November 1, 2017 Planning Commission Work Meeting Agenda

Transcription

1 1. November 1, 2017 Planning Commission Work Meeting Agenda Documents: PCWA.COURTESY.PDF 2. November 1, 2017 Packets Documents: ITEM A1 - MULTI FAMILY ZONE ORDINANCE.PDF ITEM A1 - HOUSING STRATEGIES ADUS_COTTAGEHOUSING_PC PDF ITEM A2 - DDR APPROVAL ORDINANCE PDF

2 118 Lion Blvd PO Box 187 Springdale UT * fax PLANNING COMMISSION NOTICE AND AGENDA THE SPRINGDALE PLANNING COMMISSION WILL HOLD A WORK MEETING ON WEDNESDAY, NOVEMEBR 1, 2017, AT SPRINGDALE TOWN HALL, 118 LION BLVD., SPRINGDALE, UT. THE MEETING WILL BEGIN AT 5:00 PM. Approval of agenda Commission discussion and announcements A. Discussion/Non-Action Items: 1. Continued discussion on Housing strategies 2. Review of process for residential Design/Development Review applications B. Adjourn This notice is provided as a courtesy to the community and is not the official notice for this meeting/hearing. This notice is not required by town ordinance or policy. Failure of the Town to provide this notice or failure of a property owner, resident, or other interested party to receive this notice does not constitute a violation of the Town s noticing requirements or policies. If you have questions regarding any of the agenda items, or other community development comments, please contact the Community Development staff at or planner@springdaletown.com. The Town of Springdale complies with the Americans with Disabilities Act by providing accommodations and auxiliary communicative aids and services for all those citizens in need of assistance. Persons requesting these accommodations for Townsponsored public meetings, services, programs, or events should call Springdale Town Clerk Darci Carlson ( ) at least 24 hours before the meeting. Packet materials for agenda items will be available here: Commission-7

3 Multi-Family Housing Overlay Zone Applicability and Purpose The MFHOZ may be used in conjunction with the Valley Residential zone, including the Valley Residential subzones. The MFHOZ allows higher density residential development than the underlying VR zone allows. The purpose of the MFHOZ is to diversify the housing options available in the community, thereby expanding housing options for moderate income families. The General Plan encourages the Town to use creative housing strategies to assure that housing in the Town is sufficient in number and type to serve adequately the needs of its permanent and seasonal populations. The Plan also directs the Town to maintain a diverse housing stock that meets the needs of a population with varied income levels. (See General Plan Chapter 5 Housing, General Goal) Objective Promote lower cost housing in the private market. Zone Criteria The MFHOZ shall only be applied when all of the following criteria have been met: A. The Town Council has determined there is a current need for more housing options to serve the needs of moderate income families in the Town. B. The property where the MFHOZ is proposed: 1. Is in the Valley Residential Zone, or one of the Valley Residential subzones. 2. Is in an area of the Town that has existing high intensity uses (e.g. adjacent to commercial or public uses, adjacent to existing high density residential uses). 3. Has sufficient access to allow efficient ingress and egress for the proposed amount of residential development on the property. 4. Is either currently undeveloped, or can be redeveloped with minimal impact to the existing utility system and adjacent properties. 5. Will not detract from the character of existing neighborhood residential development in the vicinity if developed with multi-family housing. Development Criteria Development in the MFHOZ shall meet the following standards: A. Building Height: 26 feet. B. Maximum Building Size: 6,000 square feet. C. Landscape Requirement: 60% required natural open space or landscape area, with at least 30% landscape, or same as underlying zone whichever is lesser. D. Setbacks: Same as underlying zone. E. Distance between buildings: 10 feet.

4 Design Criteria In order to reduce the visual impact of larger multi-family buildings, and in order to promote village scale development, multi-family buildings in the MFHOZ shall meet the following design standards: A. The building shall include variation of wall planes, rooflines, and building form by employing all of the following design elements: 1. At least one re-entrant corner at least 4 feet in depth must be included for every 40 feet of building frontage. 2. There must be a break in elevation or direction of the roofline for every 40 feet of roofline. 3. Roofs longer than 75 feet from end to end shall employ at least two different roof pitches. B. The building shall include at least one of the following design elements to break up wall surfaces: 1. Covered porches with gable roofs or rough timber trellises over all entrances, or 2. Second story balconies and decks. 3. Second story stepped back from the first story. C. The building shall include a mix and variety of exterior building materials to add interest to the design. 1. No more than 75% of the building exterior surface area (exclusive of roofs) shall be composed of the same material. 2. Variation in building material shall be used to highlight design features and motifs (such as accenting an entry way). Using a mix of material in long unbroken wainscoting is not allowed. D. Buildings shall not employ repetitive design. Density Standard No more than eight dwelling units per acre area allowed. However, the Town may further limit the density on any given MFHOZ application based on a site-specific analysis of the property s ability to accommodate the proposed number of units. Factors the Town will consider in establishing the density limit include traffic generation and access, parking availability, impacts on the character of the surrounding neighborhood.

5 Legend Parcels_landuse_ Zoning Bureau of Land Management National Park Service Agricultural Foothills Residential Foothills Residential - Planned Development Valley Residential Valley Residential - A Valley Residential - B Valley Residential - Planned Development Moderate Income Housing Development Village Commercial Village Commercial - Planned Development Central Commercial Centrral Commercial-Planned Development Public Use Zone Boundary Map For Information on zoning regulations or for questions regarding this map, please call Town Planning Staff at F Revised June 23, ,000 2,000 Feet

6 ORDINANCE AN ORDINANCE OF THE SPRINGDALE TOWN COUNCIL ADDING SECTION AND REVISING RELATED SECTIONS TO MAKE ALLOWANCE FOR LONG TERM RENTAL OF ACCESSORY DWELLING UNITS WHEREAS, the Springdale Town Council finds it beneficial to the town to diversify the housing options available within the town, and WHEREAS, there is currently a lack of moderately priced rental housing available to service industry employees working in the town, and WHEREAS, the Council desires to provide rental housing options to Springdale employees by making allowance for property owners to rent guesthouses, casitas, and similar accessory dwelling units on a long term basis, and WHEREAS, the necessary public notice, public hearings, and other procedures for changes to the zoning ordinance required by Town Ordinance and Utah Code Ann. 10-9a-205 and 10-9a-503 have been met, NOW THEREFORE, be it ordained by the Springdale Town Council that Title 10 of the town ordinance is amended as follows: Section 1: That section is added to the town code as follows: Section : Accessory Dwelling Units A. Accessory Dwelling Units Defined: An Accessory Dwelling Unit (ADU) is a second dwelling unit on a single-family property that is rented for periods of 90 consecutive days or longer. ADUs may be part of the main residence on a property, or may be contained in a separate structure such as a guesthouse. B. Allowed Zones: ADUs are allowed by conditional use permit in the VR zone and VR subzones according to the standards in this section. C. Standards: ADUs must conform to the following standards: 1. The ADU must contain complete cooking and bathroom facilities that are separate from the facilities located in the main residence. a. The cooking facility in the ADU must contain: i. A sink and water faucet, ii. Capacity for food refrigeration, and iii. A permanent, built-in stove top, range, or other similar device for cooking food. b. The bathroom facility in the ADU must contain: i. A sink and water faucet, ii. A toilet, and iii. A shower or bathtub.

7 2. The ADU must have a separate entrance from the main residence. 3. The owner of the property must occupy either the main residence or the ADU. 4. Two additional parking spaces must be provided for the ADU. 5. ADUs must meet all applicable fire and building codes. 6. The lot where the ADU is located must maintain the single family appearance and character of the neighborhood, as outlined in section 10-9B-1 of this title. ADUs should be compatible in design and appearance with the main residence on the property. 7. ADUs are limited in size to 1,500 square feet. 8. ADUs should use existing facilities on the property without the need for extensive renovation. No structure or portion of a structure constructed after the effective date of this ordinance may be used as an ADU at any time prior to five years from the date of its construction. 9. Only one ADU per property is permitted. 10. The lot where the ADU is located must be at least one-half acre in size. 11. ADUs may not be used for transient lodging. The minimum rental period for an ADU is ninety (90) days. D. Conditional Use Permit Required: ADU s require a conditional use permit in accordance with chapter 10-3A of this title. Section 2: That paragraph 10-3A-5(B) is amended as follows: B. Standards for conditional uses in the valley residential zone: 1. Accessory Dwelling Units: a. The accessory dwelling unit must not significantly detract from the single family nature and character of the neighborhood. b. The property must have sufficient and proper access such that the additional traffic generated by the ADU will not have a detrimental impact on the surrounding properties. c. The owner of the property must maintain valid lease agreement for periods not less than 90 days that is available for inspection upon request from the DCD anytime the structure is being used as an ADU. 12. Family Daycare Home: a. Must be licensed by the state department of licensing, abide by all state requirements and serve as the residence of the licensee. b. Care must be taken to minimize the audio and visual impacts of outdoor play areas on adjacent properties. c. The facility may also be subject to other requirements such as the Utah health and safety code and adopted building codes. 23. Keeping And Raising Of Farm Animals And Fowl: a. No more than one horse, cow, or pig is allowed per ten thousand (10,000) square feet of lot area.

8 b. All farm animals must be securely fenced on the property. Fencing that contains farm animals may be placed no nearer than thirty feet (30') to a front lot line and ten feet (10') to any side or rear lot line. c. Barns, stables, pens, and other roofed structures where animals are kept may be placed no nearer than fifty feet (50') to any lot line. d. Measures must be taken to protect surrounding properties from experiencing excessive noise and odor caused by the farm animals. e. Measures must be taken to eliminate or mitigate conditions that will attract large concentrations of insects. 34. Kennels, Noncommercial: a. Measures must be taken to protect surrounding properties from experiencing excessive noise and odor caused by the kennel. b. Fencing to secure dogs may be placed no nearer than ten feet (10') from any lot line. 45. Public Home Occupations (Class 1): a. Public home occupations must comply with the standards of section of this title. 56. Public Parking Areas And Facilities: a. Measures must be taken to screen the view of the parking area from the view of surrounding property owners. b. Access to the parking area may be located no closer than seventy five feet (75') from any existing main structure on adjacent property in the FR or VR zone. c. Parking lot lighting must be turned off after ten o'clock (10:00) P.M. d. Parking areas in the VR zone may contain no more than one hundred (100) spaces. Section 3: That Accessory Dwelling Units is added as a conditional use in the VR zone in the table of Permitted, Accessory, and Conditional Uses under the Residential Uses in section 10-7A-2 of the Town Code. PASSED AND ADOPTED by the Springdale Town Council day of, This ordinance shall be effective upon passage and posting. Mayor Stan Smith Attest: Town Clerk Fay Cope

9 ORDINANCE AN ORDINANCE OF THE SPRINGDALE TOWN COUNCIL ADDING ARTICLE 10-13E REGARDING COTTAGE HOUSING DEVELOPMENTS WHEREAS, the Springdale Town Council finds it beneficial to the town to diversify the housing options available within the town, and WHEREAS, the Council desires to provide opportunities for smaller housing units in a cottage neighborhood development, and WHEREAS, the necessary public notice, public hearings, and other procedures for changes to the zoning ordinance required by Town Ordinance and Utah Code Ann. 10-9a-205 and 10-9a-503 have been met, NOW THEREFORE, be it ordained by the Springdale Town Council that Article 10-13E is dded to the town code as follows: COTTAGE HOUSING DEVELOPMENT (CHD) OVERLAY ZONE 10-13E-1: PURPOSE AND OBJECTIVE: A. The purpose of the Cottage Housing Development Overlay Zone is to further Springdale s housing goals as detailed in the General Plan. Specifically, it is to promote lower cost housing in the private market by encouraging modest house sizes. This type of development will add to the diversity of the Town s housing stock and make available a type of housing that will be more affordable than standard single family alternatives E-2: USES IN COMBINATION: A. The CHD zone may be applied to a parcel or parcels of land in combination with existing conventional zones as designated by this title and the provisions of the CHD shall become supplementary to the provisions of the zone with which it is combined. In the event of conflict with the underlying zone, the CHD zone shall apply. All other applicable provisions of this title shall apply. B. Provisions of the CHD zone shall be applied in conjunction with a proposed subdivision. Property to which CHD zone provisions have been approved shall be developed only in conformance with an approved project plan. The rights and restrictions established in the CHD zone shall henceforth run with the land E-3: ELIGIBLE ZONES:

10 The CHD zone may be utilized with the following zones: valley residential (VR) zone, village commercial (VC) zone, and central commercial (CC) zone E-4: PERMITTED USES: Uses permitted in the CHD zone shall be single family dwellings and accessory uses to single family dwellings. With the exception of home occupations permitted under the provisions of this title, the CHD zone does not allow commercial uses. Transient lodging of any kind is not allowed in the CHD zone E-5: MINIMUM LAND AREA: The minimum land area for applying the CHD zone shall be one (1) acre for all applicable zones E-6: PROJECT PLAN APPLICATION AND APPROVAL: A. Form Of Application; Notice, Hearing: The standard zone change application form of the town shall be used to submit a request for a CHD zone change. The hearing and notice provisions of section of this title shall apply. B. Information: The following information must be submitted as part of the CHD zone change application. This information must be presented on plans of professional quality. 1. A tabulation of the total acreage of the site and the percentages thereof to be designated for various uses, i.e., parking, residential units, open space or common space, streets, etc. 2. Proposed circulation pattern, including private driveways, public and private streets, and pedestrian paths. 3. Parks, common open spaces, playgrounds and other public or private recreation facilities and improvements proposed within the project. 4. Project plan; general location of all dwellings and other structures in the CHD. 5. Typical exterior design, if available, for all building types, presented as exterior perspectives or exterior elevations. 6. Conceptual landscaping plans showing the types and sizes of all plant materials and their locations.

11 7. Dimensioned parking layout showing location of individual parking stalls and all areas of ingress or egress. 8. Evidence that the applicant has sufficient control over the subject property to effectuate the proposed plan in the manner presented. C. DCD Review: The DCD will review the application to determine if it is complete or requires additional information. If it is complete, the DCD will post a public hearing according to section of this title for the planning commission review of the application. D. Planning Commission Review: The planning commission may recommend to the town council to approve, approve with conditions or deny the application for CHD zone amendment. If a conditional approval or a denial is recommended, the planning commission shall prepare a report which reviews all proposed conditions, or in the case of a recommending denial of an application, the reasons for the denial. The planning commission shall forward any recommendations for approval, disapproval or modification of the planned development to the town council to be considered as a part of the zone change hearing. A complete report shall be submitted within thirty (30) days of the planning commission decision or one week prior to the town council review, whichever is less. E. Town Council Review: The town council may approve a CHD zone change request only after finding that the requirements of this article and any other ordinances or restrictions affecting the property have been satisfied. In granting such approval, the town council may impose and enforce such specific conditions as to site development, phasing and building construction or maintenance and operation as it deems necessary to protect the health, safety and welfare of the residents of the town. In addition, the town council shall find that: 1. The proposed development will provide a pleasant and attractive living environment. The development must maintain a high quality living environment within the town that meets the goals of the general plan. 2. The proposed development creates no significant detriment to adjacent properties nor to the adjacent areas in which it is located and that it will be compatible with the character of existing development in the area. 3. Any variation allowed from the development standards of the underlying zone will not create increased hazards to the health, safety or general welfare of the residents of the proposed development or adjacent areas. F. Preliminary Plat: In the event the town council grants approval of the PD zone amendment, the applicant shall submit an application for a preliminary subdivision

12 plat to the Planning Commission. The Planning Commission and Town Council will review the preliminary plat according to the procedure established in section Said preliminary plat shall be drawn to scale and shall contain the information required by section In addition, the plat must show: 1. Preliminary utility plan showing the manner in which adequate sewage disposal and water are to be provided to the site, including the point from which said services are to extend. 2. A draft of the declaration of covenants, conditions and restrictions as required herein. Such draft must include the type, character and proposed building height of all buildings. 3. If applicable, a phasing plan, including a construction timetable for all phases. 4. Access approved by the town engineer. G. Final Plat, Project Plan: Prior to the construction of any building or structure in a project within the CHD zone, a final plat and final project plan shall be submitted and reviewed by the planning commission and approved by the town council. Said project plan shall be drawn to scale and, in addition to the information required in subsection B of this section, shall contain the following information: 1. A certified survey of the property showing any survey conflicts with adjoining properties, any discrepancies between the survey descriptions and existing fence lines, and overlaps with adjoining property descriptions. 2. Tabulations of all dwelling units, separated by type to be constructed. 3. Detailed project plan with completed dimensions showing precise locations of all building and structures (if determined), lot or parcel sizes and locations, designations of common open spaces and special use areas, detailed circulation pattern, including proposed ownership and typical cross section of streets. 4. Final draft of the declaration of covenants, conditions and restrictions, together with bylaws and open space easements and other bonds, guarantees or agreements as required herein or as deemed necessary by the planning commission and/or town attorney to meet the objectives of this article. H. Compliance With Development Plan: All development within the CHD zone shall comply with the development plan as approved and adopted by the town council. The development plan and supplementary text materials, after adoption, shall be filed in the offices of the town and all development within the zone shall comply

13 therewith, unless the development plan and supplementary materials are amended as prescribed in section 10-13E-7 of this article E-7: AMENDMENTS AND MODIFICATIONS: A. Procedure: Any amendments to the development plan prior to the final platting of a subdivision shall be accomplished in the same manner as any other amendment to this title. Revised text and/or plans shall be submitted, along with a zone change request, to the planning commission and shall be reviewed in the same manner as the initial zone change request. The plan as approved by the town council constitutes the zone and any significant change in the plan shall be processed as an amendment to the zone. B. Recording: Any changes or modifications to an approved project plan of development which has been recorded shall be considered an amendment to the plat and shall follow the procedures set forth in section of this title. Changes to the plat shall be recorded by the town clerk with the county recorder. Recordation fees shall be paid by the applicant E-8: VARIATIONS TO ZONE PERMITTED: Upon applying the CHD zone provisions, variations from the development standards of the existing zone may be permitted by the town council, provided the variations are specifically approved and adopted by the town council as part of the approved development plans, final plat and any other supporting documents. Variations, however, shall not include changes in the permitted uses allowed by the zone with which the CHD zone has been combined, except to the extent set forth herein E-9: DENSITY AND LANDSCAPING: A. Density: The permitted density shall be six (6) cottages and one (1) common building per acre. The maximum number of cottages in any CHD development is twelve (12). B. Guarantee Of Performance: If the developer fails to fulfill any obligation created by a granting of a CHD approval, the town council may deny all building permits until the developer meets those obligations. C. Required Landscaping: CHD developments are required to provide at least 40% of the total project area in landscape or natural open space. Individual lots in the development will not be required to meet the landscape area standards of subsection A of this title if the development as a whole meets said standards.

14 D. Landscaping Exemption: If the development provides a public facility or has designated a public pathway, park or other similar public amenity, the planning commission shall allow the developer to include any property dedicated to such purpose in the calculation of the landscape area for the property E-10: STANDARDS AND REQUIREMENTS: A project plan established under the provisions of this article shall conform to the following standards and requirements as well as to other applicable ordinances of this title: A. Yard Requirements: Yard setbacks for the project boundaries shall conform to the underlying zone unless the developer can prove to the planning commission that a change will provide greater uninterrupted open space, a reduction of visual impact or a desirable increase in the distance from a natural hazard. No more than a fifty percent (50%) reduction of any one yard requirement may be granted. There are no yard requirements for the individual lots within the CHD. B. Site Size: A minimum site size of one (1) acre is required for a Cottage Housing Development. There is no minimum size for the individual lots within the CHD. C. Cottages/Units per CHD: The permitted density shall be six (6) cottages and one (1) common building per acre. CHDs that are larger than one acre are permitted up to 6 additional cottages (at the density of 6 cottages per acre). The maximum number of total units per CHD is 12 cottages. D. Building Footprint: Cottage building footprints shall not exceed 1,000 sq. ft. The building footprint does not include porches unless they are covered by a second story. E. Total Floor Area: Total floor area for an individual cottage shall not exceed 1,500 sq. ft., counting all floors in a cottage except for basements. Covered front porches are not included in building size. F. Distance Between Cottages: Cottages shall be separated by at least fifteen (15) feet. G. Commons: At least one commons area is required for all CHDs. The minimum size of a commons is 500 sq. ft. per cottage unit and must be at least 1500 sq. ft in total area. No more than 8 cottages may be positioned around one commons and each commons must be clearly delineated. Commons areas may be landscaped or serve a recreational or functional purpose (e.g. a community garden or a playground). Parking areas do not qualify as commons areas.

15 H. Common Building: The CHD common building (if developed) shall be a maximum of 1,000 square feet. The common building shall be one story and no more than 20 feet in height. H. Parking Requirements: The number of parking spaces required for CHDs shall be two (2) spaces per cottage. All other requirements of chapter 23 of this title shall apply. I. Architectural Standards: All cottages in the CHD must conform to the following architectural standards: 1. All cottages must be designed with a minimum 3/12 pitch roofline. 2. All cottages must include a covered front porch area. 3. All cottages in the CHD must complement each other in design such that there is a common design theme in the CHD. However, cottages may not be exact duplicates of each other. Each cottage must be readily distinguishable as unique and different from the other cottages in the CHD. 4. Two cottages in a CHD may be joined together in a single structure as long as each of the cottages retains its unique identity and no more than 1/3 of the cottages in the CHD are joined to another cottage. Cottages joined together pursuant to this standard are exempt from the distance between cottages regulation. J. Building Height: Cottages are limited to twenty (20) feet in height. K. Signs: All requirements of chapter 24 of this title shall apply E-11: SITE LOCATION CRITERIA Cottage Housing Developments shall be located according to the following criteria: A. No portion of any CHD may be within five hundred (500) feet of any portion of another CHD. B. In addition to meeting the minimum acreage requirement, a CHD shall have sufficient developable acreage to accommodate all required improvements without impacting steep slopes, flood hazard areas, or other sensitive lands. C. A CHD must have direct access from a dedicated public street. D. A CHD must be located and developed such that it will not detrimentally impact

16 views as seen from SR-9. PASSED AND ADOPTED by the Springdale Town Council day of, This ordinance shall be effective upon passage and posting. Mayor Stan Smith Attest: Town Clerk Fay Cope

17 POTENTIAL SITES FOR COTTAGE NEIGHBORHOODS ,000 Feet Valley Residential Valley Residential - Planned Development Valley Residential - A Valley Residential - B Foothills Residential Foothills Residential - Planned Development TOWN OF SPRINGDALE Agricultural Federal Lands Public Use Central Commercial Village Commercial Village Commercial - Planned Development The map below shows potential cottage neighborhood sites. The sites were selected based on the following criteria: - VR, VC, or CC zone. - At least one acre in size. - Access to a public street. - Undeveloped, under developed, or likely to be redeveloped. Many of the potential sites are adjacent to each other. The proposed ordinance requires at least 500 feet between cottage neighborhoods, thus many of the potential sites will not be eligible for cottage neighborhoods depending on the location of the nearest other cottage development.

18 : PUBLIC HEARING REQUIRED: The planning commission must hold at least one public hearing pursuant to section of this title during the design/development review process if: A. The proposed project will have a commercial use; or B. The proposed project will have a multi-family residential use.; C. The proposed project is in the foothill residential zone and is on a site that has been designated as high visual impact during the site review described in subsection B of this chapter; or D. The project is on a lot or parcel with frontage on SR : DCD REVIEW OF MINOR PROJECTS: For minor projects that will not significantly impact the visual and aesthetic character of the built environment, tthe DCD may conduct the design/development review required by subsection D of this chapter in the place of the planning commission for projects meeting the criteria listed below. The DCD may alter, revise, or reduce the requirements of the site analysis for such projects. The DCD shall complete the review and issue a written approval or denial of the project within thirty (30) days after a complete application is submitted. If in the opinion of the DCD the project is complex, problematic, controversial, or otherwise beyond the ability of the DCD to adequately review, the DCD shall forward the project to the Planning Commission for review, even if it meets the criteria listed below. In determining if a project is a minor project eligible for DCD review, all of one of the following criteria must be met: A. A. Minor non-residential projects: The project is on non-residential property and individually or cumulatively is less than one thousand (1,000) square feet in area. 1. If a minor project is proposed on a building, structure, or site where a previous DCD review of a minor project has occurred within the last two (2) years, the proposed minor project is not eligible for DCD review if the combined area of the previous minor project and proposed minor project is greater than one thousand (1,000) square feet. 2. To be eligible for DCD review the minor project must not involve renovation, remodeling, or other alteration of: 1) a building's facade or 2) a building's frontage that faces any public right of way. B. The project is a single family residential development. Formatted: Font: (Default) Helvetica, 10.5 pt, Font color: Black Formatted: List Paragraph, Numbered + Level: 1 + Numbering Style: A, B, C, + Start at: 1 + Alignment: Left + Aligned at: 0.25" + Indent at: 0.5" Formatted: List Paragraph, Numbered + Level: 1 + Numbering Style: 1, 2, 3, + Start at: 1 + Alignment: Left + Aligned at: 0.5" + Indent at: 0.75" Formatted: Font: (Default) Helvetica, 10.5 pt, Font color: Black Formatted: List Paragraph, Indent: Left: 0.75"

19 B. The minor project does not involve renovation, remodeling, or other alteration of: 1) a building's facade or 2) a building's frontage that faces any public right of way. C. The project is not a fence or wall in either the village commercial (VC) or central commercial (CC) zone. D. The DCD has determined the project does not otherwise have potential to significantly alter the design and appearance of the building, structure, or site.