The URL can be used to link to this page

Home My WebLink AboutMOSAIC CONDOS - PDP200003 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 ‑ fax fcgov.com/developmentreview April 10, 2020 Mary Taylor Russell + Mills Studiios 506 S College Ave Unit A Fort Collins, CO 80524 RE: Mosaic Condos, PDP200003, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Mosaic Condos. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970‑416‑2744 or via email at bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970‑416‑2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 04/07/2020: INFORMATION ONLY: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! RMS Response: Thank you. Comment Number: 2 04/07/2020: INFORMATION ONLY: As part of your resubmittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to speciﬁc project plans or explanations of why comments have not been addressed, when applicable. RMS Response: Understood, thank you. Comment Number: 3 04/07/2020: INFORMATION ONLY: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut‑off for routing the same week. When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Everything would be electronic. RMS Response: Understood, thank you. Comment Number: 4 04/07/2020: FOR HEARING: "FOR HEARING" comments will need to be addressed and resolved prior to moving forward with scheduling the hearing. Staff would need to be in agreement the project is ready for hearing approximately 3‑5 weeks prior to the hearing. There are key material due dates in order to be scheduled on the Planning and Zoning Board Agenda. RMS Response: Understood, thank you. Department: Planning Services Contact: Will Lindsey, , wlindsey@fcgov.com Topic: General Comment Number: 6 04/07/2020: FOR HEARING ‑ UNRESOLVED: 02/24/2020: FOR HEARING: 3.2.2 (CC)(6)(7) On‑Site/Off‑Site Access to Pedestrian and Bicycle Destinations: Please consider adding additional bike/pedestrian connections on western private drive to the regional trail, particularly for the middle of the development. Bike/ped crossings should be logically located at sidewalk corners that have curb‑cut/ramp access. RMS Response: An additional connection has been provided at the north-west corner of the site for pedestrians and cyclists to access the regional trail. Crossings have been provided at appropriate bike/ped locations. Comment Number: 12 04/07/2020: FOR HEARING ‑ UNRESOLVED: 02/24/2020: FOR HEARING: 4.5(E)(h) Colors and Materials: Please provide additional information on building materials and call‑outs to illustrate what materials and colors are used for each of the different housing type elevations in the plan (i.e. color swatches and material examples). This will help staff better evaluate the variation between building models. Colors of nonmasonry materials should be varied from structure to structure to differentiate between buildings and provide variety and individuality. Colors and materials should be integrated to visually reduce the scale of the buildings by contrasting trim, by contrasting shades or by distinguishing one (1) section or architectural element from another. Bright colors, if used, should be reserved for accent and trim. RMS Response: Updated building elevations have been provided with this submittal. The changes have been reviewed by Will Lindsey and Pete Wray via email on May 6th. Comment Number: 15 04/06/2020: FOR HEARING: 4.5(E)(h) Building Elevation ‑ Colors and Materials: There is a lack of color variety between the building trims and lap sidings. Speciﬁcally, the SW 7004 – Snowbound color appears across all three building models as a prominent part of the exterior color palette. The LUC code speciﬁcally states the following: “Bright colors, if used, should be reserved for accent and trim.” As a potential solution, please consider using a greater variety of building colors and materials between the building models. These changes in color and material should be applied in a way that emphasizes the architectural differences between the building models, especially applicable since you are using a similar building footprints. RMS Response: Updated building elevations have been provided with this submittal. The changes have been reviewed by Will Lindsey and Pete Wray via email on May 6th. Comment Number: 16 04/06/2020: FOR HEARING: 3.2.2 (CC)(6)(7) On‑Site/Off‑Site Access to Pedestrian and Bicycle Destinations: After further examination of the pedestrian connection to and from the property to the northeast portion of site, staff recommends that an extension of the proposed sidewalk on the northern side of the of the property be carried through the site to provide an additional connection to the regional trail which runs along the western side of the development (please see redline comment on pg. LS100 of the Plan Set). RMS Response: Due to grading constraints on the north side of the site, an additional connection is not provided. This has been brought to the attention of Will Lindsey and Pete Wray via email on May 8th. However, an additional connection has been provided at the north-west corner of the site for access to the regional trail to increase access. Comment Number: 17 04/06/2020: FOR HEARING: 3.2.1(D) Tree Planting Standards: Please provide additional tree locations along the western side of private drive (see redlines on pg. LP401 of the Plan Set). Per the Code, "full tree stocking" is required in all landscape areas within ﬁfty (50) feet of any building or structure. The landscape strip along the western side of the property is within 50’ of most of the residential structures along the private drive. Landscape areas must be provided in adequate numbers, locations and dimensions to allow full tree stocking to occur along all high use or high visibility sides of any building or structure. Providing tree locations along the private drive will soften the proposed hardscape since trees cannot be located in the proposed landscape areas next to the driveways as well as provide shade and adequate tree‑stocking along a high visibility portion of the site. The tree planting strip from curb along west side of private drive should be a minimum of 6’ in width to provide adequate planting area. RMS Response: Per the conversation at staff review of these comments, trees are not able to be planted along the west drive due to the regional trail easement and fence constraints. However, it is the intention that the landscape on the property side of the fence will be planted with grasses and shrubs to create a soft buffer. Comment Number: 18 04/07/2020: FOR HEARING: 3.5.2 (E) (3) Side and Rear Yard Setbacks: The LUC states that the minimum setback for alley‑accessed garages shall be eight (8) feet from the alley. Driveway lengths throughout the site vary above and below this minimum. Staff recommends that all driveways be reconﬁgured to meet the minimum 8 foot setback requirement, or that additional on‑site parking spaces be provided along the private drives. Staff is concerned that driveways which are shorter than the 8 foot minimum setback will result in a parking scenario where vehicles will protrude into the alley thereby impeding and/or prohibiting emergency and personal vehicle access. Please see Trafﬁc Operation's comments regarding parking and driveway length. RMS Response: 8’ driveways are now provided throughout the site. Due to building shifts on the north side of the site, the lot line between ﬁling 4 and ﬁling 5 is to be adjusted. This has been discussed and approved with conversations with Peter Wray and John Beggs on May 14th. An exhibit is attached to this comment letter that shows the proposed lot line location. Department: Engineering Development Review Contact: Morgan Stroud, 970‑416‑4344, mstroud@fcgov.com Topic: General Comment Number: 2 04/06/2020: FOR FINAL PLAN ‑ UPDATED: Please provide the legal exhibits to vacate the portions of the existing emergency access easement from Timberline Road. This will need to be done by separate document because the new roadway infrastructure needs to be in place before it can be vacated. Galloway Response: The partial vacation will be done by separate document. The legal exhibits will be provided at FDP. 02/25/2020: FOR FINAL PLAN: The existing emergency access easement from Timberline needs to be vacated by separate document as noted on the plat. Please provide the legal exhibits for the City to review. Comment Number: 4 04/06/2020: FOR HEARING ‑ UNRESOLVED: From the last staff meeting, it was discussed that the sidewalk shown on the west side of Vicot (and possibly the north side of Barnstormer) was not constructed yet. The utility plans still call these out as being constructed already. Please clarify if these sidewalks are existing. Galloway Response: The sidewalk along Vicot and Barnstormer was designed with the respective roadway plans from East Ridge Filing No. 2, approved on July 28, 2016. The sidewalk is to be constructed per those associated Utility Plans, however, it will be built with the Mosaic Condominium development. This has been called out on the Mosaic Condominium Utility Plans. 02/26/2020: FOR HEARING: Please clarify which sections of the public sidewalk are existing and which sections are proposed. Comment Number: 5 04/06/2020: FOR HEARING: The site plan shows the re‑alignment of the emergency access easement differently than the utility plans and the plat. Please coordinate the location of the emergency access easement throughout all plan sets. Galloway Response: The emergency access easement has been coordinated across all plan sets. Department: Trafﬁc Operation Contact: Martina Wilkinson, 970‑221‑6887, mwilkinson@fcgov.com Topic: General Comment Number: 3 04/07/2020: FOR INFORMATON: Comment response indicates that the project meets minimum parking numbers. We stand by the comment that 5‑6 ft driveway lengths are not long/wide enough for a car to parallel park, and will likely result in vehicles impeding the 20 ft alley. In addition, Vicot Way is a 30 ft wide street that isn't wide enough to accommodate signiﬁcant parking on both sides ‑ the City may proactively remove parking on the west wide to ensure emergency access and operations. Without changes to the site plan, we expect continuing issues related to parking for years to come. RMS Response: 8’ driveways are now provided throughout the site. 02/18/2020: FOR INFORMATION: We anticipate the area to be short on parking. You will likely need to have 'no parking' signs along the alleys to keep them operational. In addition, there are a number of short driveways. They will likely be used for parking. If the driveways can be at least 8 ft in length, then parallel parking could be allowed. If they remain at 507 ft in length, then you'll likely end up with parked vehicles impeding trafﬁc ﬂow in the alleys. RMS Response: 8’ driveways are now provided throughout the site. Department: Erosion Control Contact: Chandler Arellano, (970) 420‑6963, carellano@fcgov.com Topic: Erosion Control Comment Number: 1 04/02/2020: FOR FINAL PLAN: Please see redlines to Erosion Control Plan and Erosion Details Sheet. Waiting on Erosion Control Report and Escrow Calculation Sheet to be submitted by FDP. Galloway Response: Erosion Control Plan has been updated to address the redlines. Escrow Calculation Sheet will be submitted at time of FDP. Responses to the redlines a re provided with this submittal. 02/18/2020: FOR INFORMATION ONLY: The proposed site development would disturb more than 10,000 sq. ft. and therefore meets the criteria for erosion and sediment control materials to be submitted at Final (FDP) stage. The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be found at www.fcgov.com/erosion. Based upon the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before construction activities ca commence on this site. However, no erosion and sediment control materials required at PDP level. Will expect the required materials as explained above to be submitted at FDP level. Galloway Response: Comment noted, ﬁnal Erosion Control Plan and report will be submitted at time of FDP. FOR FINAL PLAN: Please submit an Erosion Control Report to meet City Criteria listed above. Submit an Erosion Control Escrow Security Calculation based on the approved Erosion Control Plans. Galloway Response: Comment noted, ﬁnal Erosion Control Plan and report will be submitted at time of FDP. Escrow Calculation Sheet will be submitted at time of FDP. Department: Stormwater Engineering Contact: Wes Lamarque, 970‑416‑2418, wlamarque@fcgov.com Topic: General Comment Number: 2 04/02/2020: FOR FINAL PLAN ‑ UNRESOLVED: 02/24/2020: FOR FINAL PLAN: There appears to be conﬂicts with the proposed storm sewers and proposed trees. Please provide 10 feet of separation between any storm sewer and tree. RMS Response: Noted, trees have been reviewed in the plans. Let us know if you see any additional conﬂicts. Comment Number: 4 02/24/2020: INFORMATION: Stormwater Utility is ready for a hearing. RMS Response: Thank you. Department: Water‑Wastewater Engineering Contact: Randy Siddens, randys@elcowater.org Topic: General Comment Number: 2 04/07/2020: FOR HEARING: Please see attached letter. Department: Light And Power Contact: Tyler Siegmund, 970‑416‑2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 02/21/2020: INFORMATION: Light and Power has conduit stubbed across Conquest Way and Vicot Way that can be extended into the property to provide electric to the site. Galloway Response: Comment noted. The utility plan has been updated to show power connections along Conquest Way and Vicot Way as discussed in the Utility Coordination Meeting. Comment Number: 3 04/07/2020: INFORMATION: Proposed transformer locations meet Light and Power requirements. You are currently showing transformers to be located in vaults. There is an increased cost to the developer to install transformer in vaults. If pad mount transformers are preferred, replace the vaults with a 5ftx6ft square pad symbol. Galloway Response: Comment noted. Transformer vaults are shown on the utility plan and placed per Figure ESS8.1 of the Electric Service Standards. 02/21/2020: FOR HEARING: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10ft and side/rear clearance of 3ft minimum. When located close to a building, please provide required separation from building openings as deﬁned in Figures ESS4 ‑ ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Comment Number: 5 02/21/2020: INFORMATION: Electric capacity fees, development fees, building site charges and any system modiﬁcation charges necessary to feed the site will apply to this development. Please contact me to discuss the preliminary estimate or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders‑and‑developers/plant‑investmen t‑development‑fees Galloway Response: Comment noted. The owner will coordinate with Light & Power on required fees. Comment Number: 7 02/21/2020: FOR FINAL PLAN: A commercial service information form (C‑1 form) and a one line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review. A link to the C‑1 form is below: http://www.fcgov.com/utilities/business/builders‑and‑developers/development‑ forms‑guidelines‑regulations Galloway Response: Comment noted. This will be coordinated at time of FDP. Comment Number: 8 02/21/2020: FOR FINAL PLAN: Light & Power will need AutoCAD ﬁles of the site plan, utility plans, and landscape drawings once approved. Comment Number: 9 02/21/2020: INFORMATION: Please contact Tyler Siegmund with Light & Power Engineering if you have any questions at 970.416.2772 Please reference our policies, construction practices, development charge processes, electric service standards, and use our fee estimator at http://www.fcgov.com/utilities/business/builders‑and‑developers Galloway Response: Comment noted. Department: Environmental Planning Contact: Scott Benton, , sbenton@fcgov.com Topic: General Comment Number: 1 04/03/2020: FOR FINAL PLAN: Follow‑up to Round 1 comment regarding wall‑mounted lights. Please indicate locations of wall‑mounted’ lights on the photometric plan and models, ensuring that the models meet Dark Sky regulations. RMS Response: All wall-mounted lights will be included in the ﬁnal photometric plans and are intended to comply with all codes and standards. Comment Number: 2 04/06/2020: FOR HEARING: Please include the native seed mix (with species and seeding rate) on the landscape plans. Native seed mix is subject to Environmental Planner approval. RMS Response: Native seed mix is now provided on the landscape plans. Comment Number: 3 04/06/2020: INFORMATION ONLY: Note 1 of the Native Seed Mix Notes of the Landscape Plans indicate that "Prepare soil as necessary and appropriate... through aeration and addition of amendments." A best management practice for establishing native seed mixes is to not apply fertilizer and/or nutrient amendments. Plant species native to the Front Range are adapted to the local nutrient‑poor soils; adding fertilizer will hinder native plant establishment and promote weed growth. Please see the Natural Areas Department document entitled "Tips and Techniques on Establishing Native Seed" (https://www.fcgov.com/naturalareas/ﬁles/tips‑and‑techniques‑on‑establishing‑n ative‑seed‑ﬁnal‑2018‑2.pub.pdf?1548444497). RMS Response: Great thank you. We have updated the landscape notes. Comment Number: 4 04/06/2020: INFORMATION ONLY: Drip irrigation is appropriate for tree and shrub plantings but please ensure the native mix area is irrigated with systems that provide 100% head‑to‑head coverage. Also, please lower irrigation rate for native seed mix areas compared to typical non‑native turfs. RMS Response: Understood. It is the intention to provide this irrigation to native seed areas. Department: Forestry Contact: Nils Saha, , nsaha@fcgov.com Topic: General Comment Number: 4 04/07/2020: FOR FINAL PLAN: Crabapple numbers still exceed the maximum percentage allowed, per species diversity standards (LUC 3.2.1 D(3)). Please substitute some of crabapples with the following ornamentals (redbuds, Japanese tree lilacs, hawthorns, chokecherry etc.). RMS Response: The trees have been updated on the plan and in the landscape schedule. Comment Number: 5 04/07/2020: INFORMATION ONLY: Final tree counts and tree/utility separation to be veriﬁed at FDP. RMS Response: Understood thank you. Topic: Landscape Plans Comment Number: 3 04/07/2020: FOR HEARING‑UPDATED: 02/24/2020: FOR HEARING: Please refer to planning comments to determine whether full tree stocking requirements have been met with the proposed landscape plan. RMS Response: Refer to the planning dept comment responses. Thank you. Department: Park Planning Contact: Suzanne Bassinger, 970‑416‑4340, sbassinger@fcgov.com Topic: General Comment Number: 6 04/02/2020: INFORMATION: All comments resolved. Thank you for working with Park Planning & Development on the regional trail alignment. RMS Response: Thank you. Department: PFA Contact: Jim Lynxwiler, 970‑416‑2869, jlynxwiler@poudre‑ﬁre.org Topic: General Comment Number: 05 02/23/2020: FOR FINAL PLAN: FIRE LANE CONNECTION TO TIMBERLINE The realignment of the EAE connection through this site is supported; however, in conjunction with this development PFA requires plan details for ultimate connection in relation to future Timberline improvements. Please also detail grade change information on updated plans. IF CONSIDERING AN ALTERNATIVE CONNECTION POINT TO TIMBERLINE Where two ﬁre apparatus access roads are required, they shall be placed a distance apart equal to not less than one‑half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. Galloway Response: Comment noted. We will coordinate with PFA and City Staff to coordinate ﬁre lane in connection to future Timberline Improvements at time of Final Plan. Comment Number: 06 02/23/2020: FOR FINAL PLAN: GATING ‑ Gating of the ﬁre lane requires signage posting and gate plan approval. Gates securing ﬁre apparatus access roads shall comply with IFC D103.5. RMS Response: Signage and gate to be coordinated and approved by PFA at ﬁnal plans. Comment Number: 07 02/23/2020: FOR FINAL PLAN: FIRE LANE MARKING ‑ The limits of the ﬁre lane shall be fully deﬁned with signage to read, NO PARKING ‑ FIRE LANE. Fire lane sign locations should be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. LCUASS diagram #1418 shall be added to utility details. Any gating of the ﬁre lane requires signage. Galloway Response: We will coordinate ﬁre lane marking, signage, and striping at time of Final Plan. Comment Number: 08 02/26/2020: FOR FINAL PLAN: ADDRESS POSTING ‑ LOCAL AMENDMENT > Due to visual accessibility, addresses shall be posted on all four side of buildings in no less than 8" high numerals on a contrasting background. > For this development I do not recommend alley naming. > I would like to see a campus address approach to this development. Ofﬂine discussions may be warranted. > Refer to local amendment regarding posing of full street name on certain sides of buildings. IFC 505.1.8: Address shall be clearly visible on approach from any street, drive or ﬁre lane that accesses the site. Buildings that are addressed on one street, but are accessible from other streets, shall have address numbers on the side of the building fronting the roadway from which it is addressed. Buildings that are addressed on one street, but are accessible from other drives or roads, shall have the address numbers AND STREET NAME on each side that is accessible from another drive or road. RMS Response: Understood. Final plans will show the address signage necessary for PFA approval. Comment Number: 09 03/26/2020: FOR HEARING: N/A. Prior comments required for hearing have been resolved. Outstanding comments may defer to FDP. RMS Response: Thank you. Department: Technical Services Contact: Jeff County, 970‑221‑6588, jcounty@fcgov.com Topic: General Comment Number: 2 04/06/2020: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. RMS Response: Understood thank you. Topic: Plat Comment Number: 1 04/06/2020: FOR FINAL PLAN‑UPDATED: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. Galloway Response: In response to your question on the redlines regarding building envelopes, the building envelopes encompass the entire footprint of the three different building styles. The envelopes are provided to ensure all of the building styles do to interfere with easements/ROW etc. Further, the condominiums will be platted individually in the future and the envelopes encompass the area of future division. Department: Environmental Services Contact: Linda Hardin, lhardin@fcgov.com Topic: General Comment Number: 1 02/11/2020: INFORMATION ONLY: Final construction waste management plan and documentation for entire project required before C.O. See prior comments/holds for additional needs prior to C.O./L.O.C. RMS Response: Understood thank you. Department: Building Services Contact: Russell Hovland, 970‑416‑2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 2 02/24/2020: BUILDING PERMIT: NPFA‑13 ﬁre sprinkler system is required if more than 6 dwelling unit in a building (or up to 12 units with 2‑hour ﬁre wall separating 6 units from the other 6). RMS Response: Understood thank you. Comment Number: 3 02/24/2020: BUILDING PERMIT: 10% of all parking spaces must be EV ready (conduit in place) RMS Response: Understood thank you. Comment Number: 4 02/24/2020: BUILDING PERMIT: Please visit our website for a list of current adopted building codes and local amendments for building permit submittal: https://www.fcgov.com/building/codes.php RMS Response: Understood thank you. Department: Water Conservation Contact: Eric Olson, 970‑221‑6704, eolson@fcgov.com Topic: General Comment Number: 1 02/12/2020: BUILDING PERMIT: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221‑6704 or eolson@fcgov.com RMS Response: Understood Thank you. Department: CenturyLink Contact: Nicole Trupp, Nicole.Trupp@centurylink.com Topic: General Comment Number: 1 03/24/2020: INFORMATION ONLY: CenturyLink appreciates the opportunity to provide Eastridge Mosaic 5th ﬁling development with its future communication needs. In response to the request for a commitment to serve, CenturyLink will work with the developer/planner on determining what the needs will be.¿ Upon such determination, CenturyLink will undertake an analysis of the construction required and the cost to complete that construction.¿ It is only at that point and given the prevailing Terms and Conditions of the Local Terms of Service, that CenturyLink will decide on whether it can or cannot provide service. RMS Response: Understood thank you. UP UP UP UP UP MASTER BED LIVING DINING BATH 1-CAR GARAGE MECH. W.I.C. O.E. LAUN. KITCHEN 1-CAR GARAGE 1-CAR GARAGE 1-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 1-CAR GARAGE 2-CAR GARAGE MASTER BED BED 2 LIVING DINING KITCHEN KITCHEN DINING LIVING BED 2 M. BATH MASTER BED BATH 2 O.E. O.E. BATH 2 FOYER FOYER FOYER FOYER FOYER MECH. MECH. COVERED ENTRY COVERED ENTRY COVERED ENTRY M. BATH COVERED ENTRY W.I.C. W.I.C. COVERED ENTRY COVERED ENTRY HALL HALL ELECTRICAL METERS FIRE RISER ROOM 3068 5080 3068 5080 A A 5'-0" 26'-8" R25'-0" 20'-0" 8'-41 2" 8'-41 2" 5'-0" 7'-0" 5'-5" 10'-0" REVISED LOT LINE LOCATION 10' EASEMENT FILING 5 LIMIT OF WORK PROPOSED BUILDING FILING 4 6'-10" 12'-4" 6'-11" 12'-5" PROPOSED FENCE PROPOSED FENCE 10' 0 5' 10' 20' N O R T H