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Home My WebLink About420 424 W OAK ST AND 120 S SHERWOOD ST PUD PRELIMINARY - 40 92A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 15 MEETING DATE 12/ 1 7 / 9 2 STAFF st'PVP nit - PLANNING AND ZONING BOARD STAFF REPORT PROJECT: 420-424 West Oak Street and 120 South Sherwood Street P.U.D. - Preliminary, #40-92A APPLICANT: Lynda Williams/Don Richmond 424 West Oak Street Fort Collins, CO. 80521 OWNER: Same as Applicant PROJECT DESCRIPTION: Request for approximately 2,700 square feet of professional office space (excluding medical and dental offices) and 3,360 square feet of residential use in two existing buildings and one proposed building on three lots, with the lot area totalling 31,582 square feet (0.72 acre). There will be a total of two dwelling units. These properties are located at 420 & 424 West Oak Street, 120 South Sherwood Street, and are in the N-C-M, Neighborhood Conservation Medium Density District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a request for a P.U.D. to allow conversion of an existing 1,800 square foot residence into professional offices. Included in this request is construction of a new residence and on -going office/residential uses in a structure that was approved as an R-H Site Plan for non residential use by the Planning and Zoning Board on December 17, 1990. This proposal was evaluated against the Business Service Uses Point Chart, the Residential Uses Density Chart, and the applicable All Development Criteria of the Land Development Guidance System. The paved alley to the east, running north and south, represents the access to the off-street parking as well as being the dividing line between the N-C-M, Neighborhood Conservation Medium Density Zoning District and the b-g, General Business Zoning District. This alley is also the dividing line between the Neighborhood Conservation Area and the East Buffer Area as designated in the West Side Neighborhood Plan. The proposed conversions and new construction are compatible with the surrounding residential character and promote buffering the neighborhood from the downtown core, and therefore, are compatible with the West Side Neighborhood Plan. The mix of residential and COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT *Zo- 4Z4 W, ALE 41111110 G,,41LwA f..-;( IT-) ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the criterion be satisfies? If no, please explain e� FX �,a� Yes NO NEIGHBORHOOD COMPATABILITY 1. Social Computability 2. Neighborhood Character 3. Land Use Conflicts 4. Adverse Traffic Impact PLANS AND POLICIES 5. Comprehensive Plan PUBLIC FACILITIES & SAFETY 6, Street Capacity 7. Utility Capacity -74 8. Design Standards 9. Emergency Access 10. Security Lighting 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slope Hazard 13. Significant Vegetation 14, Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit 17. Eco-Sensitive Areas 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality t/ 20. Water Quality r/ 21. Noise / I 22. Glare & Heat 23. Vibrations V/ 24. Exterior Lighting 25. Sewages & Wastes SITE DESIGN 26. Community Organization 27. Site Organization 28. Natural Features 29. Energy Conservation 30.Shadows 31. Solar Access 32. Privacy 33. Open Space Arrangement 34. Building Height 35. Venicular Movement ✓ 36. Venicular Design �,/ ✓ 37. Parking �/ I 38. Acrlve Recreational Areas ✓ 39. Private Outdoor Areas t/ 40. Pecestrian Convenience ✓ l/ 41. Pecestrian Conflicts 42. Lanascaping/Open Areas ✓ 43. Lana scaping;Buildings 44. Lanascaping/Screening 45. Puclic Access d6. Sto_s I -12- ACTIVITY: Business Service Uses DEFINITION: Those activities which are predominantly retail, office, and service uses which would not qualify as or be a part of a neighborhood or commu- nity/regional slopping center. Uses include: retail shops; offices; per- sonal service shops; financial institutions; hotels/motels; medical clin- ics; health clubs; membership clubs; standard and fast-food restaurants; hospitals; mortuaries; indoor theatres; retail laundry and dry cleaning outlets; limited indoor recreation uses; small animal veterinary clinics; printing and newspaper offices; and, other uses which are of the same gen- eral character. CRITERIAEach of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. ;/No 1. Does the project gain its primary vehicular access from a street other ❑ than South College Avenue? 2. DOES THE PROJECT EARN AT LEAST 5El THE MAXIMUM POINTS AS CALCULATED ON "POINT CHART E" FOR THE FOLLOWING CRITERIA? a. Is the activity contiguous to an existing transit route (not appli- cable for uses of less than 25,000 square feet GLA or with less than 25 employees) or located in the Central Business District? b. Is the project located outside of the "South College Avenue Corri- dor?" c. Is the project contiguous to and functionally a part of a neighbor- hood or community/regional shopping center, an office or industrial park, located in the Central Business District or in the case of a single user, employ or will employ a total of more than 100 full- time employees during a single 8-hour shift? ror Is the project on at least two acres of land or located in the Cen- tral Business District? continued- -22- continued 11 e. Does the project contain two or more significant uses (such as retail, office, residential, hotel/motel, and recreation)? f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing or future off -site parking areas which contain more than ten (10) spaces? g • Does the activity reduce non-renewable energy usage through the application of alternative energy systems or through energy conservation measures beyond those normally required by the Model Energy Code as adopted by the City? Refer to Appendix G for Energy Conservation Methods to use for calculating energy conservation points. h. Is the project located with at least 1/6th of its property boundary contiguous to existing urban development? i. If the site contains a building or place in which a historic event occurred, which has special public value because of notable archi- tecture, or is of cultural significance, does the project fulfill the following criteria. i. Prevent creation of influences adverse to its preservation; ii. Assure that new structures and uses will be in keeping with the character of the building or place. Imitation of period styles should be avoided; and iii. Propose adaptive use of the building or place that will lead to its continuance, conservation and improvement in an appropriate manner while respecting the integrity of the neighborhood. �7 Id -23- BUSINESS SERVICE USES POINT CHART E For All Criteria Applicable Criteria Only Criterion ,he isI ApptCriterion be Yes No u III IV Crole the Correct Score Multtpller Points Earned Ixll Mcximum Appllccble Points a. Transit Route X 2 0 2 b. South College Corridor X X 2 0 4 g 8 C. Part of Center X X 2 0 3 6 d. Two Acres or More X X 2 0 3 6 e. Mixed -Use X X 2. 0 3 6 f. Joint Parking 1 2 1 0 3 g. Energy Conservation X, 112131410 2 8 h. Contiguity X X 2 0 5 10 i. Historic Preservation 1 2 0 2 j. 1 2 0 k. 1 2 0 1 1 2 1 0 Totals 2� v vi Percentage Earned of Maximum Applicable Points V/VI = VII GfGj vu M ACTIVITY: Residential Uses I I -- DEFINITION All residential uses. Uses would include single family attached dwellings, townhomes, duplexes, mobile homes, and multiple family dwellings; group homes; boarding and rooming houses; fraternity and sorority houses; nursing homes; public and private schools; public and non-profit quasi -public rec- reational uses as a principal use;_..uses.provi.ding meeting places and plaeLTs for public assembly with incidental office space; and child care centers. CRITERIA Each of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. Yes No 1. On a gross acreage basis, is the average residential density in the project at least three (3) dwelling units per acre (calculated for ❑ residential portion of the site only)? Ed 2. DOES THE PROJECT EARN THE MINIMUM PERCENTAGE POINTS AS CALCULATED ON THE FOLLOWING "DENSITY CHART" FOR THE PROPOSED DENSITY OF THE RESI- DENTIAL PROJECT? THE REQUIRED EARNED CREDIT FOR A RESIDENTIAL PROJECT SHALL BE BASED ON THE FOLLOWING: 30-40 PERCENTAGE POINTS = 3-4 01ELLING UNITS/ACRE; 40-50 PERCENTAGE POINTS = 4-5 DWELLING UNITS/ACRE; 50-60 PERCENTAGE POINTS = 5-6 DWELLING UNITS/ACRE; 60-70 PERCENTAGE POINTS = 6-7 DWELLING UNITS/ACRE; 70-80 PERCENTAGE POINTS = 7-8 DWELLING UNITS/ACRE; 80-90 PERCENTAGE POINTS = 8-9 DWELLING UNITS/ACRE; 90-100 PERCENTAGE POINTS = 9-10 DWELLING UNITS/ACRE; 100 OR MORE PERCENTAGE POINTS = 10 OR MORE DWELLING UNITS/ACRE. ENSITYCHART Maximum Criterion Credit If All "Melling Units Are Wittiln- a 20 fo 2000 1", of an emr,,g Or CDarp.eo repraar^xo•raoc�nq cenrer a 10% 0501"1 or cr, e+rmnq ncrmw lta, c 10% 40CA leer of e+nnrq cr aoarwea •eq�onatcccrq cenrer d 20°0Uj )S00'eeror ar e,nnnq or,e evea rear aarrgca agcx^muro N aan Or ^.Cmm�rvN'aaPry n � '^ v< a 100i0 •WO lee, of a1CnOO1.TQennq _II Te,eau.re,^Mn.rmlc_r•au.sory eat:ccrer• ra'.ncr me 5 larecr C.lofaaa. f 20016 30001eer Of a malty em0lRmenralrfb W 9 5% 1000 feel or a cna care cenfef h 20% Vortn FonGalnn> 20°6 'hsCMno, Butneo O�imct A «ascry nat•DOUroatVn CW,,¢7 W 10 • umnq tfarfl at ,O ,Gwrtrelayaeortromf«larr 0%—Fc, ofc,scnv w w0oerry oounoav rot to 10%Gang rfv. 1 30 or •0to 15%—:craor•cn•.nos• acoe,voour+oo• 10b 10 :cu'.pury 15 fo to 20%—Fw0f0�v. Dfcoerryoounov 20 to 30%confrqum �n 20 to 25% — sty oralecrs vnass acoary oar.«7', nr5 Jam a0%ccr,s•2t, 25 t0 30% —Fof 0ralecn ",rot ofooenv aouroav,v -0 ro 50%ccnptaly: k e a can oe Cerronma,ea mrn me wofecivr. feaue• ronrMe.rco• Msgv uteage sm« mrou4r me anolcanon of arrer..arlve ene,Sy 1Viremlw mr04Q1Cammrrrea Magy Can}Mpran mw0ss✓es ow,.ona;nalnprn,011v,evuuea wLm coce.a 5i 0onw mcv ce eam ea for every 5%fegcwn rn ervergr ass __Iculmea t%. j far ewry 50 acresm• Oro• . m�.C%CLale me DerCMlage ar mlfOfal Caret�n me wOrKT'Par Cle aeK"eO 101eCfe011wX)w.MMr1'2Cflnal OerCenrat7•Clo pah8 n t me cOoic.�r CJrlmrn a weflM,q IX,mar!MI Ort11• ooM 1aaC • n+a,n••n fn• C.Nt mn,mfyn reOw,•nwrt CIXlfale ma WrCMfage at m \ OM 00C! ocreoge tO T• fatal Ce eaOmMf q •ag•, Mre �1 a«CMgg• a C a0 \a O . can Of me ata ceve,00menf oucgef rn to oe fOM+r On n•,gnpwnaoC Ol,a1a }raTL110a11Mf �nKJ1 are Mf amMl.rse reaW r•a py l.rN CaG. Mrer 2%OOrV �..r avenr s100 oel a.arvrq uruf rnveffsa p farta �asveacmenr ouage,�s ro ge taanfon re.gnaarr.aaa:aem•s area tervCel v,n,wt «e rolaffNwrs•,eauuaa ov C.h C.:ae. ^nref a 1%oorRa:a even i 100 0.. cr,rer.rq unf �n.en•a a 1a tammmnerr ncergmaneroaeve oo toeanea cercMfcgao-e1a+a rxrnasr orc+.er. r'0 unnlwavrroortvram�rrst. Mrar mar osrcMfoq•acxnlauo aarf+mmum of JO%. Z Ifa commmrynfn e.rq moos to aevea0 a w .,so caeen" of m• n;lfa numae, of aw wq unn ?at r 'f0e'A• area fw 9eneK 'reooea routlrq o o•r+vc. r me C�tv of Wrr Colvu cocoa.-e m• oonus a �aa..s O rype'A". 5nnr rya•'A•t,rYn . iota urlfrs roeT-10 trw rvoe E'urvq ' Hof«unm n ,o cats ir+mt me camerwa DOrMrt ce greore, man 20.. . ' Y11V•,•«aooCern arcoM Ccn.ar,w nufanC N4+g a CaC a carts mCi ce eQ*W ro, me ralplw+q . )X — Falvw+.lrlq«mmgt'imgOunae r1f14enCM I•ger.norrfwsarw 4Y.CenP•riG BCCrarnC ara lOCalfOC'On10QVensarn 5 Ofn•,e,v�tirC 3X — F«aanC rtlarns..atx-lties.,.,l Bern vsaanq l.,rn meCca�rarfrl•au�alrq «oace.r.mn•cwonq rofv un,n ]X — Far«opargmmflve lue ar e+e wrargaeacs mosvnr,•s �mrannlxgnce.«eww,lrn «ra lrt+arOvemenfnon bra rrfww rt a rxzem a ca a" fea eaccrwrq 0 me mumaerant.(fast: I r_,sea w+oergana wmm rt1• o <WQ wn or, e.•.wsa a rg 4na11s 3«tto free 0rrn«V m e, ca0(Vt R1W a•ea-va at 101O t n — For o,o.,vrg IS%«rrore d ma oor+•nq m a r+sfctJe: 0% — cor afo.,vg50.2aX orrt+e f>anr`q ina mauve: )% — Fw«o M25 AQ% of me aonr,q In a imluve. U I facammrrmer,e on.q—ice «me a..e+rfqunrn Mr•ram a, 10% TOTAL �o Minutes for a =HBORHOOD MEETING Date: August 11, 1992 Project: 400 West Mountain/Oak Overall Development Plan Applicant: Don Richmond 420 West Oak Street Fort Collins, CO. City Planner: Steve Olt This meeting was held to introduce the applicant for the 400 West Mountain/Oak Planned Unit Development request to those Affected Property Owners present. This request is to change from residential uses to office & residential uses on several properties in the 1/2 block bordered by West Mountain Avenue to the north, West Oak Street to the south, South Sherwood Street to the west, and a paved alley to the east. The following questions, answers, concerns, and responses were expressed at this meeting: 1. Question: Has the victorian house you have referred to already been platted? Answer: Yes, it has been subdivided out and has its own legal description. 2. Question: Are you saying that you do not need further blessing from the City to be allowed to build this new house? Answer: Yes, that is correct. 3. Question: On the Overall Development Plan and the P.U.D. you are proposing office and residential uses at 424 West Oak Street? Answer: Yes, that is the plan. 4. Comment: There is a discrepancy between the Overall Development Plan and the Preliminary P.U.D. Plan. On the O.D.P. 424 West Oak is called out as office uses only, on the Preliminary P.U.D. Plan it is called out as office and residential uses. 5. Question: Will the Overall Development Plan try to specify only certain uses on each property and will that cast those uses in stone? Answer: I would like to have this document restrict the uses to only what is shown on the plan for each property. 6. Question: What is the nub of all this? In effect, what uses want to occur that will affect me in the 500 block of West Mountain Avenue? 7. Comment: We would like to see more restrictive uses in this area than what is being proposed on the Overall Development Plan. 8. Question: Where does it stop if we allow these uses in the neighborhood? 9. Comment: You are asking, with this Overall Development Plan, to move outside the allowable uses for personal and economic reasons. 10. Question: Where will the clients for the office uses park? Answer: In the parking lot within the 1/2 block, behind 420 & 424 West Oak Street. 11. Question: What specifically are you getting through the Planned Unit Development process that you can't have now? Answer: The right to use specific properties as professional offices as well as residential uses. 12. Question: Is there anything on the plan that will not allow the private alley to continue west to Sherwood Street? Answer: If nothing else, the presence of the new house will preclude that extension. Susan G. Wholey 123 South Sherwood Street Fort Collins, Colorado 80521 (303) 493-8575 August 18, 1992 Mr. Steve Olt City Planner City of Fort Collins 281 North College Avenue Fort Collins, Colorado 80521 Dear Steve Thank you for the opportunity to learn more about the plans for the 400 block of West Oak Street during the neighborhood meeting held this. past week. The meeting was informative but I felt afterwards that not enough time was spent on the plans to convert 424 West Oak Street to a professional office use. I would much prefer that no further conversion of properties to the west of the existing Richmond architectural office be approved. There is a need for housing in the downtown area not more office space. To encourage conservation of these existing older residential neighborhoods is the goal of the Westside Neighborhood Plan and the 1991 rezoning of this area. This proposal is inconsistent with both. Again, I appreciate the opportunity to comment. Kind regards Susan G. Wholey 420-424 West Oak Street and 120 South Sherwood Street P.U.D. - Preliminary, #40-92A December 17, 1992 P & Z Meeting Page 2 professional offices is supported by the Land Use Policies Plan. The land use is found to enhance neighborhood stability and the site design is compatible with the neighborhood in terms of scale, parking, character, and architectural design. COMMENTS: 1. Background• The surrounding zoning and land uses are as follows: N: N-C-M, bg; single family residential and offices (Larimer County) S: N-C-M, N-C-B; single family residential and professional offices E: bg; professional offices, residential, and commercial parking lot W: N-C-M; single family residential This property was part of the original City of Fort Collins and was included on the Town Site Plat in 1873. The large, single family home at 420 West Oak Street has historically been used as a duplex residence. On August 8, 1990 the owners of the property received a home occupation permit from the Zoning Department for an architectural and planning consulting practice on the first floor. This license allowed up to one additional full-time employee, besides the inhabitants, for the home occupation. The Planning and Zoning Board approved an R-H Non -Residential Use Request for the property at 420 West Oak Street on December 17, 1990. This use review process entailed a review of two issues: land use and site design. The non-residential use proposal was evaluated against the officially adopted goals, policies, and objectives of the Comprehensive Plan and the West Side Neighborhood Plan. 2. Land Use• The current land uses on the three lots are as follows: * existing two-story building at 420 West Oak Street is approved for: -a 1,000 square foot professional office on the first floor, -one 800 square foot residential dwelling unit on the second floor; * existing two-story building at 424 West Oak Street is presently used as a single family residence; and 420-424 West Oak Street and 120 South Sherwood Street P.U.D. - Preliminary, #40-92A December 17, 1992 P & Z Meeting Page 3 * 120 South Sherwood Street is undeveloped, vacant property. The proposed land uses within this P.U.D. are professional offices and residential. The uses for each lot are as follows: * 420 West Oak Street, same as current: - a 900 square foot architectural office on the first floor, - one 900 square foot residential dwelling unit on the second floor, - parking for 5 automobiles on the rear of the lot; * 424 West Oak Street - total of 1,800 square feet on two floors, with the entire building being professional offices. Medical and dental office uses are specifically excluded, - parking for 5 automobiles on the rear of the lot; and * 120 South Sherwood Street - two-story residence, approximately 2,460 square feet, to be one single family residence. This request was evaluated against the Business Service Uses Point Chart, the Residential Uses Density Chart, and the applicable all Development Criteria in the Land Development Guidance System, and the adopted West Side Neighborhood Plan. It earns 52% on the point chart (exceeding the minimum 50% requirement), receiving credit for: a) being located outside of the "South College Avenue corridor", b) containing two or more significant uses (office and residential), and c) contiguity to existing urban development. It earns 70% on the density chart, receiving credit for: a) being within 3,500 of a community facility (the Lincoln Center), b) being within 3,000 feet of a major employment center (downtown Fort Collins), and c) contiguity to existing urban development. The net residential density for the P.U.D. will be 2 dwelling units on 0.72 acre = 2.78 dwelling units/acre. The earned credit on the Density Chart supports 7-8 dwelling units/acre. The City's Land Use Policies Plan has promoted mixed use development as creating opportunities to live, work, shop, and recreate within close proximity to each other. The proposed conversions will allow professional services to be conducted within walking distance to other professional services, governmental agencies, support services, and all other activities associated with the downtown core. Staff finds that the request for converting a residential dwelling unit to professional offices is in compliance with the L.U.P.P. 420-424 West Oak Street and 120 South Sherwood Street P.U.D. - Preliminary, #40-92A December 17, 1992 P & Z Meeting Page 4 3. West Side Neighborhood Plan: The property is located in the Neighborhood Conservation Area designated by the West Side Neighborhood Plan. The alley providing access to the off-street parking (one lot to the east) also represents the dividing line between the Neighborhood Conservation Area and the Residential Redevelopment (Buffer) Area. The Neighborhood Conservation Area is defined by the West Side Neighborhood Plan as follows: "These areas are primarily single family residential but some redevelopment to low density multi -family residential has already taken place. Conservation of the low density residential character is of primary concern here and redevelopment (new construction) is not encouraged." The request to convert existing living units in the N-C-M zone to professional offices and create a new living unit is inconsistent with the definition of the Neighborhood Conservation Area, primarily in that professional offices are introduced. Staff has evaluated this request against the criteria of the West Side Neighborhood Plan and supports the conversions and addition based on the following findings: A. The existing and proposed office conversions will maintain the residential character of the area. All parking will be off- street and located in the rear of 420 & 424 West Oak Street. Access to the parking area will be by a paved alley that already serves existing offices (Larimer County, Farm Credit Service, and Walker Law Office). The existing off-street parking area will be upgraded from gravel to turf block. Handicapped access will also be located in the rear. B. New construction (house at 120 South Sherwood Street) is allowed by the West Side Neighborhood Plan in the Conservation Area if the construction relates architecturally to the area. The proposed house will respect the integrity of the neighborhood, incorporating many of the architectural elements that have long existed in this area. C. The proposed conversions and new construction will further stabilize the neighborhood's physical condition. The condition and appearance of each lot is important in accomplishing the objectives of conserving the residential character of the neighborhood. The proposed uses will enhance the buffer between the residential core area west of South Sherwood Street and the downtown business district. It is staff's finding that the proposed conversion of 1,800 square feet to professional office space and the addition of a new house 420-424 West Oak Street and 120 South Sherwood Street P.U.D. - Preliminary, #40-92A December 17, 1992 P & Z Meeting Page 5 are compatible with the surrounding area and will maintain the residential character of the neighborhood, which is the primary concern identified for "conservation areas". The proposed conversions do not negatively impact the block, and are compatible, transitional uses that promote the goals of the West Side Neighborhood Plan. 4. Neighborhood Compatibility: A neighborhood meeting was held on August 11, 1992. The majority of those attending expressed concern about the intrusion of uses other than residential into their neighborhood. The minutes of the neighborhood meeting are attached. 5. Transportation: The off-street parking on the rear of 420 & 424 West Oak Street will gain access from a paved alley. The 6 outside parking spaces to be provided will consist of a turf block paving material that allows grass to grow but will adequately support vehicles and 4 of the parking spaces are contained inside an existing garage that straddles the property line between Lots 1 & 2. The 10 spaces are considered to be sufficient for the anticipated parking demands for the professional office and residential uses. 6. Storm Drainage: Storm drainage concerns must be addressed and satisfactorily resolved with the Stormwater Utility prior to Final approval. RECOMMENDATION: This request earns 52% on the Business Services Uses Point Chart, 70% on the Residential Uses Density chart, and meets the applicable All Development Criteria of the Land Development Guidance System. Staff finds that this request promotes neighborhood conservation and provides transitional buffering, thereby complying with the West side Neighborhood Plan. The mixed use of residential and professional offices promotes the objectives of the Land Use Policies Plan. Elements of the Site Plan (off-street parking, turf block parking surfaces, landscaping) lessen the impacts on the surrounding area. Staff recommends approval of the 420-424 West Oak Street and 120 South Sherwood Street P.U.D. - Preliminary, #40-92A. No Text 1 1 1 CO l • Pa«.w�.NuaY .ve—tee GjnROC "MON D 4stl 5�R .y.¢Y [w.n�TUN: 0.Nc .Wa �N bme 4/iTnN — Y. 1 v 1y �kY \1: 0 °fir FKtIMMP l2+4 Mw aa. nuYa B-'fliY•�Q�N¢:/101/e 414 Illy u. rx 11 I +`11. f Al SL II N� Irk 1 �f 1 YP+LD SE MRWNCwrPINS ItMKNp,/kW/.1� � \ 11G S. SrMVq.Mp ## Mrw. yo'-Wi 's a tg "AP IvE PYJrI MI > 41, _ V v id,u 'II .- .'a, nfl* m l.Y. �..(E VIUNITY MAP f� n rra PLINPNNO NNO ZONM CERTIFICATION X.uL IR-lD �1.ei2 No Text "an MSC MDOW 7O44 MU VA L n ur 3 CAR GARAGE r ATTIC ACCESS LNM I I I _ FiRST FLOOR PLAN 4' CM. SUB ,A WALL r- i Ulu Hill Pain long -- z. RAFUS • za OC II a STORAGE AREA GARA m SECTION A —A ICI IJ TN FLEVA ION Ill I f , S 11 I f 1111 I Zst 3 GAR 6A RAGS e/30/9-