HomeMy WebLinkAboutPARAGON POINT AMENDED OVERALL DEVELOPMENT PLAN 5.24.93 P AND Z BOARD HEARING - 48 91H - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 12
MEETING DATE 5/24/93
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Paragon Point Amended O.D.P., #48-91H
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 to amend the Paragon Point Overall Development Plan Parcels A,
B, and C consisting of 14.7 acres. The request eliminates a three acre
Commercial area in favor of a two acre Multi -Family site on Parcel A. The
request also includes eliminating 11.7 acres of Patio Homes and Multi -Family in
favor of 12.7 acres of Single Family on Parcels B and C. The O.D.P. consists of
148 acres and is located at the northeast corner South Lemay Avenue and Trilby
Road. The area is zoned r-1-p Low Density Planned Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
By substituting Single Family for Patio Homes and Multi -family, the Amended
O.D.P. represents a decrease in the overall residential density. Of the total
148 acres, only 75.36 acres are developable. The residential density for the
O.D.P., on a net acreage basis, is 3.00 dwelling units per acre. Paragon Point
O.D.P. continues to meet a significant number of land use policies. In addition,
Paragon Point has demonstrated a sophisticated level of land planning that
emphasizes preservation of natural features and dedicated common amenities for
the mutual benefit of all residents.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
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ITEM:
PARAGON POINT
Amended ODP
NUMBER: 48-91
Paragon Point Amended O.D.P., #48-91H
May 24, 1993 P & Z Meeting
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: r-1-p; Residential and Southridge Greens Public Golf Course
S: r-1-p; Vacant (Stanton Creek O.D.P.)
E: FA-1; (County) Rural Residential
W: r-1-p; Single Family (Brittany Knolls)
Paragon Point O.D.P. was approved in December of 1991. An administrative change
to the O.D.P. was approved in January of 1993 concurrent with the Preliminary
P.U.D. request for Paragon Point Phase Three. This change allowed a
consolidation of Parcel D (Patio Homes) and Parcel E (Single Family) into one
Parcel with a designation as Single Family. Parcel E then became Paragon Point
Phase Three Final P.U.D., approved on March 22, 1993.
2. Description of Proposed Amendment:
CURRENT O.D.P.
PROPOSED AMENDMENT
Parcel
Land Use
Acres
DU/
AC
Ttl
Uts
Land Use
Acre
DU/
AC
Ttl
Uts
A
COMMERCIAL
3
-
-
MULTI-
FAMILY
2
6.5
13
B
MULTI -FAMILY
4.7
16.0
75
C
PATIO HOMES
7.2
8.0
58
SINGLE
FAMILY
12.7
5.2
66
TOTAL
14.9
8.92
133
14.7
5.4
79
As can be seen by the table, the three acre commercial corner has been deleted
in favor of a two acre multi -family site at 6.5 dwelling units per acre.
Under the proposed amendment, Parcels B and C become consolidated into one tract.
The land use on this new parcel is shifted from Multi -family and Patio Homes to
Single Family. This new Parcel C is the area of Paragon Point Phase Four
Preliminary P.U.D., which is being considered concurrently with the O.D.P.
Amendment request.
The change of residential land use results in the lowering of overall net
residential density. The O.D.P. consists of 75.36 net developable acres. With
a new potential total of 226 dwelling units, the net residential density is now
3.00 dwelling units per acre.
Paragon Point Amended O.D.P., #48-91H
May 24, 1993 P & Z Meeting
Page 3
3. Land Use Policies Plan:
The policies addressing the issue of residential densities in the urban growth
area are as follows:
"12. Urban density residential development usually at three or more units to
the acre should be encouraged in the urban growth area."
"13. Rural density residential development usually at one or less units to the
acre shall not be allowed in the urban growth area."
"14. Urban development standards shall apply to all development within the
urban growth area."
"15. Development in the urban growth area should be consistent with development
policies set forth in this plan."
The request to amend Paragon Point O.D.P. clearly meets three out of four of
these policies. Policy #12, however, specifically recommends a minimum threshold
of three dwelling units per acre for residential development in the urban growth
area. This policy statement is silent on whether this density threshold shall
be calculated on a gross on net acreage basis. The L.D.G.S., on the other hand,
is quite clear. Criterion Number One on the Residential Uses Point Chart asks:
"On a gross acreage basis, is the average residential density in the
project at least three dwelling units per acre?"
Since there may be a question whether the request meets the intent of Policy #12,
the Planning and Zoning Board must weigh and evaluate the impact of a large,
planned residential project that does not meet the three dwelling unit per acre
minimum (on a gross acreage basis) yet satisfies a number of other competing
design objectives. The issue, therefore, is reviewing the Amended O.D.P. based
on residential density calculated on a gross acreage basis (148 acres) or on a
net acreage basis (75.36). In evaluating this issue, the Planning and Zoning
Board is asked to consider the specific design elements of Paragon Point as
summarized in the following section.
4. Design Elements of Paragon Point:
Since land planning began on Paragon Point in 1990 and 1991, three filings have
been approved and a fourth is under consideration as a Preliminary P.U.D. The
following design elements have been incorporated into the development of these
148 acres.
A. Paragon Point, unlike straight subdivisions or P.U.D.'s that contain
no open space, has consolidated 70.6 acres of passive and active
open space for the mutual benefit of the development's residents.
Paragon Point Amended O.D.P., #48-91H
May 24, 1993 P & Z Meeting
Page 4
B. The rear portions of the lots abutting the rock outcroppings on the
east bank of Fossil Creek (Filings One and Two) have been reserved
as open space by a conservation easement.
C. The floodplain of Fossil Creek has been mapped and set aside as a
passive open space area consisting of 52.4 acres.
D. The open space areas are governed by a Natural Resources Management
Plan that has been adopted by the Planning and Zoning Board.
E. An active open space area has been set aside, consisting of 3.3
acres with plans for tennis courts and a pool and clubhouse. Access
to this area has been made convenient by the network of
bicycle/pedestrian paths.
F. The potential erosion of Fossil Creek has been analyzed at the
request of the City's Stormwater Utility. The result is the Fossil
Creek Streambank Stabilization Study which calls for specific
measures to protect the banks from further erosion.
G. The City's Parks and Recreation Department Master Plan calls for a
segment of the Fossil Creek Trail in the general area. The trail
alignment has been determined and all phases of the P.U.D. will gain
access via the network of connecting neighborhood paths.
H. The three P.U.D.'s that have been approved take advantage of the 28
feet wide (from curb to curb) local street standard in the cul-de-
sacs. This reduces the amount of impervious surface, reduces the
amount of stormwater runoff, reduces the amount of future
maintenance, and reduces the amount of heat and glare.
I. The three filings along Lemay Avenue specify a unified streetscape
design that includes masonry fencing, shrub beds, street trees, and
entry features at the local street intersections.
J. Wetland areas have been mapped, inspected by the Department of
Natural Resources, and preserved. These wetland areas will act as
a buffer between the potential multi -family area and the single
family area.
K. Finally, all filings have demonstrated a sensitivity to existing
land forms and natural features. Massive amounts of cuts and fills
have been avoided. Internal streets follow natural contours.
Drainage patterns have been kept as natural as possible.
These design elements indicate a sophisticated approach to land planning. The
objective is to not mimic a rural character but pr3vide each lot with commonly
shared amenities. While the overall gross residential density will fall below
Paragon Point Amended O.D.P., #48-91H
May 24, 1993 P & Z Meeting
Page 5
three dwelling units per acre, the net density equals three dwelling units per
acre. The incorporation of common elements and design features, while removing
land area from the gross density calculation, are offered as examples of
competing objectives that promote valid public benefits.
5. Other Land Use Policies:
In addition to the discussion of the four Land Use Policies that pertain to
density in the urban growth area, Paragon Point continues to satisfy the
following Policies:
"22. Preferential consideration shall be given to urban development proposals
which are contiguous to existing development within the city limits or
consistent with the phasing plan for the City's urban growth area.
Paragon Point is sequential development being adjacent to Southridge Greens and
Brittany Knolls. The development of this area does not represent "leapfrog"
development.
"24. All utility extensions should be in conformance with the phased utility
expansion portion of the City's Comprehensive Plan."
Paragon Point is served by an urban level of services in accordance with the
expansion plans of the City of Fort Collins and, by agreement, with the special
service districts.
"54. Flood prone areas of streams and rivers in the city shall be designated as
"floodplain management areas" and special development standards applied
therein."
The 100-year floodplain of Fossil Creek is preserved and dedicated as open space.
Small areas of floodplain storage area are proposed to be developed but shall do
so in accordance with local and federal regulations.
55. The City shall prohibit any residential development in areas which have
been officially designated as floodway areas."
There is no residential development in the floodway of Fossil Creek.
"79a. Low density residential uses should locate in areas which have easy access
to existing or planned neighborhood and regional/community shopping
centers."
Paragon Point is within two miles, via Lemay Avenue, of Harmony Market P.U.D.,
a 50 acre community/regional shopping center that contains a grocery store
anchor.
Paragon Point Amended O.D.P., #48-91H
May 24, 1993 P & Z Meeting
Page 6
"79d. Low density residential uses should locate in areas within walking
distance to an existing or planned neighborhood park ad within easy access
to a community park."
Paragon Point is within walking distance of Southridge Greens golf course
(existing) and Fossil Creek Community Park (planned).
"89. Areas along the Poudre River, Spring Creek, and Fossil Creek should be
incorporated into the City's parks and recreational trail system."
Paragon Point accommodates a significant segment of the Fossil Creek Trail.
"90. Consistent with a fiscal impact analysis and effects on the Capital
Improvements Program, the City should acquire and utilize the officially
designated floodways of the Poudre River, Spring Creek, and Fossil Creek
for open space.
Paragon Point dedicates, at no fiscal impact to the City, the 100-year floodplain
of Fossil Creek.
"91. The City should protect the scenic and recreational value of the City's
lakes, rivers, and streams from encroachment by incompatible uses."
By way of a conservation easement on affected lots and dedicated open space,
there is no encroachment of any land use on Fossil Creek.
"92. Adequate public access to the City's lakes, rivers, and streams should be
maintained."
Unlike Warren Lake, Sherwood Lake, and Harmony Cove Reservoir, there will be
public access along the entire reach of the west bank of Fossil Creek.
As illustrated by the examples cited above, Paragon Point O.D.P. continues to
satisfy a number of policies as defined by the Land Use Policies Plan, an element
of the City's Comprehensive Plan.
6. Loss of Commercial Area:
The loss of the three acre commercial area at the northeast corner of Lemay
Avenue and Trilby Road has been evaluated and found acceptable by Staff. Given
the size and location, the commercial area would have been classified as a
"Neighborhood Convenience Shopping Center" and evaluated by Point Chart J of the
L.D.G.S. As such, any P.U.D. at this location would not have met the required
minimum score on Point Chart J and would have required variances from the
Planning and Zoning Board.
Paragon Point Amended O.D.P., #48-91H
May 24, 1993 P & Z Meeting
Page 7
For example, a P.U.D. for a Neighborhood Convenience Shopping Center would not
be able to meet the following variable criteria:
A. Contiguity to a transit route.
B. Location at the intersection of an arterial and collector.
C. Being contiguous to and functionally a part of an existing or approved
neighborhood shopping center, an office or industrial park, or a multi
family development containing 100 or more dwelling units with a net
density of not less than 10 dwelling units per acre.
By not meeting these variable criteria, a potential P.U.D. would not have scored
the required minimum of 65% on the Neighborhood Convenience Center Point Chart
and would have required a variance to allow the land use at this corner location.
Opportunities remain for commercial development in the area. Stanton Creek
Overall Development Plan, at the southeast corner of South Lemay Avenue and
Trilby Road, contains a 15 acre commercial site on Tract A designated as
"Neighborhood Service Center". This O.D.P. was approved in 1988.
There is a trend of lowering residential densities in the general area.
Provincetown O.D.P. (southeast corner of South Lemay Avenue and Trilby Road) is
co -owned by the City of Fort Collins and the original developer. The parcel
under control of the original developer has been submitted for conceptual review
for large lot residential lots at a low density. While requests for lower
density will be carefully evaluated for compliance with the Residential Uses
Point Chart, it is anticipated by Staff that the 15 acres designated commercial
in Stanton Creek will be sufficient to serve the general area. Staff finds that
substituting Multi -family for three acres of Commercial is a valid land use
change and that other locations in the vicinity would be more suitable for the
neighborhood commercial function.
RECOMMENDATION:
Staff finds that the request to amend the Paragon O.D.P., with a resulting loss
of residential density, continues to meet a significant number of land use
policies. While the policy of maintaining a minimum of three dwelling units per
acre on a gross acreage basis is not met, Paragon Point has demonstrated an
inclusion of a number of valid design elements which promote public benefits.
Staff finds that with significant design features, and the fact that there will
be three dwelling units per acre on a net acreage basis, the Amended Overall
Development Plan remains in compliance with The Land Use Policies Plan. Staff,
therefore, recommends approval of Paragon Point, Amended Overall Development
Plan, #48-91.
City of Fort Collins
Commui.f Planning and Environmental .. .vices
Planning Department
r.W.T6311i; 48
TO: Planning and Zoning Board
FROM: Ted Shepard, Senior Planner J
DATE: May 24, 1993
RE: Paragon Point Amended O.D.P.
At the P & Z worksession, May 21, 1993, the Board discussed the
request to amend the Paragon Point O.D.P. The Board requested a
list of land use policies that are not met by the proposed
amendment. The list is quoted from the Land Use Policies Plan and
a brief explanation is offered.
1112. Urban density residential development usually at three or
more dwelling units to the acre should be encouraged in the urban
growth area."
This policy is discussed in the Staff Memo. Unlike the L.D.G.S.,
this policy does not specify whether density is to be calculated on
a gross or net acreage basis.
Since the cost/benefit of any service is directly related to
population density, urban density should be encouraged in the urban
growth area. It must be noted that the urban growth area will
include areas outside the present city limits.
1175. Residential areas should provide for a mix of housing
densities."
Paragon Point O.D.P. contains three types of residential densities.
Large -lot single family is found in Filings One, Two, and Three
(less than 3.0 d.u./acre). Medium-sized single family lots are
proposed for Filing Four (5.21 d.u./acre). Townhouse -sized multi-
family lots are proposed for two acres at the corner of Lemay and
Trilby (6.50 d.u./acre).
Paragon Point did not receive the benefit of complying with this
land use policy because of the preponderance of single family. The
two acres of multi -family at 6.50 d.u./acre was deemed insufficient
to represent the O.D.P. as "providing a mix of housing densities."
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
1179c. Low density residential uses should locate in areas within
walking distance to an existing or planned elementary school."
The nearest school is Werner Elementary. This school is located a
direct distance of greater than one mile from the intersection of
Lemay and Brittany. Since Lemay is an arterial, and since there
are no streets connecting Lemay to Werner, this distance is not
considered to be "walking distance".
1179e. Low density residential uses should locate in areas in which
a collector street affords the primary access."
All the streets serving Paragon Point are classified as local
streets. This street network has been approved by the
Transportation Department.