HomeMy WebLinkAbout02/28/2019 - Building Review Board - Agenda - Regular MeetingBuilding Review Board Page 1 February 28, 2019
Alan Cram, Chair City Council Chambers
Tim Johnson, Vice Chair City Hall West
Brad Massey 300 Laporte Avenue
Bernie Marzonie Fort Collins, Colorado
Katharine Penning
Justin Robinson Staff Liaison:
Russ Hovland
Chief Building Official
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 Hearing Agenda
February 28, 2019
1:00 PM
• CALL TO ORDER
• ROLL CALL
• PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
• DISCUSSION AGENDA
1. Consideration and Approval of the Minutes of the October 25, 2018 BRB Meeting
2. Jason Jones Appeal of Denial of One Time Exemption of Class D1 License to Build a
Class C2 License-Level Project (4-Plex Multi-Family)
3. Proposed Building Code Changes to Require Mixed Construction and Demo Waste Be
Sent to New County Recycle Sorting Facility
4. Proposed Building Code Change to Allow Short-Term Rentals in Multi-Family Buildings
• OTHER BUSINESS
o Election of Officers
• ADJOURNMENT
Building Review Board
Packet Pg. 1
Date:
Roll Call Johnson Marzonie Massey Penning Vacant Robinson Cram Vote
- absent 5 present
1 – Minutes for October Massey Penning Johnson Robinson Vacant Marzonie Cram
Yes Yes Yes absent - Yes Yes 5-0
2 - Jason Jones Appeal - Modify CBO Decision Penning Johnson Robinson Vacant Marzonie Massey Cram
Yes Yes absent - Yes Yes Yes 5-0
2 - Jason Jones Appeal - Clarification amendment Marzonie Massey Penning Johnson Robinson - Cram
Yes Yes Yes Yes absent Yes 5-0
3 - Construction & Demo Waste Code Changes -
Support Johnson Robinson Vacant Marzonie Massey Penning Cram
Yes absent - Yes Yes Yes Yes 5-0
4 - Short-Term Rentals Code Changes - Support Robinson Vacant Marzonie Massey Penning Johnson Cram
absent - Yes Yes Yes Yes Yes 5-0
Election of Alan Cram as Chair and Tim Johnson
as Vice Chair Vacant Marzonie Massey Penning Johnson Robinson Cram
- Yes Yes Yes Yes absent Yes 5-0
Roll Call & Voting Record
Building Review Board
2/28/2019
Building Review Board Hearing
Date: 2-28-19
Document Log
(Any written comments or documents received since the agenda packet was published.)
DISCUSSION AGENDA:
1. Draft Minutes for the BRB October 25, 2018 Hearing
2. Jason Jones Appeal of Denial of One Time Exemption of Class D1 License
to Build a Class C2 License-Level Project (4-Plex Multi-Family)
• No new documents
3. Proposed Building Code Changes to Require Mixed Construction and
Demo Waste Be Sent to New County Recycle Sorting Facility
• No new documents
4. Proposed Building Code Change to Allow Short-Term Rentals in Multi-
Family Buildings
• No new documents
EXHIBITS RECEIVED DURING HEARING:
Item # Exhibit # Description:
2 A Appellant Bio
Agenda Item 1
Item 1, Page 1
AGENDA ITEM SUMMARY February 28, 2019
Building Review Board
STAFF
Gretchen Schiager, Administrative Assistant
SUBJECT
CONSIDERATION AND APPROVAL OF THE MINUTES OF THE OCTOBER 25, 2018 BRB
MEETING
EXECUTIVE SUMMARY
The purpose of this item is to approve the minutes of the October 25, 2018 meeting of the Building
Review Board.
ATTACHMENTS
1. BRB October 25, 2018 Minutes - DRAFT
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DRAFT
City of Fort Collins Page 1 October 25, 2018
Alan Cram, Chair City Council Chambers
Tim Johnson, Vice Chair City Hall West
Brad Massey 300 Laporte Avenue
Bernie Marzonie Fort Collins, Colorado
Katharine Penning
Rick Reider Staff Liaison:
Justin Robinson Russ Hovland
Chief Building Official
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 Minutes
October 25, 2018
A regular meeting of the Building Review Board was held on Thursday, October 25, 2018, at
1:00 p.m. in the Council Chambers of the Fort Collins Municipal Building at 300 Laporte Avenue, Fort
Collins, Colorado.
• CALL TO ORDER
Chair Cram was unable to attend. Acting Chair Johnson called the meeting to order at 1:06 p.m.
• ROLL CALL
PRESENT: Johnson, Massey, Marzonie, Penning, Reider
ABSENT: Cram, Robinson
STAFF: Hovland, Van Hall, Schiager, Poznanovic, Longstein
• PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None.
• DISCUSSION AGENDA
1. CONSIDERATION AND APPROVAL OF THE MINUTES OF THE SEPTEMBER 27, 2018 MEETING.
Mr. Marzonie moved to approve the minutes of the September 27, 2018 meeting. Ms. Penning
seconded. The motion passed 3:0 with Reider and Johnson abstaining having been absent for the
September meeting.
Building Review Board
ITEM 1, ATTACHMENT 1
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DRAFT
City of Fort Collins Page 2 October 25, 2018
2. IMPACT FEE UPDATE
Staff Report
Jennifer Poznanovic, Revenue and Project Manager, presented a condensed version of the staff report
from the September meeting and noted that Council supports the concept of development paying for
itself. She stated impact fees can provide revenue only for specific purposes as identified by the fee
itself.
Ms. Poznanovic outlined the Council-approved impact fees, including six capital expansion fees, which
are based on the replacement cost of existing infrastructure, five utility fees, and 45 development review
and permit fees. She outlined the fee working group's recommendations, including better
communication, outreach, and notice, highlighting the two- to four-year regular intervals for impact fee
analysis, and examining progressive fees.
Ms. Poznanovic discussed the scenarios should Council opt to not adopt the increased impact fees:
new infrastructure and service capacity would be put on hold, levels of service would need to be
lowered, and alternative revenue sources, such as tax increases, would need to be examined.
Public Input
No members of the public were present.
Board Questions and Discussion
Mr. Reider asked what feedback staff has received on the impact fee update. Ms. Poznanovic replied
she has received support of the process; however, there is not as much support for the fee increases,
although no alternative funding sources have been identified.
Mr. Reider asked about operations and maintenance funding for existing facilities and infrastructure.
Ms. Poznanovic replied that is a bit outside of the scope of this item as it relates to new growth paying
for new facilities and infrastructure and impact fees are increasing due to replacement costs.
Mr. Johnson stated the methodology of this makes sense; however, not having the entire budget story
makes it difficult to make a decision on the impact fee increases. Ms. Poznanovic replied she would
share the fee position paper with the Board to provide additional detail.
Mr. Reider complimented the process and staff's openness and interest in feedback. He stated he is
confident in supporting the staff recommendation given his trust in staff and the process.
Mr. Massey asked about the opinions of the Affordable Housing Board. Ms. Poznanovic replied the
Board was in favor of looking at more progressive fees and additional levels for fee waivers as well as
the policy components and levels of service requirements. She stated the Board was generally in favor
of the process and its transparency.
Mr. Marzonie asked if there were solid numbers as to the impact of a tax increase should these fee
increases not occur. Ms. Poznanovic replied that exploration of tax increase options would be the
recommendation if there is inadequate support to update these fees to ensure levels of service are
maintained for future growth.
Mr. Reider commented that implementing additional property taxes would change the philosophy to
require the whole community to pay for growth rather than growth paying for itself.
Board Deliberation
Mr. Reider moved that the Building Review Board express support for the process of the Impact
Fee recommendations.
Mr. Marzonie seconded. The motion passed 5:0.
3. 2018 I-CODES ADOPTION
Staff Report
Mr. Hovland presented the staff report and discussed each International Code being adopted. He noted
the 2015 Codes were adopted late, in 2017, and the goal is to implement a regular adoption schedule
every three years and to adopt the new Codes within 12 months of issuance.
ITEM 1, ATTACHMENT 1
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DRAFT
City of Fort Collins Page 3 October 25, 2018
Advantages of this schedule will be to minimize the impacts of changes and lessen the degree of
construction cost increases as well as lessen ISO insurance rates.
Mr. Hovland discussed the process involved in examining the Codes for adoption, which began with
the formation of a committee of staff and stakeholders to review the Codes and local amendments. He
noted many of the local amendments are now in the Code which allowed about 1/3 of local amendments
to be deleted.
Mr. Hovland highlighted some proposed local amendments to the Codes. For the International Building
Code IBC, an amendment is planned to require a recycling chute next to any provided trash chute in
multi-story, multi-family buildings.
Additionally, for multi-family buildings, 10% of parking spaces must have a conduit from the electrical
room to the front of the parking space for the purpose of installing electric vehicle charging equipment
in the future. Mr. Johnson expressed concern about the requirement causing a spider web effect in a
small space. Mr. Hovland replied the Committee left flexibility on how the goal is achieved.
Mr. Hovland stated an emergency no-fee repair permit for disasters will be added to the IBC as well.
Mr. Hovland discussed minimal changes to the International Residential Code.
Mr. Hovland went on to discuss changes resulting from yesterday's final Committee meeting, one of
which involved sprinkler requirements for in-home daycares of 5 or less children. The City does not
receive notification of daycares as they are state regulated facilities; therefore, staff worked with Fire
Chief Poncelow to remove the requirement as the home is not changing occupancy and there are 5 or
less children. Mr. Reider expressed support for the change and Mr. Hovland noted there are other
state fire requirements for such daycares.
Mr. Hovland stated City Council has asked about roof shingle waste over the last few years given the
number of hail storms. Staff found construction materials, including shingles, make up 50% of landfill
materials and there is no place for shingle recycling in Northern Colorado. The Committee discussed
impact-resistant shingles at its meeting yesterday and ultimately voted to bring a local amendment to
require class four impact-resistant shingles for all asphalt roofs. Mr. Hovland noted the class four
shingles would likely still be destroyed in very severe hail storms with larger than golf ball size hail.
Mr. Reider expressed support for this amendment and asked if a re-roof would also require the class
four shingles. Mr. Hovland replied in the affirmative.
Mr. Reider mentioned homeowner's insurance policies can include riders for Code updates which would
enable homeowners to get replacement class four shingles. He suggested staff notify area insurance
agents.
Mr. Massey asked for more detail about class four shingles. Mr. Hovland described the testing process
and stated there are two types of class four shingles, one with a rubber backing and one with a
fiberglass backing. The rubberized-backed shingles have been found to be much more storm resistant.
Mr. Massey asked if it is assumed an older roof structure could handle the weight of class four shingles.
Mr. Hovland replied the Committee did not examine the potential weight of the shingles but stated older
buildings with 2x4 rafters may need to be examined. He noted there is currently no requirement for a
structural analysis unless the roof is concrete tile.
Ms. Penning expressed concern with imposing the requirement on older homes. Mr. Hovland replied
he would be more concerned with the weight issue if roofs were getting an overlay. He noted the
current Code only allows two layers and suggested language could be added to the amendment to
require structural evaluation if an overlay is planned.
Mr. Hovland stated the next local amendment is to change the showerhead flow rate from 2.0 gallons
per minute to 1.8 to lower water consumption. The estimate for water savings at total City build-out is
1.8 million gallons per year. Mr. Reider asked if the Committee considered longer shower use if the
flow is decreased. Mr. Hovland replied the Committee ultimately felt the savings was still worth the
change and stated the amendment can be reversed in three years if it is found to be an issue.
Mr. Hovland noted water conservation staff wanted to require low-flow toilets as well; however, the cast
iron and clay sewer systems do not allow waste to get to the main sewer line with these low-flow toilets.
Instead, staff opted to require increased MaP scores, which provide an indication of flush performance.
ITEM 1, ATTACHMENT 1
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DRAFT
City of Fort Collins Page 4 October 25, 2018
Mr. Reider asked if the City has any plans to research the regulation of flushable wipes. Mr. Hovland
replied that issue will be examined over the next three years prior to the next Code cycle.
Mr. Hovland stated the last local amendment was a request from the Commission on Disability involving
an increase to the 30" width required for roll-in showers in multi-family buildings. The Commission
requested an increase from 30" x 60" to 36" x 60" minimum.
Mr. Marzonie asked about the number of accessible units required in multi-family buildings. Mr.
Hovland replied buildings of 26 units must provide one roll-in shower, 55 or 56 units must provide a
second, etc. The number of showers required will not change as part of this amendment.
Mr. Hovland reviewed the timeline for adoption of the Code changes.
Public Input
No members of the public were present.
Board Questions and Discussion
There was no further discussion.
Board Deliberation
Mr. Massey moved that the Building Review Board recommend the City adopt the 2018
International Codes with the local amendments as discussed.
Mr. Reider seconded. Motion passed 5:0.
4. NEW BUILDING ENERGY SCORING REQUIREMENTS
Staff Report
Kirk Longstein, Energy Services Project Manager, presented the staff report. He provided some
background for the Building Energy Scoring (BES) initiative.
Mr. Longstein described the three components of BES: Benchmarking, Reporting and Transparency.
Benchmarking would require building owners to collect energy and water usage data and enter it into
the online EnergyStar Portfolio Manager tool. Reporting would require building owners to report the
data annually to the City where it would be verified. Transparency makes the scores publicly available.
Mr. Longstein explained the phased implementation approach. Phase 1 would be for commercial
buildings, not including industrial, with Benchmarking occurring in 2019, Reporting in 2020, and
Transparency beginning in 2021. Multi-family buildings, which refers to large apartment or
condominium complexes, would follow the same timeline, but one year later.
He discussed consequences of non-compliance, which would include notifications and warnings for 12
months after the reporting is due, followed by a $1,000 fine 60-90 days after the 12-month period.
Exemptions and variances from the plan will be offered for industrial buildings, financial distress, partial
occupancy and new construction. Other hardship scenarios will be subject to review on a case-by-
case basis through an appeal process.
Public Input
No members of the public were present.
Board Questions and Discussion
Ms. Penning asked about the new construction exemption. Mr. Longstein explained this was to allow
time to collect a year’s worth of data after the Certificate of Occupancy is issued and reach greater than
60% occupancy.
Ms. Penning asked if the City would be providing the data collection and reporting tool. Mr. Longstein
explained the City would provide training and would have support staff available to use the online
Portfolio Manager.
Mr. Reider asked how building owners can access usage information since federal laws prohibit Utilities
from disclosing tenant energy use, and who would pay for the data collection. Mr. Longstein said the
intent is to make the information more readily available by providing aggregate anonymized data for
buildings with four or more tenants. He said the only cost to building owners would be the staff time,
ITEM 1, ATTACHMENT 1
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DRAFT
City of Fort Collins Page 5 October 25, 2018
which is estimated to be four hours the first year and one to two hours for each subsequent year. Mr.
Longstein said the City will validate the data through spreadsheet automation using existing staff
resources.
Mr. Massey asked whether the City intends in the future to require building owners to make changes
to reduce usage. Mr. Longstein said that is not the intent of this proposal, but he can’t predict the
actions of a future Council.
Mr. Massey asked how building owners with fewer than four tenants can access usage data, and who
would be responsible for data collection and reporting in a co-ownership situation. Mr. Longstein stated
an owner of the building can get easily obtain aggregated data from City, while Xcel has a consent form
process which might be more challenging. A shared ownership group can designate someone to be
the responsible party.
Ms. Penning asked if the data can be auto-generated rather than manually entered. Mr. Longstein said
this was possible with City Utilities, but not with Xcel, adding that engagement with the utility bills is
what leads to behavioral savings. Ms. Penning expressed concern that building owners may opt to pay
the fine in lieu of participating. Mr. Longstein stated non-participation may impact a building owner’s
ability to be competitive in the market.
Mr. Johnson asked why the owner is responsible for reporting and not the tenant. Mr. Longstein said
the market places value in the transparency of information which can serve to incentivize the owner,
but tenants are unlikely to make improvements on a rental.
Mr. Reider said he would not support this initiative without much more information about the program,
its components and the costs. As a building owner who would be personally impacted by the program,
he will abstain from voting.
Mr. Massey expressed concerned about the uncertainties involving co-ownership.
Mr. Johnson sees value in the idea of scoring but is concerned it would become punitive and feels there
is a lack of well-defined specifics.
Mr. Marzonie asked what feedback has been offered from other groups. Mr. Longstein shared that
they have heard concerns about the time and cost involved, the impact on affordability, difficulty
accessing data and fear of additional regulation in the future. He has also heard that this is a way for
businesses to differentiate themselves in the market, adding that many national brands and big box
retailers have already been voluntarily participating for years.
Mr. Marzonie asked if there was a possibility of starting as a voluntary program. Mr. Longstein said
there is a high cost for incentives to make voluntary programs successful. Other communities who
started with voluntary programs have moved to mandatory programs due to issues with predictability
and insufficient mass of data.
Mr. Reider said people choose a building based on location, rather than minor variations in utility cost.
He would be willing to entertain further should they come back with additional information.
Board Deliberation
Mr. Reider moved that the Building Review Board abstain from making a recommendation for
or against Building Energy Scoring Requirements.
Mr. Marzonie seconded. The motion passed 5:0.
5. 2019 WORK PLAN
Staff Report
Mr. Hovland presented the proposed work plan.
Public Input
No members of the public were present.
Board Questions and Discussion
Mr. Reider asked a committee would be formed to work on the Property Maintenance Code. Mr.
Hovland stated he will explore that. Mr. Reider requested written copy for input.
ITEM 1, ATTACHMENT 1
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DRAFT
City of Fort Collins Page 6 October 25, 2018
Board Deliberation
Mr. Massey moved that the Building Review Board approve the 2019 Work Plan as presented.
Ms. Penning seconded. The motion passed 5:0.
• OTHER BUSINESS
None
• ADJOURNMENT
Acting Chair Johnson adjourned the meeting at 3:05 p.m.
Minutes respectfully submitted by Gretchen Schiager.
Minutes approved by a vote of the Board on __________.
_________________________________ ______________________________
Russell Hovland, Chief Building Official Alan Cram, Chair
ITEM 1, ATTACHMENT 1
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Agenda Item 2
Item 2, Page 1
Staff Report February 28, 2019
Building Review Board
STAFF
Russ Hovland, Chief Building Official
SUBJECT
JASON JONES APPEAL OF DENIAL OF ONE TIME EXEMPTION OF CLASS D1 LICENSE TO BUILD A CLASS
C2 LICENSE-LEVEL PROJECT (4-PLEX MULTI-FAMILY)
EXECUTIVE SUMMARY
Summary:
Jason Jones currently has a Class D1 license allowing him to build new housing of not more than two (2) dwelling
units. Jason has built four (4) new single-family detached homes in city limits and is in good standing. Jason
would like to be approved as the permit holder and general contractor (GC) to build a 4-unit multi-family building
(4-plex) which requires a higher-level Class C2 license.
Appeal:
Jason requested from the Chief Building Official (CBO) a one-time exemption for a Class C2 level license to be
allowed to perform as the GC for a new 4-plex using his existing Class D1 license. This request was denied by
the CBO on February 1, 2019. Jason feels strongly that based on his knowledge and resources he can
successfully complete such a project and thinks the request should be approved. See supporting attachments
and documentation.
The Board’s jurisdiction for this appeal is Municipal Code Section 5-27(11) Section 113.1, which empowers this
Board to hear and decide appeals of decisions by the CBO relative to the application and interpretation of the
Municipal Code and Section 15-158(a)(2), which relates to the contractor licensing requirements of the City of
Fort Collins.
Staff recommendation:
A 4-plex is a multi-family building under the International Building Code (IBC), and a very different type of
construction project compared to a single-family house (dwelling separations, fire sprinklers systems, etc.) built
under the International Residential Code (IRC).
When GC can show they have supervised the building of at least two (2) multi-family buildings, the CBO does
approve a third project under the current lower license and this project can then be used to apply for the higher
license with the 3 required project examples. Jason does not have this required experience and needs additional
training and guidance on new multi-family construction. I recommend denial of a one-time license exemption for
said project.
Packet Pg. 9
Agenda Item 2
Item 2, Page 2
Board or Commission may vote to:
• Uphold the decision of the CBO and find that the Mr. Jones cannot perform as GC and obtain the permit for
this multi-family project.
• Overturn the decision of the CBO and allow Mr. Jones to act as the GC and permit holder for this project
under his current D-1 license.
• Modify the decision of CBO. For example, the Board may allow Mr. Jones to act as GC and permit holder
for this project with supervision by a current licensed C contractor (mentorship).
ATTACHMENTS
1. Appeal Application
2. Appellant Letter to Board
3. Appellant 4-plex Construction Plans.
Packet Pg. 10
Cltyof
~Colli~
Planning, Development & Transportation
Community Development & Neighborhood Services
281 North College Avenue, P.O. Box 580
Fort CoDlns, CO 80622.0580
970A16.2740
970.224.8134- fax
fcgov.com
REQUEST FOR HEARING BY THE BUILDING REVIEW BOARD
(Code Hearing)
Affected Property: ___ 2_1_2_s_c_a_n_·b_o_u_D_r_iv_e_F_o_rt_c_o_ll_in_s ________________ _
Owner: Jason Jones - NoCO Custom Homes
Address: 4181 Grand Park Drive Timnath
Appellant Name: Jason Jones
Address: 4181 Grand Park Drive Timnath
Phone #: ------- Mobile # 970-581-0481 E-mail: ~ason@NoCOCustomHomes.com
Description of request and mitigating factors ( attach additional information and/or materials): ------
1 request a one time exemption for the requirement to hold a "C" license for the construction of this
4-plex unit. I currently hold a "D" license in good standing with the City. I have the knowledge
and resources necessary to successfully construct this building while conforming with all code
requirements. This 4-plex building will be held personally upon completion as a rental property, we
are not building this to sell.
Applicable Code Sections:. __________________________ _
=Appell =-==~ ~ Signature ~
2/12/19
Date
Appellant may appear in person, in writing, or by agent and should be prepared to present all relevant details,
specifications and plans, or other evidence in support of this hearing request at the hearing time indicated
below.
Regular meetings are scheduled for the last Thursday of each month at 1 :00 p.m. In the Council Chambers at
300 LaPorte Avenue. Applications must be flled by the last day of the month prior to the desired hearing
date to ensure consideration. A docket fee of $50.00 must accompany this hearing request.
OFFICE USE ONLY
Hearing Date ___________ _ Hearing Time ___________ _
Re~ewedby _________________________________________ ~
Distribution: Original - Appellant, Copy - File
ITEM 2, ATTACHMENT 1
Packet Pg. 11
NoCO Custom Homes
PO BOX 187 Timnath CO 80547
www.NoCOCustomHomes.com
Jason@NoCOCustomHomes.com
To whom it may concern:
I am requesting a one-time exemption to the City of Fort Collins building services appeals board
to build a 4-plex unit without the proper licensure. I currently hold a “D” license in good standing with
the City since February of 2015. I have successfully completed numerous complex, high end single
family residential projects within the city and dozens more in jurisdictions around the city since 2007.
I have owned and operated NoCO Custom Homes since 2012 and have built a reputation of quality and
attention to detail since day one. The 4-plex is located at 2126 Caribou dr Fort Collins and it is a building
that we will be holding, upon completion as a rental property. I’m requesting to pull permits and
manage this project myself and believe I have the experience and resources necessary to complete this
project successfully. I commonly work closely with the architect, engineer and building department if
there are any code or plan questions. The size and scope of this project is no different than what we
build on a regular basis. Over the last 4 years we’ve averaged 10 high end custom homes per year that
are often larger and more complex than the 4-plex we are requesting to build through this appeals
process. The below link is my website portfolio for examples of these types of projects that I regularly
manage:
https://nococustomhomes.com/portfolio/
I appreciate your consideration to my appeal. As I’m not building this 4-plex for a client or to
sell, no one will benefit more than me for a speedy and successful project completion. I also believe
that if my appeal is not granted, I would be putting another license holder in a position of liability that
would make it inequitable to pull the permit on my behalf with my company listed as the supervisor.
For these reasons I’m requesting a one-time exemption so that my company can pull the permits and
build this 4-plex.
Thank you
Jason Jones
Owner
ITEM 2, ATTACHMENT 2
Packet Pg. 12
FORT COLLINS, CO
12.07.11 PERMIT
A1.0 ARCHITECTURAL SITE PLAN
A2.0 FOUNDATION PLAN (ARCHITECTURAL)
A2.1 MAIN FLOOR PLAN
A2.2 UPPER FLOOR PLAN
A2.3 ROOF PLAN
A3.0 EXTERIOR ELEVATIONS
A3.1 EXTERIOR ELEVATIONS
A4.0 BUILDING SECTIONS
A4.1 MISC. DETAILS
A4.2 MISC. DETAILS
A6.1 MAIN FLOOR ELECT PLAN
A6.2 UPPER FLOOR ELECT PLAN
0.0 COVER SHEET
PROJECT INFORMATION:
PROJECT NAME: SUNSTONE 4-PLEX
LOCATION: LOT 13 SUNSTONE SUBDIVISION, 2126 CARIBOU DRIVE, FORT COLLINS, COLORADO
OWNER: NOCO CUSTOM HOMES, RE: JASON JONES
APPLICABLE CODES & REQUIREMENTS:
2015 International Building Code with local Amendments
2015 International Residential Code with local Amendments
2015 International Energy Conservation Code with local Amendments
2015 International Mechanical Code with local Amendments
2015 International Fuel Gas Code with local Amendments
2015 International Plumbing Code
2017 National Electrical Code (effective July 3, 2017)
2006 International Property Maintenance Code with local Amendments
Accessibility: State Law CRS 9-5 and ICC A117.1-2017
Snow Load - Live Load: 30 PSF / Ground Snow Load 30 PSF
Frost Depth 30 inches
Wind Load: 129 mph Vult, or 100 mph Vasd - Exposure B
Seismic Design Category B
BUILDING CODE SUMARY:
OCCUPANCY GROUP R-2 SECTION 310
ALLOWABLE FLOOR AREA
7,000 PER STORY TABLE 503
SPRINKLER SYSTEM INCREASE 200% (Is=2) SECTION 506.3
ALLOWED 14,000 SF PER STORY
PROVIDED <4,000 SF PER STORY
PROVIDED BUILDING AREA (2-STORY) SECTION 503
1ST FLOOR FINISHED AREA 630 SF
1ST FLOOR UN-FINISHED AREA 345 SF
TOTAL 1ST FLOOR AREA 975 SF
2ND FLOOR FINISHED AREA 880 SF
2ND FLOOR UN-FINISHED FINISHED AREA 0 SF
TOTAL 2ND FLOOR AREA 880 SF
UNIT AREA TOTAL 1855 SF (UNIT TOTAL FINISHED SF=1,510 SF)
NUMBER OF UNITS 4
TOTAL BUILDING AREA 7420 SF
(14,000 SF ALLOWED BY TABLE 503, NO AREA INCREASE NECESSARY)
ALLOWABLE BUILDING HEIGHT
IN STORIES 2 TABLE 503
(SPRINKLER SYSTEM INCREASE +1 STORY, +20 FT PER SECTION 504.2, NO HEIGHT INCREASE NECESSARY)
IN FEET MAX (UNKNOWN)
IN STORIES 3 MAX PER ZONING ORDINANCE CITY OF FORT COLLINS
PROVIDED BUILDING HEIGHT
IN STORIES 2
IN FEET 32'-0"
CONSTRUCTION CLASSIFICATION
5'-6"
6'-0" 7'-6"
6'-8" 13'-0"
5'-5"
12'-0" 5'-2" 12'-0" 5'-6"
1'-4"
5'-0" 5'-5" 12'-0" 5'-2" 12'-0" 5'-0"
LANDSCAPE
AREA
NEW
CONCRETE
SHOWN
WITH
HATCH
PATTERN
LANDSCAPE
AREA
BUILDER TO VERIFY BUILDING ENVELOPE LOCATION,
SETBACKS AND PROPERTY LINE PRIOR TO
CONSTRUCTION
4'-0" 5'-0"
4'-0"
5'-0"
20'-0"
EXISTING PAVED ALLEY
EXISTING PAVED
DRIVE
56'-8" 26'-6"
30'-0" 70'-7" 25'-8"
27'-2"
ATTIC AREA
1,780 SF
ATTIC AREA
1,780 SF
71'-0"
57'-6"
92'-71
2"
4'-111
2" 16'-8"
17'-5
1
2" 7'-4
1
2"
ASSUMED
PROPERTY
LINE
BUILDING
ENVELOPE
EXISTING
UTILITY
EASEMENT
SIDEWALK
SLOPE GRADE
AWAY FROM
STRUCTURE AT
1:3 MAX
SLOPE GRADE
AWAY FROM
UNIT
(1)
UNIT
(2)
UNIT
(3)
UNIT
(4)
UNEXCAVATED
4" THICK CONCRETE SLAB ON GRADE
UNEXC'TED
4" THICK CONCRETE
UNEXCAVATED
4" THICK CONCRETE SLAB ON GRADE
1
4.0
1
4.0
2
4.0
2
4.0
UNEXCAVATED
SLOPE 4" THICK CONCRETE TOWARD GARAGE DOORS
SLAB ON GRADE
1
3
SIM 3
2
1
3
2
5'-31
2"
56'-8"
UNEXCAVATED
SLOPE 4" THICK CONCRETE TOWARD GARAGE DOORS
SLAB ON GRADE
UNEXCAVATED
4" THICK CONCRETE SLAB ON GRADE
UNEXCAVATED
4" THICK CONCRETE SLAB ON GRADE
UNEXCAVATED
SLOPE 4" THICK CONCRETE TOWARD GARAGE DOORS
SLAB ON GRADE
1
3
2
1
3
2
UNEXCAVATED
SLOPE 4" THICK CONCRETE TOWARD GARAGE DOORS
SLAB ON GRADE
54
54
54
54
54
54
1
4.0
1
4.0
2
4.0
2
4.0
70'-7"
56'-8"
70'-7"
ENTRY
9' CLG
11'-3" 11'-21
2" 6'-5
1
2"
1'-4" 56'-8"
3'-8" 3'-0" 3'-0" 3'-0" 15'-0" 3'-10" 23'-10"
PROVIDE (1)
WATER RISER
ROOM NEAR
WATER
SERVICE
ENTRY
ENTRY
9' CLG
KITCHEN
12'-2" X 14'-0"
VINYL
BATH 9' CLG
VINYL
9' CLG
GARAGE
12'-8" X 21'-0"
CONC
DINETTE
12'-2" X 10'-7"
CARPET
9' CLG
LIVING
ROOM
17'-0" X 14'-8"
CARPET
9' CLG
STORAGE
4'-3" X 2'-6"
CONC
ENTRY
9' CLG
HALL
4'-0" x 8'-8"
CARPET
8' CLG
MECH
4'-0" X 6'-8"
PLATFORM
ENTRY
9' CLG
FIRE RISER
BEDROOM 1
17'-0" x 11'-0"
CARPET
8' CLG
BEDROOM 2
11'-6" x 12'-8"
CARPET
8' CLG
LAUN
VINYL
8' CLG
CLOSET
8'-7" x 8'-11"
CARPET
8' CLG
BATH
VINYL
8' CLG
MBTH
VINYL
8' CLG
HALL
-
CARPET
8' CLG
SITTING
LINEN
5'-01 5'-1" 12'-2"
2" 11'-9"
BEDROOM 1
17'-0" x 11'-0"
CARPET
8' CLG
BEDROOM 2
11'-6" x 12'-8"
CARPET
8' CLG
LAUN
VINYL
8' CLG
CLOSET
8'-7" x 8'-11"
CARPET
8' CLG
BATH
VINYL
8' CLG
MBATH
VINYL
8' CLG
HALL
-
CARPET
8' CLG
SITTING
LINEN
BEDROOM 1
17'-0" x 11'-0"
CARPET
8' CLG
2'-0"
1'-6"
1'-6"
1'-6"
2'-0"
1'-6" 1'-6" 1'-6"
2'-0"
2'-0"
2'-0"
1'-0"
1'-6" 1'-6" 1'-6"
1'-0"
2'-0"
2'-0"
2'-0"
2'-0"
1'-0"
2'-0"
2'-0"
2'-0"
2'-0"
2'-0"
2'-0"
3'-0"
1'-0"
2'-0"
2'-0"
2'-0"
2'-0"
1
4.0
1
4.0
2
4.0
2
4.0
4'-0"
8'-0" 8'-0" 8'-0" 8'-0" 8'-0" 8'-0"
4'-0"
4'-0"
4'-0"
1'-0"
4
8
2
1
1
7
7
3
3
6
5
3
3
5
5
3 3
3
TOP OF PLATE
FINISHED FLOOR
FINISHED FLOOR
TOP OF PLATE
BUILDING HEIGHT
TOP OF PLATE
FINISHED FLOOR
FINISHED FLOOR
TOP OF PLATE
BUILDING HEIGHT
SLOPE GRADE
FROM WALK AT
1:3 MAX
TEMPERED GLASS
ELECT METERS
1 FRONT SCALE: ELEVATION (SOUTH)
1/4"=1'-0" -
EXTERIOR
ELEVATIONS
3.0
INTERNATIONAL COPYRIGHT LAWS PROHIBIT THE USE OF THESE DRAWINGS WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF THE ARCHITECT. THE DESIGNS CONTAINED WITHIN THESE DOCUMENTS BOTH IN WHOLE
AND IN PART ARE INTENTED FOR CONSTRUCTION AT THE ADDRESS LISTED ON THE TITLE BLOCK.
ISSUED FOR: DATE:
-
SUNSTONE
4-PLEX
SUNSTONE 4-PLEX
STONEY CREEK DRIVE AND CARIBOU DRIVE
CLIENT UPDATE 07.12.18
2ND FLR 866 SF
FIRST FLR 630 SF
TOTAL 1,496 SF
GARAGE AND
UNIT AREA
UNITS 1-4
MECHANICAL
343 SF
LOT 13 SUNSTONE MULTI-USE
FORT COLLINS, COLORADO
DOUGLAS A. SCHOONOVER
ARCHITECT, NCARB
www.sch2architects.com
t: 970.817.5260
e: team@sch2architects.com
SCH ARCHITECTS
CLIENT UPDATE 12.08.18
CITY COMMENTS 01.27.19
2 RIGHT SCALE: ELEVATION (EAST)
1/4"=1'-0" -
(ALL NOTES MAY NOT APPLY TO THIS SHEET)
ELEVATION NOTES
1. SYNTHETIC STONE VENEER - BY BUILDER
2. CAST STONE CAP-PROVIDE SLOPE FOR
DRAINAGE
3. PRECAST STONE WINDOW SILL.
4. OVERHEAD GARAGE DOOR, RE: PLAN FOR
SIZE
5. TAPERED WOOD BUILT-UP COLUMN RE:
6. PROVIDE FLASHING AND DRIP CAP OVER ALL
DOORS, WINDOWS AND AT ALL TRIM
AC CONDENSOR
TOP OF PLATE
FINISHED FLOOR
FINISHED FLOOR
TOP OF PLATE
BUILDING HEIGHT
SLOPE GRADE
FROM WALK AT
1:3 MAX
TEMPERED GLASS
ELECT METERS
1 REAR SCALE: ELEVATION (NORTH)
1/4"=1'-0" -
EXTERIOR
ELEVATIONS
3.1
INTERNATIONAL COPYRIGHT LAWS PROHIBIT THE USE OF THESE DRAWINGS WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF THE ARCHITECT. THE DESIGNS CONTAINED WITHIN THESE DOCUMENTS BOTH IN WHOLE
AND IN PART ARE INTENTED FOR CONSTRUCTION AT THE ADDRESS LISTED ON THE TITLE BLOCK.
ISSUED FOR: DATE:
-
SUNSTONE
4-PLEX
SUNSTONE 4-PLEX
STONEY CREEK DRIVE AND CARIBOU DRIVE
CLIENT UPDATE 07.12.18
2ND FLR 866 SF
FIRST FLR 630 SF
TOTAL 1,496 SF
GARAGE AND
UNIT AREA
UNITS 1-4
MECHANICAL
343 SF
LOT 13 SUNSTONE MULTI-USE
FORT COLLINS, COLORADO
DOUGLAS A. SCHOONOVER
ARCHITECT, NCARB
www.sch2architects.com
t: 970.817.5260
e: team@sch2architects.com
SCH ARCHITECTS
CLIENT UPDATE 12.08.18
CITY COMMENTS 01.27.19
2 LEFT SCALE: ELEVATION (WEST)
1/4"=1'-0" -
(ALL NOTES MAY NOT APPLY TO THIS SHEET)
ELEVATION NOTES
1. SYNTHETIC STONE VENEER - BY BUILDER
2. CAST STONE CAP-PROVIDE SLOPE FOR
DRAINAGE
3. PRECAST STONE WINDOW SILL.
4. OVERHEAD GARAGE DOOR, RE: PLAN FOR
SIZE
5. TAPERED WOOD BUILT-UP COLUMN RE:
6. PROVIDE FLASHING AND DRIP CAP OVER ALL
DOORS, WINDOWS AND AT ALL TRIM
TRANSITIONS
7. ENTRY DOOR PER BUILDER SPECIFICATIONS
8. RE: STRUCTURAL
9. CARRIAGE-TYPE GARAGE DOOR, PAINT TO
TOP OF PLATE
FINISHED FLOOR
9'-1" 1'-0
5
8"
FINISHED FLOOR
TOP OF PLATE
8'-1" 13'-8
3
4"
BUILDING HEIGHT
31'-11
3
8"
6'-5"
RAIL
PER
CODE
3'-0"
7'-2"
12'-6"
10'-2"
12
6
12
6
BATH
VINYL
9' CLG
LIVING
ROOM
17'-0" X 14'-8"
CARPET
9' CLG
STOR'G
4'-3" X 2'-6"
CONC
HALL
4'-0" x 8'-8"
CARPET
8' CLG
MECH
4'-0" X 6'-8"
PLATFORM
FIRE RISER
CONC
BEDROOM 1
17'-0" x 11'-0"
CARPET
8' CLG
BEDROOM 2
11'-6" x 12'-8"
CARPET
8' CLG
HALL
-
CARPET
8' CLG
15 TREADS
16 RISERS
1
1 1/2"=1'-0"
TYPICAL TRIM DETAIL-EXTERIOR 4.1
MISC.
DETAILS
2
1 1/2"=1'-0"
ATTIC ACCESS
3
1 1/2"=1'-0"
STONE WAINSCOT-SILL
4
1 1/2"=1'-0"
STONE WAINSCOT
6
1 1/2"=1'-0"
HEAD DETAIL
5
1 1/2"=1'-0"
8 SILL DTL AT SIDING
1"=1'-0"
RAILING SECTION
7
1"=1'-0"
PILASTER DETAIL
INTERNATIONAL COPYRIGHT LAWS PROHIBIT THE USE OF THESE DRAWINGS WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF THE ARCHITECT. THE DESIGNS CONTAINED WITHIN THESE DOCUMENTS BOTH IN WHOLE
AND IN PART ARE INTENTED FOR CONSTRUCTION AT THE ADDRESS LISTED ON THE TITLE BLOCK.
ISSUED FOR: DATE:
-
SUNSTONE
4-PLEX
SUNSTONE 4-PLEX
STONEY CREEK DRIVE AND CARIBOU DRIVE
CLIENT UPDATE 07.12.18
2ND FLR 866 SF
FIRST FLR 630 SF
TOTAL 1,496 SF
GARAGE AND
UNIT AREA
UNITS 1-4
MECHANICAL
343 SF
LOT 13 SUNSTONE MULTI-USE
FORT COLLINS, COLORADO
DOUGLAS A. SCHOONOVER
ARCHITECT, NCARB
www.sch2architects.com
t: 970.817.5260
e: team@sch2architects.com
SCH ARCHITECTS
CLIENT UPDATE 12.08.18
CITY COMMENTS 01.27.19
1x HARDITRIM AT
INSIDE CORNER TYPICAL
1x6 HARDBD AT
OUTSIDE CORNER
TYPICAL
TYPICAL EXTERIOR
WALL CONSTRUCTION
HARDBD SIDING
WEATHER - RESISITIVE BARRIER
MORTAR JOINT
MORTAR SETTING BED
STUD WALL
STONE VENEER
METAL LATH
SCRATCH COAT
INSULATION (WHERE OCCURS)
SHEATHING
WEATHER-RESISITIVE BARRIER
SHEATHING
SEALANT
RIGHT ANGLE
CONSTRUCTION ADHESIVE
MORTAR SETTING BED
STONE VENEER
WAINSCOT
METAL LATH
SIDING
INTERIOR FINISH
METAL FLASHING (GALVANIZED)
INSULATION (STUD WALL)
SIDING
METAL FLASHING
2x WOOD TRIM
DOOR FRAME
BUILDING PAPER
SEALANT
ML BEAMS
PAINTED HARDI BOARD
TRIM RE: ELEVATIONS
EAVE AND
HI-HEAL
CONDITION
MAY VARY
SEE
PLAN
VARIES PER ELEV.
2x4 TREATED PLATES.
ANCHOR SECURLY TO CONC.
CAST STONE
CAP
HEADER. SIZE AND LOCATION PER
STRUCTURAL
SEE ELEV.
21
4"
STONE VENEER
1x HARDI TRIM
CAP
HARDI
PANEL
21
4"
5/8" G.B. ON 2x4
STUDS AT 16" O.C.
WITH BATT
INSULATION FOR
SOUND
2 5 1
ENTRY
9' CLG
ENTRY
9' CLG
KITCHEN
12'-2" X 14'-0"
VINYL
BATH 9' CLG
VINYL
9' CLG
GARAGE
12'-8" X 21'-0"
CONC
DINETTE
12'-2" X 10'-7"
CARPET
9' CLG
LIVING
ROOM
17'-0" X 14'-8"
CARPET
9' CLG
STORAGE
4'-3" X 2'-6"
CONC
ENTRY
9' CLG
HALL
4'-0" x 8'-8"
CARPET
8' CLG
MECH
4'-0" X 6'-8"
PLATFORM
ENTRY
9' CLG
FIRE RISER
CONC
UNIT (1)
1,495 SF
UNIT (2)
1,495 SF
UNIT (3)
1,495 SF
UNIT (4)
1,495 SF
KITCHEN
12'-2" X 14'-0"
VINYL
BATH 9' CLG
VINYL
9' CLG
DINETTE
12'-2" X 10'-7"
CARPET
9' CLG
LIVING
ROOM
17'-0" X 14'-8"
CARPET
BEDROOM 1
17'-0" x 11'-0"
CARPET
8' CLG
BEDROOM 2
11'-6" x 12'-8"
CARPET
8' CLG
LAUN
VINYL
8' CLG
CLOSET
8'-7" x 8'-11"
CARPET
8' CLG
BATH
VINYL
8' CLG
MBTH
VINYL
8' CLG
HALL
-
CARPET
8' CLG
SITTING
LINEN
BEDROOM 1
17'-0" x 11'-0"
CARPET
8' CLG
BEDROOM 2
11'-6" x 12'-8"
CARPET
8' CLG
LAUN
VINYL
8' CLG
CLOSET
8'-7" x 8'-11"
CARPET
8' CLG
BATH
VINYL
8' CLG
MBATH
VINYL
8' CLG
HALL
-
CARPET
8' CLG
SITTING
LINEN
BEDROOM 1
17'-0" x 11'-0"
CARPET
8' CLG
BEDROOM 2
11'-6" x 12'-8"
ITEM 2, EXHIBIT A
Appellant Bio - Submitted at Hearing
Packet Pg. 25-1
ITEM 2, EXHIBIT A
Appellant Bio - Submitted at Hearing
Packet Pg. 25-2
ITEM 2, EXHIBIT A
Appellant Bio - Submitted at Hearing
Packet Pg. 25-3
ITEM 2, EXHIBIT A
Appellant Bio - Submitted at Hearing
Packet Pg. 25-4
ITEM 2, EXHIBIT A
Appellant Bio - Submitted at Hearing
Packet Pg. 25-5
ITEM 2, EXHIBIT A
Appellant Bio - Submitted at Hearing
Packet Pg. 25-6
Agenda Item 3
Item 3, Page 1
Staff Report February 28, 2019
Building Review Board
STAFF
Russ Hovland, Chief Building Official
SUBJECT
PROPOSED BUILDING CODE CHANGES TO REQUIRE MIXED CONSTRUCTION AND DEMO WASTE BE
SENT TO NEW COUNTY RECYCLE SORTING FACILITY
EXECUTIVE SUMMARY
Summary:
Honore Depew, Sr. Sustainability Specialist for Waste Reduction & Recycling, will present the details of a
proposed ordinance to amend the I-codes to help divert construction and demolition debris (C&D) and enable
the construction of a new C&D sorting facility. This item will be considered for first reading by City Council at the
March 5 regular meeting.
Action Requested:
Feedback from the BRB will be provided to Council in a read-before memo, or the BRB may choose to send a
memo directly to City Council.
Details of the proposed code change:
• All co-mingled loads of C&D trash and recycling debris from building sites would have to go to a specific,
County-owned facility.
• Although the building code would change now, the requirement would only be triggered by an operational
facility (expected 2022).
• Requirement would be in effect for ten years from when the new facility begins accepting materials.
• Code change would apply to the same sizes and types of projects as current recycling requirements.
• New system would provide the convenience of “all in one bin” collection service.
• Options still remain; separating recyclables on site would be permissible under code amendments.
Staff recommendation:
Because the details of how Fort Collins policy can trigger new County facility development only became clear in
the last month, these proposed building code amendments were not considered during the 2018 building code
update cycle.
Staff recommends supporting this code amendment to the adopted 2018 IRC and IBC which will require the
C&D waste in mixed containers be brought to the new county facility when operational.
Board or Commission may:
• Vote in support or non-support of this code change.
• Give input to the Chief Building Official which may include recommending changes this code amendment
proposal.
• Do nothing.
ATTACHMENTS
1. Staff Presentation
Packet Pg. 26
1
Staff Report to Building Review Board
Regional Wasteshed Project
Honore Depew; Sustainability Services
2-28-19
Subject
March 5 Regular Meeting:
• City Council will be considering an ordinance to amend the building
codes to require all mixed loads of construction and demolition waste
be sent to a future County-owned sorting facility, once it is
constructed (2022, expected).
1. Does the BRB have specific feedback on the proposed changes?
2. Would the BRB like that feedback delivered by staff or by direct
memo to Council?
2
1
2
ITEM 3, ATTACHMENT 1
Packet Pg. 27
3
Strategic Plan Goals Impacted
3.2 Maintain and grow diverse employment opportunities
4.5 Achieve the 2020 Road to Zero Waste goals and work toward 2030
zero waste goals
4.1 Achieve Climate Action Plan (CAP) 2020 goals and continue progress
toward the 2030 goals
2016 Landfill Waste - Fort Collins
4
3
4
ITEM 3, ATTACHMENT 1
Packet Pg. 28
Wasteshed Coalition
TAC
Technical Advisory
Committee
PAC
Policy Advisory
Committee
Stakeholder
Advisory Group
5
Master Plan
For Solid Waste
Infrastructure
Stakeholder Engagement
6
• Stakeholder Advisory Group
• 50+ Diverse Members
• 7 Meetings over 10 Months
• Strong Support for Coalition
Recommendations
• Multiple Meetings with:
• Private Haulers
• Fort Collins Chamber
• Four 2018 Open Houses
• Regional Elected Officials’ Meetings
5
6
ITEM 3, ATTACHMENT 1
Packet Pg. 29
Larimer County Capital Investments
7
• Over $50 million invested
• No tax revenue needed
• No capital expenditure
from Fort Collins
• Potential to address 75%+
of our landfilled waste
New Landfill
Central Transfer Station
Yard Waste Composting Facility
Construction & Demolition Debris
Processing Facility
Food Waste Composting Facility
Recycling Center Improvement
8
• Obligations of Larimer County:
• Fund, build, own, and manage new facilities
• Obligations of All Parties:
• Consider code changes for solid waste
• Participate in a solid waste Policy Council
• Coordinate data tracking and education
• IGA does not obligate Fort Collins to enact new policy
Intergovernmental Agreement
7
8
ITEM 3, ATTACHMENT 1
Packet Pg. 30
Code Changes Needed in
Fort Collins to Enable Construction
9
New Landfill None
Central Transfer Station None
Yard Waste Composting Facility None
Recycling Center Improvement Flow Control
• for curbside “single stream” recyclables
Food Waste Composting Facility Local policy needed; no flow control
Construction & Demolition (C&D)
Debris Sorting Facility
Flow Control
• for mixed loads of C&D debris
Landfilled Construction Debris
Recyclable
Compostable 52%
27%
Not Currently
Recyclable
21%
Fort Collins Landfilled Industrial/Construction Waste
10
• Represents 33% of progress
needed to meet 2025 Zero Waste
diversion goal
9
10
ITEM 3, ATTACHMENT 1
Packet Pg. 31
Mixed loads of Construction and Demolition (C&D)
debris must be delivered to County-owned facility,
for a period of 10 years
Proposed Flow Control Ordinance
11
Proposed Flow Control Ordinance
12
• Would go into effect once new facility is built
• Aligns with current construction site recycling standards
• Offers “all-in-one-bin” service for jobsite convenience
• Positive feedback from builders and roll-off haulers
11
12
ITEM 3, ATTACHMENT 1
Packet Pg. 32
Next Steps
March 5 Regular Meeting:
• City Council will be considering an ordinance to amend the building
codes to require all mixed loads of construction and demolition waste
be sent to a future County-owned sorting facility, once it is
constructed (2022, expected).
1. Does the BRB have specific feedback on the proposed changes?
2. Would the BRB like that feedback delivered by staff or by direct
memo to Council?
Honore Depew, Sr. Sustainability Specialist for Waste Reduction & Recycling; hdepew@fcgov.com (970) 221-6604 13
Additional Slides
link
13
14
ITEM 3, ATTACHMENT 1
Packet Pg. 33
Code Changes Needed in
Fort Collins to Enable Construction
15
New Landfill None
Central Transfer Station None
Yard Waste Composting Facility None
Recycling Center Improvement Flow Control
• for curbside “single stream” recyclables
Food Waste Composting Facility Local policy needed; no flow control
Construction & Demolition
(C&D) Debris Sorting Facility
Flow Control
• for mixed loads of C&D debris
Regional Wasteshed
Resource Recovery Center (Proposed)
16
New Landfill
Construction & Demolition
Debris Sorting
Food Waste Composting
Recycling Center Upgrades
Intersection Improvement
Transfer Station
Yard Waste Composting
15
16
ITEM 3, ATTACHMENT 1
Packet Pg. 34
Facility Build Timeline
2019 2020 2021 2022 2023 2024
Central Transfer Station
New County Landfill
Yard Waste Composting
Open Windrow
Construction and Demolition
Debris Processing
Food Waste Composting
Aerated Static Piles
17
Proposed Facilities
18
RECYCLING CENTER
UPGRADES
CONSTRUCTION & DEMOLITION
DEBRIS PROCESSING FACILITY
17
18
ITEM 3, ATTACHMENT 1
Packet Pg. 35
Proposed Facilities
19
CENTRAL TRANSFER NEW LANDFILL
STATION
Proposed Facilities
20
FOOD WASTE
COMPOSTING FACILITY
YARD WASTE
COMPOSTING FACILITY
19
20
ITEM 3, ATTACHMENT 1
Packet Pg. 36
Estimated Tipping Fees
21
Facility Cost per ton
Current Landfill $22
Transfer Station: Trash $29
Compost: Yard $38
Compost: Food $38
Construction Debris $37
Larimer County Capital Investments
22
Facility Initial Capital
New Landfill $11.7M
Central Transfer Station $15.8M
Recycling Center Upgrades $3.0M
Yard & Food Waste
Composting Facilities
$11.8M
Construction & Demolition Debris
Processing Facility
$13.7M
Total: $56M
No tax revenue used
No capital expenditure from City
21
22
ITEM 3, ATTACHMENT 1
Packet Pg. 37
Larimer County Landfill:
Remaining Air Space
23
0
2,000,000
4,000,000
6,000,000
8,000,000
10,000,000
Air Space Remaining (cubic yards)
2004 Final Expansion
Wasteshed Coalition Goals
1. Establish regional materials management system
• 390k tons landfilled/year (2017); 540k tons/year by 2025
• Proposed system would divert ~40%
2. Implement programs and facilities
• Five facilities and supportive policies recommended
3. Develop waste diversion/reduction goals for all jurisdictions
• 40% by 2025 for total material currently received at facility
4. Conduct strong, consistent public education and outreach
• Part of proposed Hauler Licensing and Intergovernmental Agreement
23
24
ITEM 3, ATTACHMENT 1
Packet Pg. 38
Council-Adopted Goals
25
GHG emissions 20%
below 2005 levels
GHG emissions 80%
below 2005 levels
90% diversion
2.8 lbs/person
landfilled per day
Carbon
Neutral
2013 2015 2020 2025 2030 2050
Road to Zero
Waste Goals
Adopted
75%
diversion
Approaching
Zero Waste
Climate Action
Goals Adopted
26
25
26
ITEM 3, ATTACHMENT 1
Packet Pg. 39
27
27
ITEM 3, ATTACHMENT 1
Packet Pg. 40
Agenda Item 4
Item 4, Page 1
Staff Report February 28, 2019
Building Review Board
STAFF
Russ Hovland, Chief Building Official
SUBJECT
PROPOSED BUILDING CODE CHANGE TO ALLOW SHORT-TERM RENTALS IN MULTI-FAMILY BUILDINGS
EXECUTIVE SUMMARY
Summary:
Building Services and Poudre Fire Authority have identified a short term rental (STR) licensing policy that
conflicts with current Building and Fire codes adopted by the City.
In 2008, Fort Collins adopted the 2006 International Building Code. That code established transient dwellings
and non-transient dwellings as two different occupancies: R-1 for hotel/motel transient occupancy and R-2 for
non-transient multi-family condo/apartment occupancy. Since that time these have been identified as different
occupancies and have different code requirements. Short term rentals (30 day stay or less) located within a
multi-family building (3 units or more) is a change to transient R-1 use/occupancy.
To change building code occupancies, the IBC requires the building must be modified with a building permit to
meet the new code requirements required for that occupancy. Transient dwellings like hotels are required to be
safer because transient occupants are less familiar with the building layout and emergency safety measures
than permanent residents. Transient occupancies have higher, more stringent building code standards including
fire safety (fire sprinkler systems), egress, accessibility, elevators, and electrical.
The City has approved approximately 88 STR licenses in multi-family buildings, but a full change of occupancy
process would be very expensive to make some of these buildings code compliant.
Staff recommendation:
The Chief Building Official (CBO) recommends adding language to the occupancy description section of Chapter
3 in the adopted 2018 IBC to allow R-2 multi-family buildings to have not more than 25% of units/dwellings with
occupants that are transient in nature thereby keeping the primary use of the building permanent residents. The
building would then not be considered a change occupancy.
City staff will be presenting this change to City Council on March 26.
Board or Commission may:
• Vote in support or non-support of this code change.
• Give input to the CBO which may include recommending changes this code amendment proposal.
• Do nothing.
ATTACHMENTS
1. Amendment to section 310.3 of the 2018 IBC.
Packet Pg. 41
Draft #4
Fort Collins Amendments to the 2018 International Building Code
The 2018 INTERNATIONAL BUILDING CODE adopted herein is hereby amended in
the following respects:
SECTION 310
RESIDENTIAL GROUP R
310.1 Residential Group R. Residential Group R includes, among others, the use of a
building or structure, or a portion thereof, for sleeping purposes when not classified as
an Institutional Group I or when not regulated by the International Residential Code.
310.2 Residential Group R-1. Residential Group R-1 occupancies containing sleeping
units where the occupants are primarily transient in nature, including:
Boarding houses (transient) with more than 10 occupants Congregate living
facilities (transient) with more than 10 occupants
Hotels (transient)
Motels (transient)
310.3 Residential Group R-2. Residential Group R-2 occupancies containing sleeping
units or more than two dwelling units where the occupants are primarily permanent in
nature, including:
Apartment houses
Apartment houses where a maximum of 25% of the units/dwellings include
occupants that are transient in nature. A three unit R-2 building is allowed to
have one unit/dwelling with occupants that are transient in nature.
Congregate living facilities (nontransient) with more
than 16 occupants
Boarding houses (nontransient)
Convents
Dormitories
Fraternities and sororities
Monasteries
Hotels (nontransient)
Live/work units
Motels (nontransient)
Vacation timeshare properties
ITEM 4, ATTACHMENT 1
Packet Pg. 42
CARPET
8' CLG
LAUN
VINYL
8' CLG
CLOSET
8'-7" x 8'-11"
CARPET
8' CLG
BATH
VINYL
8' CLG
MBTH
VINYL
8' CLG
HALL
-
CARPET
8' CLG
SITTING
LINEN
BEDROOM 1
17'-0" x 11'-0"
CARPET
8' CLG
BEDROOM 2
11'-6" x 12'-8"
CARPET
8' CLG
LAUN
VINYL
8' CLG
CLOSET
8'-7" x 8'-11"
CARPET
8' CLG
BATH
VINYL
8' CLG
MBATH
VINYL
8' CLG
HALL
-
CARPET
8' CLG
SITTING
LINEN
UNIT
(1)
UNIT
(2)
UNIT
(3)
UNIT
(4)
1 UPPER SCALE: FLOOR ELECTRICAL PLAN
1/4"=1'-0" -
UPPER
FLOOR
ELECT PLAN
6.2
INTERNATIONAL COPYRIGHT LAWS PROHIBIT THE USE OF THESE DRAWINGS WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF THE ARCHITECT. THE DESIGNS CONTAINED WITHIN THESE DOCUMENTS BOTH IN WHOLE
AND IN PART ARE INTENTED FOR CONSTRUCTION AT THE ADDRESS LISTED ON THE TITLE BLOCK.
ISSUED FOR: DATE:
-
SUNSTONE
4-PLEX
SUNSTONE 4-PLEX
STONEY CREEK DRIVE AND CARIBOU DRIVE
CLIENT UPDATE 07.12.18
2ND FLR 866 SF
FIRST FLR 630 SF
TOTAL 1,496 SF
GARAGE AND
UNIT AREA
UNITS 1-4
MECHANICAL
343 SF
LOT 13 SUNSTONE MULTI-USE
FORT COLLINS, COLORADO
DOUGLAS A. SCHOONOVER
ARCHITECT, NCARB
www.sch2architects.com
t: 970.817.5260
e: team@sch2architects.com
SCH ARCHITECTS
CLIENT UPDATE 12.08.18
CITY COMMENTS 01.27.19
NORTH
ELECTRICAL SYMBOLS
ITEM 2, ATTACHMENT 3
Packet Pg. 25
9' CLG
STORAGE
4'-3" X 7'-0"
CONC
MECH
4'-0" X 6'-8"
PLATFORM
BATH
VINYL
9' CLG
GARAGE
12'-8" X 21'-0"
CONC
DINETTE
12'-2" X 10'-7"
CARPET
9' CLG
LIVING
ROOM
17'-0" X 14'-8"
CARPET
9' CLG
HALL
4'-0" x 8'-8"
CARPET
8' CLG
MECH
4'-0" X 6'-8"
PLATFORM
BATH
VINYL
9' CLG
DINETTE
12'-2" X 10'-7"
CARPET
9' CLG
LIVING
ROOM
17'-0" X 14'-8"
CARPET
9' CLG
STORAGE
4'-3" X 7'-0"
CONC
HALL
4'-0" x 8'-8"
CARPET
8' CLG
MECH
4'-0" X 6'-8"
PLATFORM
STORAGE
4'-3" X 7'-0"
CONC
HALL
4'-0" x 8'-8"
CARPET
8' CLG
KITCHEN
12'-2" X 14'-0"
VINYL
9' CLG
KITCHEN
12'-2" X 14'-0"
VINYL
9' CLG
KITCHEN
12'-2" X 14'-0"
VINYL
9' CLG
KITCHEN
12'-2" X 14'-0"
VINYL
9' CLG
GARAGE
12'-8" X 21'-0"
CONC
AC AC AC AC
1 MAIN SCALE: FLOOR ELECTRICAL PLAN
1/4"=1'-0" -
MAIN
FLOOR
ELECT PLAN
6.1
INTERNATIONAL COPYRIGHT LAWS PROHIBIT THE USE OF THESE DRAWINGS WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF THE ARCHITECT. THE DESIGNS CONTAINED WITHIN THESE DOCUMENTS BOTH IN WHOLE
AND IN PART ARE INTENTED FOR CONSTRUCTION AT THE ADDRESS LISTED ON THE TITLE BLOCK.
ISSUED FOR: DATE:
-
SUNSTONE
4-PLEX
SUNSTONE 4-PLEX
STONEY CREEK DRIVE AND CARIBOU DRIVE
CLIENT UPDATE 07.12.18
2ND FLR 866 SF
FIRST FLR 630 SF
TOTAL 1,496 SF
GARAGE AND
UNIT AREA
UNITS 1-4
MECHANICAL
343 SF
LOT 13 SUNSTONE MULTI-USE
FORT COLLINS, COLORADO
DOUGLAS A. SCHOONOVER
ARCHITECT, NCARB
www.sch2architects.com
t: 970.817.5260
e: team@sch2architects.com
SCH ARCHITECTS
CLIENT UPDATE 12.08.18
CITY COMMENTS 01.27.19
NORTH
ELECTRICAL SYMBOLS
ITEM 2, ATTACHMENT 3
Packet Pg. 24
3 2 1
RE: STRUCT FOR
WALL
RE: STRUCT FOR ANCHORAGE
ADDITIONAL
SUPPORT
FRAMING FOR
UPPER WALL
RE: STRUCT FOR
ADDITIONAL
SUPPORT
FRAMING FOR
UPPER WALL
5/8" G.B. ON 2x4
STUDS AT 16" O.C.
WITH BATT
INSULATION FOR
SOUND
RE: STRUCT FOR
WALL
ANCHORAGE
10"
RUN WALL TO
UNDERSIDE OF
CLASS 'C' OR
BETTER ROOFING
WITH 5
8" TYPE 'X'
G.B. ON
UNDERSIDE OF
ROOF SHEATHING,
FIRE CAULK JOINT.
PRE-ENGINEERED
ROOF TRUSSES
R-49 BATT
INS.
RE: STRUCT FOR
ADD'L SUPPORT
FRAMING FOR
UPPER WALL.
5/8" G.B. ON 2x4
STUDS AT 16" O.C.
RE: STRUCT FOR
WALL
ANCHORAGE
RE: STRUCT FOR
WALL
ANCHORAGE
DRAFT STOP
1
1 1/2"=1'-0"
TYPICAL TRIM DETAIL-EXTERIOR 4.2
2
1 1/2"=1'-0"
EXTERIOR TRIM DETAIL
3
1 1/2"=1'-0"
EXTERIOR TRIM DETAIL
4
1 1/2"=1'-0"
CRAFTSMAN COLUMN
INTERNATIONAL COPYRIGHT LAWS PROHIBIT THE USE OF THESE DRAWINGS WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF THE ARCHITECT. THE DESIGNS CONTAINED WITHIN THESE DOCUMENTS BOTH IN WHOLE
AND IN PART ARE INTENTED FOR CONSTRUCTION AT THE ADDRESS LISTED ON THE TITLE BLOCK.
ISSUED FOR: DATE:
-
SUNSTONE
4-PLEX
SUNSTONE 4-PLEX
STONEY CREEK DRIVE AND CARIBOU DRIVE
CLIENT UPDATE 07.12.18
2ND FLR 866 SF
FIRST FLR 630 SF
TOTAL 1,496 SF
GARAGE AND
UNIT AREA
UNITS 1-4
MECHANICAL
343 SF
LOT 13 SUNSTONE MULTI-USE
FORT COLLINS, COLORADO
DOUGLAS A. SCHOONOVER
ARCHITECT, NCARB
www.sch2architects.com
t: 970.817.5260
e: team@sch2architects.com
SCH ARCHITECTS
CLIENT UPDATE 12.08.18
CITY COMMENTS 01.27.19
6
3/4"=1'-0"
FIRE PARTITION WALL
5
1"=1'-0"
FIRE PARTITION PLAN DTL
MISC.
DETAILS
ITEM 2, ATTACHMENT 3
Packet Pg. 23
OVERBLDG WRAP
OVER 7
16" OSB.
SHEATHING
R-30 INSULATION
ATTACH INSULATION
TO BACK OF
ACCESS PANEL
12" INSULATION DAM
GYP. BD. CEILING
TRUSSES
GYP. BD. CEILING
PANEL
CAST STONE CAP
VARIES SEE ELEV.
G.I. FLASHING
SEALANT
TYPICAL EXTERIOR WALL
PRECAST STONE
HARDBOARD SIDING
INSTALLED PER MANUF.
SPEC'S
2x6 HARDITRIM-OR OTHER
SEE ELEVATIONS
G.I. FLASHING
TYPICAL EXTERIOR WALL
VINYL WINDOW
BACKER ROD AND SEALANT
HARDBOARD SIDING
INSTALLED PER MANUF.
SPEC'S
VINYL WINDOW
TYPICAL EXTERIOR WALL
BACKER ROD AND SEALANT
HARDBOARD SIDING
INSTALLED PER MANUF.
SPEC'S
G.I. FLASHING
G.I. FLASHING
VINYLWINDOW
TYPICAL EXTERIOR WALL
CAST STONE CAP
SYNTHETIC STONE
BACKER ROD AND
SEALANT
DEPTH PER
PLAN
2x4 FRAMING
HARDBD
PANEL
STONE VENEER
STONE CAP ABOVE
WIDTH PER
PLAN
ITEM 2, ATTACHMENT 3
Packet Pg. 22
1'-6"
PREMANUFACTURED
ROOF
TRUSSES
2" RIGID
INSULATION
2" RIGID
INSULATION
PLATFORM
HEIGHT
12
5
LIVING
ROOM
17'-0" X 14'-8"
CARPET
9' CLG
4" SLAB, SUBGRADE PER
SOILS
RECOMENDATIONS
2"
3'-0"
6"
5'-1"
6"
9'-1"
2X RAFTER
RE: STRUCT
R-49
INSULATION
R-20
INSULATION
SOUND BATTS
AT MASTER
BEDROOM
WALL
SOUND BATTS
AT MASTER
BEDROOM
FLOOR
INSULATE
FLOOR
SPACE ABOVE
GARAGE
DRAINAGE PER SOILS
REPORT
5"
TOP OF PLATE
FINISHED FLOOR
9'-1" 1'-0
5
8"
FINISHED FLOOR
TOP OF PLATE
8'-1" 13'-8
3
4"
BUILDING HEIGHT
31'-11
3
8"
12
6
12
6
12
6
12
6
12
6
12
6
PREMANUFACTURED
ROOF
TRUSSES
PREMAN'D
ROOF
TRUSSES
R-49
INSULATION
SITTING SHOWER SITTING SHOWER SHOWER SITTING SHOWER SITTING
LIVING
ROOM
17'-0" X 14'-8"
CARPET
9' CLG
LIVING
ROOM
17'-0" X 14'-8"
CARPET
9' CLG
LIVING
ROOM
17'-0" X 14'-8"
CARPET
9' CLG
LIVING
ROOM
17'-0" X 14'-8"
CARPET
9' CLG
R-20
INSULATION
SOUND BATTS
AT MASTER
BEDROOM
FLOOR
SOUND BATTS
AT MASTER
BEDROOM
FLOOR
SOUND BATTS
AT MASTER
BEDROOM
FLOOR
SOUND BATTS
AT MASTER
BEDROOM
FLOOR
R-13 INSUL'N
EA. WALL AT
PARTY WALL
ROOF LINE IN
FOREGROUND
EXTEND PARTITION WALL
TO ROOF SHEATHING
EXTEND
PARTITION
WALL TO ROOF
SHEATHING
EXTEND PARTITION
WALL TO ROOF
SHEATHING
R-20
INSULATION
PARTITION WALL WITH
SOUND BATTS.
PARTITION WALL WITH
SOUND BATTS.
PARTITION
WALL WITH
SOUND BATTS.
EXTEND PARTITION WALL
TO ROOF SHEATHING AT
EAST/WEST GABLE
6
12
12
6
PREMAN'D
ROOF
TRUSSES
R-49
INSULATION
PREMAN'D
ROOF
R-49 TRUSSES
INSULATION
PREMAN'D
ROOF
R-49 TRUSSES
INSULATION
4.0
BUILDING
SECTIONS
2 EAST SCALE: TO WEST ELEVATION
1/4"=1'-0" LOOKING SOUTH
INTERNATIONAL COPYRIGHT LAWS PROHIBIT THE USE OF THESE DRAWINGS WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF THE ARCHITECT. THE DESIGNS CONTAINED WITHIN THESE DOCUMENTS BOTH IN WHOLE
AND IN PART ARE INTENTED FOR CONSTRUCTION AT THE ADDRESS LISTED ON THE TITLE BLOCK.
ISSUED FOR: DATE:
-
SUNSTONE
4-PLEX
SUNSTONE 4-PLEX
STONEY CREEK DRIVE AND CARIBOU DRIVE
CLIENT UPDATE 07.12.18
2ND FLR 866 SF
FIRST FLR 630 SF
TOTAL 1,496 SF
GARAGE AND
UNIT AREA
UNITS 1-4
MECHANICAL
343 SF
LOT 13 SUNSTONE MULTI-USE
FORT COLLINS, COLORADO
DOUGLAS A. SCHOONOVER
ARCHITECT, NCARB
www.sch2architects.com
t: 970.817.5260
e: team@sch2architects.com
SCH ARCHITECTS
CLIENT UPDATE 12.08.18
CITY COMMENTS 01.27.19
1 NORTH SCALE: TO SOUTH ELEVATION
1/4"=1'-0" LOOKING WEST
(ALL SECTION NOTES MAY NOT APPLY NOTES TO THIS SHEET)
1. SYNTHETIC STONE VENEER - BY BUILDER
2. CAST STONE CAP-PROVIDE SLOPE FOR
DRAINAGE
3. PRECAST STONE WINDOW SILL.
4. OVERHEAD GARAGE DOOR, RE: PLAN FOR
SIZE
5. TAPERED WOOD BUILT-UP COLUMN RE:
6. PROVIDE FLASHING AND DRIP CAP OVER ALL
DOORS, WINDOWS AND AT ALL TRIM
TRANSITIONS
7. ENTRY DOOR PER BUILDER SPECIFICATIONS
1. 1X6 HARDI TRIM FRIEZE
2. 1X12 HARDI TRIM
3. 1X8 HARDI TRIM
4. HORIZONTAL SIDING-6" HARDIPLANK LAP
SIDING
5. ACCENT SIDING-HARDI SHINGLESIDE SIDING
STRAIGHT EDGE PANEL STYLE
6. 1X6 HARDITRIM
7. 1X4 HARDITRIM
8. 1X12 HARDITRIM
9. 20" FRIEZE BOARD AT TOWER
10. 1X2 OVER 1X4 HARDITRIM AT WINDOW SILL
11. 1X2 OVER 1X6 HARDITRIM AT WINDOW HEAD
AND SILL
12. WOOD BRACKET/CORBEL
13. SURFACE MOUNTED LIGHT
1. ARCHITECTURAL GRADE ASPHALT SHINGLES
2. ROOF VENTS - SEE ROOF PLAN FOR
LOCATION AND QUANTITY
3. 1X8 HARDI FASCIA (TYPICAL)
4. 1X3 SHINGLE STRIP
5. PREFINISHED GUTTERS AND DOWNSPOUTS
PER BUILDER
6. SOFFIT - HARDI-SOFFIT - VENTED
7. LINE OF 3/12 VAULT
B-
S-
R- ROOFING AND MISC. NOTES
SKIN, GLAZING AND LIGHTING NOTES
BASE, COLUMNS AND DOOR OPENINGS
ITEM 2, ATTACHMENT 3
Packet Pg. 21
MATCH TRIM, OR WOOD STAIN.
1. 1X6 HARDI TRIM FRIEZE
2. 1X12 HARDI TRIM-BELLY BAND
3. 1X8 HARDI TRIM
4. HORIZONTAL SIDING-6" HARDIPLANK LAP
SIDING W/ INDIVIDUAL METAIL CORNER TRIM
5. ACCENT SIDING-HARDI SHINGLESIDE SIDING
STRAIGHT EDGE PANEL STYLE
6. 1X6 HARDI TRIM
7. 1X4 HARDI TRIM
8. 1X12 HARDI TRIM
9. NOT USED
10. 1X2 OVER 1X4 HARDITRIM AT WINDOW SILL
11. 1X2 OVER 1X6 HARDITRIM AT WINDOW HEAD
AND SILL
12. WOOD BRACKET/CORBEL
13. SURFACE MOUNTED LIGHT
14. BOARD AND BATTAN SIDING 2" BATTANS AT
12" O.C.
1. ARCHITECTURAL GRADE ASPHALT SHINGLES
2. ROOF VENTS - SEE ROOF PLAN FOR
LOCATION AND QUANTITY
3. 1X8 HARDI FASCIA (TYPICAL)
4. 1X3 SHINGLE STRIP
5. PREFINISHED GUTTERS AND DOWNSPOUTS
PER BUILDER
6. SOFFIT - HARDI-SOFFIT - VENTED
7. LINE OF 3/12 VAULT
8. 2X8 RAFTER TAIL ENDS-PAINTED
ROOFING AND MISC. NOTES
SKIN, GLAZING AND LIGHTING NOTES
BASE, COLUMNS AND DOOR OPENINGS
R-
S-
B-
ITEM 2, ATTACHMENT 3
Packet Pg. 20
TRANSITIONS
7. ENTRY DOOR PER BUILDER SPECIFICATIONS
8. RE: STRUCTURAL
9. CARRIAGE-TYPE GARAGE DOOR, PAINT TO
MATCH TRIM, OR WOOD STAIN.
1. 1X6 HARDI TRIM FRIEZE
2. 1X12 HARDI TRIM-BELLY BAND
3. 1X8 HARDI TRIM
4. HORIZONTAL SIDING-6" HARDIPLANK LAP
SIDING W/ INDIVIDUAL METAIL CORNER TRIM
5. ACCENT SIDING-HARDI SHINGLESIDE SIDING
STRAIGHT EDGE PANEL STYLE
6. 1X6 HARDI TRIM
7. 1X4 HARDI TRIM
8. 1X12 HARDI TRIM
9. NOT USED
10. 1X2 OVER 1X4 HARDITRIM AT WINDOW SILL
11. 1X2 OVER 1X6 HARDITRIM AT WINDOW HEAD
AND SILL
12. WOOD BRACKET/CORBEL
13. SURFACE MOUNTED LIGHT
14. BOARD AND BATTAN SIDING 2" BATTANS AT
12" O.C.
1. ARCHITECTURAL GRADE ASPHALT SHINGLES
2. ROOF VENTS - SEE ROOF PLAN FOR
LOCATION AND QUANTITY
3. 1X8 HARDI FASCIA (TYPICAL)
4. 1X3 SHINGLE STRIP
5. PREFINISHED GUTTERS AND DOWNSPOUTS
PER BUILDER
6. SOFFIT - HARDI-SOFFIT - VENTED
7. LINE OF 3/12 VAULT
8. 2X8 RAFTER TAIL ENDS-PAINTED
ROOFING AND MISC. NOTES
SKIN, GLAZING AND LIGHTING NOTES
BASE, COLUMNS AND DOOR OPENINGS
R-
S-
B-
ITEM 2, ATTACHMENT 3
Packet Pg. 19
3
NOTE:
ALL ROOF STOPES TO BE 6:12 U.N.O.
EXTEND THIS FIRE PARTION
TO UNDERSIDE OF ROOF
DECK TO ACT AS DRAFT
STOP WITHIN THE ATTIC SPACE
ATTIC AREA
1,780 SF
ATTIC AREA
1,780 SF
5:12
PITCH
5:12
PITCH
1 ROOF SCALE: PLAN
1/4"=1'-0" -
ROOF
PLAN
2.3
INTERNATIONAL COPYRIGHT LAWS PROHIBIT THE USE OF THESE DRAWINGS WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF THE ARCHITECT. THE DESIGNS CONTAINED WITHIN THESE DOCUMENTS BOTH IN WHOLE
AND IN PART ARE INTENTED FOR CONSTRUCTION AT THE ADDRESS LISTED ON THE TITLE BLOCK.
ISSUED FOR: DATE:
-
SUNSTONE
4-PLEX
SUNSTONE 4-PLEX
STONEY CREEK DRIVE AND CARIBOU DRIVE
CLIENT UPDATE 07.12.18
2ND FLR 866 SF
FIRST FLR 630 SF
TOTAL 1,496 SF
GARAGE AND
UNIT AREA
UNITS 1-4
MECHANICAL
343 SF
LOT 13 SUNSTONE MULTI-USE
FORT COLLINS, COLORADO
DOUGLAS A. SCHOONOVER
ARCHITECT, NCARB
www.sch2architects.com
t: 970.817.5260
e: team@sch2architects.com
SCH ARCHITECTS
CLIENT UPDATE 12.08.18
CITY COMMENTS 01.27.19
NORTH
(ALL ROOF NOTES MAY NOT PLAN APPLY TO THIS NOTES SHEET)
1. RIDGE
2. VALLEY
3. GUTTER
4. ASPHALT SHINGLES
5. LINE OF FIRST FLOOR
6. LINE OF SECOND FLOOR
7. HIP RIDGE
8. VENT
X ROOF PLAN NOTES
ITEM 2, ATTACHMENT 3
Packet Pg. 18
BEDROOM 2
11'-6" x 12'-8"
CARPET
8' CLG
LAUN
VINYL
8' CLG
CLOSET
8'-7" x 8'-11"
CARPET
8' CLG
BATH
VINYL
8' CLG
MBTH
VINYL
8' CLG
HALL
-
CARPET
8' CLG
SITTING
LINEN
BEDROOM 1
17'-0" x 11'-0"
CARPET
8' CLG
BEDROOM 2
11'-6" x 12'-8"
CARPET
8' CLG
LAUN
VINYL
8' CLG
CLOSET
8'-7" x 8'-11"
CARPET
8' CLG
BATH
VINYL
8' CLG
MBATH
VINYL
8' CLG
HALL
-
CARPET
8' CLG
SITTING
LINEN
UNIT
(1)
UNIT
(2)
UNIT
(3)
UNIT
(4)
4'-2" 4'-101
2" 4'-1" 4'-1
1
2" 3'-8
1
2" 4'-10
1
2" 4'-1" 4'-1
1
2" 3'-9
1
2" 4'-4
1
2" 4'-7" 4'-0
1
2" 3'-10" 4'-4
1
2" 4'-7" 4'-5
1
2"
7'-111
2" 3'-11" 5'-4
1
2" 7'-6" 3'-10
1
2" 5'-4
1
2" 5'-1" 3'-10
1
2" 7'-9
1
2" 5'-1" 3'-11" 8'-3"
3'-6"
4'-0" 9'-31
2"
10"
3'-6" 4'-0" 9'-3" 8'-111
2" 4'-3
1
2" 3'-6" 9'-0" 4'-3
1
2" 3'-6"
3'-111
2" 4'-0" 3'-11" 5'-4
1
2"
10"
3'-6" 4'-0" 3'-11" 5'-41
2" 5'-0
1
2" 3'-11" 4'-0" 3'-10" 5'-1" 3'-11" 4'-0" 4'-3"
DN 16R
2'-6"
11'-101 11'-5"
2" 5'-4
1
2" 5'-4
1
2"
2'-6"
2'-6"
2'-6"
13'-2" 2'-0" 8'-9
1
2" 5'-8"
2'-41
2"
13'-51
2"
5'-111
2"
7'-31
2"
4'-11"
5'-111
2"
8'-9"
2'-41
2"
13'-51
4'-1 2"
1
2"
3'-51
2"
2'-11" 13'-3" 2'-0" 8'-9
1
2" 5'-8" 2'-4
1
2" 2'-4
1
2" 15'-5
1
2"
5'-111
2" 7'-3
1
2" 2'-11" 4'-1
1
2" 5'-11
1
2" 3'-5
1
2" 5'-3
1
2" 2'-4
1
2" 15'-5
1
2"
5'-111
2" 7'-3
1
2" 3'-11" 4'-1
1
2" 5'-11
1
2" 3'-5
1
2" 5'-3
1
2" 2'-4
1
2" 14'-5
1
2"
5'-111
2"
7'-31
2"
4'-11" 4'-11
2" 5'-11
1
2" 3'-5
1
2" 5'-3
1
2" 2'-4
1
2" 13'-5
1
2"
1
4.0
1
4.0
2
4.0
2
4.0
31
31
31
CPT
VCT
CPT
VCT
CPT
VCT
CPT
VCT
31
12
12
10
52
17
19
13
15
51
30
41 42
17
52
14
12
52
17
19
13
15
51
30
41 42
17
52
14
31
12
12
10
52
17
19
13
15
51
30
42 41
17
52
14
52
17
19
13
15
51
30
42 41
17
52
14
CPT
VCT
CPT
VCT
CPT
VCT
CPT
VCT
CPT
VCT
CPT
VCT
CPT
VCT
CPT
VCT
2020 FX 2020 FX 2020 FX
2020 FX 2020 FX 2020 FX
2020 FX
2020 FX
2020 FX
2020 FX
NOTE:
FIRST FLOOR WINDOW HEAD HEIGHT AT 8'-0" AFF
SECOND FLOOR WINDOW HEAD HEIGHT AT 7'-0" AFF
(2) 2650 SH
(2) 2650 SH
(2) 2650 SH
(2) 2650 SH
(2) 2650 SH
(2) 2650 SH
(2) 2650 SH
(2) 2650 SH
2020 FX
3040 SH 2020 FX
3040 SH
2868
2668
2868
2868
2868
2668
3068
5068 BI-PARTING
2868
2868
2868
2868
2668
5068 BI-PARTING
5068 BI-PARTING
5068 BI-PARTING
2668
2668
2868
2868
3068 3068 3068
2868
2868
2868
2868
2668
2868
2668
2668
2868
EXTEND THIS FIRE PARTION
TO UNDERSIDE OF ROOF
DECK TO ACT AS DRAFT
STOP WITHIN THE ATTIC SPACE
DN 16R DN 16R DN 16R
10"
10"
10"
70'-7"
21'-101
2" 13'-3
1
2" 13'-6" 21'-11"
11'-2" 10'-81
2" 6'-7
1
2" 6'-8" 6'-10
1
2" 6'-7
1
2" 10'-9" 11'-2"
70'-7"
5'-0" 13'-1" 5'-0" 12'-4" 12'-01
2" 5'-0
1
2" 13'-1" 5'-0"
3'-6" 6'-21
2" 3'-4
1
2" 5'-0" 3'-6" 8'-10" 2'-9
1
2" 5'-9" 3'-6" 5'-0
1
2" 3'-4
1
2" 6'-2
1
2" 3'-6" 5'-0"
10" 10" 10"
10"
10"
10"
5'-0" 2'-11" 3'-0" 3'-0" 18'-11" 16'-01
2" 3'-11
1
2" 2'-0"
52'-10"
5'-0"
1'-0"
4'-0"
5'-0"
5'-0" 3'-0" 3'-0" 3'-0" 18'-10" 16'-0" 4'-0"
52'-10" 1'-0" 1'-0"
13'-2"
13'-2" 10'-91
2"
10'-91
2"
13'-2" 10'-91
2"
12'-81
2" 10'-9
1
2"
1 UPPER SCALE: FLOOR PLAN
1/4"=1'-0" -
UPPER
FLOOR
PLAN
2.2
INTERNATIONAL COPYRIGHT LAWS PROHIBIT THE USE OF THESE DRAWINGS WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF THE ARCHITECT. THE DESIGNS CONTAINED WITHIN THESE DOCUMENTS BOTH IN WHOLE
AND IN PART ARE INTENTED FOR CONSTRUCTION AT THE ADDRESS LISTED ON THE TITLE BLOCK.
ISSUED FOR: DATE:
-
SUNSTONE
4-PLEX
SUNSTONE 4-PLEX
STONEY CREEK DRIVE AND CARIBOU DRIVE
CLIENT UPDATE 07.12.18
2ND FLR 866 SF
FIRST FLR 630 SF
TOTAL 1,496 SF
GARAGE AND
UNIT AREA
UNITS 1-4
MECHANICAL
343 SF
LOT 13 SUNSTONE MULTI-USE
FORT COLLINS, COLORADO
DOUGLAS A. SCHOONOVER
ARCHITECT, NCARB
www.sch2architects.com
t: 970.817.5260
e: team@sch2architects.com
SCH ARCHITECTS
CLIENT UPDATE 12.08.18
CITY COMMENTS 01.27.19
(ALL PLAN NOTES MAY NOT NOTES APPLY TO THIS SHEET)
1. UNEXCAVATED 4" THICK SLAB, SLOPE FLOOR MIN 4" TOWARDS
DOOR
2. 4" CONCRETE SLAB. RE: STRUCT
3. DEPRESS FOUNDATION WALL AS NEEDED AT AT GARAGE DOOR
OPENING
4. PROVIDE HIGH AND LOW AIR SUPPLY/RETURN, ONE WITHIN 12" OF
CEILING PLANE.
ONE AT 12" A.F.F., SIZE AND LOCATION PER IMC
5. FOUNDATION LINE BEYOND
6. STEP AT GARAGE/UNIT (FRAMED)
7. DUST LIP
8. GARAGE DOOR AS PER ELEVATIONS/BUILDERS SPEC
9. GARAGE SEPARATION-1 LAYER 5/8" G.W.B. ON GARAGE SIDE AND 20
MIN. DOOR
WITH SELF-CLOSING HINGES.
10. TYPICAL EXTERIOR WALL ASSEMBLY-2X6 STUDS (UNLESS
OTHERWISE INDICATED) AT 16" O.C. W/ 1/2" GWB OVER VAPOR
BARRIER ON INTERIOR FACE AND BLDG WRAP OVER 1/2" SHEATHING
ON EXTERIOR FACE-FINISH AS PER ELEVATIONS.
11. TYPICAL INTERIOR WALL ASSEMBLY - 2x4 STUDS (UNLESS
OTHERWISE INDICATED) AT 16" O.C. WITH 1
2" GWB ON EACH FACE
UNLESS OTHERWISE INDICATED.
12. TYPICAL 1 HOUR FIRE PARTITION ASSEMBLY - ( UL# U305 / GA. WP
3370 OR EQUAL) ONE LAYER 5/8" TYP X GWB APPLIED PARALLEL OR AT
RIGHT ANGLES TO EACH SIDE OF DOUBLE ROW OF 2X4 WOOD STUDS 16"
O.C. ON SEPARATE PLATES SET 1" APART WITH 6d COATED NAILS, 1 7/8"
LONG, 0.0915" SHANK, 1/4" HEADS, 7" O.C.. JOINTS STAGGERED 16"
OPPOSITE SIDES. HORIZONTAL BRACING REQUIRED AT MID-HEIGHT. FOR
STC RATING OF >50, PLACE CONTINUOUS BLANKET OF 6" GLASS FIBER
INSULATION IN STUD SPACE. DRAFTSOP AS REQUIRED
13. 60"x30" TUB/SHOWER WITH TILE SURROUND W/INDIVIDUAL
PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE AND
HANDLE POSITION STOPS ADJUSTED PER MFR'S INSTRUCTIONS
FOR 120 DEG. F MAX WATER TEMP. PER THE IPC.
14. 60"X36" SHOWER WITH INDIVIDUAL PRESSURE BALANCE OR
THERMOSTATIC MIXING VALVE AND HANDLE POSITION
STOPS ADJUSTED PER MFR'S INSTRUCTIONS FOR 120 DEGREE F,
MAX. WATER TEMP. PER THE IPC.
15. WASHER/DRYER HOOKUPS, VENT DRYER TO EXTERIOR.
16. COUNTER TOP.
17. ROD AND SHELF.
18. DOUBLE ROD AND SHELF. - NOT USED
19. LINEN WITH 5 FIXED SHELVES.
20. PANTRY W/ 5 FIXED SHELVES
21. FROST FREE HOSE BIB.
22. LINE OF VAULT/VOLUME SPACE.
23. CONTINUOUS HANDRAIL PER CODE.
24. CONTROL JOINTS.
25. DROPPED SOFFIT.
26. SHELF.
27. FIREPLACE, VENT PER MANFR'S SPES. - NOT USED
28. WATERPROOF GYP BD AT TUB/SHOWER.
29. CASED OPENING.
30. 2x6 WALL.
31. 22"X30" ACCESS PANEL W/ PULL-CHAIN LIGHT.
32. RECESSED MEDICINE CABINET. - NOT USED
33. FLOOR DRAIN.
34. FLUE CHASE-VENT TO EXTERIOR.
35. STONE VENEER (RE: ELEV).
36. STONE/TRIM PACKOUT.
37. EGRESS WINDOW/WELL PER CODE.
38. FRAMED PLATFORM 18" AFF.
39. RE: STRUCTURAL
40. LOW WALL (36" MAX. U.N.O.)
41. LOW CABINETS
42. HIGH CABINETS
43. 1030 TRANSOM WINDOW
44. WATER HEATER
45. FURNACE
46. GWB BULKHEAD
47. MICROWAVE
48. DISH WASHER
49. REFERIGERATOR
50. RANGE
51. RAIL WITH BALLUSTERS AND NEWELL POST
52. MIRROR-BY BUILDER
53. LINE OF ROOF
54. LINE OF SLAB ON GRADE LEDGE - 2"X4" LEDGE BLOCKOUT
X FOUNDATION/FLOOR PLAN NOTES
NORTH
ITEM 2, ATTACHMENT 3
Packet Pg. 17
CONC
UNIT (1)
1,495 SF
UNIT (2)
1,495 SF
UNIT (3)
1,495 SF
UNIT (4)
1,495 SF
1'-4"
3'-8" 6'-5" 5'-10"
101
2"
3'-3" 6'-5" 6'-5" 3'-21
2"
11"
5'-10" 6'-5" 3'-8"
1'-4"
17'-3"
10"
16'-91
2"
10"
10"
5'-41
2"
10"
5'-41
2"
5'-0"
10"
1'-4"
3'-8" 3'-0" 3'-0" 3'-0" 15'-0" 3'-10" 9'-81
2"
3'-8"
UP 15R
4'-9" 12'-6"
4'-51
2" 7'-0
1
2" 5'-9"
10"
3'-111
2" 1'-9
1
2" 3'-1" 7'-3"
10"
2'-6" 2'-6" 2'-6" 2'-6"
8'-10" 4'-11" 2'-41
2" 6'-10" 4'-3
1
2" 3'-3
1
2"
2'-0"
3'-31
2"
6" 1'-4"
3'-2"
6" 1'-4"
3'-2"
5'-0"
1'-2"
2'-0" 4'-0"
2'-1" 2'-71
2"
111
2"
4'-0"
CPT
VCT
CPT
VCT
11'-51
5'-0" 2"
17'-8" 17'-7
1
2"
KITCHEN
12'-2" X 14'-0"
VINYL
BATH 9' CLG
VINYL
9' CLG
DINETTE
12'-2" X 10'-7"
CARPET
9' CLG
LIVING
ROOM
17'-0" X 14'-8"
CARPET
9' CLG
STORAGE
4'-3" X 7'-0"
CONC
MECH
4'-0" X 6'-8"
PLATFORM
UP 15R
4'-31
2" 12'-6"
4'-0"
8'-10" 4'-11" 2'-41
2" 6'-10" 7'-7"
3'-31
2"
CPT
VCT
5'-0"
3'-6"
9080 OHD 9080 OHD
(2) 3060 SH
30-68
(2) 3060 SH
2020 FX 2020 FX 2020 FX 2020 FX
3060 SH
3068
3068
2868
3068
PR 2668
FD FD
PR 2668
3068
2868
3068
51
25
23
40
21
HB
21
HB
48
47
50
49
17
9
9
30
45
44
25
38
10
51
25
12
23
17
9
9
30
45
44
25
38
BATH
VINYL
9' CLG
GARAGE
12'-8" X 21'-0"
CONC
DINETTE
12'-2" X 10'-7"
CARPET
9' CLG
LIVING
ROOM
17'-0" X 14'-8"
CARPET
9' CLG
HALL
4'-0" x 8'-8"
CARPET
8' CLG
MECH
4'-0" X 6'-8"
PLATFORM
17'-3"
10"
16'-91
2"
UP 15R
12'-6" 4'-9"
4'-0"
3'-6"
10"
8'-7" 4'-11" 2'-41
2" 6'-10" 7'-7"
3'-31
2"
1'-2"
CPT
VCT
5'-0"
17'-71 17'-8"
2"
BATH
VINYL
9' CLG
DINETTE
12'-2" X 10'-7"
CARPET
9' CLG
LIVING
ROOM
17'-0" X 14'-8"
CARPET
9' CLG
STORAGE
4'-3" X 7'-0"
CONC
HALL
4'-0" x 8'-8"
CARPET
8' CLG
MECH
4'-0" X 6'-8"
PLATFORM
UP 15R
4'-31
12'-6" 2"
4'-0"
8'-10" 4'-11" 2'-41
2" 6'-10" 7'-7"
3'-31
2"
CPT
3'-6"
1'-2"
9080 OHD 9080 OHD
(2) 3060 SH (2) 3060 SH
2020 FX
2020 FX 2020 FX
2020 FX 3060 SH
3068
3068
2868
PR 2668
FD FD
3068
2868
3068
51
25
23
17
9
9
30
45
44
25
38
51
25
23
17
9
9
30
45
44
25
38
10
11'-2" 11'-21
2"
LANDSCAPE AREA
LANDSCAPE AREA
LANDSCAPE AREA
SIDEWALK
BUILDING ENVELOPE
NEW CONCRETE
SHOWN WITH
HATCH PATTERN
12
12
STORAGE
4'-3" X 7'-0"
CONC
HALL
4'-0" x 8'-8"
CARPET
8' CLG
EXTEND THIS FIRE PARTION
TO UNDERSIDE OF ROOF
DECK TO ACT AS DRAFT
STOP WITHIN THE ATTIC SPACE
NOTE:
FIRST FLOOR FINISHED FLOOR ELEVATION TO
BE DETERMINED UPON COMPLETION OF SITE
TOPOGRAPHIC SURVEY BY BUILDER.
16
5'-111
2"
111
2"
20 20
KITCHEN
12'-2" X 14'-0"
VINYL
9' CLG
CPT
VCT 40
48
47
50
49
16
1'-2"
1'-91
2"
3'-1" 7'-3"
7'-0" 5'-91
2"
2'-1" 2'-7
1
2"
111
2"
4'-0"
KITCHEN
12'-2" X 14'-0"
VINYL
9' CLG
7'-01
5'-9" 2"
1'-91
7'-3" 3'-1" 2"
2'-0" 4'-0" 2'-0"
2'-4" 2'-71
2"
111
2"
4'-0"
CPT
VCT
KITCHEN
12'-2" X 14'-0"
VINYL
9' CLG
40
48
47
50
49
16
5'-111
2"
111
2"
20
KITCHEN
12'-2" X 14'-0"
VINYL
9' CLG
CPT
40 VCT
48
47
50
49
16
1'-91
2"
7'-3" 3'-1"
5'-91 7'-0"
2"
2'-1" 2'-7
1
2"
111
2"
4'-0"
20
5'-61
2"
111
2"
5'-6"
111
2"
30-68
30-68
30-68
VCT
3010 FX TRANS ABOVE
17'-3"
10"
16'-91
2" 10" 16'-9
1
2"
10"
17'-3"
10"
6'-5" 6'-5" 6'-51
2"
GARAGE
12'-8" X 21'-0"
CONC
14'-11
2"
10
1
2"
6" 1'-4"
13'-1" 5'-0" 12'-2
1
2"
101
2"
5'-0"
6" 1'-4"
12'-21 13'-1" 5'-0"
2"
3010 FX TRANS ABOVE 3010 FX TRANS ABOVE 3010 FX TRANS ABOVE
5'-0" 20'-2"
PR 2668
SLOPED
CEILING
BELOW
STAIRS
RATED
ASSEMBLY
SLOPED
CEILING
BELOW
STAIRS
RATED
ASSEMBLY
SLOPED
CEILING
BELOW
STAIRS
RATED
ASSEMBLY
SLOPED
CEILING
BELOW
STAIRS
RATED
ASSEMBLY
CONCRETE CONTROL JOINTS
PER BUILDER SPEC.
SIDEWALK
SIDEWALK
AC
7'-0"
7'-0"
AC AC AC
COORDINATE EXACT AC CONDENSOR
LOCATION WITH BUILDER PREFERENCE
ELECTRICAL
METERS
GAS
METERS
4'-0"
1 MAIN SCALE: FLOOR PLAN
1/4"=1'-0" -
MAIN FLOOR
PLAN
2.1
INTERNATIONAL COPYRIGHT LAWS PROHIBIT THE USE OF THESE DRAWINGS WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF THE ARCHITECT. THE DESIGNS CONTAINED WITHIN THESE DOCUMENTS BOTH IN WHOLE
AND IN PART ARE INTENTED FOR CONSTRUCTION AT THE ADDRESS LISTED ON THE TITLE BLOCK.
ISSUED FOR: DATE:
-
SUNSTONE
4-PLEX
SUNSTONE 4-PLEX
STONEY CREEK DRIVE AND CARIBOU DRIVE
CLIENT UPDATE 07.12.18
2ND FLR 866 SF
FIRST FLR 630 SF
TOTAL 1,496 SF
GARAGE AND
UNIT AREA
UNITS 1-4
MECHANICAL
343 SF
LOT 13 SUNSTONE MULTI-USE
FORT COLLINS, COLORADO
DOUGLAS A. SCHOONOVER
ARCHITECT, NCARB
www.sch2architects.com
t: 970.817.5260
e: team@sch2architects.com
SCH ARCHITECTS
CLIENT UPDATE 12.08.18
CITY COMMENTS 01.27.19
(ALL PLAN NOTES MAY NOT NOTES APPLY TO THIS SHEET)
1. UNEXCAVATED 4" THICK SLAB, SLOPE FLOOR MIN 4" TOWARDS
DOOR
2. 4" CONCRETE SLAB. RE: STRUCT
3. DEPRESS FOUNDATION WALL AS NEEDED AT AT GARAGE DOOR
OPENING
4. PROVIDE HIGH AND LOW AIR SUPPLY/RETURN, ONE WITHIN 12" OF
CEILING PLANE.
ONE AT 12" A.F.F., SIZE AND LOCATION PER IMC
5. FOUNDATION LINE BEYOND
6. STEP AT GARAGE/UNIT (FRAMED)
7. DUST LIP
8. GARAGE DOOR AS PER ELEVATIONS/BUILDERS SPEC
9. GARAGE SEPARATION-1 LAYER 5/8" G.W.B. ON GARAGE SIDE AND 20
MIN. DOOR
WITH SELF-CLOSING HINGES.
10. TYPICAL EXTERIOR WALL ASSEMBLY-2X6 STUDS (UNLESS
OTHERWISE INDICATED) AT 16" O.C. W/ 1/2" GWB OVER VAPOR
BARRIER ON INTERIOR FACE AND BLDG WRAP OVER 1/2" SHEATHING
ON EXTERIOR FACE-FINISH AS PER ELEVATIONS.
11. TYPICAL INTERIOR WALL ASSEMBLY - 2x4 STUDS (UNLESS
OTHERWISE INDICATED) AT 16" O.C. WITH 1
2" GWB ON EACH FACE
UNLESS OTHERWISE INDICATED.
12. TYPICAL 1 HOUR FIRE PARTITION ASSEMBLY - ( UL# U305 / GA. WP
3370 OR EQUAL) ONE LAYER 5/8" TYP X GWB APPLIED PARALLEL OR AT
RIGHT ANGLES TO EACH SIDE OF DOUBLE ROW OF 2X4 WOOD STUDS 16"
O.C. ON SEPARATE PLATES SET 1" APART WITH 6d COATED NAILS, 1 7/8"
LONG, 0.0915" SHANK, 1/4" HEADS, 7" O.C.. JOINTS STAGGERED 16"
OPPOSITE SIDES. HORIZONTAL BRACING REQUIRED AT MID-HEIGHT. FOR
STC RATING OF >50, PLACE CONTINUOUS BLANKET OF 6" GLASS FIBER
INSULATION IN STUD SPACE. DRAFTSOP AS REQUIRED
13. 60"x30" TUB/SHOWER WITH TILE SURROUND W/INDIVIDUAL
PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE AND
HANDLE POSITION STOPS ADJUSTED PER MFR'S INSTRUCTIONS
FOR 120 DEG. F MAX WATER TEMP. PER THE IPC.
14. 60"X36" SHOWER WITH INDIVIDUAL PRESSURE BALANCE OR
THERMOSTATIC MIXING VALVE AND HANDLE POSITION
STOPS ADJUSTED PER MFR'S INSTRUCTIONS FOR 120 DEGREE F,
MAX. WATER TEMP. PER THE IPC.
15. WASHER/DRYER HOOKUPS, VENT DRYER TO EXTERIOR.
16. COUNTER TOP.
17. ROD AND SHELF.
18. DOUBLE ROD AND SHELF. - NOT USED
19. LINEN WITH 5 FIXED SHELVES.
20. PANTRY W/ 5 FIXED SHELVES
21. FROST FREE HOSE BIB.
22. LINE OF VAULT/VOLUME SPACE.
23. CONTINUOUS HANDRAIL PER CODE.
24. CONTROL JOINTS.
25. DROPPED SOFFIT.
26. SHELF.
27. FIREPLACE, VENT PER MANFR'S SPES. - NOT USED
28. WATERPROOF GYP BD AT TUB/SHOWER.
29. CASED OPENING.
30. 2x6 WALL.
31. 22"X30" ACCESS PANEL W/ PULL-CHAIN LIGHT.
32. RECESSED MEDICINE CABINET. - NOT USED
33. FLOOR DRAIN.
34. FLUE CHASE-VENT TO EXTERIOR.
35. STONE VENEER (RE: ELEV).
36. STONE/TRIM PACKOUT.
37. EGRESS WINDOW/WELL PER CODE.
38. FRAMED PLATFORM 18" AFF.
39. RE: STRUCTURAL
40. LOW WALL (36" MAX. U.N.O.)
41. LOW CABINETS
42. HIGH CABINETS
43. 1030 TRANSOM WINDOW
44. WATER HEATER
45. FURNACE
46. GWB BULKHEAD
47. MICROWAVE
48. DISH WASHER
49. REFERIGERATOR
50. RANGE
51. RAIL WITH BALLUSTERS AND NEWELL POST
52. MIRROR-BY BUILDER
53. LINE OF ROOF
54. LINE OF SLAB ON GRADE LEDGE - 2"X4" LEDGE BLOCKOUT
X FOUNDATION/FLOOR PLAN NOTES
NORTH
ITEM 2, ATTACHMENT 3
Packet Pg. 16
54
54
54
54
54
54
54
54 54
54
54
54
54
UNEXC'TED
4" THICK CONCRETE
UNEXC'TED
4" THICK CONCRETE
UNEXC'TED
4" THICK CONCRETE
3'-7" 13'-0"
8"
5" 5"
56'-8"
70'-7"
11'-3" 11'-21
2" 6'-5
1
2" 11'-2" 11'-2
1
2"
17'-3"
10"
16'-91
2" 10" 16'-9
1
2"
10"
17'-3"
6'-5" 6'-5" 6'-51
2"
70'-7"
5'-0" 13'-1" 5'-0" 12'-21
2" 12'-2 5'-0" 13'-1" 5'-0"
1
10" 2"
10"
3'-91
2" 13'-0"
10"
13'-0" 3'-91
2"
10"
13'-0" 3'-7"
8"
5'-0" 30'-5" 7'-11
2" 14'-1
1
2"
5'-0" 30'-5" 7'-11
2" 14'-1
1
2"
5'-0" 30'-5" 7'-11
2" 14'-1
1
2"
5'-0" 30'-5" 7'-11
2" 14'-1
1
2"
1 FOUNDATION SCALE: PLAN (ARCHITECTURAL)
1/4"=1'-0" -
FOUNDATION
PLAN
(ARCHITECTURAL)
2.0
INTERNATIONAL COPYRIGHT LAWS PROHIBIT THE USE OF THESE DRAWINGS WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF THE ARCHITECT. THE DESIGNS CONTAINED WITHIN THESE DOCUMENTS BOTH IN WHOLE
AND IN PART ARE INTENTED FOR CONSTRUCTION AT THE ADDRESS LISTED ON THE TITLE BLOCK.
ISSUED FOR: DATE:
-
SUNSTONE
4-PLEX
SUNSTONE 4-PLEX
STONEY CREEK DRIVE AND CARIBOU DRIVE
CLIENT UPDATE 07.12.18
2ND FLR 866 SF
FIRST FLR 630 SF
TOTAL 1,496 SF
GARAGE AND
UNIT AREA
UNITS 1-4
MECHANICAL
343 SF
LOT 13 SUNSTONE MULTI-USE
FORT COLLINS, COLORADO
DOUGLAS A. SCHOONOVER
ARCHITECT, NCARB
www.sch2architects.com
t: 970.817.5260
e: team@sch2architects.com
SCH ARCHITECTS
CLIENT UPDATE 12.08.18
CITY COMMENTS 01.27.19
(ALL PLAN NOTES MAY NOT NOTES APPLY TO THIS SHEET)
1. UNEXCAVATED 4" THICK SLAB, SLOPE FLOOR MIN 4" TOWARDS
DOOR
2. 4" CONCRETE SLAB. RE: STRUCT
3. DEPRESS FOUNDATION WALL AS NEEDED AT AT GARAGE DOOR
OPENING
4. PROVIDE HIGH AND LOW AIR SUPPLY/RETURN, ONE WITHIN 12" OF
CEILING PLANE.
ONE AT 12" A.F.F., SIZE AND LOCATION PER IMC
5. FOUNDATION LINE BEYOND
6. STEP AT GARAGE/UNIT (FRAMED)
7. DUST LIP
8. GARAGE DOOR AS PER ELEVATIONS/BUILDERS SPEC
9. GARAGE SEPARATION-1 LAYER 5/8" G.W.B. ON GARAGE SIDE AND 20
MIN. DOOR
WITH SELF-CLOSING HINGES.
10. TYPICAL EXTERIOR WALL ASSEMBLY-2X6 STUDS (UNLESS
OTHERWISE INDICATED) AT 16" O.C. W/ 1/2" GWB OVER VAPOR
BARRIER ON INTERIOR FACE AND BLDG WRAP OVER 1/2" SHEATHING
ON EXTERIOR FACE-FINISH AS PER ELEVATIONS.
11. TYPICAL INTERIOR WALL ASSEMBLY - 2x4 STUDS (UNLESS
OTHERWISE INDICATED) AT 16" O.C. WITH 1
2" GWB ON EACH FACE
UNLESS OTHERWISE INDICATED.
12. TYPICAL 1 HOUR FIRE PARTITION ASSEMBLY - ( UL# U305 / GA. WP
3370 OR EQUAL) ONE LAYER 5/8" TYP X GWB APPLIED PARALLEL OR AT
RIGHT ANGLES TO EACH SIDE OF DOUBLE ROW OF 2X4 WOOD STUDS 16"
O.C. ON SEPARATE PLATES SET 1" APART WITH 6d COATED NAILS, 1 7/8"
LONG, 0.0915" SHANK, 1/4" HEADS, 7" O.C.. JOINTS STAGGERED 16"
OPPOSITE SIDES. HORIZONTAL BRACING REQUIRED AT MID-HEIGHT. FOR
STC RATING OF >50, PLACE CONTINUOUS BLANKET OF 6" GLASS FIBER
INSULATION IN STUD SPACE. DRAFTSOP AS REQUIRED
13. 60"x30" TUB/SHOWER WITH TILE SURROUND W/INDIVIDUAL
PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE AND
HANDLE POSITION STOPS ADJUSTED PER MFR'S INSTRUCTIONS
FOR 120 DEG. F MAX WATER TEMP. PER THE IPC.
14. 60"X36" SHOWER WITH INDIVIDUAL PRESSURE BALANCE OR
THERMOSTATIC MIXING VALVE AND HANDLE POSITION
STOPS ADJUSTED PER MFR'S INSTRUCTIONS FOR 120 DEGREE F,
MAX. WATER TEMP. PER THE IPC.
15. WASHER/DRYER HOOKUPS, VENT DRYER TO EXTERIOR.
16. COUNTER TOP.
17. ROD AND SHELF.
18. DOUBLE ROD AND SHELF. - NOT USED
19. LINEN WITH 5 FIXED SHELVES.
20. PANTRY W/ 5 FIXED SHELVES
21. FROST FREE HOSE BIB.
22. LINE OF VAULT/VOLUME SPACE.
23. CONTINUOUS HANDRAIL PER CODE.
24. CONTROL JOINTS.
25. DROPPED SOFFIT.
26. SHELF.
27. FIREPLACE, VENT PER MANFR'S SPES. - NOT USED
28. WATERPROOF GYP BD AT TUB/SHOWER.
29. CASED OPENING.
30. 2x6 WALL.
31. 22"X30" ACCESS PANEL W/ PULL-CHAIN LIGHT.
32. RECESSED MEDICINE CABINET. - NOT USED
33. FLOOR DRAIN.
34. FLUE CHASE-VENT TO EXTERIOR.
35. STONE VENEER (RE: ELEV).
36. STONE/TRIM PACKOUT.
37. EGRESS WINDOW/WELL PER CODE.
38. FRAMED PLATFORM 18" AFF.
39. RE: STRUCTURAL
40. LOW WALL (36" MAX. U.N.O.)
41. LOW CABINETS
42. HIGH CABINETS
43. 1030 TRANSOM WINDOW
44. WATER HEATER
45. FURNACE
46. GWB BULKHEAD
47. MICROWAVE
48. DISH WASHER
49. REFERIGERATOR
50. RANGE
51. RAIL WITH BALLUSTERS AND NEWELL POST
52. MIRROR-BY BUILDER
53. LINE OF ROOF
54. LINE OF SLAB ON GRADE LEDGE - 2"X4" LEDGE BLOCKOUT
X FOUNDATION/FLOOR PLAN NOTES
NORTH
ITEM 2, ATTACHMENT 3
Packet Pg. 15
STRUCTURE AT
1:3 MAX
PRUNE AND
PROTECT ALL
EXISTING SITE
SHRUBS AND
TREES
SIDEWALK
SIDEWALK
LANDSCAPE AREA
EXISTING
UTILITY
EASEMENT
ASSUMED
PROPERTY
LINE
BUILDING
ENVELOPE
CONCRETE
CONTROL
JOINTS
PER
BUILDER
SPEC.
ELECTRICAL
METERS
GAS
METERS
NEW SIDEWALK
NEW SIDEWALK
NEW SIDEWALK
ACCESSIBLE
RAMP
PER
CITY
STANDARDS
NEW SIDEWALK NEW SIDEWALK
1 ARCHITECTURAL SCALE: SITE PLAN
1/8"=1'-0" -
ARCHITECTURAL
SITE
PLAN
1.0
INTERNATIONAL COPYRIGHT LAWS PROHIBIT THE USE OF THESE DRAWINGS WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF THE ARCHITECT. THE DESIGNS CONTAINED WITHIN THESE DOCUMENTS BOTH IN WHOLE
AND IN PART ARE INTENTED FOR CONSTRUCTION AT THE ADDRESS LISTED ON THE TITLE BLOCK.
ISSUED FOR: DATE:
-
SUNSTONE
4-PLEX
SUNSTONE 4-PLEX
STONEY CREEK DRIVE AND CARIBOU DRIVE
CLIENT UPDATE 07.12.18
2ND FLR 866 SF
FIRST FLR 630 SF
TOTAL 1,496 SF
GARAGE AND
UNIT AREA
UNITS 1-4
MECHANICAL
343 SF
LOT 13 SUNSTONE MULTI-USE
FORT COLLINS, COLORADO
DOUGLAS A. SCHOONOVER
ARCHITECT, NCARB
www.sch2architects.com
t: 970.817.5260
e: team@sch2architects.com
SCH ARCHITECTS
CLIENT UPDATE 12.08.18
CITY COMMENTS 01.27.19
NORTH
ITEM 2, ATTACHMENT 3
Packet Pg. 14
V-B, WITH AUTOMATIC SPRINKLER SYSTEM 13R SECTION 602.5
AREA SEPARATION CHAPTER 7
FIRE PARTITION SECTION 420.2
BETWEEN DWELLINGS UNITS 1 HR W/ SPRINK. SYSTEM SECTION 709.3.2
CORRIDOR WALLS (>10 OCC) 1 HR W/ SPRINK. SYSTEM NA TABLE 1018.1
CONTINUITY NOT REQUIRED AS ATTIC SPACE IS SUBDIVIDED INTO
AREAS OF <3,000 SF. SECTION 709.4.5
(1-HR WALL PROVIDED, GA WP 3370/UL U305 CONTINUOUS TO ROOF BETWEEN CENTER UNITS RE: PLANS)
HORIZONTAL SEPARATION SECTION 420.3
BETWEEN DWELLING UNITS 1 HR W/ SPRINK. SYSTEM SECTION 712.3 (exception)
FIRE RESISTIVE REQUIREMENTS FOR V-B CHAPTER 6
STRUCTURAL FRAME 0 HR TABLE 601
BEARING WALLS EXT. & INT. 0 HR.
NONBEARING WALLS EXT. 0 HR.
NONBEARING WALLS INT. 0 HR.
FLOOR CONSTRUCTION 0 HR.
ROOF CONSTRUCTION 0 HR.
FIRE RESISTIVE REQUIREMENTS FOR EXT. WALLS BASED ON SEP. DIST. TABLE 602
WITHIN 10 TO 30 FEET OF THE PROPERTY LINE FOR V-B CONSTRUCTION 0 HR.
OPENING PROTECTIVES
DOORS IN CORRIDOR 20 MIN NA SECTION 715.4.3
FIRE PROTECTION SYSTEM REQUIREMENTS CHAPTER 9
FIRE SPRINKLER YES SECTION 903.2.8
EXTINGUISHERS YES (1 PER UNIT) SECTION 906.1.1
FIRE ALARM SYSTEM YES SECTION 907.2.9.1
SMOKE ALARM SYSTEM YES SECTION 907.2.11.2
VISIBLE ALARM NOTIFICATIONS APPLIANCES YES SECTION 907.5.2.3.4
EGRESS REQUIREMENTS
CORRIDOR WIDTH 44" NA SECTION 1018.2
WITHIN DWELING UNITS 36" PROVIDED SECTION 1018.2.2
STAIRS WIDTH (> 50 OCC) 36" WITHIN UNIT SECTION 1009.1
RISER 4"-7" SECTION 1009.4.2
TREAD 10"
HANDRAIL HT. 34"-38" SECTION 1012.2
BUILDING OCCUPANT LOAD (RESIDENTIAL) TABLE 1004.1.1
200 SF GROSS PER OCCUPANT
PER UNIT (1,510 / 200) 8 OCCUPANTS
PER BUILDING (4 x 8) 32 OCCUPANTS
EGRESS WIDTH
STAIRS 8 OCCUPANTS x 0.3 = 2.4" REQUIRED SECTION 1005.1
36" PROVIDED
EXIT DOOR 8 OCCUPANTS x 0.2 = 1.6" REQUIRED
(2) 36" WIDE DOORS = 72" PROVIDED
PROJECT LOCATION
SITE LOCATION
TRAVEL DISTANCE TABLE 1016.1
R OCC. W/ SPRINKLER SYSTEM 250' NA
CPET W/ SPRINKLER SYSTEM 125' NA SECTION 1014.3.4
CPET: COMMON PATH OF EGRESS TRAVEL
EMERGENCY ESCAPE & RESCUE SECTION 1029
SIZE MIN 5.7 SF, HEIGHT 24", WIDTH 20", MAX 44" AFF
ACCESSIBILITY CHAPTER 10
TYPE A UNITS (>20 UNITS) MIN 2% OF ALL UNITS, (MIN 1) SECTION 1107.6.2.1.1
NOT REQUIRED, STRUCTURE WITH 4 UNITS TOTAL
TYPE B UNITS SECTION 1107.6.2.1.2
STRUCTURES WITHOUT ELEVATOR SECTION 1107.7.1
- 1ST STORY ALL- B TYPE UNITS REQ'D SECTION 1107.7.1.1
- 2ND STORY NO - B TYPE UNITS REQ'D SECTION 1107.7.2
PLUMBING SYSTEM CHAPTER 29
FIXTURE REQ'D PROVIDED TABLE 2902.1
WATER CLOSET 1 PER UNIT 3
LAVATORY 1 PER UNIT 3
TUB OR SHOWER 1 PER UNIT 2
KITCHEN SINK 1 PER UNIT 1
WASHER CONNECTION 1 PER 20 UNITS 1 IN EACH UNIT
STC RATINGS:
FIRE PARTITION WALL WP 3370 (UL U305) WITH 6" SOUND BATTS CONTINUOUS WITH
STAGGERED STUDS
HORIZONTAL SEPARATION NA (NO HORIZONTAL SEPARATION NEC'Y IN SINGLE UNITS)
LOAD CALCULATIONS:
Snow Load - Live Load: 30 PSF / Ground Snow Load: 30 PSF
Frost Depth: 30 inches
Wind Load: 100 MPH - 3 Second Gust Exposure B
Seismic Design Category B
SUNSTONE LOT 13 SUNSTONE MULTI-4-PLEX USE
2126 CARIBOU DRIVE
FORT COLLINS, COLORADO
ARCHITECT
SCH2 ARCHITECTS
P: 970.817.5260
E: TEAM@SCH2ARCHITECTS.COM
WWW.SCH2ARCHITECTS.COM
BUILDER
PROJECT DATA SITE MAP PROJECT DIRECTORY SHEET INDEX
VICINITY MAP
ARCHITECTURAL:
5'-6"
6'-0" 7'-6"
6'-8" 13'-0"
5'-5"
CARIBOU STREET
TIMBERLINE ROAD
STONEY CREEK DRIVE
THE STANDARD GENERAL SPECIFICATIONS OF THE BUILDER. SHALL
GOVERN EXCEPT AS MODIFIED AND SUPPLEMENTED BY THESE PLANS.
CONTRACTOR TO VERIFY EXISTING CONDITIONS ON SITE PRIOR TO
CONSTRUCTION.
DIMENSIONS TAKE PRECEDENCE OVER DRAWINGS. DO NOT SCALE. ALL
DIMENSIONS GIVEN TO FACE OF STUDS UNLESS OTHERWISE INDICATED ON
PLANS.
ALL WORK TO BE PERFORMED IN COMPLIANCE WITH ALL STATE AND LOCAL
CODES. SECURE ALL REQUIRED PERMITS AND APPROVALS PRIOR TO ANY
CONSTRUCTION.
COMPONENT SUPPLIER/FABRICATOR SHALL BE RESPONSIBLE FOR FINAL
ENGINEERING AND COMPLIANCE WITH BUILDERS WARRANTY
SPECIFICATIONS.
FIRESTOP ALL FLUES
ALL G.W.B. TO BE INSTALLED
PROVIDE TILE (SIMILAR) TO 70" ABOVE SHOWER/TUB DRAIN.
WOOD LESS THAN 6" ABOVE GRADE OR IN CONTACT WITH CONCRETE SHALL
BE TREATED OR WOOD OF NATURAL RESISTANCE TO DECAY
INSULATE PER THE FOLLOWING
-MIN R-20 HIGH DENSITY BATT, IN ALL EXTERIOR WALLS.
-MIN R-49 IN ALL ROOF AREAS
-MIN R-30 IN JOIST SPACES NEXT TO UNHEATED AREAS
PROVIDE GUTTERS, DOWNSPOUTS TO CREATE POSITIVE DRAINAGE AWAY
FROM BUILDING/FOUNDATION (MIN. 5'-0" REMOVAL DISTANCE FROM FACE OF
STRUCTURE). CONTRACTOR TO FIELD VERIFY LOCATION OF DOWNSPOUTS
PRIOR TO INSTALLATION.
ALL WINDOWS WITH GRIDS AS SELECTED BY BUILDER. WEATHERSTRIPPED
AND DOUBLE GLAZED. ATRIUM AND SLIDING GLASS DOORS AT HAZARDOUS
LOCATIONS TO BE TEMPERED GLASS
LOCATION OF METERS, UTILITIES AND MAJOR APPLIANCES (IE FURNACE,
WATER HEATER, ETC.) ARE APPROXIMATE, CONTRACTOR TO FIELD VERIFY
FINAL LOCATIONS PRIOR TO INSTALLATION
STAIR ASSEMBLIES SHALL HAVE A MINIMUM OF (3) STRINGERS
PROVIDE TRUSS & FLOOR JOIST BLOCKING RE: STRUCTURAL
STAIRS & LANDINGS
HANDRAIL - WIDTH TO BE 1 1/4" - 2" MAX
ADDRESS IDENTIFICATION MUST BE INSTALLED PER LOCAL CODE,
ARCHITECTURAL GUIDELINES AND BUILDER SPEC.
ALL FOUNDATION WALL W/ PERIMETER DRAIN ARE TO BE DAMP PROOFED
RE: SOILS
PROVIDE FIRESAFING AS REQUIRED EQUIVALENT TO THERMAFIBER BY
USG.
EXIT DOOR HARDWARE SHALL COMPLY WITH SPANJER HOMES
SPECIFICATIONS.
ALL EXTERIOR DOORS TO BE WEATHERSTRIPPED.
INSTALL PEEPHOLE ON ENTRY DOORS AND SECURITY BAR ON SLIDING
GLASS DOORS
EXTERIOR OPENINGS EXPOSED TO THE WEATHER SHALL BE FLASHED IN
SUCH A MANNER AS TO MAKE THEM WATERPROOF.
PROVIDE FIRE BLOCKING & DRAFTSTOP AT ALL CONCEALED SPACES OF
WALLS, STAIR STRINGERS, FLOOR & CEILING OPENINGS AND SOFFITS
NORTH
NORTH
GENERAL NOTES VIEW FROM SOUTHEAST (INTERSECTION OF CARIBOU AND STONEY CREEK)
VIEW FROM NORTHWEST
3D IMAGES
08.21.18 PERMIT
12.08.18 CLIENT CHANGES
NoCO Custom Homes, LLC
Tel: 970-581-0481
www.NoCOCustomHomes.com
Re: Jason Jones
jason@nococustomhomes.com
01.27.19 CITY COMMENTS
INTERNATIONAL COPYRIGHT LAWS PROHIBIT THE USE OF THESE DRAWINGS WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF THE ARCHITECT. THE DESIGNS CONTAINED WITHIN THESE DOCUMENTS BOTH IN WHOLE
AND IN PART ARE INTENTED FOR CONSTRUCTION AT THE ADDRESS LISTED ON THE TITLE BLOCK.
ISSUED FOR: DATE:
-
SUNSTONE
4-PLEX
SUNSTONE 4-PLEX
STONEY CREEK DRIVE AND CARIBOU DRIVE
CLIENT UPDATE 07.12.18
2ND FLR 866 SF
FIRST FLR 630 SF
TOTAL 1,496 SF
GARAGE AND
UNIT AREA
UNITS 1-4
MECHANICAL
343 SF
LOT 13 SUNSTONE MULTI-USE
FORT COLLINS, COLORADO
DOUGLAS A. SCHOONOVER
ARCHITECT, NCARB
www.sch2architects.com
t: 970.817.5260
e: team@sch2architects.com
SCH ARCHITECTS
CLIENT UPDATE 12.08.18
CITY COMMENTS 01.27.19
COVER
SHEET
0.0
ITEM 2, ATTACHMENT 3
Packet Pg. 13