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HomeMy WebLinkAboutCHERRY STREET COTTAGES - PDP - PDP160041 - SUBMITTAL DOCUMENTS - ROUND 2 - REVISIONS1901 Bear Court / Fort Collins, Colorado 80525 (970) 590-1579 / PaulS51@comcast.net Sorensen Engineering & Construction, LLC Civil/Environmental Engineering June 5, 2017 Mr. Ted Shepard Project Planner Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 Subject: Cherry Street Cottages, PDP 160041 Dear On behalf Ted, of Evan Responses Gilmartin, to Round owner Number of the referenced 1 Comments property, Sorensen Engineering & Construction, LLC (SEC) is pleased to submit our responses to comments offered by City Departments during the Round 1 Project Review for the referenced project. For your convenience, our responses are provided in italicized print following each comment. Comment Summary: Department: Engineering Development Review Contact: Katie Andrews, 970‑221‑6501, kandrews@fcgov.com Topic: Construction Drawings Comment Number: 5 Comment Originated: 12/19/2016 12/19/2016: ROW will need to be dedicated to the back of the public sidewalk and the 9 foot utility easements will be dedicated behind the ROW. In response to this comment, all applicable project drawings have been revised to show the ROW dedicated to the back of the public sidewalks, and the 9-foot utility easement dedicated behind that. Comment Number: 6 Comment Originated: 12/19/2016 12/19/2016: Please design the driveway for the private alley according to LCUASS Detail 706.1 for low volume driveways. As requested, the driveway for the private alley on the north side of the project is designed in accordance with LCUASS Detail 706.1, and that detail drawing is incorporated into Sheet DE-1, City Details, of the design drawing set. 2 Comment Number: 7 Comment Originated: 12/19/2016 12/19/2016: Please note that the utility plan set is separate from the site plan set. The utility signature approval block only needs to be on the utility set and the utility pages should not be included in the index for the site plan set – the utility set should have its own cover/index. So noted; the design drawing package for the project has been reorganized as directed. Topic: General Comment Number: 10 Comment Originated: 12/19/2016 12/19/2016: See redlines for additional comments. Please return redlines with next round submittal. All applicable drawings have been revised in accordance with the redline remarks from the Round 1 review, and the redline remarks are included with this Round 2 submittal. Topic: Landscape Plans Comment Number: 9 Comment Originated: 12/19/2016 12/19/2016: Please remove utility signature block from the landscape plan. The utility signature block has been removed from the Landscape Plan. Topic: Plat Comment Number: 2 Comment Originated: 12/19/2016 12/19/2016: Please dedicate tracts for the detention area and alley. As shown on the revised plat, the detention pond is dedicated as “Tract A,” and the alley is dedicated as “Tract B.” Comment Number: 3 Comment Originated: 12/19/2016 12/19/2016: Please dedicate utility, access, and drainage easements and any other necessary easements on the plat. In response to this comment, the Applicant believes that all necessary easements are dedicated on the revised plat. Comment Number: 4 Comment Originated: 12/19/2016 12/19/2016: Please dedicate the appropriate amount of ROW per the LCUASS Chapter 7 local street cross section. As shown on the Plat and Site Plans, the amount of ROW dedicated meets the requirements of Figure 7-9, Residential Local Street of the LUCASS. Specifically, an 11-foot ROW is provided, including a 7-foot parkway plus a 4-foot sidewalk. Behind the ROW is a dedicated 9-foot Utility Easement. Topic: Site Plan Comment Number: 8 Comment Originated: 12/19/2016 12/19/2016: Lot 7 (detention pond) is listed as having a dwelling unit with 4 bedrooms. Please correct this table for accurate TDRF calculations. 3 Thank you for catching this error. In response, the Site Data table on Sheet S-1 has been revised to correctly indicate that there is, in fact, no dwelling unit on the previously identified “Lot 7” (now dedicated as Tract A). Contact: Sheri Langenberger, 970‑221‑6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/14/2016 12/14/2016: The TDRFees will be reviewed again with the next submittal as I am thinking that things will change. For example the site plan indicates that there will be a dwelling unit in the detention pond ‑ which is unlikely. Any adjustments needed will be made at that time. You are correct, there is no dwelling unit in the detention pond. The applicant anticipates that the information provided with this submittal is correct for TDRF calculations. Department: Environmental Planning Contact: Stephanie Blochowiak, 970‑416‑4290, sblochowiak@fcgov.com Topic: General Comment Number: 4 Comment Originated: 12/28/2016 12/28/2016: Our city has an established identity as a forward‑thinking community that cares about the quality of life it offers its citizens now and generations from now. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be the: 1) Green Building Program: http://www.fcgov.com/enviro/green‑building.php, contact Tony Raeker at 970‑416‑4238 or traeker@fcgov.com 2) Solar Energy: http://www.fcgov.com/utilities/residential/renewables/solar‑contractors‑resource s 3) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970‑224‑6003 or gschroeder@fcgov.com 4) Urban Agriculture: http://www.fcgov.com/urbanagriculture, contact Spencer Branson at 970‑224‑6086 or sbranson@fcgov.com. In addition, the Northern Colorado Food Cluster is sponsored and supported by the City of Fort Collins. The executive Director, Brad Christensen, can be reached at director@nocofoodcluster.org. Please consider City sustainability goals and ways this development can engage with these efforts. Let me know if I can help connect you to these programs. 4 Thank you for this comment; the Applicant appreciates the links you provided. LIke the City, the Applicant has forward-thinking views, and will encourage the implementation of sustainable building and development standards. Topic: Landscape Plans Comment Number: 2 Comment Originated: 12/28/2016 12/28/2016: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low‑water‑use plants and grasses in landscaping or re‑landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife‑friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. The Applicant concurs with the water-conservation philosophy of the City, and has, where possible, incorporated low-water-use plants in the landscape plan. Honeylocust trees, while hardy, are often overused in urban settings. Perhaps diversify shade trees further with addition of hackberry or linden or additional bur oak. In preparing the Landscape Plan, the Applicant met with Mr. Tim Buchanan, City Forester, for his input on tree species selection. The previously submitted landscape plan is in accordance with Mr. Buchanan’s recommendations. However, the Applicant would be happy to revise specific species if further requested, and would be equally happy with hackberry, linden, or burr oak trees in place of the honeylocust. Comment Number: 3 Comment Originated: 12/28/2016 12/28/2016: When it’s a single‑family, residential conceptual review Please be aware, the creation or enforcement of covenants that prohibit or limit xeriscape or drought‑tolerant landscapes, or that require primarily turf‑grass are prohibited by both the State of Colorado and the City of Fort Collins. So noted, thank you. The Applicant appreciates the benefits of xeriscaping and the use of drought-tolerant plants, and will not create covenants prohibiting such use. Topic: Lighting Plan Comment Number: 1 Comment Originated: 12/28/2016 12/28/2016: In regard to light fixtures, especially any LED fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Please consider a warmer color temperature (warm white, 3000K or less) for any LED light fixtures. Please also consider fixtures with dimming capabilities so that light levels can be adjusted as needed. Site light sources shall be fully shielded and down‑directional to minimize up‑light, light spillage and glare [see LUC 3.2.4(D) 5 (3)]. For further information regarding health effects please see: http://darksky.org/ama‑report‑affirms‑human‑health‑impacts‑from‑leds/ Thank you for this comment. The Applicant agrees to the benefits of using warm white light, 3,000K or less for LED fixtures. Accordingly, as shown on Sheet L-2 Landscape Plan of the submitted drawing set, lighting is specified as follows: “Streetlight – ‘Old English Fixture’ with Type 3 Distribution 70W 0.2 Foot Candles located no closer than 2’ from roadway or sidewalk.” Department: Light And Power Contact: Todd Vedder, 970‑224‑6152, tvedder@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/27/2016 12/27/2016: Contact Light & Power to coordinate transformer and meter locations. In response to this comment, the applicant did contact Light & Power. As shown on Sheet U-2 Utility Plan, electric service transformers shall be placed on the east side of Lyons Street near the northwest corner of the property and between Lots 3 and 4 on the south side of the access driveway. Individual meters shall be placed along the rear access alley in such a location to facilitate easy access for reading by Utility personnel. Comment Number: 2 Comment Originated: 12/27/2016 12/27/2016: Will breaker panel sizes be 150 or 200 amp services? Will units have gas or electric heat? 200 amp service will be provided. The units will have electric heat. Comment Number: 3 Comment Originated: 12/27/2016 12/27/2016: Streetlights will need to be placed along public streets. A 40 feet separation on both sides of the light is required between shaded trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Two street lights are proposed for this project. The stated separation distances between street lights and shade and ornamental trees are provided on Sheet L-2 Landscape Plan. Comment Number: 4 Comment Originated: 12/27/2016 12/27/2016: Please contact Todd Vedder with Light & Power Engineering if you have any questions tvedder@fcgov.com or 224‑6700. Please reference our Electric Service Standards to ensure electrical infrastucture installation is in compliance with City regulations. A link to this document is below. http://www.fcgov.com/utilities/business/builders‑and‑developers/development‑fo rms‑guidelines‑regulations. Thank you. 6 Department: Planning Services Contact: Ted Shepard, 970‑221‑6343, tshepard@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/28/2016 12/28/2016: Please re‑arrange the Sheet Index. The Planning Set is to be separated from the Utility Plans. The Site Plan Notes sheet should become the Site Plan Cover Sheet. The Planning Set will then consist of the Site Plan Cover Sheet, Site Plan, and Landscape Plan. Please delete the City approval block in the lower right corner of these sheets as this block is for the Utility Plan only. I’ll send you an example of the proper City approval block. Thank you for this comment. The plan sets are now arranged accordingly with the appropriate approval blocks provided on the corresponding sheet. Comment Number: 2 Comment Originated: 12/28/2016 12/28/2016: Under Site Plan Notes, please delete notes 6, 10 and 12 as these are not applicable. Please put the Landscape Plan Notes on the Landscape Plan. Natural Area Buffer Notes can be deleted as these are also not applicable. So noted; thank you. Comment Number: 3 Comment Originated: 12/28/2016 12/28/2016: On the Plat and Site Plan, Lot 7 should be re‑labeled as Tract One since it is not a buildable lot per se and will be owned in common. Under Plat Notes, please add a new note that states the purpose, ownership and maintenance of the Tract. The previously identified “Lot 7” will contain the detention pond, and has been dedicated as “Tract A.” The Plat was revised to include the requested note regarding purpose, ownership, and maintenance of Tract A. Comment Number: 4 Comment Originated: 12/28/2016 12/28/2016: Also, on the Plat and Site Plan, the private alley should be demarcated, dimensioned and labeled as Tract Two and removed from being included within the six individual lots. For example, it’s not clear where the private alley terminates to the east. Under Plat Notes, please add a new note that states the purpose, ownership and maintenance of the Tract. The private alley has relabeled as “Tract B” and will be dedicated as such. The requested notes regarding Purpose, ownership, and maintenance have also been added. Comment Number: 5 Comment Originated: 12/28/2016 12/28/2016: The garages must be set back from the private alley by eight feet. So noted; the required set back distance of 8-feet is now provided. Comment Number: 6 Comment Originated: 12/28/2016 12/28/2016: For Lots one, two and three, please label the garages indicating 7 that they are also planned to include second story carriage units. As requested, the second story additional dwelling units above the garages on Lots 1, 2, and 3 are now so labeled on the Site Plan, Sheet S-2. Comment Number: 7 Comment Originated: 12/28/2016 12/28/2016: For Lot one carriage house, please add a connecting walkway to Lyons Street. A connecting walkway to Lyons Street has been added for Lot 1 on Sheet S-2. Comment Number: 8 Comment Originated: 12/28/2016 12/28/2016: Is there any reason the garages on Lots four and five are so large? Since these garages will not include carriage units, 800 square feet seems large and takes up a significant portion of the lot. In response to this comment, the garages for Lots 4, 5, and 6 have all been down-sized to 500 square feet with a corresponding reduction in the overall impervious area of the proposed development. Comment Number: 9 Comment Originated: 12/28/2016 12/28/2016: On the Site Plan, all the line weights are the same. Please use heavier line weight to demarcate the individual lots. In response to this comment, line weights have been varied for clarification, with heavier line weights used to demarcate the individual lots. Comment Number: 10 Comment Originated: 12/28/2016 12/28/2016: On the Site Plan, please provide a “typical” lot with the house and garage envelopes and all the setbacks. That way it doesn’t have to be duplicated for all six lots. As suggested, a “typical” lot with the house and garage envelopes and all the setbacks has been added to the Site Plan. Comment Number: 11 Comment Originated: 12/28/2016 12/28/2016: On the Site Plan, please label the retaining wall. On the Landscape Plan, please provide a schematic as to the height and materials of this wall. On the Site Plan, please label the adjoining use to the north. So noted; the adjoining land use to the north and the retaining wall have been labeled on the Site Plan, and a schematic of the wall has been added to the Landscape Plan. Comment Number: 12 Comment Originated: 12/28/2016 12/28/2016: On the Landscape Plan, it is not clear what is meant by “FS” or “KB.” The Landscape Plan includes a Water Budget Chart and a Landscape Planting Schedule has been revised to indicate that “FS” and “KB” stand for turf grasses “Tall Fescue” and “Kentucky Bluegrass,” respectively. 8 Additionally, in response to another comment, the Water Budget Chart and Landscape Planting Schedule have been reproduced in a larger type font for better clarity. Comment Number: 13 Comment Originated: 12/28/2016 12/28/2016: On the Landscape Plan, the detention pond needs additional plant material. Please add trees and shrubs in areas that will not be impacted by inundation. Also, please label the ground cover. Thank you for this comment. As requested, all ground cover is labeled. The ultimate configuration and required size of the detention pond for the Cherry Street Cottages project is such that as much of the space available within Tract A that is outside of the City-designated floodway is needed for stormwater detention storage. During the 100-year event, both the detention pond and the City-designated “floodway” will be inundated according to the City Flood Risk Map of the area. If allowed, the Applicant would agree that additional trees and/or other plant material would be good for the area of Tract A that is within the City Floodway but out of the detention pond area, and would make this revision for Final Plat submittal. Department: Stormwater Engineering Contact: Jesse Schlam, 970‑218‑2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 12/12/2016 12/12/2016: The site disturbs more than 10,000 sq. ft., therefore Erosion and Sediment Control Materials need to be submitted. 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 do not meet requirements. Please submit; an Erosion Control Plan (Based on Redlines), an Erosion Control Report (That meet City Criteria), and an Escrow / Security Calculation (Based upon Criteria). If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970‑218‑2932 or email @ jschlam@fcgov.com As requested, detailed Erosion and Sediment Control Plans and Reports have been prepared in accordance with stated criteria, and are added to the PDP submittal materials. Contact: Mark Taylor, 970‑416‑2494, mtaylor@fcgov.com Topic: Floodplain Comment Number: 2 Comment Originated: 12/21/2016 12/21/2016: On Sheets U‑1and G‑1 of the Utility Plans, please include the floodplain and floodway boundaries. So noted and done. Sheet U-1 is the Utility Plan Cover Sheet; the floodplain and floodway boundaries are Shown on Sheet U-2, Utility Plan and Sheet G-1, Grading Plan. Comment Number: 3 Comment Originated: 12/21/2016 12/21/2016: On Sheets U‑1, G‑1, and D‑1 of the Utility Plans, please include a note indicating that a floodplain use permit will be required prior to beginning 9 any work in the floodplain. As requested, a note stating “A Floodplain Use Permit will be required prior to beginning any work in the floodplain” has been added to Sheets U-1, G-1, and D-1. Comment Number: 4 Comment Originated: 12/21/2016 12/21/2016: On Sheets U‑1, G‑1, and D‑1 of the Utility Plans, please include a note indicating that a no‑rise certification will be required prior to beginning any work in the floodway. So noted and done. Comment Number: 5 Comment Originated: 12/21/2016 12/21/2016: On Sheet D‑1 of the Utility Plans, please include a note that the storage of equipment and materials is not allowed within the floodway. So noted and done. Comment Number: 6 Comment Originated: 12/21/2016 12/21/2016: On Sheet D‑1 of the Utility Plans, please include a note stating that a FEMA Elevation Certificate will be required before a Certificate of Occupancy is issued for each building within the floodplain. So noted and done. Comment Number: 7 Comment Originated: 12/21/2016 12/21/2016: On Sheet D‑1 of the Utility Plans, the squiggly lines and the associated BFE elevations can be removed. So noted and done. Comment Number: 8 Comment Originated: 12/21/2016 12/21/2016: On Sheet D‑1 of the Utility Plans, if the floodplain use permits for each building are not going to be submitted until the building permit is applied for, please add a note stating that. As requested, a note stating “A Floodplain Use Permit will be required prior to beginning any work in the floodplain” has been added to Sheet D-1. Comment Number: 9 Comment Originated: 12/21/2016 12/21/2016: On Sheet D‑1 of the Utility Plans, please create a table showing the BFE at the upstream edge of each building, and the RFPE (BFE + 18”), the FF elevation, and the HVAC elevation for each building within the floodplain. So noted and done. Comment Number: 10 Comment Originated: 12/21/2016 12/21/2016: On Sheet D‑1 of the Utility Plans, please include a detail drawing for each foundation type (slab‑on‑grade or crawl space) showing the BFE, 10 RFPE, FF, and HVAC elevations. So noted and done. Comment Number: 11 Comment Originated: 12/21/2016 12/21/2016:On Sheet D‑1 of the Utility Plans, please add Finished Floor elevations for each building. So noted and done. Comment Number: 12 Comment Originated: 12/21/2016 12/21/2016: On Sheet D‑1 of the Utility Plans, if the foundations are going to be crawl space, please include a detail drawing showing the location, size, number, etc. of the vents, and the location of the sump pump and where it will discharge. Spread footing foundations for the homes on Lots 3, 4, 5, and 6 – partially or all within the City-designated floodplain – will support concrete slab-on-grade flooring; no basements are proposed the these lots. Homes to be built on Lots 1 & 2 - completely outside of the current City-designated floodplain, may have basements or crawl spaces, but are not within the floodplain, so the Applicant understands that such details should not be required for homes on those lots at this time. Comment Number: 13 Comment Originated: 12/21/2016 12/21/2016: In the Drainage Report, under A.3, please reference the FEMA FIRM Panel #, and include a copy of the FIRM Panel with the site location outlined in red. In response to this comment, FEMA FIRM Panel 978 of 1420 is referenced and added to the Drainage Report, with the subject property outlined in red. Comment Number: 14 Comment Originated: 12/21/2016 12/21/2016: In the Drainage Report, under A.3, please include the foundation type that will be used for houses located within the floodplain. Homes to be built on Lots 3, 4, 5, and 6 will be partially (Lot 3) or totally within the floodplain, and will have spread footing foundations with slab-on-grade concrete floors. As requested, this information is now presented in the Drainage Report, Section A.3.c. Comment Number: 15 Comment Originated: 12/21/2016 12/21/2016: In the Drainage Report, A.3.g, I understand what you are saying, but I cannot just ignore our regulatory requirements. No‑Rise Certifications will be required for all non‑structural development in the floodway. The No‑Rise Certifications can be achieved matching pre‑ and post‑construction elevations within the floodway. In response to this comment, and in accordance with the above comment number 4, a note stating that “a No‑Rise Certification will be required prior to beginning any work in the floodway” for all non-structural development in the floodway is provided. It should be noted, however, that no fill material that would result in any change to existing elevations within the floodway is proposed. Development within the floodway will 11 be limited to landscaping and sidewalks in accordance with PDP requirements. Comment Number: 16 Comment Originated: 12/21/2016 12/21/2016: In the Drainage Report, under A.3, please include a copy of the table requested on Sheet D‑1 of the Utility Plans, including BFE’s, RFPE’s, FF, and HVAC elevations for all structures located within the floodplain. So noted; the required table has been added to the Drainage Report, Section A.3.c. as well as to Sheet U-2 of The Utility Plans. Comment Number: 17 Comment Originated: 12/21/2016 12/21/2016: In the Drainage Report, paragraph C.5.c can be omitted, since no‑rise certifications can be used to satisfy our floodplain regulations for development within the floodway. So noted; paragraph C.5.c has been removed. Comment Number: 18 Comment Originated: 12/21/2016 12/21/2016: In the Drainage Report, under E.1.e, please reference Chapter 10 of City Code when discussing floodplain compliance. So noted and done. Contact: Wes Lamarque, 970‑416‑2418, wlamarque@fcgov.com Topic: General Comment Number: 19 Comment Originated: 12/27/2016 12/27/2016: The quantity detention volume must be within a drainage easement and a tract. No volume can be located on individual lots. In response to this comment, Tract A is now dedicated for the detention pond, and it is entirely within the previously defined Lot 7, with no detention volume located on an individual lot or the access driveway. None of the required detention volume is located on individual lots. Moreover, Tract B is now dedicated for the access alley which also serves for stormwater conveyance across the site to the detention pond. Comment Number: 20 Comment Originated: 12/27/2016 12/27/2016: The detention volume is low per the City's calculations. The release rate needs to be the 2‑year existing flow. 1 cfs was used in the calculations in the drainage report. The City calculated around .168 ac‑ft required for quantity detention. In response to this comment, the overall site proposed impervious area was reduced to 42% by decreasing the size of garages on Lots 4, 5, & 6 and the detention pond volume was recalculated using the City of Fort Collins Detention Pond Sizing spreadsheet per your recommendation. The revised detention pond volume based on a 2-year release rate of 0.35 cfs/acre is 0.195 acre-feet for the 100-year event. The Water Quality Control Volume (WQCV) of 0.017 acre-feet is included in the total detention volume (as calculated by the Urban Drainage and Flood Control District – UDFCD – UD-Detention v3.07 software). A copy of both the City-provided Detention Volume Spreadsheet and the UD-Detention is provided in the Drainage Report. 12 Comment Number: 21 Comment Originated: 12/27/2016 12/27/2016: No more than 3 lots can drain through another lot. A tract in the back of the lots would resolve this issue. Tract B is now dedicated for the access alley along the back side of the development. Comment Number: 22 Comment Originated: 12/27/2016 12/27/2016: No LID per the City's requirements was proposed for this development. In response to this comment, the following LID measures are now incorporated into the site design: • Runoff sheet flow across vegetated/grass area on upstream side of detention pond; • Slight grass swale/infiltration trench at downstream (east) end of access driveway on entrance to the detention pond; and • Promote infiltration in slight grassed or rocked swales between each home. Comment Number: 23 Comment Originated: 12/27/2016 12/27/2016: Please provide a drainage plan with all basins shown, including off‑site basins that drain through the site. As requested, the Drainage Plan now shows that the entire site is located within a single drainage basin, including the off-site area to the north that drains through the site. Comment Number: 24 Comment Originated: 12/27/2016 12/27/2016: Please provide a detailed grading plan showing grading around the proposed structures. As requested, the grading plan now shows grading around each proposed structure. Comment Number: 25 Comment Originated: 12/27/2016 12/27/2016: Please use and provide the detail for the City's standard water quality outlet structure. As requested, the City’s standard water quality outlet structure (Detail sheet D-46) is now provided. Department: Zoning Contact: Ali van Deutekom, 970‑416‑2743, avandeutekom@fcgov.com Topic: Site Plan Comment Number: 1 Comment Originated: 12/27/2016 12/27/2016: The site plan is confusing. Does the property line go out to the street? The setbacks are measured from the property line, please label the property line. In response to this comment, all property lines, setbacks, easements, etc, are now labeled on the Site Plan. Comment Number: 2 Comment Originated: 12/27/2016 12/27/2016: Each dwelling unit must provide one parking space so, if the 13 garages on lots 1‑3 convert to dwelling units the 2 car garage must be maintained unless you there are surface spaces off the alley? So noted; a note indicating that the garages for Lots 1 – 3 will be maintained for parking or adequate space will be provided off the alley.