HomeMy WebLinkAboutCROWNE AT OLD TOWNE NORTH - FDP - FDP170025 - CORRESPONDENCE - STAFF'S PROJECT COMMENTSContact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/20/2017
09/20/2017: Please provide elevation of trash enclosures.
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED FOR THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE,
THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED
= NAVD88 - X.XX'.
Comment Number: 7
09/22/2017: There are line over text issues. See redlines.
Topic: Landscape Plans
Comment Number: 3
09/22/2017: There are match line issues. See redlines.
Topic: Plat
Comment Number: 1
Comment Originated: 09/22/2017
Comment Originated: 09/22/2017
Comment Originated: 09/22/2017
09/22/2017: Please make changes as marked. If changes are not made or you
disagree with comments, please provide written response of why corrections
were not made. Please provide any responses on redlined sheets and/or in
response letter.
Topic: Site Plan
Comment Number: 2 Comment Originated: 09/22/2017
09/22/2017: There are line over text issues. See redlines.
Department: Water -Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/20/2017
09/20/2017: Please include atypical combo water service detail for the
combination water services showing the configuration and all of the required
fittings.
Comment Number: 2 Comment Originated: 09/20/2017
09/20/2017: Please revise the sanitary sewer layout per the meeting held on
9/18/2017.
Comment Number: 3
Comment Originated: 09/20/2017
09/20/2017: A .1 foot drop in the sanitary sewer manholes will be allowed
where needed to increase the depth of the sewer main.
Comment Number: 4
Comment Originated: 09/20/2017
09/20/2017: The southeast building will need to have a private main/service
from Lupine Drive due to minimal cover issues.
Comment Number: 5 Comment Originated: 09/20/2017
09/20/2017: All 8-inch sewer main in Conifer Street will need to be replaced
with 10-inch sewer main west until Jerome Street. A drop manhole can be
placed in this location for the existing 8-inch main to the west per City
standards.
Department: Zoning
Materials need to be submitted. Based upon the area of disturbance, State
permits for stormwater will be required since the site is over an acre and should
be pulled before Construction Activities begin. Erosion Control Materials will
need to be produced, reviewed, and accepted to meet City Erosion Control
Criteria before Development Agreement Language can be drafted. If you need
clarification concerning the Erosion Control Material Requirements or
Comments presented above please contact myself. Jesse Schlam (970)
224-6015 jschlam@fcgov.com
Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com
Topic: General
Comment Number: 2
Comment Originated: 09/20/2017
09/20/2017: It appears the run-on area for the porous paver systems is
exceeding the 3 to 1 ratio.
A LID basin exhibit is normally required to look at all the "LID basins" to
determine if each porous pavement area is meeting the run-on ration
requirement. A project this dynamic would be one that would require this LID
exhibit.
Comment Number: 3 Comment Originated: 09/20/2017
09/20/2017: Please revise the porous pavement detail per redlines.
Comment Number: 4 Comment Originated: 09/20/2017
09/20/2017: There is still a conflict with the future 48-inch storm sewer and the
bio-retention basin along the west property line. Due to the site plan layout, this
bio-retention basin may not be able to be in this location.
Department: Technical Services
Contact: Jeff County, 970-221-6588, icounty@fcqov.com
Topic: Building Elevations
Comment Number: 4 Comment Originated: 09/22/2017
09/22/2017: There are line over text issues. See redlines.
Comment Number: 5 Comment Originated: 09/22/2017
09/22/2017: There is text that needs to be masked. Mask all text in hatched
areas. See redlines.
Topic: Construction Drawings
Comment Number: 6
Comment Originated: 09/22/2017
09/22/2017: Please provide the following information for the Benchmark
Statement in the EXACT format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
MISG - Plant list indicates 129, landscape plan shows 130.
PAVD - Plant list indicates 65, landscape plan shows 60.
PAVP - Plant list indicates 91, landscape plan shows 88.
PAVS - Plant list indicates 55, landscape plan shows 51.
HEME - Plant list indicates 45, landscape plan shows 39.
Topic: Site Plan
Comment Number: 1
Comment Originated: 09/18/2017
09/18/2017: Please add details of the bike racks to be used so staff can
ensure compliance with the enclosed bicycle parking standards in 3.2.2(C)(4)
(b).
Comment Number: 3 Comment Originated: 09/18/2017
09/18/2017: The parking table indicates there are 260 standard parking stalls. I
counted 261 stalls. Please double-check the parking counts and update so the
table is consistent with the site plan.
Comment Number: 4
Comment Originated: 09/18/2017
09/18/2017: There appears to only be 40 garages on the multi -family buildings.
This would mean you are one garage short in terms of meeting the enclosed
bicycle parking requirements. Please also label which garages are for the 2-
and 3-bedroom units so staff can ensure compliance.
Comment Number: 5
Comment Originated: 09/18/2017
09/18/2017: How will the trash and recycling enclosure be screened? Please
provide elevations of the trash and recycling enclosure.
Comment Number: 7 Comment Originated: 09/18/2017
09/18/2017: One of the covered parking labels points to the garages attached
to building 6. This would be inconsistent with the way the parking is broken out
on the parking table. Please change this label to indicate those garages are
internal garages.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, ischlam@fcgov.com
Topic: Erosion Control
Comment Number: 1
Comment Originated: 09/18/2017
09/18/2017: Current Erosion Control Materials Submitted do not meet
requirements. The erosion control requirements are in the Stormwater Design
Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. a copy of
the erosion control requirements can be found at www.fcgov.com/eroison. The
Erosion Control Materials will need to be submitted at time of the first round of
FDP. Please resubmit an Erosion Control Escrow / Security Calculation as the
recently received materials has comments and redlines, that needed to be
addressed to meet City Criteria and as a result have changed the Erosion
Control Plans and would require a re calculation of the Escrow. Please submit
an Erosion Control Report as none was included in the recently received
materials and is required to be submitted to meet City Criteria. Please resubmit
an Erosion Control Plans as the recently received materials have comments
and redlines that needed to be addressed to meet City Criteria. The site
disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control
height. As for Buildings 5 & 6; the eastern half of Building 6 meets the code
however no portions of Building 3 meet the code. To date, no discussion has
been initiated by the applicant to discuss the need to meet code requirements
via alternative means of compliance. Code language provided below.
> Where project size and scope and/or site constraints conflict with fire code
compliance, the intent of the fire code may be met via alternative means and
methods, as approved by the fire marshal. As per IFC 104.8 & 104.9, the fire
marshal may allow this approach when perimeter access and/or aerial
apparatus access requirements cannot be met on the site plan. A written plan to
meet the intent of the code via alternative means and methods will need to be
submitted to Fire Marshal, Bob Poncelow for review and approval prior to final
plans approval.
Comment Number: 6 Comment Originated: 09/20/2017
09/20/2017: TRASH STORAGE
Concierge trash service involving trash bags and combustible material placed
in the exit corridors will not be permitted by the fire marshal. The FM may
approve a system that involves trash being temporarily placed in a fire
separated closet(s) throughout the complex.
Department: Planning Services
Contact: Clay Frickey, 970-224-60459 cfrickey@fcgov.com
Topic: Building Elevations
Comment Number: 6 Comment Originated: 09/18/2017
09/18/2017: The north elevation of building 4 is mirrored when compared to the
site plan. Please fix this elevation to be consistent with the site plan.
Topic: Landscape Plans
Comment Number: 2 Comment Originated: 09/18/2017
09/18/2017: There are numerous inconsistencies between the plant list and the
landscape plan. Some of these issues are due to the labels on the leader lines
being inconsistent with what the plan shows. Please resolve all of these
discrepancies:
CACL - Plant list indicates 31, landscape plan shows 30.
DABC - Plant list indicates 33, landscape plan shows 32.
ROCS - Plant list indicates 54, landscape plan shows 39.
ROJF - Plant list indicates 54, landscape plan shows 53.
ROWO - Plant list indicates 32, landscape plan shows 30.
SPJF - Plant list indicates 25, landscape plan shows 18.
SYAL - Plant list indicates 46, landscape plan shows 45.
SYMK - Plant list indicates 73, landscape plan shows 41.
VITR - Plant list indicates 23, landscape plan shows 24.
JUCA - Plant list indicates 40, landscape plan shows 25.
JUCH - Plant list indicates 113, landscape plan shows 108.
JUHH - Plant list indicates 109, landscape plan shows 100.
JUSG - Plant list indicates 35, landscape plan shows 36.
CAAK - Plant list indicates 174, landscape plan shows 162.
HESE - Plant list indicates 170, landscape plan shows 183.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, Ilynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 09/20/2017
09/20/2017: FDC LOCATIONS
> Fire Department Connections will be needed on Buildings 1, 7, 8, & 9. FDC
locations on these 2-story structures are not required to be within 100' of a fire
hydrant.
> FDC location not identified on Building 3 in the latest Utility Plans.
Comment Number: 2
09/20/2017: FIRE LANE SIGNAGE
> Add seven additional fire lane signs per PFA redlines.
Comment Number: 3
09/20/2017: ADDRESS POSTING & WAYFINDING
Comment Originated: 09/20/2017
Comment Originated: 09/20/2017
> Building address numerals will be required to be prominently posted on all
sides of every building.
> Depending upon the ultimate address plan, a system of wayfinding signage
may be required. This is especially important as all buildings appear to have
first floor units with direct accessibility to the outside via a front door and
wayfinding could be problematic for the rest of the building.
> In addition to street addressing, the full street name is required to be posted
on all sides of any building that is flanked by another street of fire lane other than
the building's addressed side. Code language provided below:
IFC 505.1.7: Buildings, either individually or part of a multi -building complex,
that have fire lanes on sides other than the addressed street side, shall have the
address numbers and street name on each side that fronts the fire lane.
Comment Number: 4
09/20/2017: AUTOTURN EXHIBIT
Comment Originated: 09/20/2017
> As fire lane turning radii are less then 25' inside diameter in several areas.
The project team is to verify the ability of fire apparatus to negotiate all areas of
the site via an AutoTurn exhibit.
The project team stated at the city staff meeting that an AutoTurn had been
submitted but our project file does not show a record of that. Please resend.
Thank you.
Comment Number: 5 Comment Originated: 09/20/2017
09/20/2017: ALTERNATIVE MEANS & METHODS
As indicated in previous rounds of review, aerial ladder truck access is required
for buildings greater than 30' in height. Buildings 2-6 are required to meet this
criteria.
Based upon the Site Plan, Buildings 2, 4, & 5 comply with the letter of the code
(IFC Appendix D 105), assuming parapet heights are no greater than 4' in
08/25/2017: Comment from Neighborhood Services -The trash enclosure (with
the unscreened north wall) on the NE corner of the complex does not meet the
requirements of Land Use Code 3.2.5 or the City's nuisance code in chapter 20
which both require bins be screened from public view.
Contact: Sarah Carter, 970-416-27487 scarcer@fcqov.com
Topic: Building Insp Plan Review
Comment Number: 5
Comment Originated: 09/19/2017
09/19/2017: Construction shall comply with adopted codes as amended.
Current adopted codes are:
2015 International Building Code (IBC)
2015 International Residential Code (IRC)
2015 International Energy Conservation Code (IECC)
2015 International Mechanical Code (IMC)
2015 International Fuel Gas Code (IFGC)
2015 International Plumbing Code ([PC) as amended by the State of Colorado
2017 National Electrical Code (NEC) as amended by the State of Colorado
Fort Collins has amendments to most of the codes listed above. See the
fcgov.com/building web page to view them.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 129vult or 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Multi -family and Condominiums 3 stories max: 2015 IECC
residential chapter; Multi -family 4 stories and taller: 2015 IECC commercial
chapter.
Comment Number: 6
Comment Originated: 09/19/2017
09/19/2017: Please schedule a pre -submittal meeting with Building Services
for this project. Pre -Submittal meetings assist the designer/builder by assuring,
early on in the design, that the new projects are on track to complying with all of
the adopted City codes and Standards listed below. The proposed project
should be in the early to mid -design stage for this meeting to be effective.
Applicants of new projects should email scarter@fcgov.com to schedule a
pre -submittal meeting. Applicants should be prepared to present site plans,
floor plans, and elevations and be able to discuss code issues of occupancy,
square footage and type of construction being proposed.
Department: Light And Power
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 09/19/2017
09/19/2017: Please contact Luke Unruh at 970-416-2724 to coordinate
transformer and streetlight locations. Please show the transformer locations on
the utility plans.
available through the City Forester.
Comment Number: 9
09/22/2017:
Please show street names on all landscape sheets.
Comment Number: 10
Comment Originated: 09/22/2017
Comment Originated: 09/22/2017
09/22/2017:
Tree Spacing
On sheet L-6, there is an ULMO 30 feet off of the street light i please either
adjust the spacing to meet the 40 foot requirement, or change this tree to an
ornamental species.
Comment Number: 11
Comment Originated: 09/22/2017
09/22/2017:
Species selection
English Oak suffered some freeze damage during the 2014 freeze. Forestry
would prefer not to use them on this project. In their place, please use another
upright shade tree, such as Crimson Spire Oak.
American Plum is typically a wild thicket, large shrub or tree. Is it the project's
intent to provide a plant of this form in these locations or to meet other
constraints on the site? Typically a more standard ornamental might be
considered in these locations.
Comment Number: 12
09/22/2017:
Please show the turf in the parkways as irrigated turf.
Department: Internal Services
Contact: Clay Frickey, 970-224-6045, cfrickeyCfcciov.com
Topic: General
Comment Number: 1
Comment Originated: 09/22/2017
Comment Originated: 08/25/2017
08/25/2017: Comment from Neighborhood Services - Are residents
responsible for taking their own trash AND recycling to the proposed
carts/dumpsters/compactor or is this service provided for them?
Comment Number: 2
Comment Originated: 08/25/2017
08/25/2017: Comment from Neighborhood Services - The recycling enclosure
located on the east side of the complex should be paired with a trash receptacle
or compactor. Any single recycle dumpster will be used as trash if a trash
container is not provided. Additionally the centralized system does not provided
adequate distribution for trash throughout the complex.
Comment Number: 3 Comment Originated: 08/25/2017
08/25/2017: Comment from Neighborhood Services -The community recycling
ordinance which was passed last year requires all businesses and multi -family
complexes have recycling service that is equal to at least 1/3 of their service
volume (bin capacity x service frequency) by 2020. Using a trash compactor
(usually much larger in capacity then a dumpster) will require larger dumpsters
and space for recycling be provided then what is currently provided in the plans.
Consider switching to decentralized system with many trash/recycling
enclosures throughout.
Comment Number: 4 Comment Originated: 08/25/2017
effects, irrigation, visibility) let's discuss in person during staff review 9/20/17.
Topic: Lighting Plan
Comment Number: 3
Comment Originated: 09/12/2017
09/12/2017: Thank you for including lighting fixture information and selecting
3000K or less CCT thus supporting City Night Sky Objectives.
Department: Forestry
Contact: Molly Roche, mroche@fcgov.com
Topic: Landscape Plans
Comment Number: 1
09/22/2017:
Continued:
Comment Originated: 09/22/2017
5/4/2017:
City Forestry coordinated a site visit with Tracy Dyer (City Engineering) to
obtain tree inventory and mitigation information for the Suniga connection. Once
detailed plans are received, Forestry will forward to the applicant and ask that
the information be included on the landscape plans.
3/9/2017:
If there are any existing trees on site contact the City Forester for an onsite
meeting to obtain tree inventory and mitigation information for the plan.
Comment Number: 2
09/22/2017:
Continued:
Comment Originated: 09/22/2017
5/4/2017:
Continued:
Thank you for showing the lines. Can you please label the lines with the
respective utilities? Also, on the west side of Jerome, the first tree south of
Lupine, please adjust the tree location from the storm water line (sheet L-6).
Please also check locations of trees to storm drain and coordinate with Utilities.
3/9/2017:
Include locations of any water or sewer lines on the landscape plan. Please
adjust street tree locations to provide for proper tree/utility separation.
10' between trees and public water, sanitary, and storm sewer main lines
6' between trees and public water, sanitary, and storm sewer service lines
4' between trees and gas lines
Comment Number: 8
Comment Originated: 09/22/2017
09/22/2017:
Continued:
Please use the most current version of the General Landscape Notes (Nov
2015), which are available from Molly Roche (mroche@fcgov.com).
5/4/2017:
Please use the current City of Fort Collins General Landscape Notes, which are
be installed with the project as well as the removal of the eastern driveway for
JAX out to Conifer.
09/20/2017: The Landscape Plan does not appear to specify any landscaping
for the parkway on the west side of Jerome Street north of Lupine Drive, will this
at least be native seeding for the time being?
Comment Number: 14 Comment Originated: 09/20/2017
09/20/2017: I'll track the right-of-way dedication needed from JAX for the
Jerome Street construction. What are the envisioned temporary construction
easement that may be needed from abutting properties?
Comment Number: 15
Comment Originated: 09/20/2017
09/20/2017: It should perhaps be verified that the attorney providing the
certification on the plat has researched whether additional entities such as
North Weld and/or City of Greeley would need to sign the plat. These entities
and additional entities were signatories to the Aspen Heights plat and I suspect
the situation would be similar here with Suniga right-of-way.
Comment Number: 16
Comment Originated: 09/20/2017
09/20/2017: I'm just curious to understand how some of the building units are
being platted via lots while other building units are within larger tracts. Shouldn't
also this legal designation of these lots and tracts be depicted on the site plan
in some manner, which only indicates building numbers that do not correspond?
Comment Number: 17 Comment Originated: 09/20/2017
09/20/2017: The Maintenance of Common Elements note appears to need to
be updated based on references that are not within the development plan.
Comment Number: 18
Comment Originated: 09/20/2017
09/20/2017: Related to comment #16, it seems with the legal designation and
boundaries of lots, tracts, and easements from the plat not being translated onto
the site/landscape and civil documents that there is general lack of plat
information and coordination on the site/landscape and civil documents.
Shouldn't there be information on the site plan for example to show that Building
7 is within Lot 1 and show Lot 1's boundaries in relation to the physical
characteristics in and around the lot (such that in the unlikely scenario that Lot 1
were to be redeveloped/sold off, that the boundary of ownership and/or
maintenance within that lot is more clearly defined and understood?) Note also
that the plat shows a utility, drainage, access and emergency access easement
for defined corridors that are only depicted on the site and civil drawings as
emergency access easement. Please look to have the site/landscape and civils
coordinated with the plat regarding legal establishment of lot lines, lots, tracts,
and easements.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-42909 sblochowiak@fcqov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 09/12/2017
09/12/2017: Overall landscape plan looks good and much improved. Thank
you.
Comment Number: 2
Comment Originated: 09/12/2017
09/12/2017: New Prairie Seed Mix and seeding rate looks good. Some
clarification requested on areas where seed mix will be applied (e.g. edge
implemented, however their uses has not been verified as part of the Suniga
Road capital improvement project. In checking with Tracy Dyer, the approach
we'd prefer to take at this time is to specify that the access ramp locations
crossing Suniga are subject to further refinement with the capital project and
prior to construction commencing, the developer coordinate final locations of
the access ramp with the capital project.
Comment Number: 5
Comment Originated: 09/20/2017
09/20/2017: Storm sewer A5-A specifies HDPE as the pipe material which
isn't an approved pipe material in city (Lupine Drive) right-of-way. Additionally,
this pipe is a private line in right-of-way which would not typically be allowed.
Alternative designs should be pursued to address these concerns.
Comment Number: 6 Comment Originated: 09/20/2017
09/20/2017: Please have the property boundary be the most prominent feature
on the civil plans, it is difficult to discern between property lines and water
and/or sanitary lines. Also, please have the plans reflect the dedication of
rights -of -way that are occurring on the plat, such as the dedication of additional
right-of-way along Conifer Street.
Comment Number: 7 Comment Originated: 09/20/2017
09/20/2017: The drive approaches in public right-of-way should be built in
accordance with LCUASS detail 707.1.1 did not find this detail in the detail
sheet, though I did see a modified alley intersection detail 803 which indicates
for private drive intersections. This modified detail should be used for drive
approaches in public right-of-way.
Comment Number: 8 Comment Originated: 09/20/2017
09/20/2017: Jerome Street and Lupine Drive west of Jerome Street are
lacking the depiction of bike lanes as part of the signing and striping plan. Also,
the street typical sections sheet C-006 should be updated to reflect buffered
bike lanes for these two streets.
Comment Number: 9 Comment Originated: 09/20/2017
09/20/2017: Jerome Street needs roadway cross sections at 50 foot intervals
for review.
Comment Number: 10 Comment Originated: 09/20/2017
09/20/2017: The north grading plan calls out the use of concrete in right-of-way
for all driveways in right-of-way with the exception of the drive approach for JAX.
Please have this drive approach similarly labelled.
Comment Number: 11 Comment Originated: 09/20/2017
09/20/2017: The civil plans show waterline construction occurring in Suniga to
be done by the City of Fort Collins. Just for more clarity, and historical
reference, I believe this note should be modified to indicate the work is to be
done by City of Fort Collins Water Utilities in advance of the Suniga Road
Capital Improvement Project.
Comment Number: 12 Comment Originated: 09/20/2017
09/20/2017: Please provide further clarity on Note #11 on the civil plans.
Comment Number: 13
Comment Originated: 09/20/2017
09/22/2017: This comment is updated to reference an email sent to the
consultant team, it appears that the landscaping on Jerome abutting JAX should
Fort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6760
970.224.6134 - fax
tcgov. com/developmentreview
September 25, 2017
Terence Hoaglund
Vignette Studios
PO Box 1889
Fort Collins, CO 80522
RE: Crowne at Old Town North, FDP170025, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
the Project Planner, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 09/20/2017
09/20/2017: The storm lines along Suniga appear to be under sidewalk. The
manholes need to be brought up outside of the sidewalk and offset a minimum
of a foot from the sidewalk, with the indication provided on the plans.
Comment Number: 2
Comment Originated: 09/20/2017
09/20/2017: The development should also install the receiving access ramp on
the north side of Conifer Street for the access ramp that directs pedestrians
north across Conifer.
Comment Number: 3 Comment Originated: 09/20/2017
09/20/2017: The access ramp leading north across Conifer Street seems to be
further east from the Jerome Street intersection than needed and redirects
pedestrians more than needed. Can this shift further west to be a more direct
route for the pedestrian?
Comment Number: 4 Comment Originated: 09/20/2017
09/20/2017: Similar to the previous comment, the access ramps crossing
Suniga Road would appear to be further removed from Jerome Street than
necessary. This may be appropriate should the ped refuge/median islands be