No preview available
HomeMy WebLinkAboutJEFFERSON COMMONS PUD - PRELIMINARY - 50-95 - CORRESPONDENCE - REVISIONS (3)Please contact me at 221-6206 if you have any questions or concerns related to these comments. I would like to schedule a meeting with you as soon as possible, if necessary, to discuss these comments. Sincerely, Michael Ludwig Project Planner xc: Kerrie Ashbeck Stocmwater Utility file/Project Planner h. The Site Plan shows only five trash enclosures for 204 units. More enclosures are needed and should incorporate recycling bins. i. Please add a note to the Landscape Plan which stateLJ"The developer shall ensure that the landscape plan is coordinated with the plans done by other consultants so that the proposed grading, storm drainage, or other construction does not conflict no preclude installation and maintenance of landscape elements on this plan." j. General note 14 on the Site Plan is not relevant and can be deleted. k; 4 bedroom apartments (potentially 4 unrelated individuals per dwelling unit) are not allowed through the variance process. Pursuant to Section 29-526 (E6) of the City Code, "All residential developments approved pursuant to this section shall conform to the definition of "family" as established in Section 20-1 of the code, provided, however, that with respect to multiple -family dwellings only, the Planning and Zoning Board may, upon receipt of written request by the developer and upon a finding that all applicable criteria of this section have been satisfied, increase the number of unrelated persons who may reside in individual dwelling units. Further, the Planning and Zoning Board shall not increase said number unless it is satisfied that the developer has provided additional open space, recreational areas, parking areas, and public facilities as are necessary to adequately serve the occupants of the development and to protect the adjacent neighborhood." Please submit a request and justification for such an increase at the Jefferson Commons PUD. This completes the review comments at this time. Additional comments may be forthcoming as the various departments and reviewing agencies continue to review this request. Please be aware of the following dates and deadlines to assure your ability to stay on schedule for the January 26, 1996 Planning and Zoning Board hearing: **************R****RRR******R*RRR*******RRRR**********RRRR******R****RRR*RRRRRR Plan revisions are due by 5:00 p.m. on January 3, 1996. Please contact me for the number of folded revisions required for each document. PMT's, renderings, and 8 folded copies of final revisions are due by 3:00 p.m. on January 16, 1996. ****R******RRRRRRRRR******RRR****RRRRRR**RRRRRR*****R*RRR********************** A-2.2 Building Placement and Orientation. It does not appear the proposed Site Plan has any relationship to neighborhood character. It does a marginal job of forming the "activity area". The basketball, and tennis courts appear to be stuck in the corner of the development where they will get very little use. Why not incorporate them in the middle of the development? Will this area be lighted? What about noise and light pollution on surrounding neighbors to the north and east? The ratio of the building heights to the width of the open space is should be reconsidered. It appears that open space was an after thought and that it is only the remainder of land after buildings and parking were placed on plan. A-2.4 Vehicular Circulation and Parking asks: "Is the street and parking system designed to be safe, efficient, convenient and attractive, considering use by all modes of transportation that will use the system, (including, without limitation, cars, trucks, buses, bicycles and emergency vehicles)? The proposed "secured" or "gated" community does not meet this criteria. The circulation through the parking lot is not efficient or convenient. The parking lot is over -parked by approximately 200 spaces and does not contribute to the developments attractiveness. The formation of useable or purposefiil spaces is marginal. Rather, parking is everywhere and useable spaces are "left over" and not distributed proportionately. A-2.6 Pedestrian Circulation asks: "Does the pedestrian circulation system (a) accommodate pedestrian movement from the neighborhood to the site and throughout the proposed development safely and conveniently and (b) contribute to the attractiveness of the development?" The "secured" or "gated" community prevents pedestrian movement from the neighborhood to and throughout the site. The proposed layout is not efficient, convenient, or attractive. The entire development is auto -oriented, not pedestrian -oriented or equal. A-2.7 Architecture. Buildings should be of a similar size to o err bu- ildings in the neighborhood. It does not appear that height is the issue. It is the placement and mass of the buildings. Staff suggests smaller buildings towards the single family side of the development and the larger buildings near the commercial uses and existing multi -family buildings east of this proposal. The mass and scale of the proposed buildings must be mitigated. Brick on the first floor and heavy dimensional, high - profile shingles are a starting point. A-2.8 Building Height and Views. Staff does not see the height of buildings as an issue (see A-2.7). However, the applicant must submit a request and justification for a variance to exceed 40'. Please refer to Section 29-526 (K) of the City Code (page 108 of the LDGS) for an explanation of the variance procedures. A-2.12 Setbacks. Staff is especially concerned about the placement of building 4 in relation to the single family residences. This building is 47' tall and a portion of is not more than 10' from the property line. 'Ird. In order to claim 5 points for Criterion "m" of the Residential Uses point chart, there must be at least 1.586 acres (69,086.16 square feet) of recreational space. "Recreational space shall mean privately owned space which is designed for active recreational use for more than three (3) families and would qualify as one (1) of the following categories: (1) Active open space. [a] A parcel of not less than ten thousand (10,000) square feet and not less than fifty (50) linear feet in the smallest dimensions; [b] Public dedications may not contribute to the active open space area; [c] Partial credit may be given to active open space areas which are devoted to improved flood control channels and areas encumbered by flowage, floodway, or drainage easements. (2) Active indoor space. [a] Recreational facilities or structures and their accessory uses located in approved areas including, but not limited to game rooms, swimming pools, gymnasiums, bowling alleys, exercise rooms, and tennis and racquetball courts-, [b] Residents of the project for which the facility is planned must automatically be members without additional charge." Please submit a plan which outlines the areas which constitute the 1.586 acres of recreation space. e. 10 points are being claimed for Criterion' IV" of the Residential Uses point chart. This -akggests that 'wiH be spent on a neighborhood public tramit facility. Please submit a letem fi anrTfoef©rt- which states there aeceptance of the proposed facrLty at the entr sand veriftcation eft l! easii facility. Q61 �b f. 10 bonus points will not be awarded for Criterion "u" of the Residential Uses point chart. Automatic fire extinguishing systems for the dwelling units are required by the Building Code (see Poudre Fire Authority comments). g. The All -Development Criteria of the Land Development Guidance System are mandatory compliance criteria. Staff feels that the land use is appropriate for this site. However, staff is concerned about how the proposed Site Plan meets All - Development Criteria A-2.2, A-2.4, A-2.6, A-2.7, A-2.8, and A-2.12. 8. The Water Conservation Specialist states that the final Landscape Plan will need to include a schedule of the landscape water use categories and associated square footages. 9. The Natural Resources Department states that more information is needed on the design, establishment, and preservation of wetlands on this site. Please contact Susie Gordon at 221- 6265 to discuss the information required. 10. Comments from the Engineering Department are attached. 11. Comments from the Stormwater Utility are attached. 12. The City Forester states that the large spruce tree along West Elizabeth needs to be preserved. It is not currently shown on the Site Plan. The applicant should contact Tim Buchanan at 221-6361 to schedule a meeting on site to discuss the preservation of this tree. 13. The Transportation Department states that there must be bike and pedestrian connections from the site to the east (see Planning comment "g"). 14. Transfortstated that the there is currently a weekly bus route which serves the CSU campus that has a turnaround in Cedarwood Plaza. This bus stop must be moved out of the shopping center and will be eliminated in January. Transfort is exploring other options at this time. However, as stated in earlier discussions with the applicant, the proposed bus stop and turnaround on the Jefferson Commons Site Plan does not work as the Transfort bus would have to make an unsignalized left turn onto West Elizabeth. Please contact Gaylene Rossiter of Transfort at 221-6195 to discuss further options. 15. The Planning Department states the following: a. Criterion "b" of the Residential Uses point chart requires the proposed project to be within 650 feet of an existin transit stop. Points will not be awarded for Criterion "b" for the proposed bus stop at the entrance of Jefferson Commons. b. Criterion "c" of the Residential Uses point chart awards points for proximity to a existing neighborhood park; or a publicly owned but not developed neighborhood park; or a publicly owned golf course. Points are awarded for only one or the other. The proposed project ' ' 3,500 feet of a neighborhood park (Avery Park) and therefore is eligible fo 20 or the applicant may claim 10 points for being within 3,500 feet of City Par golf course. Criterion "f' of the Residential point chart references the projects proximity to a major employment center. Please submit documentation from Poudre High School or the Poudre R-1 School District which verifies that there are at least 100 full-time employees at Poudre High School during a single, eight hour shift. parking. Accessible routes shall comply with ANSI Al 17.1-1992 with running slopes no greater than 1:20 and cross slopes no steeper than 1:48. Where routes cross lanes for vehicle traffic they shall be designated and marked as a cross walk. Provide parking and signs per Appendix Section 3107. Parking and access aisles shall comply with ANSI Al 17.1-1992 with slopes no greater than 1:48 in any direction. Curb ramps shall be provided where the accessible routes traverse curbs. Ensure that bike racks are located to leave accessible routes unobstructed. Where accessible routes cross lanes for vehicle traffic they shall be designated and marked as a crosswalk. (c� Approval from the Larimer County Health Department is required for the swimming pool. Please contact the health department at (970) 498-6775 for requirements. d� Storage or use of hazardous materials (pool chemicals) must be in compliance with the Fire Code and Chapter 9 of the 1991 Uniform Building Code as adopted by the City of Fort Collins. A list of such materials with quantities and classifications should be submitted for review at the time of building permit application. 6. The Water and Wastewater Utility states: a. The water mains and sanitary sewer mains need to be constructed in accessible areas such as drives, alleys, and parking areas. b. The 6" water main in Plum Street on the south side of the property needs to be connected (looped) with the proposed system. c The tennis court can not be constructed on top of the sanitary sewer main. d. Please route the drainage channel so that it is not over the existing sanitary sewer. e. The water mains in Orchard must be connected. f. Please add a note to the Landscape Plan which states: "Maintain a minimum separation distance of 10 feet for trees and 4' for shrubs from any water/sewer mains and services." g. Please add a note that states: "Utilities to be located in the field prior to layout and planting of landscaping." 7. Public Service of Colorado states: a. PSC gas does not want to be limited to "rear lot" easements. Access easements on "parking lot" sides of buildings should also be designated as utility easements. Jx b. Gas mains will be under asphalt since there is no landscape area on the front or the lot. b. The Title on the Plat should read "Preliminary Plat of Jefferson Commons PUD". C. Double row (end to end) parking stalls must be a minimum of 19' in length. Currently these stalls vary from 17' to 18'. d. A minimum of 12,684 square feet of interior parking lot landscaped islands (6%) are required. Please calculate and list the percentage of interior parking lot landscaping in the land use data. r ._ e. Please show building dimensions and distances to property lines,pn t e Site Pl4n. on ®£ The building height shown on the elevations is approximately 47'. However,ery°t`*he General Note on the Site Plan indicates that the maximum height is 40'. A variance to the 40' building height limit will be required of this development (see Planning comment "g"). g. Please add a note to the landscape note which states that "all landscaping and irrigation systems shall be installed or secured with an irrevocable letter of credit, escrow, or performance bond for 125% of the valuation of materials and installation prior to the issuance of the first certificate of occupancy." h. Please submit a plant list for the landscape plan. (c,� '0-1 w 5. The Building Inspections Department states the following: a. Apartments accessible and adaptable for use by persons with disabilities must be provided in accordance with Uniform Building Code Section 3103(a)8. as amended by the City of Forty Collins. The 1992 editions of the American National Standard Institute publication #A117.1 "Accessible and Usable Buildings and Facilities" should be used in the design of accessible/adaptable dwelling units. A local amendment to / the UBC requires that accessible units with numbers of bedrooms and other amenities be provided in numbers proportionate to the remainder of the project. When more stringent, the Colorado revised Stature, Title 9, Article 5, Section 111 also applies to apartment projects. Though not administered at the municipal level, similar requirements are contained in State and Federal civil rights legislation (Fair Housing Acts). Where provided in a project containing accessible dwellings, a portion of garages or covered parking areas must be accessible. b. The site shall be accessible to persons with disabilities in accordance with Uniform Building Code Section 3103 and UBC Appendix Section 3106. Provide a designated and marked "accessible route of travel" between all the buildings and facilities (including mail and trash disposal) on the site; building exits and entrances and the public way (public sidewalk); and between accessible buildings/facilities and accessible December 15, 1995 JPI Texas Development, Inc. c/o Rick Hattman Gefroh Hattman Architects 145 W. Swallow Road Fort Collins, CO 80525 Dear Rick, Staff has reviewed your documents for the Jefferson Commons PUD, Preliminary, that were submitted on November 20, 1995, and would like to offer the following comments: 1. The Light and Power Utility states the following: a. A utility coordination meeting regarding this site should be held with all affected parties bringing preliminary layouts. Kerrie Ashheak of the Engineering Department will contact you regarding the date, time, and location of this meeting. APIWZ b. Trees on W. Elizabeth and Orchard Place streets will need to conform to t WstrPeete" FkKkL standards. r�oie on lar 6c� �1wr\. C. Provisions need to be made in the two bridges for utilities to cross. Me% ko,LL, ppopip5 2. The Poudre Fire Authority states the following: a. The proposed bridges must be capable of supporting a 35 ton fire apparatus. ffkEli!S b. Buildings that are three or more stories in height or contain 16 or more dwelling units must be equipped with an automated fire suppression system. — C. The proposed security gate must be provided with an emergency access code or knox-box key system (see Planning Department comment "g"). 3. Comments from the Pleasant Valley and Lake Canal Company are forthcoming.— Kor- - 1 4. The Zoning Department states the following: a. Don't show building envelopes on the Plat unless they are substantially larger than the building foot print. If any portion of the buildings project outside or overhang the building envelope, the applicant will be required to replat and vacate easements.