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Home My WebLink About06/14/2018 - Zoning Board Of Appeals - Agenda - Regular MeetingHeidi Shuff, Chair Ralph Shields, Vice Chair Daphne Bear Bob Long Cody Snowdon Butch Stockover Karen Szelei-Jackson Council Liaison: Ken Summers Staff Liaison: Noah Beals LOCATION: City Council Chambers 300 LaPorte Avenue Fort Collins, CO 80521 The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-6001) for assistance. REGULAR MEETING JUNE 14, 2018 8:30 AM • CALL TO ORDER and ROLL CALL • APPROVAL OF MINUTES FROM PREVIOUS MEETING • CITIZEN PARTICIPATION (Items Not on the Agenda) • APPEALS FOR VARIANCE TO THE LAND USE CODE 1. APPEAL ZBA180017 Address: 5221 Apple Drive Petitioner/Owner: Susan VanDewoude Zoning District: U-E Code Section: 4.2(D)(2)(d) Project Description: This is a variance request for an addition to encroach 5 feet into the 20 feet side setback. 2. APPEAL ZBA180018 Address: 225 S. Loomis Avenue Petitioner/Owner: Karin Boes Zoning District: N-C-L Code Section: 4.7(D)(2)(a)2., 4.7(D)(3), 4.7(E)(4)(a)1 Project Description: This variance request is for a second story addition to an existing single-story dwelling. The request involves three standards of the Land Use Code: 1) to allow an additional 68 square feet of floor area for the overall lot; the maximum allowed is 2,090 square feet, 2) an increase of 415 square feet of floor area for the rear half of the lot; the maximum allowed is 639 square feet and, 3) an additional 2.5 feet of height of a proposed dormer above the required solar setback wall height. ZONING BOARD OF APPEALS AGENDA Zoning Board of Appeals Page 2 June 14, 2018 3. APPEAL ZBA180019 Address: 455 N. Sherwood Street Petitioner/Owner: John and Cristin Berkhausen Zoning District: N-C-M Code Section: 4.8(D)(2)(a)2. and 4.8(D)(3) Project Description: This variance request is to allow an additional 90 square feet of total floor area and an additional 82 square feet of additional rear floor area to the lot. The maximum floor area allowed for the parcel is 2,125 square feet and the maximum allowed in the rear half is 743 square feet. • OTHER BUSINESS • ADJOURNMENT Heidi Shuff, Chair Ralph Shields, Vice Chair Daphne Bear Bob Long Cody Snowdon Butch Stockover Karen Szelei-Jackson Council Liaison: Ken Summers Staff Liaison: Noah Beals LOCATION: City Council Chambers 300 LaPorte Avenue Fort Collins, CO 80521 The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-6001) for assistance. REGULAR MEETING MAY 10, 2018 8:30 AM • CALL TO ORDER and ROLL CALL • APPROVAL OF MINUTES FROM PREVIOUS MEETING Long made a motion, seconded by Snowdon, to approve the minutes of the April 2018 meeting. The motion was adopted unanimously with Bear abstaining. • CITIZEN PARTICIPATION (Items Not on the Agenda) • APPEALS FOR VARIANCE TO THE LAND USE CODE ** The applicant for the 101 East Stuart Street variance request was not present. Shuff made a motion to postpone ZBA180012 to the end of the meeting so that we can first hear the variance requests of the people that are present. Jackson second. The motion was unanimously approved. 1. APPEAL ZBA180014 – Approved with Condition Address: 312 Wayne Street Petitioner: Al Kulenski Building Owner: Susan Lomax and Victor Vaughan Zoning District: N-C-L Code Section: 4.7(E)(4) Project Description: This request is to construct a 14 feet x 28 feet carport on the north side of the lot encroaching 4 feet-3 inches into the 5 feet side yard setback. Staff Presentation: Beals showed slides relevant to the appeal and discussed the variance request. He stated the existing house does not currently have a carport and this proposal would allow the carport posts to encroach into the side setback by 4 feet, 3 inches. Due to the existing driveway, the house is setback over 12 feet, as is the neighboring property; therefore, they are separated about 20 feet from each other. The neighboring property has two accessory structures in the rear yard that also appear to encroach into the 5-foot setback. ZONING BOARD OF APPEALS MEETING MINUTES Agenda Item 1 Item # 1 - Page 1 STAFF REPORT JUNE 14, 2018 STAFF Noah Beals, Senior City Planner/Zoning PROJECT APPEAL ZBA180017 PROJECT DESCRIPTION Address: 5221 Apple Drive Petitioner/Owner: Susan Vandewoude Zoning District: U-E Code Section: 4.2(D)(2)(d) Project Description: This variance request is for an addition to encroach 5 feet into the 20 feet side setback. COMMENTS: 1. UBackground:U This property was annexed into the City in 2009. The primary building was constructed in 1972 and later remodeled in 2001. While in the county jurisdiction the county allowed the building to be placed within 15 feet of the south property line. At the time of annexation, the property was also Zoned Urban Estate (U-E). U-E setbacks are different then what was permitted in the county. 2. UApplicant’s statement of justification:U See petitioner’s letter. 3. UStaff Conclusion and Findings:U Under Section 2.10.2(H), staff recommends approval and finds that: • The request is not detrimental to the public good. • The addition does not extend past the existing setback of the building. • Within the neighborhood other primary buildings are built encroaching into the side setback. Therefore, the variance request will not diverge from the standard but in a nominal, inconsequential way, when considered in the context of the neighborhood, and will continue to advance the purpose of the Land Use Code contained in Section 1.2.2 4. URecommendation: Staff recommends approval of APPEAL # ZBA180017. B. Written Statement – 5221 Apple Drive Variance Request We are requesting a variance for renovation of 5221 Apple Drive, Applewood estates. This home was built in 1972 and had major additions constructed in 1996 and 2001. The renovation completed in 2001, an addition constructed to the south side of the existing structure, apparently encroaches into the Applewood subdivision 20’ setback requirement. The encroachment was unknown to us at the time we purchased the home in November, 2017, and was only revealed to us when we provided our renovation plans to the immediate neighbors and the Applewood HOA and Architectural Review Committee (ARC). We received a 2011 survey of our property line as part of closing, but were not provided with an Improvement Location Certificate. We have requested an ILC but will not receive this documentation for 3-4 weeks. We are also currently seeking documentation of County and HOA approvals of this construction. After discussions with our architect, the ARC recommended approval of the project with amended site plan, and the HOA Board of Directors agreed with this directive. Our revised site plan, provided with this application, is currently under review by these same individuals. While our proposed renovations will not include changes to the foundation of the existing home, and our architect estimates that the proposed roof overhang will encroach 3.5” less than the current roof, we understand that the City of Fort Collins requires a Variance request, since our home is noncompliant with respect to current zoning guidelines. Our renovations call for an addition of approximately 500 sq feet to the main level of this raised ranch home, and removal of a low pitch roof and replacement with a roof with a 12 x 9 pitch to allow for greater ceiling height to modernize the home. The house is currently a prairie-home like design and architectural renovations will provide a ‘modern farmhouse’ design. In addition, the following architectural features will be added: 1. Windows and glass doors will be added to take advantage of the mature wooded lot and pond. 2. An entrance foyer will be added to the north face of the home, and an entrance foyer will be included to emphasize this as the focal point and entrance. 3. An addition over the garage will provide a sunroom and add architectural interest to the east facing side of the home. 4. A raised porch will be added to the east side of the home. 5. A smaller upstairs bedroom and bath on the main level at the south end of the home will be enlarged to provide a main level master. 6. Baths and kitchen upgrades will be made. This extensive renovation will result in changes that modernize its style and construction, but will leave the existing footprint of the home largely intact, and the character of this bucolic neighborhood has been considered to result in a home that does not clash with existing homes in the neighborhood. The main details of this renovation that concern the footprint that is encroaching are: 1. Replacement of low pitch to high pitch roof on entire house: It would be architecturally difficult not to replace the roof for the very small portion of the current house within the setback, and this is the primary transformative feature of the renovation. 2. Enlarge upstairs bedroom and bath for a master bed/bath on the main floor: This renovation will modernize the existing floorplan, and other options for gaining space for this purpose would require new foundation and a greater modification of the existing home footprint. We believe this request for variance is reasonable because: 1. The house is already noncompliant with the 20’ setback because of construction approved and conducted in 2001. 2. The foundation of the home is not being altered, and the proposed roofline will be higher and encroach approx. 3.5” less than the current roofline. 3. The home to the south of our home is at least 20’ away from its north property boundary, and thus at least 35’ of space exists between homes, mitigating any concerns of fire or other hazards. 4. The construction will result in a significant home improvement in terms of modern architectural style and construction. 5. Without variance approval, reconfiguration to exempt the SE corner of the existing home that is within the setback will result in a greatly mismatched roofline over the 5-foot south end of the home which would be unsightly and strange. 6. The divergence from land use code is nominal and inconsequential. From: Doug Hatch [mailto:d.b.hatch@comcast.net] Sent: Saturday, June 02, 2018 5:11 PM To: Noah Beals <nbeals@fcgov.com> Cc: VandeWoude, Sue <sue.vandewoude@colostate.edu>; Edward.Hoover@ColoState.EDU Subject: Appeal # ZBA180017 - 5221 Apple Drive - Susan VanDewoude Mr. Beals, We live at 5235 Apple Drive, which is directly adjacent to the location of the requested variance. As measured, the foundation of the existing structure already encroaches 5 feet into the 20 foot setback and the roof of the existing structure encroaches 8 feet into the 20 foot setback. As we understand it, the proposed remodel plans indicate that the modifications will not change the foundation location and would actually pull back the roof line by several inches. The existing structure has encroached into the setback for roughly 20 years. A past owner did a remodel that included construction into the setback. We don't recall any communication from the county or city on that remodel. Given the existing structure is well established and that the proposed plans do not push further into the setback, we support this variance request. In addition, we assume that the 20 foot setback on our side of the property line is not affected by this variance. Sincerely, Doug and Joan Hatch 5235 Apple Drive Fort Collins, CO 80526 EXISTING BUILDING PROPOSED ADDITION EXISTING DECK EXISTING DRIVE EXISTING TREE APPLE DRIVE UTILITY AND BRIDLE PATH EASEMENT UTILITY AND BRIDLE PATH EASEMENT 16° 57' 00" 357.71' N W 88° 49' 30" 218.33' N E 19° 05' 15" 143.81' S E 37° 00' 00" 73.60' S E 53° 00' 00" 256.14' S W 15' - 2" EXISTING DECK PROPOSED ADDITION PROPOSED ADDITION PROPOSED NEW DECK AND STAIRS PROPOSED NEW DECK AND STAIRS TRUE NORTH PROJECT NORTH EXISTING FENCE EXISTING SHED EXISTING FENCE EXISTING DRIVE 73' - 2 1/4" EXISTING POND PROPOSED DRIVE EXISTING GARDEN EXISTING FENCE SETBACK SETBACK SETBACK 30' - 0" 20' - 0" BATT INSULATION CONCRETE MASONRY BRICK RIGID INSULATION GYPSUM BOARD PLYWOOD OR OSB WOOD DIMENSION LUMBER WOOD BLOCKING WALL OR PARTITION STONE OR SYNTHETIC STONE CONCRETE MORTAR OR STUCCO EARTH GRAVEL WOOD FINISH LUMBER BLOWN-IN INSULATION C O D E D A T A 2015 I.B.C. W/ LOCAL AMENDMENTS BUILDING AREA: NEW MAIN LEVEL 541 S.F. EXISTING MAIN LEVEL 1748 S.F. 2015 I.F.C. & 2009 I.E.C.C. EXISTING LOWER LEVEL 1827S.F. TOTAL BUILDING AREA 4116 S.F. TOTAL 3575 S.F. ADDRESS: 5221 APPLE DRIVE, FT. COLLINS, CO 80526 SITE AREA: CODE USED: OCCUPANCY CLASSIFICATION: SINGLE FAMILY RESIDENCE CONSTRUCTION TYPE: NUMBER OF STORIES: ? ACRES 2015 I.R.C. V-B 2 F4 -1 1/2" SYNTHETIC DECKING OR MATCH EXISTING IF DIFFERENT, OVER -PRESERVATIVE TREATED 2X WOOD JOISTS PER STRUCT. SYSTEM NOTES: R1 ROOFS - 5/8" GYPSUM BOARD TEXTURE AND PAINT ( MATCH EXISTING) C1 FLOORS EXTERIOR WALLS SOFFITS CEILINGS - ASPHALT SHINGLES, OVER - 30# ASPHALT SATURATED FELT UNDERLAYMENT PER MANUFACTURER, WITH - ICE AND WATER MEMBRANE LAYER FOR EAVES TO 3'-0" INSIDE EXTERIOR BUILDING FACE MEASURED HORIZONTALLY AND VALLEYS WITH METAL FLASHING (MIN. 24 GA. GALV. STEEL) AT VALLEYS AND ABUTTING WALLS PER SMACNA RECOMMENDATIONS - ON OSB SHEATHING, RE: STRUCT, OVER - PREMANUFACTURED WOOD ROOF TRUSSES , RE: STRUCT, - MIN. R-49 INSULATION. S1 - 3/8" HARDBOARD SOFFIT PANEL OR MATCH EXISTING IF DIFFERENT, PAINT (MATCH EXISTING), ON - WOOD ROOF FRAMING ABOVE PER STRUCT MAIN LEVEL 100' - 0" LOWER LEVEL 91' - 2" MAIN LEVEL TOP PLATE 108' - 0" C B E A A4.1 B A4.1 J J A L L C 6' - 8" 208 EXISTING BUILDING EXISTING BUILDING EXISTING BUILDING PROPOSED ADDITION EXISTING BUILDING PROPOSED ADDITION EXISTING BUILDING PROPOSED ADDITION PROPOSED NEW ROOF PROPOSED NEW ROOF 9" 12" 9" 12" 9" 12" 4" 12" 4" 12" K K K MAIN LEVEL 100' - 0" LOWER LEVEL 91' - 2" MAIN LEVEL TOP PLATE 108' - 0" 1 2 3 A A4.1 4 A4.2 9" 12" B B B K D D K 1' - 0" VERIFY ON SITE 4' - 0" 201 205 C A4.1 MAIN LEVEL 100' - 0" LOWER LEVEL 91' - 2" MAIN LEVEL TOP PLATE 108' - 0" 3 2 1 A A4.1 4 A4.2 G J H H H G J J B A M J A A A 207 C A4.1 EXISTING BUILDING EXISTING BUILDING EXISTING BUILDING PROPOSED ADDITION PROPOSED NEW ROOF PROPOSED ADDITION EXISTING BUILDING PROPOSED ADDITION PROPOSED NEW ROOF PROPOSED NEW ROOF PROPOSED NEW ROOF 4" 12" 6' - 8" 1' - 0" MAIN LEVEL 100' - 0" MAIN LEVEL TOP PLATE 108' - 0" 9" 12" A B C E A4.1 B A4.1 E F F F A A A M M M PROPOSED NEW ROOF EXISTING BUILDING PROPOSED NEW ROOF PROPOSED ADDITION MAIN LEVEL 100' - 0" LOWER LEVEL 91' - 2" MAIN LEVEL TOP PLATE 108' - 0" C B A E A4.1 B A4.1 PROPOSED FRONT ENTRY EXISTING STUDY EXISTING KITCHEN EXISTING MASTER BATHROOM EXISTING DINING ROOM PROPOSED GARAGE EXTENSION EXISTING UTILITY CLOSET EXISTING MUD ROOM LAUNDRY ROOM EXTENSION PROPOSED MASTER BATH EXTENSION R1 S1 C1 BEAM AND POST AS PER STRUCT. W1 F1 R1 S1 C1 W1 F1 F4 W1 R1 EXISTING ENTRY C1 C1 9" 12" E PROPOSED ROOF 101 206 E M A W1 A4.2 Agenda Item 2 Item # 2 - Page 1 STAFF REPORT JUNE 14, 2018 STAFF Noah Beals, Senior City Planner/Zoning PROJECT APPEAL ZBA180018 PROJECT DESCRIPTION Address: 225 S. Loomis Avenue Petitioner/Owner: Karin Boes Zoning District: N-C-L Code Section: 4.7(D)(2)(a)2, 4.7(D)(3), and 4.7(E)(4)(a)1 Project Description: This variance request is for a second story addition to an existing single-story dwelling. The request involves three standards of the Land Use Code: 1) to allow an additional 68 square feet of floor area for the overall lot; the maximum allowed is 2,090 square feet, 2) an increase of 415 square feet of floor area for the rear half of the lot; the maximum allowed is 639 square feet and, 3) an additional 2.5 feet of height of a proposed dormer above the required solar setback wall height. COMMENTS: 1. UBackground:U This property was platted and annexed into the City in approximately 1920 as part of the Loomis Addition. The original lot was subdivided into two parcels. The subject parcel is 5,114 sf. In the N-C-L zone district the minimum lot size is 6,000sf. The primary house was built in 1924. It is unclear what changes have occurred since the original construction. It is a one-story home with 2 bedrooms and an office. There is a basement. However, the applicant has found that radon levels in the basement are high and mitigation efforts have not been able to get to safe level. The property is on the edge of geographical boundary of N-C-L zone district. A half block to the east the zone district is N-C-M. Also, one block to the south the zone district is N-C-M. The minimum lot size in the N-C-M is 5,000sf. If the subject property was zoned N-C-M a variance request for additional floor area would not be necessary. 2. UApplicant’s statement of justification:U See petitioner’s letter. 3. UStaff Conclusion and Findings:U Under Section 2.10.2(H), staff recommends approval and finds that: • The request is not detrimental to the public good. • The lot size is below the minimum 6,000sf. • The shallowness of the parcel results in a larger portion of primary building in rear half. • The driveway of the subject property and the driveway of the abutting north property create a 25ft setback between the two primary buildings. Therefore, the variance request will not diverge from the standard but in a nominal, inconsequential way, when considered in the context of the neighborhood, and will continue to advance the purpose of the Land Use Code contained in Section 1.2.2. Additionally, the lot size creates an undue hardship not caused by an act or omission of the occupant. 4. URecommendation: Staff recommends approval of APPEAL # ZBA180018. ŝƚǇŽĨ&ŽƌƚŽůůŝŶƐ ŽŶŝŶŐŽĂƌĚŽĨƉƉĞĂůƐ DĂǇϭϱ͕ϮϬϭϴ ZĞĂƐŽŶŝŶŐ͗ KƵƌĞǆĐĞƐƐŝǀĞůǇƐŵĂůůĂŶĚƐŚĂůůŽǁůŽƚĐƌĞĂƚĞƐĂƵŶŝƋƵĞŚĂƌĚƐŚŝƉ͘KƵƌůŽƚŝƐŽŶůǇϱ͕ϭϭϰ^&;ƚŚĞŵŝŶŝŵƵŵ ůŽƚƐŝǌĞŝŶƚŚĞE>ǌŽŶĞĚŝƐƚƌŝĐƚŝƐϲ͕ϬϬϬ^&Ϳ͕ĂŶĚŝƐŽŶůǇϭϬϬ͛ĚĞĞƉ;ƚŚĞƐƚĂŶĚĂƌĚĚĞƉƚŚůŽƚƐŽŶŽƵƌďůŽĐŬ ĂƌĞϭϵϬ͛ĚĞĞƉͿ͘ĚĚŝƚŝŽŶĂůůǇ͕ǁĞďĞůŝĞǀĞŽƵƌĂĚĚŝƚŝŽŶǁŽƵůĚŶŽƚĚŝǀĞƌŐĞĨƌŽŵƚŚĞƐƚĂŶĚĂƌĚƐŽĨƚŚĞ>ĂŶĚ hƐĞŽĚĞĞǆĐĞƉƚŝŶĂŶŽŵŝŶĂů͕ŝŶĐŽŶƐĞƋƵĞŶƚŝĂůǁĂǇǁŚĞŶĐŽŶƐŝĚĞƌĞĚŝŶƚŚĞĐŽŶƚĞǆƚŽĨƚŚĞ ŶĞŝŐŚďŽƌŚŽŽĚ͕ĂƐŽƵƌƉƌŽƉĞƌƚǇďŽƌĚĞƌƐƚŚĞEDǌŽŶĞŝŵŵĞĚŝĂƚĞůǇƚŽƚŚĞĞĂƐƚ͕ǁŚŝĐŚŽƵƌĂĚĚŝƚŝŽŶ ǁŽƵůĚďĞŝŶĐŽŵƉůŝĂŶĐĞǁŝƚŚĨŽƌƚŚĞŽǀĞƌĂůůĨůŽŽƌĂƌĞĂƌĂƚŝŽ͘>ĂƐƚůǇ͕ǁĞďĞůŝĞǀĞƚŚĞƐŵĂůůƚƌŝĂŶŐůĞĂƚƚŚĞ ƚŽƉŽĨƚŚĞŶŽƌƚŚŐĂďůĞĞŶĚƚŚĂƚƉƌŽƚƌƵĚĞƐŝŶƚŽƚŚĞƐŽůĂƌƐĞƚďĂĐŬǁŽƵůĚŶŽƚĚŝǀĞƌŐĞĨƌŽŵƚŚĞƐƚĂŶĚĂƌĚƐŽĨ ƚŚĞ>ĂŶĚhƐĞŽĚĞĞǆĐĞƉƚŝŶĂŶŽŵŝŶĂů͕ŝŶĐŽŶƐĞƋƵĞŶƚŝĂůǁĂǇǁŚĞŶĐŽŶƐŝĚĞƌĞĚŝŶƚŚĞĐŽŶƚĞǆƚŽĨƚŚĞ ŶĞŝŐŚďŽƌŚŽŽĚ͘ Karin Boes 225 S. Loomis Avenue Fort Collins, CO 80521 May 15, 2018 City of Fort Collins Zoning Board of Appeals 281 N. College Avenue Fort Collins, CO 80524 RE: Variance Requests for 225 S. Loomis Avenue To Whom It May Concern: We would like to add two bedrooms and a bathroom to our existing 1,172 SF home with two bedrooms (+ an office) and one bathroom home at 225 S. Loomis Avenue, which would allow our son & daughter to have their own bedrooms, plus a room for guests. We have ruled out the option for adding bedrooms in the basement due to the health risks associated with radon. We have worked with a radon mitigation expert to address the issue of radon in our existing basement but were not able to get the radon levels within a safe zone, and therefore we do not feel comfortable having our children’s bedrooms in the basement. Our lot is very shallow, so in order to preserve the small amount of yard that currently exists at the rear of our home we are proposing a second floor addition. There is an existing bearing wall in the basement (indicated on the attached drawings) that we would like to stay to the east side of with our second story addition, as the existing foundations west of that wall are not sufficient to support a second story. We are requesting three variances to the Fort Collins Land Use Code in the proposed second floor addition. The first is to Section 4.7(D)(2)(a)2. of the Fort Collins Land Use Code, which states that the allowable floor area shall not exceed twenty (20) percent of the lot area plus one thousand (1,000) square feet on a lot that is between five thousand (5,000) square feet and ten thousand (10,000) square feet. The second is to Section 4.7(D)(3) of the Fort Collins Land Use Code, which states that the allowable floor area on the rear half of a lot shall not exceed twenty- five (25) percent of the area of the rear fifty (50) percent of the lot. The last is to Section 4.7(E)(4)(a)1. Solar Access Setbacks- For building Construction that results in a two-story house where a one-story house previously existed, building height shall be reduced to preserve solar access on adjacent lots such that whenever any portion of a north-facing side building wall that adjoins a lot to the north exceeds fourteen (14) feet in height, such portion of the building wall shall be set back from the interior side lot line an additional one (1) foot beyond the minimum required, for each one (1) foot, or fraction thereof, of building wall that exceeds fourteen (14) feet in height. We believe that our excessively small and shallow lot creates a unique hardship. Our lot is only 5,114 SF, where the minimum lot size in the NCL zone district is 6,000 SF, and is only 100 feet deep, where the standard depth lots on our block are 190 feet deep. Since our lot is so shallow, nearly half of our existing home and our entire garage are already in the rear half, creating an existing non-conforming condition. We are proposing to add 234 SF of the proposed 666 SF 2nd City of Fort Collins Zoning Board of Appeals May 15, 2018 Page 2 floor addition to the rear half of our lot, requiring an additional 415 SF over the allowed 639 SF based on our lot area. Additionally, we believe our proposed second floor addition would not diverge from the standards of the Land Use Code except in a nominal, inconsequential way when considered in the context of the neighborhood. Our property borders the NCM zone immediately to the east, which allows 2,278 SF of built area on a lot our size, which we would be below by 188 SF. Lastly, we believe the small triangle at the top of the north gable end that protrudes into the solar setback would not diverge from the standards of the Land Use Code except in a nominal, inconsequential way when considered in the context of the neighborhood. A dormer at the north is necessary to provide an egress window for the north bedroom, and changing that dormer from a gable to a hipped roof would not be consistent with the home’s architectural style. Thank—you for your consideration. Sincerely, Karin Boes * 5() ': 83 83 83 83 /,9,1*5220 )5217 325&+ %('5220 ',1,1*5220 .,7&+(1 %('5220 &/2 %$7+ &/2 2)),&( &/2 +$// /2&$7,212) (;,67,1* %($5,1*:$// ,1%$6(0(17 %(/2: 15' - 0" 15' - 0" SIDE YARD SETBACK REAR YARD SETBACK FRONT YARD SETBACK SIDE YARD SETBACK 70' - 0" 5' - 0" 40' - 0" 5' - 0" 100' - 0" 2ND FLOOR ADDITION EXISTING GARAGE S. LOOMIS AVENUE 50' - 0" 3' - 6" 28' - 0" 10' - 11" 7' - 7" 50' - 0" 50' - 0" Property Address: 225 S. Loomis Avenue Property Owner: Karin Boes Owner's Phone: 970-407-0473 Parcel No: 9711315018 Legal Description: E 100 FT OF LOT 13, BLK 279, LOOMIS, FTC Zoning District: NCL Subdivision: 1109 – LOOMIS Neighborhood: 19711 Setbacks: Front Yard- 15 Feet Rear Yard- 15 Feet Side Yard- 5 Feet Lot Size: 5,114 SF Floor Area Ratio: .20 x lot area + 1,000 SF .20 (5,114) + 1,000 SF =2,022 SF Proposed Floor Area: Existing First Floor: 1,172 SF Existing Garage: 252 SF Proposed Addition: 666 SF Total: 2,090 SF (*need variance for 68 SF) Existing Basement: 952 SF (does not count towards allowable SF) Allowable Floor Area on Rear 50% of lot: 2,557 SF * .25 = 639 SF Proposed Floor Area on Rear 50% of lot: Existing First Floor: 568 SF Existing Garage: 252 SF Proposed 2nd Floor: 234 SF Total: 1,054 SF (*need variance for 415 SF) NCM Floor Area Ratio: .25 + 1,000 SF .25 (5,114) + 1,000 SF =2,278 SF (would be 188 SF under) NCM allowable floor area on rear 50% of lot: 2,557 SF * .33 = 843 SF (would be 211 SF over) 715 west moutain avenue 14' - 0" 1' - 0" 1'-0" ASSUMED PROPERTY LINE 5' - 0" 18' - 0" 2' - 0" 1'-0" 2' - 5 1/2" PORTION OF GABLE END NOT MEETING SOLAR 2' - 0" SETBACKS 1'-0" 18' - 0" 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com SCHEMATIC DESIGN BOES/YUJUICO RESIDENCE 225 S. Loomis Avenue Fort Collins, Colorado 5.15.18 A8 SCALE: 3/16" = 1’−0" 1 PROPOSED EAST ELEVATION A8 SCALE: 3/16" = 1’−0" 2 PROPOSED SOUTH ELEVATION A8 SCALE: 3 3D VIEW−−−− VIEW SOUTHEAST PORTION OF GABLE END NOT MEETING SOLAR SETBACKS 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com SCHEMATIC DESIGN BOES/YUJUICO RESIDENCE 225 S. Loomis Avenue Fort Collins, Colorado 5.15.18 A9 SCALE: 3/16" = 1’−0" 1 PROPOSED NORTH ELEVATION A9 SCALE: 3/16" = 1’−0" 2 PROPOSED WEST ELEVATION A9 SCALE: 4 3D VIEW−−−− VIEW NORTHEAST Agenda Item 3 Item # 3 - Page 1 STAFF REPORT JUNE 14, 2018 STAFF Noah Beals, Senior City Planner/Zoning PROJECT APPEAL ZBA180019 PROJECT DESCRIPTION Address: 455 N. Sherwood Street Petitioner/Owner: John and Cristin Berkhausen Zoning District: N-C-M Code Section: 4.8(D)(2) and 4.8(D)(3) Project Description: This variance request is to allow an additional 90 square feet of total floor area and an additional 82 square feet of additional rear floor area to the lot. The maximum floor area allowed for the parcel is 2,125 square feet and the maximum allowed in the rear half is 743 square feet. COMMENTS: 1. UBackground:U This property is part of the original Town Map of 1873. The original lot was subdivided into three parcels. This subdivision resulted in the subject parcel being 4,500sf. The property is zoned N-C-M and the minimum required lot size is 5,000sf. 2. UApplicant’s statement of justification:U See petitioner’s letter. 3. UStaff Conclusion and Findings:U Under Section 2.10.2(H), staff recommends approval and finds that: • The request is not detrimental to the public good. • The proposed structure follows the other design standards of N-C-M. • The lot is shallow resulting in a larger portion of the primary building in the rear-half. • It is a corner lot and does not abut a residential property on the north. • The proposal is a 4% increase to the overall allowable floor area and an 11% increase to the rear- half allowable floor area. Therefore, the variance request will not diverge from the standard but in a nominal, inconsequential way, when considered in the context of the neighborhood, and will continue to advance the purpose of the Land Use Code contained in Section 1.2.2. Additionally, the lot size creates an undue hardship not caused by an act or omission of the occupant. 4. URecommendation: Staff recommends approval of APPEAL # ZBA180019. Application Request IRU9DULDQFHIURPWKH/DQG8VH&RGH The Zoning Board of Appeals has been granted the authority to approve variancesIURPWKHUHTXLUHPHQWVRI $UWLFOHVDQGRIWKH/DQG8VH&RGH7KH=RQLQJ%RDUGRI$SSHDOVVKDOOQRWDXWKRUL]HDQ\XVHLQD]RQLQJGLVWULFW RWKHUWKDQWKRVHXVHVZKLFKDUHVSHFLILFDOO\SHUPLWWHGLQWKH]RQLQJGLVWULFW7KH%RDUGPD\JUDQWYDULDQFHVZKHUHLW ILQGVWKDWWKHPRGLILFDWLRQRIWKHVWDQGDUGwould not be detrimental to the public good$GGLWLRQDOO\WKHYDULDQFH UHTXHVWPXVWPHHWDWOHDVWRQHRIWKHIROORZLQJMXVWLILFDWLRQUHDVRQV PO Box 330 LaPorte, CO 80535 Office (970) 472-1113 • Fax (970) 472-8313 www.armsteadconstruction.com 5-14-2018 Re: Zoning Board of Appeals Request 455 Sherwood Street Fort Collins, CO 80521 Property Details & Information: Property Address: 455 Sherwood Street, Fort Collins, CO 80521 Property Owners: John & Cristin Berkhausen Property Owners Phone Number: 970-213-9348 Parcel Number: 9711119018 Legal Description: N ½ of Lot 4, BLK 64, FTC; less W 100ft of N ½ SD Lot (split from 9711119 006) Zone District: NCM- Neighborhood Conservation Medium Density Lot Size: 4,500 sq ft Floor Area Ratio: 0.25 + 1,000 sq ft Allowable Total Floor Area: 2,125 sq ft Proposed Total Floor Area: Proposed First Floor- 1,178 sq ft Proposed Attached Garage- 276 sq ft Proposed Second Floor Addition- 761 sq ft Total Floor Area Proposed- 2,215 sq ft (90 sq ft over allowed or 4%) Allowable Floor Area on Rear Half 50% of Lot: 4,500 sq ft / 2 x .33= 743 sq ft allowed Proposed Floor Area on Rear 50% of Lot: Proposed Main Floor- 364 sq ft Proposed Second Floor- 185 sq ft Proposed Garage- 276 sq ft Proposed Total: 825 sq ft (82 sq ft over allowed or 11%) E\UHDVRQRIH[FHSWLRQDOSK\VLFDOFRQGLWLRQVRURWKHUH[WUDRUGLQDU\DQGH[FHSWLRQDOVLWXDWLRQVXQLTXHWRWKH SURSHUW\LQFOXGLQJEXWQRWOLPLWHGWRSK\VLFDOFRQGLWLRQVVXFKDVH[FHSWLRQDOQDUURZQHVVVKDOORZQHVVRU WRSRJUDSK\WKHVWULFWDSSOLFDWLRQRIWKHFRGHUHTXLUHPHQWVZRXOGUHVXOWLQXQXVXDODQGH[FHSWLRQDOSUDFWLFDO GLIILFXOWLHVRUXQGXHKDUGVKLSXSRQWKHRFFXSDQWDSSOLFDQWRIWKHSURSHUW\SURYLGHGWKDWVXFKGLIILFXOWLHVRU hardshipDUHQRWFDXVHGE\DQDFWRURPLVVLRQRIWKHRFFXSDQWDSSOLFDQW LHQRWVHOILPSRVHG WKHSURSRVDOZLOOSURPRWHWKHJHQHUDOSXUSRVHRIWKHVWDQGDUGIRUZKLFKWKHYDULDQFHLVUHTXHVWHGequally well or better thanZRXOGDSURSRVDOZKLFKFRPSOLHVZLWKWKHVWDQGDUGIRUZKLFKWKHYDULDQFHLVUHTXHVWHG WKHSURSRVDOZLOOQRWGLYHUJHIURPWKH/DQG8VH&RGHVWDQGDUGVH[FHSWLQDnominal, inconsequential way ZKHQFRQVLGHUHGLQWKHFRQWH[WRIWKHQHLJKERUKRRG This application is only for a variance to the Land Use Code. Building Code requirements will be determined and reviewed by the Building Department separately. When a building or sign permit is required for any work for which a variance has been granted, the permit must be obtained within 6 months of the date that the variance was granted. +RZHYHUIRUJRRGFDXVHVKRZQE\WKHDSSOLFDQWWKH=RQLQJ%RDUGRI$SSHDOVPD\FRQVLGHUDRQHWLPHPRQWK H[WHQVLRQLIUHDVRQDEOHDQGQHFHVVDU\XQGHUWKHIDFWVDQGFLUFXPVWDQFHVRIWKHFDVH$QH[WHQVLRQUHTXHVWPXVW EHVXEPLWWHGEHIRUHPRQWKVIURPWKHGDWHWKDWWKHYDULDQFHZDVJUDQWHGKDVODSVHG Petitioner or Petitioner’s Representative must be present at the meeting Location/D3RUWH$YH&RXQFLO&KDPEHUV)RUW&ROOLQV&2 Date6HFRQG7KXUVGD\RIWKHPRQWK7LPHDP Variance Address Petitioner’s Name, if not the Owner City )RUW&ROOLQV&2 Petitioner’s Relationship to the Owner is Zip Code Petitioner’s Address Owner’s Name Petitioner’s Phone # Code Section(s) Petitioner’s Email Zoning District Additional Representative’s Name Justification(s) Representative’s Address Justification(s) Representative’s Phone # Justification(s) Representative’s Email Reasoning Date ___________________________________ Signature __________________________________________ If not enough room, additional written information may be submitted 455 Sherwood Street Jeffrey J. Schneider Contractor 80521 PO Box 330 LaPorte, CO 80535 John & Cristin Berkhausen 970-472-1113 4.8(D)(2) & 4.8(D)(3) jeff@armsteadconstruction.com NCM See Attached 5-14-2018 Jeffrey J. Schneider 3. Nominal and inconsequential Additional Justification Additional Justification fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com SCHEMATIC DESIGN BOES/YUJUICO RESIDENCE 225 S. Loomis Avenue Fort Collins, Colorado 5.15.18 A6 SCALE: 1/16" = 1’−0" 1 PROPOSED SITE PLAN %('5220 %$7+ &/26(7 %('5220 &/26(7 OLQHQ /2&$7,212) (;,67,1* %($5,1*:$// ,1%$6(0(17 %(/2: +,''(1/,1(6 '(127(6(;67 ),567)/225 :$//6%(/2: 7<3 ZHVWPRXWDLQDYHQXH IRUWFROOLQVFRORUDGR SKRQH HPDLOKHLGLVKXII#JPDLOFRP 6&+(0$7,&'(6,*1 %2(6<8-8,&25(6,'(1&( 6/RRPLV$YHQXH )RUW&ROOLQV&RORUDGR #Á 5%#.' 241215'&(+456(.1142.#0 #Á 5%#.' 241215'&5'%10&(.114 6)$'',7,21 2 E E E EXISTING UTILITY CLOSET EXISTING FIRE PLACE EXISTING FIRE PLACE MAIN LEVEL 100' - 0" LOWER LEVEL 91' - 2" MAIN LEVEL TOP PLATE 108' - 0" 3 2 1 A A4.1 4 A4.2 R1 S1 C1 W1 F1 A M EXISTING WALL PROPOSED SUN ROOM PROPOSED ROOF A4.2 1 HEEL HEIGHT 1' - 4" EXISTING DINING ROOM EXISTING GREAT ROOM K 205 E E 9" 12" R1 EXISTING BASEMENT A EXISTING STAIRS EXISTING GARAGE PROPOSED ROOF PROPOSED ROOF C1 2' - 0" 6 1/2" 12" 6 1/2" 12" K NEW HEADER AS PER STRUCT. MAIN LEVEL 100' - 0" LOWER LEVEL 91' - 2" MAIN LEVEL TOP PLATE 108' - 0" 1 2 3 A A4.1 4 A4.2 NEW BEAM AS PER STRUCT. BEAM AS PER STRUCT. NEW HEADER AS PER STRUCT. BEAM AS PER STRUCT. R1 S1 W1 F1 C1 F1 A A A K 204 205 203 PROPOSED FRONT ENTRY PROPOSED GARAGE EXTENSION INTO EXISTING MUD ROOM PROPOSED ROOF EXISTING GARAGE EXISTING WALL PROPOSED PLANT ROOM EXISTINGWALL WALL EXISTING R1 NEW HEADER BEAM ABOVE GARAGE DOOR AS PER STRUCT. C1 C A4.1 E E PROPOSED ROOF PROPOSED ROOF C1 EXPOSED TIMBER PER STRUCT. --- - 9" 12" 6 1/2" 12" MAIN LEVEL 100' - 0" LOWER LEVEL 91' - 2" MAIN LEVEL TOP PLATE 108' - 0" A E A4.1 NEW BEAM AS PER STRUCT EXISTING GARAGE PROPOSED A PLANT ROOM B 4" 12" 9" 12" 9" 12" 4" 12" R1 S1 W1 F1 C1 HEEL HEIGHT 1' - 4" 6 1/2" 12" PROPOSED GARAGE EXTENSION C1 W1 AIR DUCTS, WITH SIDE WALL REGISTERS S1 sheet no. 'LDQH+RXVH ARCHITECTURAL DESIGNS dianelynnhouse@gmail.com 1420 Soda Creek Court Fort Collins, CO 80526 970-402-3440 in association with: TD STRUCTURAL ENGINEERING, INC 2909 OXFORD COURT FORT COLLINS, CO 80525 PHONE: 970-372-1140 EMAIL: WENDYDWORAK@MSN.COM CONTACT: WENDY T. DWORAK, PE 2/16/2018 5:23:59 PM A4.1 Issue Date BID SET A BUILDING 1/4" = 1'-0" SECTION-AA B BUILDING 1/4" = 1'-0" SECTION-BB E BUILDING 1/4" = 1'-0" SECTON-EE C BUILDING 1/4" = 1'-0" SECTION-CC EXISTING BUILDING EXISTING BUILDING EXISTING BUILDING PROPOSED ADDITION 4" 12" 6' - 8" E E E H H H K K K sheet no. 'LDQH+RXVH ARCHITECTURAL DESIGNS dianelynnhouse@gmail.com 1420 Soda Creek Court Fort Collins, CO 80526 970-402-3440 in association with: TD STRUCTURAL ENGINEERING, INC 2909 OXFORD COURT FORT COLLINS, CO 80525 PHONE: 970-372-1140 EMAIL: WENDYDWORAK@MSN.COM CONTACT: WENDY T. DWORAK, PE 2/16/2018 5:23:58 PM A3.2 Issue Date BID SET 1 South 1/4" = 1'-0" Elevation 2 West 1/4" = 1'-0" Elevation EXISTING BUILDING PROPOSED ADDITION PROPOSED NEW ROOF PROPOSED ADDITION PROPOSED NEW ROOF PROPOSED NEW ROOF EXISTING BUILDING EXISTING GARAGE E E E E 4" 12" 6' - 8" sheet no. 'LDQH+RXVH ARCHITECTURAL DESIGNS dianelynnhouse@gmail.com 1420 Soda Creek Court Fort Collins, CO 80526 970-402-3440 in association with: TD STRUCTURAL ENGINEERING, INC 2909 OXFORD COURT FORT COLLINS, CO 80525 PHONE: 970-372-1140 EMAIL: WENDYDWORAK@MSN.COM CONTACT: WENDY T. DWORAK, PE 2/16/2018 5:23:53 PM A3.1 Issue Date BID SET 1 East 1/4" = 1'-Elevation 0" 2 North 1/4" = 1'-0" Elevation - PROVIDE CONTINUOUS PREFINISHED METAL SOFFIT VENTS F1 BOARD AND BATTEN SIDING - HORIZONTAL CEMENTITIOUS LAP SIDING, PAINTED, (TO MATCH EXISTING), OVER - TYVEK COMMERCIAL AIR AND WEATHER BARRIER, OVER - 1/2" NOM. OSB SHEATHING, RE: STRUCT, OVER - 2x6 NOM. WOOD STUDS FRAMING, - R-21 MIN. BATT INSULATION - 6 MIL POLYETHELENE VAPOR BARRIER AT INTERIOR FACE OF STUDS (TAPE SEAMS AND PENETRATIONS) - 1 LAYER 1/2" GYPSUM BD., TEXTURED AND PAINTED (TO MATCH EXISTING) - FINISH FLOORING BY OWNERS , OVER - NOM. 3/4" T& G PLYWOOD DECK PER STRUCT OVER - SOLID WEB WOOD "I" JOISTS OR FLOOR JOISTS, PER STRUCT - R-30 BATT INSULATION OVER UNCONDITIONED SPACES. - R-13 ACOUSTIC F.G. BATT INSUL.AT BOT. OF EA. JOIST SPACE. W1 S H E E T I N D E X A R C H I T E C T U R A L S T R U C T U R A L V I C I N I T Y M A P PROJECT DIRECTORY ED HOOVER & SUE VANDEWOUDE OWNER 5221 APPLE DRIVE FORT COLLINS, CO 80526 970-203-5477 CONTACT: Ed or Sue Diane House ARCHITECTURAL DESIGNER 1420 SODA CREEK COURT FORT COLLINS, CO 80526 970-402-3440 CONTACT: Diane CONTRACTOR STRUCTURAL A B B R E V I A T I O N S M A T E R I A L S L E G E N D sheet no. 'LDQH+RXVH ARCHITECTURAL DESIGNS dianelynnhouse@gmail.com 1420 Soda Creek Court Fort Collins, CO 80526 970-402-3440 in association with: TD STRUCTURAL ENGINEERING, INC 2909 OXFORD COURT FORT COLLINS, CO 80525 PHONE: 970-372-1140 EMAIL: WENDYDWORAK@MSN.COM CONTACT: WENDY T. DWORAK, PE 2/16/2018 5:23:39 PM A0.0 Issue Date BID SET PC PRECAST PERIM PERIMETER PL PLATE PLAM PLASTIC LAMINATE PLWD PLYWOOD PLYWD PLYWOOD POLY POLYETHELENE POLYISO POLYISOCYANURATE PR PAIR PREFIN PREFINISHED PT PRESERVATIVE TREATED OR PAVER TILE PTD PAINTED PVC POLYVINYL CHLORIDE QT QUARRY TILE R RISER OR RADIUS RR-VALUE R&S ROD AND SHELF RB RUBBER BASE RCP REFLECTED CEILING PLAN RD ROOF DRAIN RE REFER TO or REFERENCE REC RECESS(ED) RECT RECTANGULAR REF REFRIGERATOR REINF REINFORCED REQD REQUIRED RESIL RESILIENT RFS ROOM FINISH SCHEDULE RM ROOM RO ROUGH OPENING RTU ROOF TOP UNIT RUB RUBBER SSOUTH SC SOLID CORE SC SOLDIER COURSE SCHED SCHEDULE SECT SECTION SF SQUARE FEET OR STOREFRONT SH SHELF SHGC SOLAR HEAT GAIN COEFFICIENT SHT SHEET SIM SIMILAR SMACNA SHEETMETAL AND AIR CONDITIONING CONTRACTORS ASSOCIATION SOG SLAB ON GRADE SPEC SPECIFICATION(S) SPEC'D SPECIFIED SPF SPRAY POLYURETHENE FOAM SQ SQUARE SS or S/S STAINLESS STEEL STA STATION STD STANDARD STL STEEL STOR STORAGE STRUCT STRUCTURE or STRUCTURAL SUB SUBCONTRACTOR SUBS SUBSTITUTION SUSP SUSPEND(ED) SV SHEET VINYL SYM SYMMETRICAL SYN SYNTHETIC SYS SYSTEM T or TLT TOILET T&G TONGUE AND GROOVE TB TOWEL BAR TBD TO BE DETERMINED TCA or TCNA TILE COUNCIL OF NORTH AMERICA TEL TELEPHONE TER TERRAZZO TH. THRESHOLD THRU THROUGH TO TOP OF TOS TOP OF STEEL TPD TOILET PAPER DISPENSER TPO THERMOPLASTIC POLYOLEFIN TYP TYPICAL UU-VALUE UG UNDERGROUND UNFIN UNFINISHED UNO UNLESS NOTED OTHERWISE UON UNLESS OTHERWISE NOTED UOS UNLESS OTHERWISE SPECIFIED USGBC UNITED STATES GREEN BUILDING COUNCIL VB VAPOR BARRIER VCT VINYL COMPOSITION TILE VERT VERTICAL VEST VESTIBULE VOL VOLUME VWC VINYL WALL COVERING W WEST OR WOMEN W/ WITH W/C WATER TO CEMENT RATIO W/IN WITHIN W/O WITHOUT WC WATER CLOSET WD WOOD WF WIDE FLANGE WF. WIDE FLANGE WIN WINDOW WP WATERPROOF(ING) WR WATER RESISTANT WSCT WAINSCOT WWF WELDED WIRE FABRIC FOUND. FOUNDATION FP FIREPROOF(ING) FPHB FROST PROOF HOSE BIB FRT FIRE RETARDANT TREATED FT FOOT OR FEET FTG FOOTING FURR FURRING GA GAUGE GA GYPSUM ASSOCIATION GALV GALVANIZED GB GRAB BAR GBCI GREEN BUILDING CERTIFICATION INSTITUTE GC GENERAL CONTRACTOR GD GARBAGE DISPOSAL GEOTECH GEOTECHNICAL GI GALVANIZED IRON GL GLASS or GLAZING GLU LAM GLUE LAMINATED GND GROUND GR GRADE GWB GYPSUM WALLBOARD GYP GYPSUM HB HOSE BIB HC HOLLOW CORE HC HANDICAPPED HDO HIGH DENISTY OVERLAY HDW. HARDWARE HDWR HARDWARE HGT HEIGHT HM HOLLOW METAL HORIZ HORIZONTAL HR HOUR HT HEIGHT IBC INTERNATIONAL BUILDING CODE ID INSIDE DIAMETER (DIM.) IECC INTERNATIONAL ENERGY CONSERVATION CODE IN INCH INCL INCLUDING INSUL INSULATION OR INSULATED INT INTERIOR IPC INTERNATIONAL PLUMBING CODE JAN JANITOR JC JANITOR'S CLOSET JT JOINT KITCH KITCHEN KPL KICK PLATE LAB. LABORATORY LAM. LAMINATE LAV LAVATORY LEED LEADERSHIP IN ENERGY EFFICIENT DESIGN LS LANDSCAPE LSL LAMINATED STAND LUMBER LT LIGHT LVL LAMINATED VENEER LUMBER LW LIGHT WEIGHT MMEN M METER MAS MASONRY MATL MATERIAL MAX MAXIMUM MBM METAL BUILDING MANUFACTURER MDO MEDIUM DENSITY OVERLAY MDP MEDIUM DENSITY PARTICLEBOARD MECH MECHANICAL MFR MANUFACTURER MIN MINIMUM OR MINUTE MIR MIRROR MISC MISCELLANEOUS MM MILIMETER MO MASONRY OPENING (NOMINAL) MPH MILES PER HOUR MR MOISTURE RESISTANT MTD MOUNTED MTL METAL MVET MOISTURE VAPOR EMMISSIVITY TEST NNORTH NIC NOT IN CONTRACT NO. or # NUMBER NOM NOMINAL NTS NOT TO SCALE O/O OUT TO OUT (DIMENSION) OC ON CENTER OD OUTSIDE DIAMETER (DIM.) OD OVERFLOW DRAIN OD OVERFLOW DRAIN OFCI OWNER FURNISHED CONTRACTOR INSTALLED OFF OFFICE OFI OWNER FURNISHED AND INSTALLED OH OPPOSITE HAND OPG OPENING OPP OPPOSITE OSB ORIENTED STAND BOARD PART PARTITION # POUND(S) or NUMBER &AND +/- PLUS OR MINUS <ANGLE OR LESS THAN > GREATER THAN @AT ACT ACOUSTICAL CEILING TILE ADJ ADJACENT or ADJUSTABLE AFF ABOVE FINISHED FLOOR ALT ALTERNATE ALUM ALUMINUM ANSI AMERICAN NATIONAL STANDARDS INSTITUTE ARCH ARCHITECTURAL OR ARCHITECT ASHRAE AMERICAN SOCIETY OF HEATING REFRIGERATION AND AIR CONDITIONING ENGINEERS AUTO AUTOMATIC AWB AIR AND WEATHER BARRIER BD BOARD BET BETWEEN BH BULKHEAD BIA BRICK INSTITUTE OF AMERICA BIT BITUMINOUS BLDG BUILDING BM BEAM OR BENCH MARK BO BOTTOM OF BOT BOTTOM BR BEDROOM BRG BEARING BSMT BASEMENT CAB CABINET CBU CEMENTITIOUS BACKER BOARD CG CORNER GUARD CJ CONTROL JOINT CL CENTERLINE OR CLOSET CLG CEILING CLO CLOSET CLR CLEAR CM CENTIMETER CMU CONCRETE MASONRY UNIT COL COLUMN CONC CONCRETE CONN CONNECTION CONSTR. CONSTRUCTION CONTIN CONTINUOUS CORR CORRIDOR CPT CARPET CT CERAMIC TILE CTBB CEMENTITIOUS TILE BACKER BOARD CTR CENTER OR COUNTER CTRTOP COUNTER TOP DBL DOUBLE DEMO DEMOLISH or DEMOLITION DEPT DEPARTMENT DET DETAIL DF DRINKING FOUNTAIN DIA DIAMETER DIM DIMENSION DISP DISPENSER DN DOWN DR DOOR DS DOWNSPOUT DTL DETAIL DW DISHWASHER DWG DRAWING (E) EXISTING E EAST EA EACH EJ EXPANSION JOINT ELEC ELECTRICAL ELEV ELEVATOR OR ELEVATION EMER EMERGENCY ENCL ENCLOSURE ENG ENGINEER EPDM ETHYLENE PROPYLENE DIENE MONOMER EQ EQUAL EQUIP EQUIPMENT EWC ELECTRIC WATER COOLER EXH EXHAUST EXIST EXISTING EXP EXPANSION EXT EXTERIOR FA FIRE ALARM FACP FIRE ALARM CONTROL PANEL FAP FIRE ALARM PANEL FBS FULL BULDING SECTION FD FLOOR DRAIN FDC FIRE DEPARTMENT CONNECTION FDN FOUNDATION FE FIRE EXTINGUISHER FEC. FIRE EXTINGUISHER CABINET FG FIBERGLASS FHC FIRE HOSE CABINET FIN FINISH(ED) FIXT FIXTURE FLR FLOOR FLUOR. FLUORESCENT FO FACE OF FOC FACE OF CONCRETE FOS FACE OF STUDS A0.0 INDEX SHEET A0.1 DEMO PLAN- MAIN LEVEL A0.2 DEMO PLAN - ROOF & LOWER LEVEL A0.3 ARCHITECTURAL SITE PLAN A1.1 PROPOSED MAIN LEVEL FLOOR PLAN A1.2 PROPOSED LOWER LEVEL FLOOR PLAN A1.3 PROPOSED ROOF PLAN A2.1 REFLECTED CEILING PLANS A3.1 EXTERIOR ELEVATIONS A3.2 EXTERIOR ELEVATIONS A4.1 BUILDING SECTIONS A4.2 WALL SECTIONS & DETAILS A7.1 DOORS AND WINDOWS S1.0 FOUNDATION & FLOOR FRAMING PLAN S2.0 ROOF FRAMING PLAN S3.0 DETAILS TBD STREET CITY, STATE, ZIP PHONE FAX CONTACT: NAME NOTE: SEE LEGENDS, DOOR SCHEDULE, ROOM FINISH SCHEDULE, AND CONSULTANTS' DRAWINGS FOR ADDITIONAL ABBREVIATIONS. SITE TD STRUCTURAL ENGINEERING, INC 2909 OXFORD COURT FORT COLLINS, CO 80525 PHONE: 970-372-1140 EMAIL: WENDYDWORAK@MSN.COM CONTACT: WENDY T. DWORAK, PE HOOVER & VANDEWOUDE RESIDENCE BID SET 2018-02-16 D R A F T I N G S Y M B O L S SCAL E: 3/4"=1'-0" 1 FLOOR PLAN DRAWING INDICATOR BUILDING SECTION WALL SECTION OR DETAIL DOOR TAG ELEVATION TAG WINDOW OR FRAME TAG COLUMN GRIDS ROOM TAG SYSTEM TAG SHEET NOTES DRAWING TITLE DRAWING NUMBER SCALE 1 A3. SIM 1 . 1 A3. TYP 2 . DRAWING NUMBER MODIFIER SHEET NUMBER SHEET NUMBER DRAWING NUMBER DRAWING NUMBER MODIFIER SHEET NUMBER 101 A1 101 ROOM NAME 1 A 1 W1 1 A8.1 (SEE SYSTEMS NOTES FOR DESCRIPTION) (SEE WINDOW OR FRAME TYPES) (SEE DOOR SCHEDULE) CEILING TAG ON RCP C1 8'-0" A.F.F. CEILING TYPE (SEE SYSTEMS NOTES) CEILING HEIGHT ABOVE FLOOR (SEE LEGEND ON SHEET) 25' - 0" 20' - 0" EXISTING BRICK WALL EXISTING ROOF OVERHANG LOCATION 55' - 0" 191' - 3" 13' - 1 3/8" SOILS ENGINEER SHALL REVIEW SOILS CONDITIONS DURING OPEN HOLE INSPECTION. STRUCTURAL ENGINEER TO VERIFY SOIL CONDITIONS MEET ASSUMED CONDITIONS FOR STRUCTURAL CALCULATIONS. VERIFY LOCATIONS OF EXISTING UTILITIES BEFORE PROCEEDING WITH EXCAVATIONS. ALL GRADING AND CONC. PAVING SHALL SLOPE AWAY FROM THE BUILDING. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO MAINTAIN ADEQUATE DRAINAGE THROUGHOUT THE SITE DURING THE PROCESS OF EXCAVATION AND GRADING. THE GRADE SHALL BE MAINTAINED IN SUCH CONDITION THAT IT IS WELL DRAINED AT ALL TIMES. ADJACENT STREETS AND PARKING AREA SHALL BE KEPT FREE OF MUD & DEBRIS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR REMOVAL OF MUD AND DEBRIS AT THE END OF EACH DAY. THE CONTRACTOR SHALL PROTECT EXISTING IMPROVEMENTS TO REMAIN FROM DAMAGE. DAMAGED ITEMS SHALL BE REPLACED, REPAIRED OR RESTORED BY CONTRACTOR AT NO COST TO THE OWNER. IF, IN THE OPINION OF THE CONTRACTOR, EXISTING IMPROVEMENTS TO REMAIN WILL BE DAMAGED OR REQUIRE REMOVAL TO ACCOMPLISH CONSTRUCTION, CONTRACTOR SHALL INCLUDE THE COST OF REPAIR OR REPLACEMENT IN BASE BID. ALL IMPROVEMENTS ON PUBLIC PROPERTY SHALL CONFORM WITH THE LOCAL RULES, REGULATIONS AND ORDINANCES. FEILD VERIFY ALL DIMENSIONS ALL DIMENSIONS ARE TO GRID LINES, FACE OF WOOD STUD FRAMING OR NOMINAL FACE OF MASONRY WALLS UNLESS NOTED OTHERWISE. EXTEND GYP. BD. ON WALLS TO UNDERSIDE OF GYP. BD. CEILINGS UNLESS NOTED OTHERWISE. GENERAL SITE NOTES: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. NOTE: THIS ARCHITECTURAL SITE PLAN IS FOR GENERAL ORIENTATION PURPOSES ONLY. SEE CIVIL AND LANDSCAPE DRAWINGS BY OTHERS FOR ADDITIONAL INFORMATION. sheet no. 'LDQH+RXVH ARCHITECTURAL DESIGNS dianelynnhouse@gmail.com 1420 Soda Creek Court Fort Collins, CO 80526 970-402-3440 in association with: TD STRUCTURAL ENGINEERING, INC 2909 OXFORD COURT FORT COLLINS, CO 80525 PHONE: 970-372-1140 EMAIL: WENDYDWORAK@MSN.COM CONTACT: WENDY T. DWORAK, PE 5/4/2018 3:06:04 PM A0.3 Issue Date BID SET 1 ARCHITECTURAL 1" = 20'-0" SITE PLAN /#8FTU#SJEBMQBUIFBTFNFOU XBTEJTTPMWFECZQSJPSPXOFST 5IJTBDUJPOJTPOGJMFXJUI DPVOUZDJUZ