HomeMy WebLinkAboutJEFFERSON COMMONS PUD - PRELIMINARY - 50-95 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES.h r
JEFFERSON C01�1l��lONS
F'NF'�GY CONS�RVATSON
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The project is not in the position where it needs to petition
the Board for Bonus Points on the Points. The project developers
are still conscious of energy conservation and are working within
the project design to reduce energy consumption.
The project has incorporated some methods that the owners make
significant contributions to energy conservation. The first method
is by the design of the buildings. The area of walls and roof are
such that smaller than normal surface areas are used to inclose the
habitable space. This is a critical item in the design for less
energy will be needed to keep the buildings warm in the winter
because there is less surface area for the heat to escape.
Another important method used in the project is the
incorporation of Low -E type glass that selectively blocks the heat
from escaping in the winter and keeps the heat from entering in the
summer. In addition the -shape and the location of the windows have
roof overhangs and deciduous trees so positioned to help shade the
sun penetration into the space in the summer reducing any cooling
requirements.
From a mechanical systems point of view the project is
providing a superior system because of the following factors. The
heating systems will be natural gas with heating efficiencies
exceeding 82% This exceeds the Energy Code standards and reduces
consumption of fuel through efficiency. In tandem with the high.
.efficiency furnaces the units will be provided with day / night
setback type""'thermostats. This will make the units more economical
for the tenants to operate as well as consuming less energy by
allowing the units to consume less energy on a regular basis
through the day / night cycle. The furnaces will be equipped with
electronic ignitions. This eliminates the constant burning of fuel
by a pilot light further reducing the consumption of energy. The
project also has a. commitment to not using electric resistance
heating which is less efficient due to the energy transmission
system losses.
The building systems will also provide additional energy
savings by the incorporation of low leakage dampers for exhaust air
ducting. The commercial portion of the project as well as the
residential portion have a commitment to using less electricity by
designing the power source and systems needs to consuming less thap
the Energy Code allowable wattage per square foot allowance. In
addition the fluorescent fixtures on the project will all be
equipped with electronic ballast which further reduce energy
consumption. Within the commercial portion of the project and
common spaces that typically have sporadic use the lighting
switches are motion sensing type.
The landscaping will be intense at the pedestrian level with many
planter areas with will provide seasonal color variation to the
design and visual relief to the hard surfaces. The landscaping is
also used to add to the privacy both visually and acoustically. The
planting design takes care to position trees to cut down on noise
that may be generated from the parking areas and the adjacent
properties. Visually the landscaping in combination with fencing
and beaming visually extend the separation of our buildings and the
exist;}ngpprties that surround the project.
The land use is appropriate for this property due to location and
configuration. This property has limited street frontage to
Elizabeth which is a Arterial street in the City transportation
network. This project will not betaking up valuable street frontage
which would be better saved for commercial uses. It takes a long
narrow tract of land that may not be efficient for single family
land uses and provides an efficient use of land for alternative
living,. s,�y'Xpq .
The location of the property is best suited for the land use
because of the current level of developed commercial uses that can
easily serve the resident. The number of services are at such a
level that the resident can meet his needs for services and goods
all within walking distance. The resident will be able to use
alternative transportation systems due to the current Transfort
service line that runs in Elizabeth. The property is in close
proximity to the main campus and the foothills campus which makes
it ideal for the upper level student. The design provides for a
natural transition from multi — multi -fa ilyand sin le -family which was
not --addressed im—tlie currently developed properties on east
side of the property. This transition is necessary and this project
provides the means to provide the transition.
.JE FFERS-ON COMMONS
DES 2 GN OBJECT 2 VE S
The design of this project is intended to meet the needs and the
lifestyle of upper level college students who want to live off
campus and want the convenience of an apartment complex where the
grounds facilities are maintained by the development. The project
is intended to meet the students needs for a clean and efficient
unit for living and study. The project meets these needs through
the organized unit design, by the activity center that can meet the
needs for recreation and study, and through the site amenity
package tailored to active young adults.
The site has been chosen for its location close o shopping,
personal;setices, recreational facilities and th campuses. Its
location and desi promote the use of alternat' transportation
methods such as Tr nsfort, pedestrian travel d bicycle travel.
Having essential s rvices for shopping a dining linked with
strong pedestrian bi e d foot paths a urages these means of
transportation. The/ o ation was als chosen because of the
location of existinf b lines that cur ently operate to the needs
of the student popula of Ft. Coll' s.
The site design focuses a builFiin s to a central circulation
spine and central court y r act' it center. The intention is to
create this internal focus o u vate a feeling of space and
encourage the development of t s c mplex as its own neighborhood.
The project is tied together h ugh the building design using
common elements of form and asp unifying theme. The building
use autrej,*ti,pnal design mo `f an a common material collection of
brick, siding, window c nfigura ' n, shutters, railings, and
shingles that bring order to the ite design. The project also
provides variety to the visual earance of the project by a
common pallet of color/t at harm ni together and do not reflect
a institutional setting hat one of -pallet gives.
Landscaping and li ti are integral components of the project
design. The licrh is restricted to 1 tions on the buildin and
in the overhan f the buildin s. Th s llows us to control the
ig ting o t parking areas in su h a way that the lighting
levels ar low as it projects tow rd the property lines. This
also allows u to visually screen th lyght�source better so that
the brightne does not disturb the adjacent properties. on the
pedestrian s ale the lighting will be accomplished with billiard
lights whic light the pathway and limit the light to the site.
These ligh s add to the neighborhood quality cf the area and add
the human scale to the pathways at night. The landscaping iq
designed o provide a visual softness to the project.
separately. A summation of these is high efficiency gas furnaces,
no electric resistance heating, setback thermostats, and low E
glass.
II I, I'` I �' `if IV
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landscaping and beaming.
OWNERSHIP
The ownership of the property is a developer and operator of
similar projects across the country. It is there philosophy to be
averti(.;ally, integrated company providing service from the
initiation Hof the project through the continued operation and
maintenance of the property. This assures the City a high quality
property from a development standpoint and is assured that the
property will stay a high quality property because it will stay in
the portfolio of the developer.
EMPLOYEES
The property will provide_ employment for a staff that provides
security and maintenance on a twenty-four hour basis. The grounds
and buildings will also require full time employees to provide the
service to the infrastructure the developers require. The
management team will provide services to the tenants from an
operations standpoint and from the business servic^e_ t�hajt the
project center provides.
MITIGATION
The project is providing many features t e project designed
to mitigate the impact of the proper on the surrounding
properties. The concept of a s-c red prope ty provides the project
and the surrounding areas added security by limiting traffic on the
site and by providing security staff on site. This security will
help detour crime for the ri9c. of be' cau ith secured entry
to the site noise will be reduce . One on will be able to drive
through the site without clears Y.
By reducing the
traffic, noise air and light pollution will be reduced. The
property wall provide continuous fencing to help screen sight lines
from the site,. This will reduce light scattering, from the site,
and increase the privacy of neighboring properties.
The property will provide a generous landscaping package
especially adjacent to neighboring properties. This combination of
rolling berms and a high quantity of trees, mostly evergreens will
help reduce noise and light from the site. This landscaping
treatment will also_ effectively increase the visual impact of the
buildings. The landscaping package will also provide the appearance
of greater setbacks due to the plantings and berms. The potential
for wildlife in an urban setting will be increased with the
inclu$lo1,q�,„trees on site for habitat.
The buildings will be so positioned on the site to orient the
focus of the site inward rather than out to the surrounding
properties. The Focus will be on our interior courtyard design that
provides the majority of the open space and the interior amenity
package and recreational facilities. By locating our activity
centers interior to the site we will reduce the noise that may be
heard that is generated on site.
ENERGY CONSERVATION
The project has provided many energy conserving components to
the design that will reduce energy consumption. These are outlined
7
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activity has occurred on the property for at least the last 80
years.
GROWTH
The property is within the Urban Growth Area and urban level
development has occurred around it and further dispersed. This
leaves this property as an infill development type of property.
URBAN DENSITY
The plan calls for urban level density of approximately 12
dwelling units per acre. This density on this site will help
balance the density for this mile section of the City.
STANDARDS
The property is contiguous to urban level services and
development. All development on the site will occur to Current City
Urban Standards.
IMPACTS
The project positively supports the environment with the set-
a -side wetland developed as a part of the drainage program for the
site. The project supports the urban level services and utilities
provided to this are of the City and does not adversely impact such
services. The project. will complete in front of its site and
through the site urban level streets that have leap frogged over
the site.
CONTIGUOUS DEVELOPMENT
The site is surrounded by previously constructed urban level
densities and services.
RESIDENTIAL.MIX
The mile section that this property is found is low in its mix
of housing types which leads to an overall impression of a
singularity of housing. This property will add to the diversity of
housing types and character to the area while. still providing a
resident, ,,,character to the area.
DENSITY
This property meets the requirement for higher density due to
its ability to demonstrate a high rating on the residential points
chart. The property further warrants the variance to the standard
for allowing four bedroom configuration by its superior design,
landscaping, service provided on is to the residence, its security
and safety provisions of the design and its above average
recreational and amenity package. The area as a whole is lower than
the City mandated minimum density. This project will provide the
area with diversity and in able it to reach for the City minimum
standard density.
LOCATION
The project is located adjacent to similar density properties
serving similar housing needs. It also provides a transition to the
single family properties to the west by gracious setbacks, intense
LDGS.
OWNERS GOALS AND OBJECTIVES
Currently there is a need for student oriented housing in the
City of Ft. Collins. This is demonstrated by the low vacancy rate
of all multi -family projects in the City, the continued turn over
of single family housing to student oriented multi -family housing
legally or illegally, the continued spiral if housing cost, and the
limited number of affordable housing units for the community.
This project is targeted to provide housing for the college
students of CSU in high quality housings, adequate amenities for
there immediate needs, and maintenance on a continuous basis. The
developers have a successful track record providing this type of
housing to many communities with high quality educational
institutions as our community has.
It has been made public information that the University is
intending to increase its population over the next five years by
5,000 students. It is also widely known that the University is
reducing the number of housing units on campus in favor of office
space. This combination of increased enrollment and decrease in
housing units is placing greater pressure on the housing market and
causing increased pressure to convert existing single-family
housing and neighborhoods to student oriented housing. This is
undesirable to the community as noted in the East Side and West
Side Neighborhood plans which have been adversely impacted over the
years' byy,thia� pressure. If asked to absorb this increase in student
population both of these neighborhoods will not exist.
To meet this expanded growth in the student population
approximately seven projects of this nature and size will need to
be developed within the next five years. The developers see this
need and are working to meet this need on a property that causes
the least impact to the surrounding neighborhoods by minimizing
transportation needs, recreational needs, business service needs,
minimizing visual impact. 7
.POLICIES
SITE UTILIZATION
The site is located in such a place to be adjacent to all
essential services and utilities are adjacent to the site.
Development on the site will complete the auto transportation
system through the site to the neighborhood to the west greatly
improving the flow of traffic in this mile section. Bicycle and
pedestrian systems will be improved with this project which will
encourage these types of transportation over auto use. Storm
drainage concerns for down stream peak flows will be improved by
detention provided on this site. The density on the site is
appropriate due to the location of essential services all within
walking distance or provided on site.
AGRICULTURE
The land has been used as rental property for the last ten to
twenty years. The property is dry grass land that has from time to
time been over grazed. No significant crops or agricultural
PZ.�INNSNG OBJECTSTTL�'S
JEFFERSON COMMONS
This document is submitted as supporting information to our
project demonstrating how this project is meeting the short term
and the long term planning objectives of the City.
LOCATION:
This property is an infill type of development with completed
infrastructure of roads, water service, power, sanitary service and
other common urban level utilities extending through and to the
site. The project is an assembly of three major vacant properties
on the north side of Elizabeth Ave. and to the west of Taft Hill
Rd.
To the east of the property are similar multi -family housing
units that are oriented to the student population of the City. To
the north are planned medium density residential housing units and
a mobile home park. To the west are single family residential units
many of which, as we heard at the Neighborhood meeting are being
used for student and multi -family housing types. To the south you
will find more apartment, multifamily type housing.
In near proximity to the project is a neighborhood shopping
center, the Cedarwood plaza which is anchored by the King Soopers
Grocery Store. On properties to the east just this side of Taft
Hill Rd the neighborhood center has extended north of Elizabeth
with'resttaurants, business service shops, and convenience stores.
These businesses are so located to service the neighborhood which
is primarily student oriented.
The property is currently annexed to the City and is within
the Urban Growth Area of the City.
BACKGROUND: •'
The property is subject to the P.U.D. due to the land use type
requested for this parcel and is subject to the goals and
requirements of the City Land Development Guidance System. The
current uses on the property are converted single family homes now
being used as rentals primarily to students. The majority of the
property is non irrigated pasture land.
In reviewing the goals of the LDGS the primary goal is to
provide urban level services to properties in a logical progression
avoiding leap frogging. This property was leaped frogged in the
early 70's and is surrounded by urban development to the extent
that it is now an infill type of property.
Another prime directive of the LDGS is the density overall in
the City and in each mile section needs to obtain a minimum density
of 3 dwelling units per acre. In reviewing this local mile square
you will find that the area is less than 3 dwelling units per acre.
This project will help in achieving the density standard for the
are.
The density standard provides several items within the LDGS.
The infra structure required to be constructed is minimized, the
City provides a variety of housing types, and urban sprawl is
reduced. This project is providing these prime objectives of the
SNZ7�X OF' PZ',A.NNSNG OBJECTSVES
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The written documentation prepared and presented with this
planning submittal has been divided into five separate sections.
The Planning Objectives start with an analysis of the Design
Concept outlining the factors that are included in the design of
the project, an analysis of the Comprehensive Plan as it relates to
the project, an analysis of the All Development Criteria, an
analysis of the Points Chart, an analysis of the Energy
Conservation methods incorporated in the plan.
Design Concept
Comprai•2 en s i •ve PZ an
Al 1 .Deve1 opmen t C'ri t eri a
Poin is 40-12art
En ergy Cons area t i on
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PLANNING OBJECTIVES
JEFFERSON COMMONS
STUDENT HOUSING
FT. COLLINS, COLORADO
A MULTI -FAMILY HOUSING PROJECT
FOR
J. P. I.
SUBMITTED NOVEMBER 20, 1995
BY
GEFROH / HATTMAN
ARCHITECTS & PLANNERS
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