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HomeMy WebLinkAboutVILLAGE ON REDWOOD (FORT COLLINS HOUSING AUTHORITY) - FDP - FDP150036 - SUBMITTAL DOCUMENTS - ROUND 1 - REVISIONS1 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 08, 2015 See Responses below at FCP Submission (Oct 14, 2015) RE: LAST COMMENTS ON PDP PRIOR TO HEARING 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, Clark Mapes, at 970-221-6225 or cmapes@fcgov.com. Comment Summary: Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: Building Elevations Comment Number: 12 Comment Originated: 08/18/2015 08/18/2015: Related to comment 5 on trees, the trees on the elevations are misleading and should simply be removed. RESPONSE: Trees have been removed from the elevations Comment Number: 16 Comment Originated: 10/08/2015 From 08/25/2015 email: Have you talked with the architects about possible additional variations. For sure, let’s get at least a 3rd color on the townhomes – if the team needs ideas to consider some kind of ochre, not too bright? On the 6-plex townhomes? RESPONSE: There are 3 colors per building typical. We added an alternate color palette (3 colors) to buildings C and D so that 2 of the same building type, side by side, do not have the exact same color palette. Topic: General Comment Number: 2 Comment Originated: 08/19/2015 08/19/2015: Signature blocks need updating for Final plans. RESPONSE: Signature blocks have been updated. Comment Number: 4 Comment Originated: 08/19/2015 08/19/2015: Show storage elements between patios on site and landscape plans. RESPONSE: Storage units between patios have been added to the site and landscape plans. 2 Topic: Landscape Plans Comment Number: 5 Comment Originated: 07/29/2015 More trees are needed in a number of locations for shading and to provide a setting and scale for buildings. The elevations show trees . Trees are more important than shrubs in a few locations for spatial definition, shade, and scale - if the cost of additional trees becomes a factor, perhaps shrub costs could be reallocated to trees. RESPONSE: Old comment. Comment already addressed. Comment Number: 6 Comment Originated: 07/29/2015 07/29/2015: Re the previous comment on this topic, I think the storage elements should be shown on site and landscape plans. RESPONSE: Old comment. Comment already addressed. Understanding that cost is a factor, if a patio screen design (or two minor variants rather than just one) could be developed, it could be very useful to add as freestanding panels in key locations to define patio space and screen minor clutter. 4-6 feet tall; 8-10 feet wide; treated posts with lattice. Please consider. RESPONSE: Old comment. Comment already addressed. Comment Number: 14 Comment Originated: 08/18/2015 08/18/2015: Minor detail at unit B: should steppers be provided to parking and trash behind the building? RESPONSE: No steppers added. See civil. Topic: Site Plan Comment Number: 1 Comment Originated: 08/19/2015 08/19/2015: 25' buffer yard at SW parking lot - need a Modification, or remove 2 parking stalls. For discussion at the meeting. RESPONSE: Parking lot has been re-designed and the 25’ buffer yard has been maintained. Comment Number: 11 Comment Originated: 08/18/2015 08/18/2015: Modification to 25' setback for parking lot near unit L at SE corner - the revision to remove development from the pond buffer pushed a parking lot into the 25' setback area. This needs a Modification unless a parking stall can be removed from the plan to pull the development out of the 25' setback area. For discussion at the meeting. RESPONSE: See response in Comment 1 above. Comment Number: 13 Comment Originated: 08/18/2015 08/18/2015: Signature blocks will need to be updated to current standards prior to Final Plan filing. RESPONSE: Signature blocks have been updated. Comment Number: 15 Comment Originated: 08/18/2015 08/18/2015: Trash, units G and H: access to trash and recycling appears to be very inconvenient. For discussion at the meeting. RESPONSE: Trash has been located in the best possible locations for the community. 3 Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: Construction Drawings Comment Number: 4 Comment Originated: 07/28/2015 08/18/2015: The provided variance request is acceptable. Please consider the variance as accepted as of 8/18/2015. No additional correspondence on this will be provided unless requested. 07/28/2015: Please provide additional context with showing Redwood Street further north and south of the project and define the parameters as to how the sight triangle indication was provided on the civil plans. My estimation of the required sight distance easement using the criteria in Figure 7-16 of LCUASS (660' distance with Redwood's classification as a collector) was that the northern driveway results in the southern two units of Unit B encroaching onto a required sight distance easement. RESPONSE: An updated variance request has been provided with this submittal. The update is due to the roadway section being modified to eliminate the inset street parking. Comment Number: 5 Comment Originated: 07/28/2015 08/18/2015: Will review in further detail at time of final. 07/28/2015: Please provide a separate horizontal control and signing and striping plan focusing on Redwood Street (full width and extending north and south of the property) to verify how the proposed road widening for on-street parking along Redwood Street will coincide with and transition to the rest of the existing street striping and street width and length. RESPONSE: A striping plan is included for Redwood Street. Being that the adjustment in striping and additional parking is within the south bound lane, a striped transition is not needed. Comment Number: 9 Comment Originated: 07/28/2015 08/18/2015: Carried over for review at time of final plan. 07/28/2015: The amount of area draining from the driveways across public sidewalk onto Redwood Street is limited to a 750 square foot area of influence behind the right-of-way. It's difficult based on the scale and present grading information whether this criteria is being met. Additional information will be needed but can be deferred until after public hearing. RESPONSE: The grading has been adjusted to limit the area draining across the sidewalk to be less that 750 sqft. Comment Number: 12 Comment Originated: 08/18/2015 08/18/2015: There are existing utility pedestals as well as a fire hydrant that may be in conflict with the sidewalk to be installed along Redwood Street. We'll need to ensure that above ground utility pedestals are not between the walk and the curb and are behind the sidewalk a minimum of 2 feet. The fire hydrant can be between the sidewalk and the curb, but must be separated 2 feet from the sidewalk. This can be further reviewed at time of final. RESPONSE: The fire hydrant is located 1.25’ from the edge of walk. The walk will have to be adjusted to provide 2’ clear from the hydrant to the edge of walk and associated access easement outside of the right-of-way will be provided. This is not currently shown in the plan set, but acknowledged. 4 Topic: General Comment Number: 2 Comment Originated: 07/28/2015 08/18/2015: Carried over for further discussion. I'm okay with this being considered as a post hearing item, however with named private drives needing to be defined as tracts, it should be verified whether a post-hearing change creating tracts that reduce the size of Lot 1 doesn't impact land use table calculations from a pre and post hearing perspective. 07/28/2015: Is there any expectation (or requirement from PFA and/or City GIS) that the internal private roadway network have street names? If so, the plat would need to show the private roadway network with street names as defined parcels/tracts of land. Additionally, if street names are implemented on the private drives, informational signs (black lettering on white background) would need to be provided at the entrance of both driveways indicating that City maintenance ends upon leaving Redwood Street (examples of this can be provided upon verification of the utilization of street names. RESPONSE: The project anticipates addressing the private drive accesses and providing adequate signage accordingly. Units to be numbered off of private drive address. Topic: Plat Comment Number: 10 Comment Originated: 07/28/2015 07/28/2015: Would the plat need to specify Lot 2 not as a lot, but perhaps as a Tract? The definition of a "lot" under the Land Use Code includes that it "abuts a dedicated right-of-way, private street or private drive, any of which is at least twenty (20) feet wide at all points." Lot 2 doesn't appear to meet this criteria of abutting a right-of-way, private street, or private drive, which is perhaps understandable as I don't believe it it ever intended to be developed. This definition might though cause it concerns being defined as a lot vs. a tract. RESPONSE: Lot 2 is now labeled as Tract A Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 11 Comment Originated: 08/05/2015 08/05/2015: Based on the information on the site plan and plat the TDRF were not calculated correctly and the project owes an additional $837.50 for PDP fees. RESPONSE: Additional fees were paid by FCHA Department: Environmental Planning Contact: Kelly Kimple, , kkimple@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/28/2015 07/28/2015: Your building envelopes should be moved out of the 50' buffer for Units L and E. Please consider repositioning Unit L so that the patios are not aligned along the buffer, potentially orienting the building east-west instead. Also, please move the dog park away from the buffer and consider LID or other passive uses for the edge of the buffer. RESPONSE: All improvements have been moved out of the 50’ buffer. 5 Comment Number: 2 Comment Originated: 07/28/2015 07/28/2015: There should be no light spillage into the 50' buffer, as per the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6), which requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. Comment Number: 3 Comment Originated: 07/28/2015 07/28/2015: Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its citizens and has many sustainability programs and goals that may benefit your project. Of particular interest may be the: • ClimateWise program: http://www.fcgov.com/climatewise/ • Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://www.fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com • Green Building and the Climate Action Plan: http://www.fcgov.com/enviro/green-building.php, contact Tony Raeker at 970- 416-4238 or traeker@fcgov.com • Nature in the City Strategic Plan: http://www.fcgov.com/planning/natureinthecity/? key=advanceplanning/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com Please consider the City’s sustainability goals and ways for your development to engage with these efforts. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 3 Comment Originated: 07/28/2015 08/19/2015: Comment continued. Place the first street tree south of the street light 40 feet from the light. Adjust positions of other street trees to provide 7 street trees in this section. 07/28/2015: Show the locations of any City street lights. Street trees need to be spaced 40 feet from lights for canopy shade trees and 15 feet from lights for ornamental trees. LUC 3.2.1 K RESPONSE: There is no longer a street light located along the project frontage along Redwood Street. 6 Comment Number: 4 Comment Originated: 07/28/2015 08/19/2015: Comment continued: 07/28/2015: For final landscape plan label all landscape plants record in the plant list. For trees record the percentage used of each tree species. Provide quantities off trees used that meets the Minimum Species Diversity Standard LUC 3.2.1 D 3. RESPONSE: Consultant was not able to calculate this information for this first submittal but will provide in the next submittal. Comment Number: 6 Comment Originated: 08/19/2015 08/19/2015: Add additional trees in front of the buildings along Redwood Street and where feasible in front of other buildings to meet the LUC tree planting standard in landscape areas by high use and visibility sides of buildings. (LUC 3.2.1 D 1 c). A mix of tree types should be evaluated for placement in front of the buildings and in back of the walk in lawn areas to meet this standard. RESPONSE: Additional trees have been added where requested by City Planning Dept. Department: Internal Services Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 07/28/2015 07/28/2015: Village on Redwood – project specific concerns: 1. City of Fort Collins IBC amendments require a full NFPA-13 sprinkler system in multifamily units with an exception for buildings with up to 6 dwelling units that are not more than 2 stories nor more 5000 sqft per floor. 2. Bedroom egress windows required below 4th floor regardless of fire-sprinkler. 3. All windows above the 1st floor require minimum sill height of 24” 4. Building code and State statute CRS 9-5 requires project provide accessible units. This project has 72 units and will need to achieve at least 36 points. 5. Upgraded insulation is required for buildings using electric heat or cooling. 6. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building located within 1000ft to train tracks. 7. Low-flow plumbing fixtures (toilet, faucets, shower heads) are required. 8. Special combustion safety requirements for natural draft gas appliances. 9. Low VOC interior finishes. 10. Please call to schedule a presubmittal meeting for both the multifamily units and the clubhouse at 970-416-2341. RESPONSE: Old comments. Comments already addressed. 7 Comment Number: 2 Comment Originated: 07/28/2015 07/28/2015: Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code Use 1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC. 2. Multi-family and Condominiums 3 stories max: 2012 IECC residential chapter. 3. Commercial and Multi-family 4 stories and taller: 2012 IECC commercial chapter. RESPONSE: Old comments. Comments already addressed. Comment Number: 3 Comment Originated: 07/28/2015 07/28/2015: Construction shall comply with the following adopted codes as amended: 2012 International Building Code (IBC) 2012 International Residential Code (IRC) 2012 International Energy Conservation Code (IECC) 2012 International Mechanical Code (IMC) 2012 International Fuel Gas Code (IFGC) 2012 International Plumbing Code (IPC) as amended by the State of Colorado 2014 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 web page to view them. RESPONSE: Old comments. Comments already addressed. Comment Number: 4 Comment Originated: 07/28/2015 07/28/2015: Building Permit Pre-Submittal Meeting: Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that the new commercial or multi-family 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 and is typically scheduled after the Current Planning conceptual review meeting. Applicants of new commercial or multi-family projects are advised to call 416-2341 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. RESPONSE: Old comments. Comments already addressed. 8 Department: Light And Power Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/27/2015 07/27/2015: New development charges will apply. A link to our online cost estimator is below. http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees/electric-development-fee-estimator?id=1 RESPONSE: Old comments. Comments already addressed. Comment Number: 2 Comment Originated: 07/27/2015 07/27/2015: Please coordinate transformer and meter locations with Light & Power dept. Transformers need to be within 10ft of a drive surface with 3ft clearance in back and sides and 10ft clearance in front of transformer. RESPONSE: Transformers have been added to the plans Comment Number: 3 Comment Originated: 07/27/2015 07/27/2015: Meters will have to be banked on the side of each building. Each unit will have to be separately metered. It is preferred to have gas meters and electric meters on each side of the building RESPONSE: Old comments. Comments already addressed. Comment Number: 4 Comment Originated: 07/27/2015 07/27/2015: A new street light will need to be added on the west side of Redwood St. This light will have to be located in between the two street lights that are located on the east side of Redwood St. Shade trees are required to maintain 40 feet co clearance with street lights and ornamental trees are required to maintain 15 feet of clearance separation with street lights. RESPONSE: Old comments. Comments already addressed. (street light not required) Comment Number: 5 Comment Originated: 07/27/2015 07/27/2015: Will the new clubhouse require single or three phase service? Please fill out a commercial service form (C-1). A link to this form is below. We will also need a one-line diagram for the clubhouse to ensure our meter requirements are met. A link to our electric construction policies, practices and procedures is also listed below. RESPONSE: Single phase http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations Comment Number: 6 Comment Originated: 07/29/2015 07/29/2015: Will each unit be supplied with gas or electric heat? RESPONSE: Old comments. Comments already addressed. 9 Comment Number: 7 Comment Originated: 07/29/2015 07/29/2015: For the solar array, please provide a separate C-1 form and one-line diagram depicting the interconnection to meter. A link to the C-1 form as well as Fort Collins Utilities meter standards are below. RESPONSE: Old comments. Comments already addressed. http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations Comment Number: 8 Comment Originated: 07/29/2015 07/29/2015: A primary loop feed will want to be designed to ensure optimability instead of having the service put on a radial feed. Please coordinate with Light and Power to construct a primary electrical path going from the north/south areas tying into the transformers. RESPONSE: Old comments. Comments already addressed. Comment Number: 9 Comment Originated: 08/19/2015 08/19/2015: Please provide the following information so that the transformers can be sized accordingly... 1. Square footage of each flat residences 2. Square footage of each townhome residences 3. Main breaker panel sizing for each unit RESPONSE: We are coordinating with Todd on these questions and the transformer locations. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 3 Comment Originated: 07/28/2015 07/28/2015: PREMISE IDENTIFICATION A plan for addressing shall be submitted for review and approval. A monument sign may be required. Code language provided below. > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. RESPONSE: Old comments. Comments already addressed. 10 Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 07/21/2015 08/19/2015: Saw response waiting for FDP for Material Submittal. 07/21/2015: The site disturbs more than 10,000 sq-ft and in a sensitive area, 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 (One Minor Redline), Erosion Control Report (Current page does not meet Criteria see attached document to redlines), 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: Old comments. Comments already addressed. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 5 Comment Originated: 08/20/2015 08/20/2015: Stormwater is ready for a hearing. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 24 Comment Originated: 08/19/2015 08/19/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. RESPONSE: Text has been masked per redlines. Comment Number: 25 Comment Originated: 08/19/2015 08/19/2015: There are line over text issues. See redlines. RESPONSE: Old comments. Comments already addressed. Topic: General Comment Number: 26 Comment Originated: 08/19/2015 08/19/2015: Please remove the legal description at the top of each sheet. It is not necessary. RESPONSE: Legal description has been removed. Topic: Landscape Plans Comment Number: 8 Comment Originated: 07/27/2015 08/19/2015: There is new text that needs to be masked on sheet 4. See redlines. 07/27/2015: There is text that needs to be masked on sheet 4. See redlines. RESPONSE: Text masking issues have been addressed. 11 Topic: Lighting Plan Comment Number: 27 Comment Originated: 08/19/2015 08/19/2015: There are line over text issues. See redlines. RESPONSE: Line over text issues have been addressed. Topic: Plat Comment Number: 10 Comment Originated: 07/27/2015 08/19/2015: Please make changes to the legal description as noted. See redlines. 07/27/2015: Please make changes to the legal description as noted. See redlines. RESPONSE: Changes Made Comment Number: 12 Comment Originated: 07/27/2015 08/19/2015: Please address the new concerns of the Title Commitment Note. See redlines. 07/27/2015: Please correct the Title Commitment Note. It conflicts itself. Who did research? See redlines. RESPONSE: Titlework has been ordered. Block will be updated before recording. Comment Number: 13 Comment Originated: 07/27/2015 08/19/2015: Please add bearings and/or distances as marked. See redlines. 07/27/2015: Please add distances as marked. See redlines. RESPONSE: Labels Corrected Comment Number: 18 Comment Originated: 07/27/2015 08/19/2015: Per an 8/13/15 email from Steve Parks w/ King Surveyors, the monument records will be submitted once field verification is completed. 07/27/2015: Please tie this property boundary to Public Land Corners per City Subdivision Requirement 3(v). Also provide current acceptable monument records, which should be emailed directly to Jeff at jcounty@fcgov.com RESPONSE: Field work for this is scheduled for 10/7 Comment Number: 28 Comment Originated: 08/19/2015 08/19/2015: The Basis Of Bearings Statement does not match the legal description. See redlines. RESPONSE: Statement Revised Comment Number: 29 Comment Originated: 08/19/2015 08/19/2015: To whom is the 15' Maintenance Easement & 31' Utility Easement for? See redlines. RESPONSE: Maintenance and utility easement clarified 12 Comment Number: 30 Comment Originated: 08/19/2015 08/19/2015: Please change the new ROW linetype to solid (Lot Line) line. See redlines. RESPONSE: Linetype changed Comment Number: 31 Comment Originated: 08/19/2015 08/19/2015: All easements must be labeled & locatable. See redlines. RESPONSE: Labels added Comment Number: 32 Comment Originated: 08/19/2015 08/19/2015: The width varies on the 10.09' Drainage Easement. It appears to be 15' wide to subdivision boundary. Any part of the easement(if dedicated to the City) extinguishes when new ROW is dedicated. See redlines. RESPONSE: Easement annotation revised Comment Number: 33 Comment Originated: 08/19/2015 08/19/2015: Show set monuments only if you plan to set them prior to recording of the Plat. RESPONSE: Symbols removed Comment Number: 34 Comment Originated: 08/19/2015 08/19/2015: Please add the reception number for the vacated Redwood Street right of way. See redlines. RESPONSE: Labels added Topic: Site Plan Comment Number: 22 Comment Originated: 07/28/2015 08/19/2015: There are line over text issues. See redlines. 07/28/2015: There are line over text issues. See redlines. RESPONSE: Line over text issues have been addressed. Comment Number: 23 Comment Originated: 07/28/2015 08/19/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. 07/28/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. RESPONSE: Text masking issues have been addressed. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 3 Comment Originated: 08/18/2015 08/18/2015: no further comments. 13 Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/20/2015 07/20/2015: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com RESPONSE: Irrigation plans will be provided at time of building permit. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 08/20/2015 08/20/2015: Ready for a hearing. Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com Topic: Site Plan Comment Number: 1 Comment Originated: 07/29/2015 08/18/2015: Doe the 3' x 6' dumpster get whelled out the person gate opening? 07/29/2015: There are several units (G, A, K) that do not have access to a convenient trash/recycling enclosure. Can you downsize the proposed locations in order to give each unit an enclosure? Can you show a plan view of the enclosure with the gates labled? RESPONSE: Trash locations have been provided in the best possible locations for the community. A plan view of the trash enclosure with gate has been provided.