOPMENT; NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY Will the criterion Is the criterion applicable? be satisfied? CRITERION a�'�F.�'�Yes No If no, please explain [NEIGHSBORHIOOD COMPATABILITY. ociaCompatability 3. Land Use Conflicts 4. Adverse Traffic Impac PLANS AND POLICIES 5. Comprehensive Plan PUBLIC FACILITIES & SAFETY 6. Street Capacity Access 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slope Haza 13. Significant Vegeta 14. Wildlife Habitat 16. Mineral Deposit 17. Eco-Sensitive Areas 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality 20. Water Quality 21. Noise 22. Glare & Heat 23. Vibrations SITE DESIGN 26. Community Organization 27. Site Organization 28. Natural Features 29. Energy Conservation 30.Shadows 34. Solar Access 32. Privacy 33. Open Space Arrangemen 34. Building Height 35, Vehicular Movement 36. Vehicular Design 37. Parking 38. Active Recreational Areas 39. Private Outdoor Areas 40. Pedestrian Convenience 41. Pedestrian Conflicts 42, Landscaping/Open Areas 43. Landscaping/Buildings 44. Landscaping/Screening -12- ACTIVITY: Residential Uses DEFINITION H 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 El 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. 7%A D E N S IIY C HART o.� Maximum Ecrned Criterion Credit If AM Dwelling Units Are Within: Credit a 20%O 2000 ferofan es°nngar=provea neignbomaaa SMOMrlg CMter. b 10% 650 eetof an esenrgnaw sroa. C 10% 4(= feetaan eustmg or=i oven regional snooang cener. , d 20% 35W fee, of an eusmtg CIII ved neghbornaaa=k. Co Ilv aan«art ,,, foulM aO We 10% ,000t"tota scnomn,,i, nngaa merewww,aofinecomoulwrveaucauon awsor me sraeorca«ado. 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KaaOnmensMmbs.q nwwapwwaooraeowmtanenroesMquenkgmlaror«ne dweWrqunaanwaoonwalox. TOTAL ss' - 30- May 5, 1993 Planning and Zoning Board Members Planning Department City of Fort Collins RE: Paragon Point, Phase IV Planning Objectives Dear Board Members: In March 1992 the Board approved the Overall Development Plan and Phase I of Paragon Point P.U.D., followed by approval of Phase II on October 19, 1992 and Phase III on March 22, 1993. The developer is now ready to proceed with Phase IV 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; including Fossil Creek which meanders through the site, providing 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 IV completes the single-family residential development within Paragon Point. This phase contains 72 units averaging about 5,000 square feet per lot. Features • The lot and street layout allows the streets to be built near existing grade. This layout also creates many walk -out homesites which maximizes quality living space with a minimum lot area. • We have oversized the cul-de-sacs to allow introducing green space within the turnaround, which softens the impact of the large paved area created by smaller lots and the associated driveways. • Common open space associated with this phase abuts all lots and connects to the central open space by means of landscaped corridors. Maintenance of this area will be the responsibility of the Home- owner's Association. • The quality of the product will be high - not only will there be a maximum of three builders for the phase, but we will approve, from the builders' selections, an appropriate model for each site individually to ensure that each home is compatible with the site, as well as other homes. Jan Sell DpsiKj , 524 117 E.Cnado E� Fort Cod 1 J21 (303) 48 " • The terrain of this site allowed good utilization of solar orientation, easily meeting the requirements of the solar ordinance. Land Use Policies City Land Use policies achieved by the plan include: • Policy 12 - a density of at least 3 dwelling units per acre. • Policy 75 - a mix of housing densities. • Policy 91 - protection of scenic and recreational values of streams. Thank you for your consideration, and we look forward to your comments. Sincerely, JIM SELL DESIGN Jim Sell Paragon Point PUD, 4th Filing - Preliminary May 24, 1993 P & Z Meeting Page 2 COMMENTS 1. Background- The surrounding zoning and land uses are as follows: N: r-1-p; Active Open Space and Single Family (Paragon Point Third Filing) S: r-1-p; Wetlands and Open Space E: r-1-p; Passive Open Space (Paragon Point First Filing) W: r-1-p; Open Space and Single Family (Brittany Knolls P.U.D.) The following parcels 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 6. Paragon Point Phase Three, Final P.U.D., March, 1993 2. Land Use• A. Overall Development Plan Phase Four is designated as Parcels B and C of the Overall Development Plan. These parcels are listed as "Patio Homes" and "Multi -Family", respectively. Since the request for Phase Four consists exclusively of single family homes, with an average lot size of 7,500 square feet, Phase Four P.U.D. does not conform to the approved Overall Development Plan. The applicant has submitted a request to amend the O.D.P. to reflect the change of residential character and density concurrent with the Phase Four Preliminary P.U.D. If the request to amend the O.D.P. is granted, the Phase Four Preliminary P.U.D. would then be in conformance. If the request is denied, the P.U.D. would not conform to the O.D.P. B. Residential Uses Point Chart The request for 66 single family lots on 12.67 acres, at 5.21 dwelling units per acre, was reviewed by the criteria of the Residential Uses Point Chart of the L.D.G.S. This density exceeds the required minimum of three dwelling units per acre on a gross acreage basis. Paragon Point Phase Four earns 55% on the Residential Uses Point Chart of the L.D.G.S. This score allows the proposed density of 5.21 dwelling units per acre. Points were Paragon Point PUD, 4th Filing - Preliminary May 24, 1993 P & Z Meeting Page 3 earned for being in proximity to Fossil Creek Community Park and having contiguity with existing urban development (Filings One and Two). A partial credit was also earned for an estimate of $500 per lot to be applied to the proposed neighborhood facilities located between Filings Three and Four. At this time, these facilities are anticipated to include tennis courts, pool, and clubhouse. 3. Neighborhood Compatibility: Paragon Point Phase Four, as a single family development, is similar in character to the adjacent single family projects to the north (Paragon Point Phase Three) and west (Brittany Knolls Filing Two). Although the density of 5.21 is slightly higher than these adjacent developments, the land use is considered compatible and no neighborhood meeting was held. 4. Design: The primary design objective is to create moderate density single family lots with each lot having contiguity to a commonly held greenbelt. This greenbelt will feature landscape materials and be maintained by a homeowner's association. Other design features are described below. There are three cul-de-sacs which have been enlarged to allow the installation of circular landscaped islands. These islands will help soften the otherwise large expanse of asphalt associated with the standard cul-de-sac. The arterial streetscape along Lemay Avenue will be a continuation of the design established in Filings One and Three. This includes a masonry fence, shrub beds at the entries and various intervals, and street trees. The P.U.D. is intended to have fencing guidelines and restrictions to minimize the impact on the greenbelt. Since these guidelines and restrictions are not determined at this time, Staff recommends the following condition be added to the Preliminary approval: At the time of submittal of Final P.U.D., fencing design guidelines and restrictions shall be specified so as to minimize the impact on the common greenbelt system. As with Phases One and Three, portions of Phase Four of Paragon Point are located adjacent to the future Fossil Creek Trail. Staff is concerned, however, that access to this major recreational amenity is insufficient and circuitous. Since previous phases have Paragon Point PUD, 4th Filing - Preliminary May 24, 1993 P & Z Meeting Page 4 convenient access to the trail, and since trail access is an important neighborhood feature, Staff recommends the following condition be added to the Preliminary P.U.D. approval: At the time of submittal of Final P.U.D., access to the Fossil Creek Trail shall be provided for the convenience of tying a major recreational amenity to the residential area. For purposes of clarification, access shall be determined to mean an improved, maintained, hard surface path. 5. Solar Orientation: Of the total of 66 lots, 48, or 73% comply with the siting requirements of the Solar Orientation ordinance. This percentage of compliance exceeds the required minimum of 65%. 6. Resource Protection: The southern edge of Phase Four is adjacent to a mapped wetland. The Department of Natural Resources has commented on this proposed residential project and the proximity to the wetland feature. It is the finding of the Department of Natural Resources that there is adequate separation from the lots and the wetland and that protective measures will minimize the impact on the wetland during the construction period. The perimeter boundary of a storage area for the 100-year floodplain of Fossil Creek will be slightly modified. In accordance with the Department of Natural Resources and the Stormwater Utility, the storage capacity will not be affected and there will be no impact on downstream property owners. This modification does not violate any local or federal regulations. 7. Transportation: All streets internal to the project will be classified as local streets and built to the standard 36 feet of width, as measured from curb to curb. As mentioned, the cul-de-sacs will be slightly enlarged to add the landscaped islands. Brittany Street will align with the existing street that serves Brittany Knolls P.U.D. on the west side of Lemay. All intersections on Lemay are at sufficiently spaced intervals and meet separation requirements for an arterial street. The project is feasible from a traffic engineering standpoint. Paragon Point PUD, 4th Filing - Preliminary May 24, 1993 P & Z Meeting Page 5 RECOMMENDATION: Staff finds that the request for Preliminary P.U.D. for Paragon Point Phase Four satisfies the All Development Criteria of the L.D.G.S. The density is supported by the performance on the Residential Uses Point Chart. The P.U.D. is compatible with surrounding land uses and complies with the Solar Orientation Ordinance. Staff, therefore, recommends approval of Paragon Point Phase Four, Preliminary P.U.D., #48-91G, subject to the following conditions: 1. At the time of submittal for Final P.U.D., fencing design guidelines and restrictions shall be specified so as to minimize the impact on the common greenbelt system. 2. At the time of submittal for Final P.U.D., access to the Fossil Creek Trail shall be provided for the convenience of tying a major recreational amenity to the residential area. For purposes of clarification, access shall be determined to mean an improved, maintained, hard surface path. Jo rip f� rip PORTNER RESERVOIR V1 Ail j , r ��. ! Sam > by Ir 1 Q1 u� o 0 1■ rip �. I �' : r rip is i- TRILBY ROAD 1(( �l I� 1 I 1 ■ ITEM: PARAGON POINT PUD // 4th Filing - Preliminary North NUMBER: . 48-91 G L7 0 1 cn I �p5anf rZ�pCe �C.00iUS I c° C1. c o IL 1 I Marshal �o W o S t. � Prescott S� 'Qa T U ourtena Q i u WesibaurnC, m � O ��rn Cir. j4 m TRILBY ROM I\ I ' I ' � I 1 I ' � m province Rd 1 � Z J ITEM: PARAGON POINT, 4th Filing %/ Preliminary NUMBER: 48-91 G PROJECT NOTES PLANT NOTES �14...� `1.i �.....�. a...�.._. a�r.�.~..w_... O O !,15 11 a. 9 18 4 0 SOLAR ORIENTATION Q .�...^ 65 123 e✓`�'. 62 ` 22 -0 \ PLANT KEY 4 —^..o.... ..�`..,� 24 '- 53 60 26. - b 32 1 PROJECT STATISTICS VICINITY MAP 48 ! 54 gg 2 - - 33 47 O 55- _ -. O -'-56 58 K\ �• 35 �AtT;MI{k_ _ ; 8 Peso SeUa61$ - Jim ..�..,. LM W..� w. O ' _ � aa. wn• nl ay.c PHASE 4 0 -- --------------------------- .-.._---- - -- WETLANDS ^ PRELIMINARY SITE Ik LANDSCAPE PLAN WETLANDS e'u^INIOWLOM ��, Y � YWw / '•- :: ♦••mxlO SP1M5 R^W/ID fi.ORKN f SCHOOL PROJECTIONS PROPOSAL: PARAGON POINT PUD, 4th Filing DESCRIPTION: 66 single family homes on 12.67 acres DENSITY: 5.21 du/acre General Population 66 (units) x 3.5 (persons/unit) = 231 School Age Population Elementary - 66 (units) x .450 Junior High - 66 (units) x .210 Senior High - 66 (units) x .185 Affected Schools WernerElementary Blevins Junior High Rocky Mounain Senior High (pupils/unit) = 29.7 (pupils/unit) = 13.86 (pupils/unit) = 12.21 Design Capacity Enrollment 568 630 900 820 1300 1315