HomeMy WebLinkAboutJEFFERSON COMMONS PUD - PRELIMINARY - 50-95 - CORRESPONDENCE - REVISIONSon the east side of the site towards the multifamily neighbor.
The basketball and tennis court area are intended to provide a park like setting
along Orchard Place which would be more appealing to our residents. The "commons" area
in the middle of the site serves as pedestrian circulation between buildings and facilities.
This area serves a social function without the intrusions of parking spaces. The commons
provides a usable and attractive area between buildings and attractive views from the units.
The basketball and tennis courts will not be lighted as currently designed. As discussed
previously, building heights are actually less than 40 feet and therefore comments regarding
the ratio of building height to open space may be reconsidered.
A-2.4 Vehicular Circulation and Parking. The parking layout provides lighted
parking at the "front door" of the units for the residents convenience and safety and also
preserves the commons area in the center of the project. The parking is designed so as not
to be obtrusive visually from either Orchard Place or Elizabeth Street. Our research
indicates that although students may ride the bus or bicycle to class they do have cars they
bring to Fort Collins from home. The parking layout provides a place for the resident to
park their car on site without overflowing into neighborhood streets. A parking distribution
study will be provided on a separate plan with our revised submission. The parking
distribution study shows how parking spaces are distributed proportionately for each
building. The parking count for the project has been reduced to an 84.6% ratio of parking
spaces to bedrooms. This ratio is similar to the ratio of parking spaces to bedrooms at
Ram's Village. Vehicular circulation is provided to and through our site by Elizabeth
Street and Orchard Place.
A-2.6 Pedestrian Circulation. As discussed previously, the commons area, with
the pedestrian / bicycle trail, serves as an internal circulation route for the project. In
addition, connections to existing and proposed trails and streets within and adjacent to the
project will be shown on the revised site plan.
A-2.7 Architecture. We will submit additional plan and elevation details that
will be architecturally pleasing. As discussed previously, the building heights will be less
than 40 feet in height which will help address size concerns. The site plan has been revised
to move building #4 away from the west property line.
A-2.8 Building Height and Views. Building heights do not actually exceed 40
feet. Scale elevations showing a height of less than 40 feet will be submitted.
A-2.12 Setbacks. The Site Plan has been revised to move building #4 away
from the west property line.
h. We will incorporate recycling bins at each dumpster location.
i. Note will be added to the landscape plan.
j. Note will be deleted from the landscape plan.
k. We will submit a written request to the Planning and Zoning Board to
increase the number of unrelated persons who may reside in individual dwelling units. The
site plan includes additional open space, recreational areas, parking areas and public
facilities necessary to serve the occupants of the development.
with JPI in its efforts to construct a permanent col -de -sac. A letter agreement with the
owner of Sunray Apartments is also forthcoming.
The existing bike path at the north end of the project will be incorporated into
the improvements along Orchard. The revised site plan will show the transition of the bike
path to existing improvements.
Flows from the existing irrigation lateral will be collected in the on -site
stormwater management system. There are no downstream users of the irrigation lateral.
11. Response to Stormwater Utility Comments:
We will provide the information as requested in items 1 - 12 as related to
grading and drainage in our resubmittal of the Preliminary Plan.
12. The location of the large Spruce tree along west Elizabeth will be shown on the Site
Plan as required by the City Forester. We are working with the City Forester to locate
the tree with respect to the future street alignment and the impact on street, sidewalk,
curb and tree locations.
13. The pedestrian and bike path connections will be shown on the Site Plan as requested
by the Transportation Department.
14. We will work with the Transfort to develop an area along W. Elizabeth and Orchard
that will work as bus stop locations. Transfort has expressed an interest in providing
stops at both locations.
15. Response to Planning Department comments:
a. Criterion "b" of the point chart will be revised to include only those units
within 650 feet of an existing bus stop.
b. Criterion "c" of the point chart will include only the 20 points for being
within 3,500 feet of a neighborhood park (Avery Park).
c. Criterion "f' of the point chart references the project's proximity to an
employment center (Poudre High School). Twenty points will be for being located in
proximity to an employment center.
d. Criterion "m" of the point chart requires at least 1.586 acres of recreational
space. A revised plan will be submitted that outlines the areas that constitute the required
space.
e. We are requesting points for an on -site recreational center. This is item "p".
We are not requesting any points for providing public transit facilities. JPI Construction
will provide a cost estimate for the clubhouse and pool areas.
f. Fire sprinklers are required for the project, therefore, no points are awarded
for sprinklers.
g. All Development Criteria
A-2.2 Building Placement and Orientation. In order to mitigate the impact of
the Jefferson Commons project on the adjacent single family units building #4 has been
moved away from the west property line, a continuous 30 foot landscape buffer is included
along the west property line, and mostly smaller, 12 unit buildings have been used on the
west side toward the single family neighbors and larger 24 unit buildings have been used
6. Response to Water and Wastewater Utility Comments:
a. Preliminary designs of the water and wastewater systems were discussed with
Roger Buffington of the Water and Wastewater Utility. Provisions were made for
construction of the systems in paved ("accessible") and landscaped areas. The March 6
plan submission will incorporate the Utility's requirements.
b. The 6" waterline from Plum Street on the south property line will be
extended to the project's water system.
c. The Water and Wastewater Utility has agreed to TV the sewer line just before
construction and will then make a recommendation to JPI regarding any conditions to be
met to place tennis courts over the line.
d. The drainage channel has been routed so that it moves away from the sanitary
sewer line as soon as possible. The drainage channel is over the sanitary sewer line as it
enters the site.
e. The existing water mains along Orchard Place will be connected.
f. Note will be added to the Landscape Plans.
g. Note will be added to the Landscape Plans.
7. Response to Public Service of Colorado Comments:
a. Utility easements will be added to the paved areas to accommodate the PSC.
b. Gas Mains should be located under paving.
8. A Landscape Water Use Schedule will be included on the Landscape Plan. The water
use calculations will be provided to the Water Conservation Specialist with the Final
Landscape Plan.
9. The required information will be provided to the Natural Resources Department with
respect to the Wetlands areas. JPI has met with the Natural Resources Department to
discuss specifics of the wetlands area.
10. Response to Engineering Department Comments:
Final building envelopes will be large enough to include the building footprints
including any overhangs, patios or balconies and provide for minor field adjustments in
building placements.
Final Construction Plans for Orchard Place, Plum Street and W. Elizabeth Street
will be provided at Final Site Plan. JPI will continue to coordinate with the Engineering
Department the design of the street improvements at our site with those off -site.
At Final Plan Submission, a Striping Plan will be provided for Elizabeth Street.
JPI has had discussions with the adjoining neighbors at Plum Street on both the
east and west sides of the project. On the west side, we have proposed the vacation of
Plum Street to Ponderosa. JPI has met with the two neighbors on the west side that would
be affected by the vacation. Both neighbors have expressed a desire to see Plum Street
vacated. Letter agreements with both neighbors are forthcoming. On the east side, we
have proposed to construct a permanent emergency turnaround at the dead-end of Plum
Street at our site. Currently there exists a temporary emergency vehicle turnaround. The
owner of the neighboring Sunray Apartments has expressed his intention of cooperating
RESPONSE TO PRELIMINARY PLAN REVIEW COMMENTS
1. Response to Light and Power Utility Comments:
a. JPI will request a utility coordination meeting after the Preliminary Plan
submittal on March 6. JPI's civil engineers continue to communicate with the various
utilities regarding their requirements for the project.
b. Tree types and locations on W. Elizabeth Street and Orchard Place will
conform to City Tree / Street standards.
c. We are proposing drainage culverts for the drainage channel crossing. The
culvert section will allow for utilities to cross.
2. Response to Poudre Fire Authority Comments:
a. Our culvert design will support a 35-ton fire apparatus.
b. All buildings will be equipped with fire sprinklers.
c. The security gates have been deleted from the project.
3. Our Civil Engineer contacted the Pleasant Valley and Lake Canal Company regarding
the irrigation ditch along Elizabeth Street. The irrigation water will be handled in our
on -site stormwater and detention systems. There are no downstream users of the
irrigation ditch.
4. Response to the Zoning Department Comments:
a. Final building envelopes will be large enough to include the building
footprints including any overhangs, patios or balconies and provide for minor field
adjustments in building placements.
b. The title of the plat will be revised.
c. Double row (end to end) parking stalls will be changed to 19 feet in length.
d. A calculation of the interior parking lot landscaped islands will be provided.
e. Building dimensions and distances to property lines will be provided on the
Site Plan.
f. We will provide scale drawings of the elevations to show that the overall
height is less than 40 feet.
g. A note will be added to the Landscape Plans concerning installation and
guarantees for performance.
h. A plant list will be provided with the Final Landscape Plans.
5. Response to Building Inspections Department Comments:
a. Accessibility for this project will meet appropriate sections of the building
codes.
b. An accessible route of travel between the buildings and facilities will be
shown as required to meet appropriate sections of the building codes.
c. Health Department approval will be obtained by the swimming pool
contractor during the building permit process. We will contact the Health Department to
incorporate their design requirements for the pool.
d. We will comply with the Fire Code and Chapter 9 of the 1991 UBC
concerning storage of hazardous materials for the swimming pool chemicals.
JPI
P.O, BOX 619208 • DALIAS, TEXAS 75261-920B
March 6, 1996
Michael G. Ludwig
City Planner
Current Planning Department
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522-0580
RE: Response to Preliminary Plan Comments
Dear Michael:
Please find attached the updated responses to staff s preliminary comments on the Jefferson
Commons PUD. Please substitute these responses for the ones I faxed you on February 9.
As we discussed, the only changes to the site plan since we submitted in early February are
the removal of the traffic gates from the entrances and the removal of the lighting at the
tennis and basketball courts.
Thank you for your time and effort in reviewing our project. Jefferson Commons will fill
some of the significant need for student housing in Ft. Collins. I look forward to working
with you to make Jefferson Commons a quality community that is an asset to both college
students and the community.
Sincerely,
.y
J. Patrick Rhamey
600 EAST LAS COLINAS BLVD. • CIGNA TOWER, SUITE 1800 • IRVING, TEXAS 75039 • (214) 556-1700 • FAX (214) 556-3784