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HomeMy WebLinkAboutTERRA VIDA II APARTMENTS - PDP - PDP130028 - SUBMITTAL DOCUMENTS - ROUND 2 -Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview October 04, 2013 APPLICANT RESPONSES: OCTOBER 09, 2013 Ken Kiken 1400 16th St Denver, CO 80202 RE: Terra Vida II Apartments, PDP130028, 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, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com. Planning & Architecture – Kephart Civil & Survey – Northern Engineering Landscape – Henry Design Traffic – Delich Associates Comment Summary: Department: Current Planning Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/01/2013 10/01/2013: As we have discussed, there needs to be a clear distinction between the two buildings that each include 24 dwelling units in order to comply with Section 3.8.30(F) -Design Standards for Multi-Family Dwellings(2). Please be sure that there is no more than two similar buildings placed next to each other along a street or major walkway spine. Components that contribute toward creating a distinctive building type include entry features, secondary roofs, projecting modules, recessed modules, rooflines, roof overhangs, roof brackets, materials and colors. Speaking of color, you are encouraged to select distinct roof shingle colors and not rely too much on one color so as to make the project appear monochromatic. If gray is to be the unifying color for the entire project, please consider using various tones within the gray color range for variety. Staff recommends use of warm gray versus the darker tones. Distinctions between building types must not be so subtle as to be insignificant to the layperson. Please feel free to send ideas and concepts prior to the full re-submittal. RESPONSE: Updated, color illustrated elevations have been prepared that further differentiate the 24 unit buildings. Comment Number: 2 Comment Originated: 10/01/2013 10/01/2013: Building 10 features two connecting walkways between the public sidewalk and the back patios. This building is labeled as featuring four "live-work" units. Buildings Four and Eight also feature similar connecting walkways but are not similarly labeled. Staff recommends that the number of mixed-use dwellings should be comparable to the number provided in Presidio/Terra Vida One which feature eight such units out of a total of 240. Matching this ratio would require Terra Vida Two to feature nine mixed-use dwelling units. Be sure to adjust the Building Summary table accordingly. Also, please change the semantics to "mixed-use dwellings" to reflect the terminology used in the Code. RESPONSE: A total of nine mixed-use dwellings are proposed as follows; two in Building 4, three in Building 8, and four in Building 10. Comment Number: 3 Comment Originated: 10/01/2013 10/01/2013: Section 3.5.2(C)(2) - Street-Facing Facades requires that every building containing four (4) or more dwelling units shall have at least one (1) building entry or doorway facing any adjacent street that is smaller than a full arterial or has on-street parking. For Presidio, Buildings 7,8,9 and 10 received a Modification to this standard. For Terra Vida Two, Buildings 1,2,3,5 and 9 will also need a Modification. For the buildings facing Lady Moon, the justification was to provide buffering and screening from future primary uses across the street to the west. For the others, the justification was to provide landscaping and berming in order to mitigate the mass and scale of the buildings. It appears that comparable justifications can be made for this project. It may be worth mentioning the value of the entry portals that help the project relate to the public streets and surrounding neighborhood. Please provide a justification in the response letter addressing this standard as it relates to these buildings. RESPONSE: As noted, Terra Vida II is requesting a modification to section 3.5.2 (c)(2). Our justification is that for buildings #5 and #9, which face Lady Moon, the modification allows for increased buffering and screening from future primary uses across the street to the West. Our justification for buildings #1, #2, & #3, which face Le Fever is that the modification will allow for enhanced landscaping and berming in order to mitigate mass and scale of these buildings. An additional justification for the modification request is the network of enhanced pedestrian connectivity that has been incorporated into the site plan. Pedestrian scaled structures have been placed at strategic locations to provide usual ques as to the walkways that connect the public right of way with design building entries. We believe this encourages greater pedestrian connectivity through the site than the code anticipates providing. Comment Number: 4 Comment Originated: 10/01/2013 10/01/2013: Since the dimensions of the major walkway spine may be slightly adjusted to accommodate emergency and fire access, please consider adding more plant material to compensate for the narrowing. RESPONSE: After meeting with PFA and making other site plan revisions to satisfy fire access requirements, it was determined that the full 35’ major walkway spine widths could be preserved. Comment Number: 5 Comment Originated: 10/01/2013 10/01/2013: Section 3.5.2(G)(1)(a) requires that multi-family garages that are within 65 feet of a public street shall not exceed 55 feet in length. The following garages exceed this maximum: G2, G7, G17, G19 and G20. A Modification of Standard will be needed. (Garages 2, 7 and 19 are well-screened by the berm and landscaping so their length along LeFever and Precision are less impactful.) RESPONSE: Garages have been modified. Plane changes have been added and materials change in the projected area. Comment Number: 6 Comment Originated: 10/01/2013 10/01/2013: Section 3.5.2(G)(1((b) requires that the rear wall of these garages be articulated at least every 30 feet. The articulation provided does not appear to provide sufficient relief with a minimal projection and a roof feature that is only slightly higher than the eave. Garage 17 is in particular need of relief as it is 155 feet in length and close to Precision Drive. RESPONSE: Garages have been modified. Plane changes have been added and materials change in the projected area. Comment Number: 7 Comment Originated: 10/01/2013 10/01/2013: Given the fact that five garages exceed 55 feet and with their minimal articulation, staff recommends that extra attention be paid to these street-facing building elevations. Per Section 2.8.2(H)(1), one of the justifications for granting a Modification is that the plan submitted is equal to or better than a plan that would otherwise comply with the standard. Garages that exceed the maximum allowable length should either be broken up to comply with the standard or treated with additional architectural features so as to be considered equal to or better than a garage that meets the standard. (As mentioned, the rear elevation of Garages 2, 7 and 19 are not as exposed.) RESPONSE: Garages have been modified. Plane changes have been added and materials change in the projected area. Department: Engineering Development Review Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com Topic: Construction Drawings Comment Number: 2 Comment Originated: 09/25/2013 09/25/2013: It is proposed that Cinquefoil Lane will be 76' in ROW and the Civil Plans show 82'. RESPONSE: The ROW labeling has been corrected. Comment Number: 3 Comment Originated: 09/25/2013 09/25/2013: Provide concrete to the back of right of way on the driveways into the property. RESPONSE: Concrete was provided, and is now labeled for further clarity. Comment Number: 4 Comment Originated: 09/25/2013 09/25/2013: Ensure that no more than 750 square feet of drainage surface is draining out of the driveways. RESPONSE: The grading has been slightly modified to provide strict conformance. A curb cut has been added to the southern entrance drive to route flows into the on-site rain garden as well. Comment Number: 5 Comment Originated: 09/25/2013 09/25/2013: Do any of the sidewalks internal to the site that extend to the Right of Way satisfy pedestrian connectivity? Do they need to be included within an access easement? RESPONSE: Access easements have been added for the two sidewalks running down the center of the major walkway spines. Comment Number: 6 Comment Originated: 09/25/2013 09/25/2013: On the offsite roadway plans you may gray back the Terra Vida site II site plan linework or not show if you prefer as this work will not be a part of these plans. RESPONSE: This was a reproduction issue at the print shop, which hopefully has been corrected to ensure the apartment linework is toned back/de-emphasized on the offsite roadway plans. Comment Number: 7 Comment Originated: 09/25/2013 09/25/2013: Typically the proposed additional right of way on the east side of Cinquefoil would require a letter of intent prior to hearing but since this property has the same owner (Imago Enterprises) we will not require anything. RESPONSE: Acknowledged. Topic: General Comment Number: 8 Comment Originated: 09/25/2013 09/25/2013: The Development Agreement will need to be split into two seperate agreements similarly as to what was done with Presidio. RESPONSE: Acknowledged. The structure of Terra Vida II is expected to closely follow the precedence of Presidio Apartments due to HUD requirements. Topic: Plat Comment Number: 9 Comment Originated: 09/25/2013 09/25/2013: Extend Emergency Access easement at the south driveway onto Precision Drive. RESPONSE: The emergency access easement has been extended. Comment Number: 10 Comment Originated: 09/25/2013 09/25/2013: The reception number for the Right of Way dedication on Le Fever Drive is available. Please include on this plat. RESPONSE: The reception number has been added to the plat. Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/18/2013 09/18/2013: Need information on the size of the clubhouse building. Until that is provided the TDRFee amount can not be calculated and verified. RESPONSE: The clubhouse size is 6,345 sq.ft Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/24/2013 09/24/2013: Just carrying this comment forward from Conceptual: This site, and overall area, contains a significant number of prairie dogs. Should the project gain approval, a clause in the development agreement will be added that any prairie dog removal will be subject to the Division of Wildlife standards for humane eradication. RESPONSE: Acknowledged. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 09/25/2013 09/25/2013: Set up a meeting with the City Forester to obtain information to develop a tree inventory, protection and mitigation plan. If existing trees will be retained add tree protection notes found found in LUC 3.2.1 K. RESPONSE: The City Forester has been contacted and a meeting will be setup prior to the final landscape plan in order to provide a tree inventory, protection and mitigation plan. Comment Number: 2 Comment Originated: 09/25/2013 09/25/2013: Review the utility traffic separation standards in LUC 3.2.1 K and provide tree placement that meets these standards. Show street light locations on the plan. Adjust tree placement for street lights with shade trees at 40 feet or ornamental trees at 15 feet. Place street trees away from stop signs based on standards. Provide a landscape note that defines utility and traffic tree separation standards. RESPONSE: The street light locations have been added and the trees have been spaced to provide the minimum clearance. Trees have also been relocated a minimum of 20’ from potential stop sign locations. Comment Number: 3 Comment Originated: 09/25/2013 09/25/2013: Tree Selection: Using Autumn Purple Ash is not recommended because of the potential threat of Emerald Ash Borer moving into Colorado. RESPONSE: All ash trees have been removed from the landscape plan and the borer was recently found in Colorado. Comment Number: 4 Comment Originated: 09/25/2013 09/25/2013: Review providing more distance from the first street tree from corners for stop sign clearance and better sight distance visibility. Some trees are pretty close to corners. RESPONSE: Trees have been removed from corners in accordance with stop sign clearance and sight distance visibility. Comment Number: 5 Comment Originated: 09/25/2013 09/25/2013: Provide street trees at 40 feet spacing. Use canopy shade trees as street trees unless an ornamental tree such as Chanticleer Pear is used by street lights. These are preferred street trees to consider: Bur Oak (List a Bullet gall resistant by name in plant schedule) Skyline Honeylocust Hackberry Boulevard American Linden Greenspire Linden Chinkapin Oak RESPONSE: Street trees are provided at 40 feet spacing and pears are used near street lights. Comment Number: 6 Comment Originated: 09/25/2013 09/25/2013: Label trees and other plants on final landscape plan. RESPONSE: The note has been added as requested. Comment Number: 7 Comment Originated: 09/25/2013 09/25/2013: Please add this landscape note: • The soil in all landscape areas, including parkways and medians, shall be thoroughly loosened to a depth of not less than eight (8) inches and soil amendment shall be thoroughly incorporated into the soil of all landscape areas to a depth of at least six (6) inches by tilling, discing or other suitable method, at a rate of at least three (3) cubic yards of soil amendment per one thousand (1,000) square feet of landscape area. RESPONSE: The note has been added as requested. Comment Number: 8 Comment Originated: 09/25/2013 09/25/2013: Please add street tree notes: Street Trees shall be supplied and planted by the developer using a qualified landscape contractor. The Developer shall replace dead or dying street trees after planting until final inspection and acceptance by the City of Fort Collins Forestry Division. All street trees must be established, of an approved species and of acceptable condition prior to acceptance. Street tree locations and numbers may be adjusted to accommodate driveways, utility separations between trees, street signs and street lights. Quantities shown on plan must be installed unless a reduction occurs to meet separation standards. RESPONSE: The note has been added as requested. Comment Number: 9 Comment Originated: 09/25/2013 09/25/2013: Add this landscape note: All tree pruning and removal work shall be done by a business that holds a current City of Fort Collins Arborist License where required by code. RESPONSE: The note has been added as requested. Comment Number: 10 Comment Originated: 09/25/2013 09/25/2013: Provide minimum species diversity as described in LUC 3.2.1 D 2. By each tree in the Plant schedule and list the percentage used. RESPONSE: The maximum amount of one tree species shall not exceed 15%. Tree species percentages shall be provided at the time of final landscape plan when the quantities are added to the plant list. Department: Light And Power Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/16/2013 09/16/2013: The developer is encouraged to coordinate power requirements and transformer locations with Light & Power Engineering (970-221-6700) during the planning stage. The locations and space provided for transformers shown on the preliminary utility plan may not be accurate. It is assumed that 3 phase power will not be required. Also a Commercial Service Information (C-1) form will need to be completed relative to the clubhouse. RESPONSE: The Applicant has reached out to Light & Power. A Utility Coordination Meeting is scheduled for October 16th. It is anticipated that power routing and transformer locations will be confirmed at said meeting. Comment Number: 2 Comment Originated: 09/16/2013 09/16/2013: A landscape plan showing planned streetlights was sent to Northern Engineering on September 12th. Street tree locations will need to be adjusted to provide 40 feet clearance between lights and trees (15 feet if the tree is an ornamental type). RESPONSE: The street light locations have been added and the trees have been spaced to provide the minimum clearance. Department: Park Planning Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/05/2013 09/05/2013: No comments RESPONSE: Acknowledged. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 09/26/2013 09/26/2013: FIRE LANES Fire lanes are not currently provided to within 150' of all portions of all proposed buildings. Further review and discussion is required. RESPONSE: Additional fire lanes (and corresponding emergency access easements) have been added, pursuant to an October 3rd meeting with PFA. 06IFC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an approved route around the exterior of the building. When fire lanes cannot be provided, the fire code official is authorized to increase the dimension of 150 feet if the building is equipped throughout with an approved, automatic fire-sprinkler system. Comment Number: 2 Comment Originated: 09/26/2013 09/26/2013: STRUCTURES EXCEEDING 30' (OR THREE OR MORE STORIES) IN HEIGHT 30' wide fire lanes are not consistently provided in all areas as per code requirements. Further review and discussion is required. RESPONSE: Additional fire lanes (including 30’ width, where appropriate) have been added, pursuant to an October 3rd meeting with PFA. 06IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 30 foot wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. Comment Number: 3 Comment Originated: 09/26/2013 09/26/2013: WATER SUPPLY One additional hydrant is to be provided internal to the site, on the eastern portion of the development. An approximate location would be the west side of garage G10. RESPONSE: The additional hydrant is included in the plans, in relative proximity to the requested location. 06IFC 508.1 and Appendix B: Hydrants in commercial areas to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. Comment Number: 4 Comment Originated: 09/26/2013 09/26/2013: FDC After consulting with Assistant Fire Marshal, Ron Gonzales, the FDC placements shown on the utility plan (pg. C200) are appropriate to the internal circulation of the site and no changes to the plan are recommended. RESPONSE: Acknowledged. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 09/17/2013 09/17/2013: The site disturbs more than 10,000 sq-ft therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted does not meet requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. If you need clarification concerning this section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com RESPONSE: Acknowledged. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 09/24/2013 09/24/2013: Please describe and document how all the sub-basins for this development are meeting the quantity detention, water quality mitigation, and the LID requirements. Additional documentation is needed to verify this PDP is meeting these. The southern basin (basin 3) needs to meet the LID requirements as well. RESPONSE: The design has been modified to provide 100% LID treatment for the entire project. A comprehensive treatment train approach was discussed with Stormwater Staff during a meeting on September 27th. Additional information can be found in the revised Drainage Report. Comment Number: 3 Comment Originated: 09/24/2013 09/24/2013: Please describe how the drainage in basin 1 is being routed to the ODP pond. RESPONSE: The narrative has been expanded in the revised Drainage Report. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 09/27/2013 09/27/2013: Please increase the text sizes on all sheets. RESPONSE: Acknowledged Comment Number: 2 Comment Originated: 09/27/2013 09/27/2013: Please rotate the marked text 180 degrees on sheet 2. See redlines. RESPONSE: Red-line modifications have been made. Topic: Construction Drawings Comment Number: 3 Comment Originated: 09/27/2013 09/27/2013: Please correct the elevation of benchmark 7-07 on sheets C000 & C001. See redlines. RESPONSE: The benchmark elevation has been corrected. Comment Number: 4 Comment Originated: 09/27/2013 09/27/2013: Please rotate the marked text 180 degrees on sheets C200 & C300. See redlines. RESPONSE: The text has been rotated, as indicated on the redlines. Comment Number: 5 Comment Originated: 09/27/2013 09/27/2013: OFFSITE PLANS: Please correct the elevation of benchmark 7-07 on sheet C001. See redlines. RESPONSE: The benchmark elevation has been corrected. Comment Number: 6 Comment Originated: 09/27/2013 09/27/2013: OFFSITE PLANS: Please mask all text in the profiles. See redlines. RESPONSE: The requested profile text is now masked. Topic: Landscape Plans Comment Number: 7 Comment Originated: 09/27/2013 09/27/2013: There are line over text issues on sheet LP1. See redlines. RESPONSE: Text masks have been added to remove line over text issues. Topic: Lighting Plan Comment Number: 8 Comment Originated: 09/27/2013 09/27/2013: Please add a north arrow on sheet 8. See redlines. RESPONSE: North arrow added. Topic: Plat Comment Number: 9 Comment Originated: 09/27/2013 09/27/2013: Are there any Lienholders? If so, please add a signature block. If not, please add a note stating that there are no Lienholders for this property. RESPONSE: This will be updated and confirmed prior to final plat mylars. Comment Number: 10 Comment Originated: 09/27/2013 09/27/2013: Please add a sight distance easement language. RESPONSE: Sight distance easement language has been added to the plat. Comment Number: 11 Comment Originated: 09/27/2013 09/27/2013: Please add the major street names to the vicinity map on sheet 1. See redlines. RESPONSE: The major street names have been added to the vicinity map. Comment Number: 12 Comment Originated: 09/27/2013 09/27/2013: Please add the missing tie bearing and distance from the north 1/4 corner. See redlines. RESPONSE: The missing tie bearing and distance has been added. Comment Number: 13 Comment Originated: 09/27/2013 09/27/2013: Please add all missing bearings & distances for the easements. See redlines. RESPONSE: The missing bearings and distances have been added, per the redlines. Comment Number: 14 Comment Originated: 09/27/2013 09/27/2013: Please label the use of all easements. See redlines. RESPONSE: Easement use labels have been added, per the redlines. Comment Number: 15 Comment Originated: 09/27/2013 09/27/2013: Should the 26' Access & Drainage Easement along Le Fever Drive and the 24' Emergency Access , Access, Drainage & Utility Easement along Precision Drive extend to the property boundary? See redlines. RESPONSE: These easements have been extended to the adjacent public right-of-way. Comment Number: 16 Comment Originated: 09/27/2013 09/27/2013: Please add the reception number for the Le Fever Drive & Precision Drive rights of way on sheets 2 & 3. See redlines. RESPONSE: The requested reception numbers now appear on the plat. Comment Number: 17 Comment Originated: 09/27/2013 09/27/2013: Please change "Cinquefoil Avenue" to "Cinquefoil Lane" on sheets 2 & 3. See redlines. RESPONSE: The street name suffix for Cinquefoil has been corrected. Comment Number: 18 Comment Originated: 09/27/2013 09/27/2013: Please add "First Replat" to Brookfield on sheets 2 & 3. See redlines. RESPONSE: The requested label has been added to the plat. Topic: Site Plan Comment Number: 19 Comment Originated: 09/27/2013 09/27/2013: Please rotate the marked text 180 degrees on sheet S1. See redlines. RESPONSE: The text has been rotated, as indicated on the redlines. Comment Number: 20 Comment Originated: 09/27/2013 09/27/2013: The marked Access Easement is shown as 29', but the Plat shows it as 28'. Please change this to match the Plat. See redlines. RESPONSE: Easement width labels have been corrected for consistency between the Site Plan and the Plat. Department: Traffic Operation Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com Topic: Construction Drawings Comment Number: 3 Comment Originated: 09/24/2013 09/24/2013: Please provide existing signing and striping on Lady Moon and on Precision adjacent to this site. RESPONSE: The requested signing and striping has been added to the plans. Comment Number: 4 Comment Originated: 09/26/2013 09/26/2013: Please add R1-1 & street name signage at the public street intersections with Cinquefoil and with Lady Moon. RESPONSE: The requested signs have been added, as applicable. Comment Number: 5 Comment Originated: 09/26/2013 09/26/2013: Sht C301: Signage Notes, At each occurrence of "City Engineer" please insert the word "Traffic" in between "City" and "engineer". This is a permanent change to Signing and Striping notes used in Fort Collins. RESPONSE: The notes on Sheet C301 have been revised, as requested. Topic: Landscape Plans Comment Number: 2 Comment Originated: 09/24/2013 09/24/2013: Sheet LP1 - the indicated sight distance easement is not visible or very difficult to see. Please enhance the easement line. RESPONSE: The sight distance easement line has been thickened as requested. Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 09/24/2013 09/24/2013: Traffic Op's agrees with the Background discussion about why the EbL results in a LOS failure in the PM ST Total analysis. The LOS failure isn't a true failure. The very low volume of left turns having to wait nearly 2 minutes each cycle to be served is the true nature of the indicated LOS failure. It's not a traffic volume or traffic demand failure. The City traffic model though does not result in a LOS failure for the EbL. Please review the factors used in the TIS match factors in the provided City file and/or try adjusting the timings and see if the new results more closely match the City results. Again, the City doesn't agree with the LOS failure for that movement and sees it as simply a mathematical failure and not a real traffic impact failure. RESPONSE: Please see the traffic memorandum dated October 1, 2013 responding to this comment. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 09/24/2013 09/24/2013: Schedule a utility coordination meeting to determine how all utilities will fit on the site, and provide a drawing that includes dry utilities. RESPONSE: A Utility Coordination Meeting has been scheduled for October 16th. At this point, it is anticipated that dry utility routing will follow the same approach as Terra Vida I (Presidio Apartments). Comment Number: 2 Comment Originated: 09/24/2013 09/24/2013: For PDP, the utility plans look fairly good. At final, a thorough review of plan details will be completed. RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 09/24/2013 09/24/2013: See redlined utility plans for additional comments. RESPONSE: PDP redline comments have been addressed. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/10/2013 09/10/2013: On the site plan under the General Notes number 9 needs to include that all signs are not approved through PDP/FP process and will be permitted through a separate sign permit. RESPONSE: Note #9 has been revised, as requested. Comment Number: 2 Comment Originated: 09/10/2013 09/10/2013: Land Use Code 3.2.4(C) has average minimum for certains areas of the Lighting plan. On the lighting plan please call the average minimum for parking areas, the standard is an average minimum of 1 foot-candle. RESPONSE: Zoning 2. A note has been added to the photometric plan indicating compliance with the not less than 1 footcandle average in parking area rule. Comment Number: 3 Comment Originated: 09/10/2013 09/10/2013: Please label the setback from the entry features on the major and minor walk-way spines. The setback should be 9 ft RESPONSE: Additional setback labels have been added. Comment Number: 4 Comment Originated: 09/10/2013 09/10/2013: The rear garage walls on G2, G17, G19, G20, G7 do not meet the minimum articulation required. RESPONSE: Zoning 4. Garages have been modified. Plane changes have been added and materials change in the projected area. Comment Number: 5 Comment Originated: 09/10/2013 09/10/2013: Are there ramp connections for the Accessibility spaces and from internal sidewalk connections? RESPONSE: Yes. Ramp locations and details will be further refined during the Final Plan phase. Comment Number: 6 Comment Originated: 09/10/2013 09/10/2013: On the Site Plan in the Provided Parking table it indicates the parking stall dimensions are 9'x19'(17') this does not accurately depict the use of the 18' stall length with the 2' overhang bringing the stall length to 16'. RESPONSE: All parking spaces in the project are proposed as 9’x19’ (or 17’ depth w/ 2’ overhang) as specified in the table. Comment Number: 7 Comment Originated: 09/10/2013 09/10/2013: The site plan under the required bike parking table indicates 15 fixed bike rack locations. However on the site plan only 11 have been identified. Please indicate where the other 4 locations are to be. RESPONSE: The four additional racks are located at Buildings 4, 8, 10, and the Clubhouse. Comment Number: 8 Comment Originated: 09/10/2013 09/10/2013: On the site plan on the West side of building 2, is this supposed be parking spaces? If so how many and are they identified in the parking table also? RESPONSE: Yes, this is head-in parking. The Site Plan has been updated accordingly. Comment Number: 9 Comment Originated: 09/10/2013 09/10/2013: The landscape plan is showing shrub bed on top of the sidewalk for building 10. RESPONSE: The landscape bed has been removed from the sidewalk. Comment Number: 10 Comment Originated: 09/10/2013 09/10/2013: The site plan only labels two of the building types where is the third building type? RESPONSE: There are four (4) building types, as follows: 24-unit multi-family dwelling, 36-unit multi-family dwelling, 24-unit mixed-use dwelling, and 36-unit mixed use dwelling. Comment Number: 11 Comment Originated: 09/10/2013 09/10/2013: Mechanical/Utility equipment (vents, flues, meters, boxes, conduit, transformers and etc...) Locations need to be identified on the plans (site, landscape, elevations) and included notes on how such equipment is screened and painted. RESPONSE: Zoning 11. Elevations for the buildings indicate areas for utility equipment, (meters). Landscape plans indicate typical planting screen these areas. Comment Number: 12 Comment Originated: 09/10/2013 09/10/2013: Based on the elevations the 24 Apartment Building and the 4-Plex Apartment Live/Work Bldg are not two distinct building types. RESPONSE: Zoning 12. Elevations have been modified to meet the requirements. Comment Number: 13 Comment Originated: 09/10/2013 09/10/2013: Applicants response indicated that there where color schemes submitted. Was there only one copy? RESPONSE: Zoning 13. Color, illustrated elevations were delivered to the department. Please advise on quantity of additional copies that may be needed.