HomeMy WebLinkAboutELIZABETH SUBDIVISION - PDP - PDP160046 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWAcikno Iged.
Pre -Submittal Meetinas for Buildina Permits
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 970-416-2341 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.
Construction shall comply with the following adopted codes as amended:
20012 International Building Code (IBC)
2012 International Residential Code (IRC)
20012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (/PC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI Al17.1-2009.
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: 20121RC Chapter 11 or 2012 IECC Chapter 4.
2. Multi -family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential Provisions.
3. Commercial and Multi -family 4 stories and taller: 2012 IECC Chapter 4 Commercial
Provisions.
Fort Collins Green Code Amendments effective starting 2/17/2014. A copy of these requirements
can be obtained at the Building Office or contact the above phone number.
City of Fort Collins
Building Services
Plan Review
970-416-2341
Page 10 of 10
6. The office will need to add four spaces of bike parking. At least one of the spaces must be
provided in an enclosed location. The remaining parking can be provided via fixed rack.
Response. CCG - The four place bike rack is located near the northeas corner of the
proposed parking lot. Per email correspondence with Clay Frickey on ,� uril 13, 2016, two U
bike racks with a concrete pad have been included.
7. The proposed development project is subject to a Type 2 (Planning and Zoning Board)
review and public hearing. The applicant for this development request is required to hold a
neighborhood information meeting prior to formal submittal of the proposal. Neighborhood
meetings offer an informal way to get feedback from your surrounding neighbors and
discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750,
to assist you in setting a date, time, and location. I and possibly other City staff, would be
present to facilitate the meeting.
Neighborhood meeting was held August 18, 2016. Per feedback from tl neighborhood the
applicant will no longer be pursuing an expansion. This would therefore e a Type I review
moving forward.
8. Please see the Development Review Guide at www.fcgov.com/drg. This online guide
features a color coded flowchart with comprehensive, easy to read information on each step
in the process. This guide includes links to just about every resource you need during
development review.
Acknowledged.
9. This development proposal will be subject to all applicable standards of the Fort Collins
Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC
is available for your review on the web at
http://www.colocode.com/ftcollins/landuse/begin.htm.
Acknowledged.
10. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a
Modification of Standard Request will need to be submitted with your formal development
proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a
Modification of Standard.
Modifications will be requested for the project. A request has been mac and a complete list
of modifications appears on the Land Use Chart of the site plans.
11. Please see the Submittal Requirements and Checklist at:
http://www.fcqov.com/developmentreview/applications.php.
Acknowledged.
12. The request will be subject to the Development Review Fee Schedule that is available in the
Community Development and Neighborhood Services office. The fees are due at the time of
submittal of the required documents for the appropriate development review process by City
staff and affected outside reviewing agencies. Also, the required Transportation
Development Review Fee must be paid at time of submittal.
Acknowledged.
13. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
Page 9 of 10
13. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
Respon5 LVC —Acknowledged
14. In regards to construction of this site. The public right-of-way shall not be used for staging
or storage of materials or equipment associated with the Development, nor shall it be used
for parking by any contractors, subcontractors, or other personnel working for or hired by the
Developer to construct the Development. The Developer will need to find a location(s) on
private property to accommodate any necessary Staging and/or parking needs associated
with the completion of the Development . Information on the location(s) of these areas will
be required to be provided to the City as a part of the Development Construction Permit
application.
Respon. LVC — Acknowledged.
Department: Electric Engineering Contact: Luke Unruh, 9704162724, lunruh(a)fcgov.com
Electric Capacity Fee, Building Site charges, and any necessary system modification
charges will apply. Please see the Electric Estimating Calculator and Electric Construction
Policies, Practices & Procedures at the following link:
http://www. fcgov. com/uti I ities/busi ness/bui lders-and-developers
Respor, LVC — Acknowledged.
Planning Services Contact: Clay Frickey, 970-224-6045, cfrickey(a)fcgov.com
1. The minimum lot width in the NCL is 40 feet. You will need to seek a modification to get
allow the 20 foot lot width desired for the new single-family home.
Respon LVC — A modification will be requested.
2. There are maximum floor -area ratios (FAR) for lots in the NCL. The overall FAR limit for
lots over 10,000 sq. ft. is 30% of the lot area plus 250 sq. ft. for an accessory detached
structure. The allowable floor area for the rear half of the lot shall not exceed 25% of the
square footage of the rear half. If the replat ends up creating a flagpole lot, then you could
run into issues related to the amount of allowable floor area in the rear half of the yard. If
you exceed the FAR limits, you will need to seek a modification to the applicable standards.
Respon!: Building will not exceed the allowable FAR.
3. Since this proposal includes enlarging an existing non -conforming use, the proposal will be
reviewed by the Planning & Zoning Board. The proposal must meet a series of performance
standards outlined in section 1.5.5 of the Land Use Code, including a maximum expansion
in square footage of 25%.
The exi� 7 commercial building will not longer seek to be enlarged.
4. Is the existing office still in use? If the office has been out of operation for more than 12
months, the use would be considered abandoned and any new use would have to conform
with the existing permitted use list outlined in section 4.7(B) of the Land Use Code.
Respon<_ LVC — The existing office is still in use.
5. Since the new lot for the single-family home is proposed to have less than 40 feet of street
frontage, the new house must also include two off-street parking spaces.
Respon, CCG - Off-street parking requirement note will be added to plans. The actual
configure on will be determined when the plot plan for the home is submitted.
Page 8 of 10
All public sidewalk, driveways and ramps existing or proposed adjacent or within the site
need to meet ADA standards, if they currently do not, they will need to be reconstructed so
that they do meet current ADA standards as a part of this project. The existing driveway will
need to be evaluated to determine if the slopes and width will meet ADA requirements or if
they need to be reconstructed so that they do.
Response: CCG — Per a field meeting with Rob Mosbey on March 22, 16, an ADA
Bypass Sidewalk will be constructed at the existing driveway cut to me `0A requirements.
5. Any public improvements must be designed and built in accordance with the Larimer County
Urban Area Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Response: CCG —Acknowledged.
6. This project is responsible for dedicating any right-of-way (likely needed for future
detachment of sidewalk) and easements that are necessary or required by the City for this
project. This shall include standard utility easements that are to be provided behind the
right-of-way (9 feet along E Elizabeth Street).
Response: CCG - Per email correspondence with Katie Sexton on M,= '1 30, 2016, 11 feet
of right-of-way and a 9 foot utility easement will be dedicated with the F al Plat.
7. LCUASS access spacing standards (Table 7-3) require 30' spacing between driveway
edges on a minor collector street.
Response: CCG - The existing parking lot driveway will narrowed to th 'est and exceed
this requirement. The existing driveway cut will not be modified.
8. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on
parking design.
Response: CCG — The parking lot has been modified to account for th quired setbacks
and is shown in the Utility Plans.
9. All fences, barriers, posts or other encroachments within the public right-of-way are only
permitted upon approval of an encroachment permit. Applications for encroachment permits
shall be made to Engineering Department for review and approval prior to installation.
Encroachment items shall not be shown on the site plan as they may not be approved, need
to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-
compliance.
Response: LVC — An Encroachment Permit is not anticipated.
10. Any rain gardens within the right-of-way cannot be used to treat the development/ site storm
runoff. We can look at the use of rain gardens to treat street flows — the design standards
for these are still in development.
Response: CCG — Rain gardens are not located with the right-of-way.
11. Bike parking required for the project cannot be placed within the right-of-way and if placed
just behind the right-of-way need to be placed so that when bikes are parked they do not
extend into the right-of-way.
1 bike parking space is required per code. A rack with a 2 bike capaci. as been provided
for fixed parking, enclosed parking will be inside that building.
12. Utility plans will be required and a Development Agreement will be recorded once the
project is finalized.
Response: LVC — Acknowledged.
Page 7 of 10
re -landscaping and reduce bluegrass lawns as much as possible. Native landscaping is
encouraged to the extent possible, as well.
Low wate se plants will be used in the plant palette.
2. The applicant should make note of Article 3.2.1(C) that requires developments to submit a
landscape and tree protection plan, and if receiving water service from the City, an irrigation
plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the
pedestrian environment". Note that a significant tree is defined as a tree having DBH
(Diameter at Breast Height) of six inches or more. If any of the trees within this site have a
DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan,
City Forester (970-221-6361 or tbuchanan@fcgov.com) to determine the status of the
existing trees and any mitigation requirements that could result from the proposed
development.
A meeting �+as held with Tim Buchanan on site to review all existing trees and establish
mitigation uantities on them, A tree protection and mitigation plan has been provided.
3. 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:
1. 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 2. Solar Energy:
http://www.fcgov.com/utilities/residential/renewables/solar-contractors-resources, contact
Norm Weaver at 970-416-2312 or nweaver@fcgov.com
3. Urban Agriculture: http://www.fcgov.com/developmentreview/urbanagriculture.php
Please consider the City's sustainability goals and ways for your development to engage with
these efforts.
Acknowk ,d.
Department: Engineering Development Review Contact: Katie Sexton, 970-221-6501,
ksexton(c�fcgov om
1. Katie Sexton, 221-6501 or ksexton@fcgov.com, will be the Engineer assigned to this
project. Please contact her if you have further questions regarding the engineering
comments or requirements.
2. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of
building permit. Please contact Matt Baker at 224-6108 if you have any questions.
Acknowle =d
3. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal.
For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-
review.php
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4. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this
project, shall be replaced or restored to City of Fort Collins standards at the Developer's
expense prior to the acceptance of completed improvements and/or prior to the issuance of
the first Certificate of Occupancy.
Respon� LVC —Acknowledged.
Page 6 of 10
Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, nxwiler(a-)poudre-
fire.org
1. FIRE LANES
Fire access is required to within 150' of all exterior portions of a building's perimeter. The
setback distance from the road would suggest that an Emergency Access Easement would
be needed on the property or the new home would require a residential fire sprinkler system
to be installed as an offset to the code deficiency. Code language provided below.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a
building hereafter constructed or moved into or within the jurisdiction. The fire apparatus
access road shall comply with the requirements of this section and shall extend to within 150
feet of all portions of the facility and all portions of the exterior walls of the first story of the
building as measured by an approved route around the exterior of the building or facility.
When any portion of the facility or any portion of an exterior wall of the first story of the
building is located more than 150 feet from fire apparatus access, the fire code official is
authorized to increase the dimension if the building is equipped throughout with an approved,
automatic fire -sprinkler system.
The proposed home will have a residential fire sprinkler system. AS disci sed, there will be
an EAE through the commercial lot the south end. A note for a cross pro arty access
agreement has been added to the plans to maintain a clear path for emc ency staff to
access the residential lot from the end of the commercial lot.
2. WATER SUPPLY
A fire hydrant is required within 400' of every residential home. It is unclear if this condition
would be met with construction of the new home. If a hydrant cannot be located within 400' of
the residence, a fire sprinkler system would be required. Code language provided below.
> IFC 508.1 and Appendix B: RESIDENTIAL REQUIREMENTS: Within the Urban Growth
Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400
feet to the building.
Afire hydrant has been confirmed to be within 400' of the home on the r ih side of Elizabeth
Street.
3. PREMISE IDENTIFICATION
When a building is set back significantly from the road, addressing may be required to be
posted both on the building and at the street to assist with wayfinding. 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.
A wayfinding sign has been shown on the site plans at the entrance aloe=lizabeth ROW
frontage. Another sign is at the entrance of the residential access drive i cating the
residential address on it as well.
Department: Environmental Planning Contact: Kelly Kimple, 970-416-2401,
kkimple(a)fcgov.com
1. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article
3.2.1 (E)(3), requires that you use low -water -use plants and grasses in your landscaping or
Page 5 of 10
all onsite drainage facilities will be included as part of the Development Agreement. More
information and links can be found at:
http://www.fcgov. com/uti lities/what-we-do/stormwater/stormwater-quality/low-im pa ct-develo
pment
Response :.CG — Per email correspondence with Heather McDowell on April 4, 2016, a rain
garden is i oposed for water quality treatment, as shown on the grading plan and explained
in the draii aige report.
7. Per Colorado Revised Statute §37-92-602 (8) effective August 5, 2015, criteria regarding
detention drain time will apply to this project. As part of the drainage design, the engineer will
be required to show compliance with this statute using a standard spreadsheet (available on
request) that will need to be included in the drainage report. Upon completion of the project,
the engineer will also be required to upload the approved spreadsheet onto the Statewide
Compliance Portal. This will apply to any volume based stormwater storage, including
extended detention basins and bio-retention cells.
ResponseCG - No quantity detention is being proposed with this project. Per email
correspon Dnce with Heather McDowell on April 4, 2016, a rain garden is proposed for water
quality tre ment, as shown on the grading plan and explained in the drainage report. The
rain garde does not have an outfall.
Department: Historical Preservation Contact: Maren Bzdek, 970-221-6206,
mbzdek(cDfcgov om
Any exterior changes to or demolition of buildings 50 years old or older need to be reviewed
under the City's Demolition/Alteration Review Process (Municipal Code Section 14-72). This
process determines a building or structure's eligibility to qualify for recognition as a Fort
Collins Landmark. The determination of eligibility requires current color photographs of all
sides of each building or structure, provided by the applicant. Sufficient photos should be
taken to show the current condition of the building, especially any previous alterations or
additions. Additionally, photos of the front elevation of adjacent buildings or structures are
also required, to show the context of the building. Digital photos are encouraged, and may be
sent to kmcwilliams@fcgov.com. Hard copies may be sent to P.O. Box 580, 80522; or
dropped off at CDNS, 1 st Floor, 281 N. College Ave.
No exteric hanges to the existing are being proposed.
2. This project is located adjacent to and near properties that have the potential to be
individually eligible for Landmark designation. To determine the eligibility of these properties,
staff will need to receive good quality photographs of all elevations (and partial elevations)
visible from public rights of way, including alleys. Staff will also need photos of the properties
a minimum of two deep on either side, and behind the project, for context.
There is insufficient information at this time to be able to assess how the project would
comply with the Standards in Section 3.4.7. The character of the proposed building will be
key to meeting these Standards, and the building's location, materials, and its design,
especially height and articulation, will all play a part. The applicant is encouraged to take
advantage of complimentary reviews with the Landmark Preservation Commission Design
Review Subcommittee very early in the project. These may be arranged by contacting staff.
Since then s no new construction being proposed with this project submittal this requirement
is no longe applicable. It is understood from conversation on 12/20/2016 with Maren that
when a Sf some is going through design and construction process that they will need to
comply to its requirement at that time.
Page 4 of 10
Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065,
hmcdowell(a)fcgov.com
1. The design of this site must conform to the drainage basin design of the Spring Creek Master
Drainage Plan as well the Fort Collins Stormwater Criteria Manual
Response: CCG —Acknowledged.
2. A drainage report, erosion control report, and construction plans are required and they must
be prepared by a Professional Engineer registered in Colorado. The drainage report must
address the four -step process for selecting structural BMPs. There is a final site inspection
required when the project is complete and the maintenance is handed over to an HOA or
another maintenance organization. The erosion control report requirements are in the Fort
Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins
Amendments. If you need clarification concerning this section, please contact the Erosion
Control Inspector, Jesse Schlam at 224-6015 or jschlam(d-)fcgov.com.
Response: CCG — The drainage and erosion control report have been p ared.
3. It is important to document the existing impervious area since drainage requirements and
fees are based on new impervious area. An exhibit showing the existing and proposed
impervious areas with a table summarizing the areas is required prior to the time fees are
calculated for each building permit.
Response: CCG —This information has been documented in the submit _Ms
4. When improvements are proposed to an existing developed site and there is an increase in
impervious area greater than 1000 square feet, onsite detention is required for the runoff
volume difference between the 100-year developed inflow rate and the 2-year historic release
rate for water quantity. Parking lot detention for water quantity is allowed as long as it is not
deeper than one foot.
a. Alternatively, if you can demonstrate that the overall imperviousness on the site is less
than 53% (the assumed imperviousness for this basin in the Spring Creek Master Drainage
Plan) then quantity detention will not be required on this site. The imperviousness calculation
will need to include half of the street width along the entire frontage of the property.
Response: CCG - Overall imperviousness is 49% (proposed condition). uding the south half of
E Elizabeth Street.
5. Fifty percent of the site runoff is required to be treated using the standard water quality
treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best Management
Practices (BMPs).
(hftp://www.fcgov. com/utilities/business/builders-and-developers/development-forms-gu ideli
nes-regulations/stormwater-criteria) Extended detention is the usual method selected for
water quality treatment; however the use of any of the BMPs is encouraged.
Response: CCG — Per email correspondence with Heather McDowell of Dril 4, 2016, a rain
garden is proposed for water quality treatment, as shown on the gradinc an and explained
in the drainage report.
6. Low Impact Development (LID) requirements are required on all new or redeveloping
property which includes sites required to be brought into compliance with the Land Use Code.
These require a higher degree of water quality treatment for 50% of the new impervious area
and 25% of new paved areas must be pervious. Standard operating procedures (SOPS) for
Page 3 of 10
Department: Water -Wastewater Engineering Contact: Heather McDowell, 970-224-6065,
hmcdowell(cD-fca ov.com
1. There is an existing 8-inch water main in Elizabeth Street with a 3/-inch water service to the
existing commercial building. There is not a water tap on record for the other lot.
Response :CG - The utility plan shows the location of a new W tap for the single-family
home.
2. If this project requires a larger water tap for the commercial building, then the existing water
tap must be abandoned at the main.
Response :;CG —The existing water tap for the commercial building will remain in service.
3. A new and separate water tap and meter will be required for the residential use.
Response ;CG -The utility plan shows the location of anew tap and meter pit for the single-
family hor
4. There is an existing 8-inch sewer main in Elizabeth Street but neither property parcel ties into
the City sewer. The location of the leach field for the existing septic system is unknown.
Response ;CG - The Developer traced the sanitary sewer service for the existing
commerci wilding. The sanitary sewer service runs south along the west property line and
connects he existing sanitary sewer main, near or at M12556. There is no record of a
septic sys i n for this existing commercial building, according to the Developer.
5. Both the existing commercial use and the new residential building will be required to tap into
the municipal city sewer for this project. Each use (commercial and residential) will be
required to have its own separate service.
Response ;CG - The utility plan shows the locations of the new sanitary sewer tap for the
residentia jilding. The commercial building ties into the sewer south of the residential lot
(see resp, se above).
6. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
Low use f its will be used in the planting palette. A water use chart has been provided on
the lands I ,e plans.
7. Development fees and water rights will be due at building permit.
Acknowle, 11 -ad.
Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887,
mwilkinson(ZDfccii ov.com
1. The anticipated change in traffic volume is not expected to rise to the threshold of needing a
TIS. Based on section 4.2.3.D of LCUASS, the Traffic Impact Study requirement can be
waived.
Response :CG—Acknowledged.
2. Check with Engineering on any requirement related to the sidewalk width. Does it meet
current standards, and if not, does it need to be upgraded?
Response .CG - Per email correspondence with Katie Sexton on February 24, 2016: "The
existing s walk should be okay to remain. ADA requires a 5 foot sidewalk but gives
exception any existing sidewalk that is at least 3 feet wide. We will not require that the
existing 4 'oot sidewalk be detached at this time."
Page 2 of 10
Fort of
January 04, 2016
Barry Schram
2620 Brush Creek Dr
Fort Collins. CO 80528
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
Re: 811 Elizabeth St - Replat and Single -Family Home
Description of project: This is a request to replat the lots at 811 Elizabeth St. and build a single-
family home (parcel #'s 9713400012 and 9713400006). The proposal calls for expanding the front
portion of the lot to be 8,000 sq. ft. The existing structure on this lot would then be enlarged by 300 sq.
ft. The single-family home would then be built in the back portion of the lot and have 20' of frontage on
Elizabeth. The site is located in the Neighborhood Conservation - Low Density (NCL) zone district.
This proposal will be subject to Planning & Zoning Board (Type ll) review.
Please see the following summary of comments regarding the project request referenced above. The
comments offered informally by staff during the Conceptual Review will assist you in preparing the
detailed components of the project application. Modifications and additions to these comments may be
made at the time of formal review of this project. If you have any questions regarding these comments
or the next steps in the review process, you may contact the individual commenter or direct your
questions through the Project Planner, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com.
Comment Summary:
Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals f_ 7ov.com
1. Minimum lot size shall not be less than 6,000 sf.
The lots exceed this requirement.
2. The N-C-L zone district has maximum floor area for the overall lot and in the rear half of the
lot. See section 4.7(D)(2) for full details.
Acknowldged.
3. The existing parking lot is void of parking lot landscaping and would need to brought into
compliance with current landscape standards.
The parking lot has been brought into compliance with landscaping alor 'Ie edge and
parking It island tree.
4. The new single family dwelling will be required to provide off-street parking.
Off-street parking will be provided with residential plot plan, The require: jantity is listed on
the site plans.
5. Please refer to Land Use Code section 1.5 for increases to the nonconforming structure.
The existing structure will not be increased from it's current size.
Page 1 of 10