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HomeMy WebLinkAboutHOUSKA AUTOMOTIVE - BDR120001 - CORRESPONDENCE - (3)landscaping, parking areas). Please also provided a time -frame of the development of tire/lube building, so it can be determined if it is appropriated to include in this Basic Development Review. If the tire/lube shop is not seeking approval in this BDR then take it off all the plans. Essential you have two options 1) Submit the BDR showing two phases of development and be clear what is to be completed under each phase. Or 2) leave the tire/lube shop off the BDR and later do a minor amendment to add the tire/lube shop. Architects Response: The future tire and lube building was removed from this submittal. All future improvements will be addressed by a minor amendment. Please refer to the Site Plan; sheet A 1. Comment Number: 3 Comment Originated: 02/14/2012 02/14/2012: The trash enclosure is required to be on a cement pad. It is unclear in the plans if it is, please clarify. Also the trash enclosure is required a walk-in access without having to open the main service gates. The plans have a note to see details of trash enclosure but no details were provided. Please provide details and make sure it complies with the mentioned standards. Architects Response: The trash enclosure will include a concrete pad. Please refer to the Trash Enclosure Plan; sheet A2. Comment Number: 4 Comment Originated: 02/14/2012 02/14/2012: About four or five trees should be placed along the westside of the warehouse building to help break up the blank wall of that side. Architects Response: Five additional trees were added. Please refer to the Landscape Plan, sheet A3. Comment Number: 5 Comment Originated: 02/17/2012 02/17/2012: Please include mechanical/utility equipment on site plan and elevations with note on how they are screened/painted. Architect's Response: Adequate screening is provided with 6'tall fences to the north and west. Please refer to the Site Plan, sheet A 1. 02/21/2012: Revise the alignment of the water main to provide separation from the trees and the underground electric while maintaining separation from the sanitary sewer. Architects Response: Please refer to the Landscape Plan, sheet A3. Comment Number: 4 Comment Originated: 02/21/2012 02/21/2012: The sewer services must connect to the manhole two feet above the existing manhole invert. Revised as requested -this causes the need for2.45degree bends, detail added. Comment Number: 5 Comment Originated: 02/21/2012 02/21/2012: Reconfigure the fire hydrant to be located on a hydrant run perpendicular to the main and utilizing a swivel tee and gate valve as shown in the standard detail. Revised as requested. Comment Number: 6 Comment Originated: 02/21/2012 02/21/2012: Show the existing sewer along the Riverside frontage. It may impact the placement of street trees. Added as requested. Comment Number: 7 Comment Originated: 02/21/2012 02/21/2012: See redlined utility plans for additional comments. Acknowledged. Topic: Landscape Plans Comment Number: 9 Comment Originated: 02/21/2012 02/21/2012: Show the proposed water main and water and sewer services on the landscape plan and provide the required separation distances. Architect's Response: the service lines are indicated and proper separation is provided. Please refer to the Landscape Plan, sheet A3. Topic: Plat Comment Number: 8 Comment Originated: 02/21/2012 02/21/2012: Extend the utility easement for the water main to a point a minimum of 10 feet south of the 90-degree bend. Will dedicate by separate document. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/14/2012 02/14/2012: The bicycle parking is required. Please amend plans to include the bike racks on a surfaced area near primary entrance of building. Architects Response: A bike rack will be provided on the north east corner of the Pans Warehouse. Please refer to the Site Plan, sheet A! and the Bike Rack Detail on sheet A2. Department: Zoning Contact: Noah Beals, 970-416-2313, nbealscDfcgov.com Topic: General Comment Number: 2 Comment Originated: 02/14/2012 02/14/2012: It is unclear if applicant is seeking the tire/lube building to be included with this Basic Development Review. If the tire/tube shop is to be included we need the light plan and clear indication what will be developed with the tire/lube shop and what will be developed with the warehouse. (pavement, 02/21/2012: The titles on sheets 3 & 4 do not match the sheet index on sheet 1. Revised as requested. Comment Number: 9 Comment Originated: 02/21/2012 02/2112012: There are line over text & text over text issues on sheet 4. Revised. Topic: Landscape Plans Comment Number: 3 02/21/2012: No comments. Topic: Site Plan Comment Originated: 02/21/2012 Comment Number: 1 Comment Originated: 02/21/2012 02/21/2012: Please correct the legal description on sheet Al. Architect's Response: A new legal description was added. Please refer to the Site Plan, sheet A 1. Comment Number: 2 Comment Originated: 02/21/2012 02/21/2012: There are line over text issues on sheet Al. Architect's Response: Text moved. Please refer to the Site Plan, sheet A 1. Department: Water Conservation Contact: Eric Olson, 970-227-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/23/2012 In addition to the landscaping plans Water Conservation (Eric Olson) requires an irrigation plan. Also there may be additional regulations the applicant may not beware of so please contact Eric Olson 970 227.6704 for those regulations and any questions concerning the irrigation plan. Architects Response: Multiple phone call attempts were unsuccessful to discuss additional regulations. The applicant will comply with all regulations regarding water conservation. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 02/21/2012 02121/2012: Utility records indicate that the existing 3/4-inch water service to the north and west of the tire/lube building has not been abandoned and is available for use. If not used, the service must be abandoned at the 12-inch main in Riverside. We are preserving this fora possible future building fronting Riverside. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970-221.6854, rbuffrng Caftgov.com Topic: Construction Drawings Comment Number: 2 Comment Originated: 02/21/2012 02/21/2012: Show the underground power line along the east property line (see site plan). This Was added to our utility plan and is shown east of the property line per Doug Martine Comment Number: 3 Comment Originated: 02/21/2012 02/07/2012: A Knox key box is required for ease of opening the door of the fire sprinklered buildiing. Architect's Response: A note was added to the plans. Please refer to the Exterior Elevations, sheet A4. Comment Number: 3. Comment Originated: 02/07/2012 02/07/2012: Six inch numerals shall be put in place for an address that is visible from the street fronting the property or the fire lane. Architect's Response: A note was added to the plans. Please refer to the Exterior Elevations, sheet A4. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamxque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/21/2012 02/21/2012: The water quality design needs to be revised per previous correspondence with Basil and Glen. You can submit the revisions when complete directly to Stormwater for a quick review to determine if the site water quality design meets the City's criteria. We have incorporated water quality swales to filter and collect water from the site for 4 of the 5 basins. We believe this meets your requirements but are willing to tweak as needed. Comment Number: 2 Comment Originated: 02/21/2012 02/21/2012: Since basin 1 is not designed to receive any water quality treatment and the area is minimal, a snout in the inlet at design point 1 may be a good mitigation technique. Added. Department: Technical Services Contact: Jeff County, 970-221-6588, Topic: Building Elevations Comment Number: 4 02/21/2012: No comments. Topic: Construction Drawings jcounty@fcgov.com Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Originated: 02/21/2012 Comment Number: 5 Comment Originated: 02/21/2012 02/21/2012: Please add "City Of Fort Collins" to the subtitle on sheet 1. Added Comment Number: 6 Comment Originated: 02/21/2012 02/21/2012: Please correct the spelling of Houska on sheet 1. Revised Comment Number: 7 Comment Originated: 02/21/2012 02/21/2012: Please correct the benchmarks on sheet 1 & 2. Please include descriptions for both benchmarks. Revised as requested Comment Number: 8 Comment Originated: 02/21/2012 Catalpa, Kentucky Coffeetree) Architects Response: All landscaped areas to have automatic underground irrigation system consisting of a combination of pop-up broadcast spray heads and drip irrigation laterals. Please refer to the Landscape Plan; sheet A3. 7. Please add these landscape notes. • 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. • A permit must be obtained from the City forester before any trees or shrubs as noted on this plan are planted, pruned or removed on the public right-of-way. This includes zones between the sidewalk and curb, medians and other city property. This permit shall approve the location and species to be planted. Failure to obtain this permit may result in replacing or relocating trees and a hold on certificate of occupancy. Architects Response: Please refer to the Landscape Notes, sheet A3. Department: Light And Power Contact: Doug Martine, 970-224-6152, Topic: General Department: Light And Power Contact: Doug Martine, 970-224-6152, Topic: General Comment Number: 1 dmartine@fcgov.com dmartine@fcgov.com Comment Originated: 02/21/2012 02/21/2012: Light & Power Engineering needs a paper (or pdf) copy of the recorded plat. Also need an AutoCad drawing of the final site/utility plan sent to Terry Cox at TCOX@FCGOV.COM. Please coordinate power system plans with Light & Power Engineering at 221-6700. Architects Response: The plat was removed from the submittal. Department: PFA Contact: Ron Gonzales, 970-221-6635, rgonzalesCapoudre-frre.org Topic: General Comment Number: 1. Comment Originated: 02/07/2012 02/07/2012: The S-1 warehouse for auto parts exceeds 5,000 ft2 and is not fire contained; therefore, a fire sprinkler system is required for fire protection. A fire alarm system cannot be considered as a substitiute for this level of required fire protection. This building shall only be used for the storage of auto parts, and there shall not be any storage of hazardous materials, i.e. flammable/combustible liquids, corrosives or aerosols. Architects Response: Comment acknowledged and accepted. Comment Number: 2. Comment Originated: 02/07/2012 agreed to update the landscape plans accordingly. I will release my hold when I can confine the new species within the dryland area. Architects Response: A "Perennial Native Upland Grass Seed Mix" table is provided for clayey soils. Please refer to the Landscape Plan; sheet A3. Department: Forestry Contact: Tim Buchanan, 970-221-6361, Topic: Landscape Plans Department: Forestry Contact: Tim Buchanan, 970-221-6361, Topic: Landscape Plans Comment Number: 1 02/16/2012: Houska Automotive tbuchanancdfcgov.com tbuehananc)fcgov.com Forestry Comment 2-16-12 The Following Forestry Comments are offered. Comment Originated: 02/16/2012 1.Street trees would be required along Riverside. Do underground utilities or other constraints pose a limitation in meeting this standard? When street tree placement is constrained to be in standard location then locations back of sidewalk are closest available are pursued. A canopy shade tree at 30.40 spacing is the parkway is the standard. Architect's Response: Existing trees and shrubs along with an existing 6' tall wood fence occurs along Riverside. No space is available for additional street trees. Please refer to the Site Plan; sheet A 1. 2. Autumn Flame Maple is not adapted to the soils found in Fort Collins. Consider one of the following as a substitution (Bur oak, Greenspire Linden or Northern Catalpa). Architect's Response: The Autumn Flame Maple trees are replaced with Greenspire Linden. Please refer to the Landscape Plan; sheet A3. 3. Skyline Honeylocust should be specified as 2.0 inch caliper. Architect's Response: The Landscape Schedule was revised. Please refer to the Landscape Plan, sheet A3. 4. All trees should be specified as ball and burlap. Architect's Response: Please refer to the Landscape Notes, #2; sheet A3. 5. Landscape note #13 needs revision. Forestry and Traffic can provide information for the revision. Architect's Response: Revised note per phone conversation with Tim Buchanan. Please refer to the Landscape Notes, #13; sheet A3. 6. What form of irrigation is being provided in the dry land pasture seed mix area? Tree will this area will need irrigation. These are good drought tolerant trees. (Bur Oak, Honeylocust, Comment Number: 8 Comment Originated: 02/22/2012 02/22/2012: 8. Near the comer where the sidewalk dips in some additional concrete/ sidewalk will need to be added so that a minimum of 7-8 feet of sidewalk exists where the sidewalk is attached. How wide is the existing attached sidewalk? The ramp at the corner of Myrtle and Riverside may also need to be replaced — if it doesn't meet current ADA standards or needs repairs it will need to be replaced to standards. The walk is only attached along Lot 1 which is no longer a part of this project, therefore no changes were proposed either to the walk or the handicap ramp. Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenbergergfcgov.com Topic: General Comment Number: 9 Comment Originated: 02/22/2012 02/22/2012: 9. An off site easement to bring the water line onto the property at the NW comer of the Riverside Shopping Center is needed. Per the plat on file for the Riverside Shopping Center the utility easement does not go all the way to the property line, therefore to make this connection an off -site easement is needed. Agreed, this will be part of our easement exhibit and we will instruct the owner to begin negotiations for this offsite easement. Comment Number: 10 Comment Originated: 02/22/2012 02/22/2012: 10.Details 1601 and 701 also need to be added to the plans. Added Comment Number: 11 Comment Originated: 02/22/2012 02/22/2012: 11.There is something that is off between the site plan and the utility plans. The site plans show the future building to be located right behind the row placed over the easements and the utility plans show that the building is set back behind the easements. Both plans need to match and the future building can not be shown over the utility easements. If a portion of the easement is vacated the building can be shown where that easement was — but not over the easements to remain. This building was remeoved Comment Number: 12 Comment Originated: 02/22/2012 02122/2012: 12.Where are the transformers for both buildings to be located? Existing oKsite transformer has capacity and Doug Martine indicated it will be used for this site. Comment Number: 13 Comment Originated: 02/22/2012 02/22/2012: 13.See the redlines for other comments. Acknowledged. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lexcmfcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 02/21/2012 02/21/2012: 1 spoke with Al Hauser, the projects architect, earlier today and the species specified in the dryland pasture mix, e.g., smooth brome, crested wheatgrass, are unacceptable species to be planting. I've sent Al the seed mix developed last fall, and he has Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, stangenberger@tcgov.com Topic: General Comment Number: 4 Comment Originated: 02/22/2012 02/22/2012: 4. As I understand it the plat that was submitted for review has been withdrawn. Therefore all easement vacations and dedications will need to be done by separate document. a. Each easement vacation request has a TDRF of $400 for the processing of the easement. The recording fees will also need to be provided, but that amount will not be known until we know how many pages the document is. To get the process started for easement vacations I will the application and fee paid with information and drawings indicating the limits of the proposed vacations. Right now I see two vacation proposals based on the current plans. i. Emergency access easement — as dedicated on the Houska South plat ii. Portion of the utility and drainage easement adjacent to Riverside (shown on the site plan) — as dedicated on the Houska South plat b. Each easement dedication request has a TDRF of $250 for the processing and review of the dedication. As with the vacations the recording fees will also need to be provided once we know how many documents and pages there are. Dedication language was changed and updated within the last year, so please let me know if you need the current language. Based on the plans I see 4 dedications that will be needed. i. Row along Riverside. The additional row needed so that the new detached sidewalk and the existing sidewalk is all within row. H. Emergency access easement iii. Utility easement for the water main extension into the site. iv. Drainage easements for the new and existing storm pipes that are not currently within easements. As we discussed, we will send you an easement exhibit and prepare the easement dedications once we agree on the location and size of all easements needed. Comment Number: 5 Comment Originated: 02/22/2012 02/22/2012: 5. There are a couple of existing easements that are not being shown on the plans. The access and utility easement at the corner of Riverside and Myrtle. We also have documentation that a portion of a drainage easement that was dedicated by separate document occurred (1999). This easement is on lot 1 and has not been shown on the documents. Since the entire easement was not vacated I am assuming that the rest of it still remains and needs to be shown on the plans. Lot 1 is no longer a part of this project. If this item is crucial, we can investigate further. Comment Number: 6 Comment Originated: 02/22/2012 02/22/2012: 6. What is the width of the proposed sidewalk? The proposed walk along Riverside is Now labeled on sheet 4 and is 5'wide Comment Number: 7 Comment Originated: 02/22/2012 02/22/2012: 7. Additional row needs to be dedicated to accommodate the new sidewalk section that is being built and to bring the portions of the existing sidewalk that are outside of the row into the row. Dedicate row to the back of all sidewalks. This will be shown on our easement exhibit and be dedicated by separate document. Comment Number: 6 Comment Originated: 02/21/2012 02/21/2012: There is existing solid wood fence (how high) on either side of the entry drive just east of the proposed Future Tire & Lube Building. Presumably the section offence on the east side of the drive will remain permanently. How much of the fence adjacent to the future building will be removed when that building is constructed? Architect's Response: The future building was removed and the existing wood fence will remain. Please refer to the Site Plan; sheet A 1. Department: Current Planning Contact: Steve Oft, 970-221-6341, solt@fcgov.com Topic: Site Plan Comment Number: 7 Comment Originated: 02/21/2012 02/21/2012: The Site Plan shows 6' high solid wood fences along 4 of the property lines on the south and west sides of the existing and proposed buildings. Is it correct to assume that these fences run the entire lengths of these property lines, including to the very southwest corner of Lot 2 as shown on the plan (please see Site Plan red -lined by Current Planning)? Architect's Response: Yes. The existing fences run the entire length of the property lines. Please refer to the Site Plan; sheet A 1. Comment Number: 9 Comment Originated: 02/21/2012 02/21/2012: What type of fence exists along the south property line of Lot 2, south of the New Parts Warehouse building? Architects Response: The existing fence is chain link, 6 foot tall. Please refer to the Site Plan; sheet A 1. Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/22/2012 02122/2012: 1. Indemnification Statement is needed on the cover sheet. Added Comment Number: 2 Comment Originated: 02/22/2012 02/22/2012: 2. I did not check the general notes. I will do that with the next review. Okay with us. Comment Number: 3 Comment Originated: 02/22/2012 02/22/2012: 3. Is there to be any phasing of improvements or infrastructure? Is it just the future building that is not going to be built now or are their more items to be constructed at a later date with this building (services for this building — Phase 1 or Phase 2)? Architects Response: The future tire and tube building was removed from this submittal and no phasing is required. All future improvements will be addressed by a minor amendment. Please refer to the Site Plan; sheet A 1. Topic: Plat Comment Number: 1 Comment Originated: 02/16/2012 Please disregard the comment, below, about the subdivision plat that was submitted with the BDR documentation. The applicant's engineer withdrew the subdivision plat from consideration on Friday, February 17th. A replat of the Houska properties (Houska Minor Sub. and Houska South Sub.) was submitted with the Basic Development Review documentation for Houska Automotive on 2/02112. A subdivision plat cannot be approved administratively by City staff. It must go through a Subdivision Plat/Project Development Plan (PDP) review process and public hearing, with a decision made by a Hearing Officer. It is subject to the applicable Planning and Transportation Development Review Fees set forth on the Development Review Application and Transportation Development Review Application. If the building valuation for the New Parts Warehouse building is less than $500,000 then the Planning Development Review Fee would be the Small Project Fee of $200.00. Please check with Sheri Langenberger of Engineering for the Transportation Development Review Fee. Topic: Site Plan Comment Number: 2 Comment Originated: 02/21/2012 0212112012: There is a Lot 2 shown on the Site Plan, identified just to the left of the New Parts Warehouse. Where is the presumed Lot 1? Architect's Response. The legal description was revised. Please refer to the Site Plan; sheet A7. Comment Number: 3 Comment Originated: 02/21/2012 O2/21/2012: Just above the LAND USE DATA TABLE and Street Address there is information about Lots 2 and 3. There is also an incomplete note about what would presumably be Lot 1. Please complete or remove this note. Also, is the intent of the Site Plan to show 3 separate lots? Architect's Response: The legal description was revised. Please refer to the Site Plan; sheet A 1. Comment Number: 4 Comment Originated: 02/21/2012 02/21/2012: What actual improvements (curb, gutter & sidewalk) are to be initially constructed in the area around the Future Tire & Lube Building, when the New Parts Warehouse building is constructed? Please see Site Plan red -lined by Current Planning. Architect's Response: The future tire and lube building was removed from this submittal. Alt future improvements will be addressed by a minor amendment. Please refer to the Site Plan; sheet Al. Comment Number: 5 Comment Originated: 02/21/2012 02/21/2012: The North Arrow on the Site Plan is incorrectly shown. North is actually to the left on the plan. Architect's Response: The Vicinity Map was rotated to match the orientation of the site plan. Please refer to the Site Plan; sheet A 1. such elements, each of which shall have a minimum height of thirty (30) inches. Such screening shall extend a minimum of seventy (70) percent of the length of the street frontage of the parking lot and also seventy (70) percent of the length of any boundary of the parking lot that abuts any nonresidential use. Openings in the required screening shall be permitted for such features as access ways or drainage ways. Where screening from the street is required, plans submitted for review shall include a graphic depiction of the parking lot screening as seen from the street. Plant material used for the required screening shall achieve required opacity in its winter seasonal condition within three (3) years of construction of the vehicular use area to be screened. Based on these requirements, something at least 30" high must be provided in the 14' vide landscape area, under the trees, that will screen at least 70% of the parking area along this property line. Just the Dryland Pasture Seed Mix is not sufficient. Architect's Response: 52 shrubs were added to the east property line to screen the parking area. Please refer to the Landscape Plan, sheet A3, for additional detail. Comment Number: 11 Comment Originated: 02/21/2012 02/21/2012: Current Planning agrees with Zoning's comment about providing trees along the west side of the New Parts Warehouse building (please see Landscape Plan red -lined by Current Planning) to break up the length (150') and height (above the 6' high fence) of the plain building facade. That building wall is to be 16' high to the eave and there is existing single family residential not too far to the west. Deciduous trees at 30' -35' spacing or evergree trees in clusters to provide 30'- 40' wide "windows" to the facade may be used. Architect's Response. 5 deciduous trees were added to the west side of the building. Please refer to the Landscape Plan; sheet A3, for additional detail. Comment Number: 12 Comment Originated: 02/21/2012 02/21/2012: Please add the following LANDSCAPE NOTE to the plan: All landscaping shall be installed according to sound horticultural practices in a manner designed to encourage quick establishment and healthy growth. All landscaping in each phase of development shall either be installed or the installation shall be secured with a letter of credit, escrow or performance bond for one hundred twenty-five (125) percent of the value of the installation and materials prior to the issuance of a certificate of occupancy for any building in such phase. Architects Response: Notes were added to "City of Fort Collins Landscape Notes': Please refer to the Landscape Plan; sheet A3. Topic: Lighting Plan Department: Current Planning Contact: Steve Olt, 970-221-6341, solt@fcgov.com Topic: Lighting Plan Comment Number: 10 Comment Originated: 02/2112012 02/21/2012: On the Lighting Plan the STATISTICS table shows a maximun foot-candle level in the Building Surrounds of 10.5. Where does this occur? Directly beneath the two (2) Type CC lights, one mounted on the south end of the east exterior and the other mounted on the north end of the west exterior. Section Fort Collins 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/developmenfreview February 23, 2012 Paul Leeper Heath Construction 141 Racquette Dr. Fort Collins, CO 80522 RE: Houska Automotive, BDR120001, 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, Noah Beals, at 970-416-2313 or nbeals@fcgov.com. Comment Summary: Department: Current Planning Contact: Steve Olt, 970-221-6341, soltgfWv.com Topic: Landscape Plans Department: Current Planning Contact: Steve Olt, 970-221-6341, soltOfcgov.com Topic: Landscape Plans Comment Number: 8 Comment Originated: 02/21/2012 02/21/2012: There is an existing 6' high chain link fence along the east property line of Lot 2. There is a proposed "vehicle holding" area (for how many vehicles? 42 Total Spaces) along this side. 3.2.1(E)(4)(b) of the Land Use Code requires sufficient screening of vehicles from the (currently vacant) non-residential property to the east. This section of the LUC reads as such: Screening. Parking lots with six (6) or more spaces shall be screened from abutting uses and from the street. Screening from residential uses shall consist of a fence or wall six (6) feet in height in combination with plant material and of sufficient opacity to block at least seventy-five (75) percent of light from vehicle headlights. Screening from the street and all nonresidential uses shall consist of a wall, fence, planter, earthen berm, plant material or a combination of