HomeMy WebLinkAbout614 LESSER DRIVE CARRIAGE HOUSE - FDP190013 - SUBMITTAL DOCUMENTS - ROUND 3 - PLANSEM
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CITY REQ'D REAR S.B.
15'
CITY REQ'D FRONT S.B.
15'
(N) ONE
STORY
ADDITION
LESSER DRIVE
(RESIDENTIAL LOCAL STREET)
CITY REQ'D
SIDE S.B.
CENTERLINE OF LOT. SEE LAND USE
SUMMARY ON THIS SHEET FOR
REAR FAR TABULATION.
5'
N89°56'19"W 125.00'
614 LESSER DRIVE
EXISTING ONE STORY RESIDENCE
GROSS SQUARE FEET: 809
NEW CARRIAGE HOUSE
1.5 STORY RESIDENCE
GROSS SQUARE FEET: 799
FOOTPRINT: 600 FT²
R.O.W.
6'
UTIL. EAS.
9'
CITY REQ'D SIDE S.B.
±9'
±84'
2.01
2.02
612 LESSER DRIVE
EXISTING ONE STORY
SINGLE FAMILY DWELLING
616 LESSER DRIVE
EXISTING ONE STORY SINGLE
FAMILY DWELLING
HOUSKA AUTOMOTIVE
901 RIVERSIDE AVENUE
CL (LIMITED COMMERCIAL) ZONE
8.03
3.02
3.03
8.04
CURB FACE (FLOW LINE)
28'
MICHEL RESIDENCE
LAWRENCE RESIDENCE
3.04
3.07
2.03
(E)SHED
(E)SHED
S89°56'19"E 125.00'
1. ALL WORK IS TO CONFORM TO ADOPTED CODES OF THE AUTHORITY HAVING
JURISDICTION:
• LARIMER COUNTY: 2018 IRC AND IECC, 2017 NEC, WITH LOCAL AMENDMENTS
• LOVELAND: 2012 IRC AND IECC, 2017 NEC, WITH LOCAL AMENDMENTS
• FORT COLLINS: 2018 IRC AND IECC, 2017 NEC, WITH LOCAL AMENDMENTS
2. PLAN NOTES, BUILDING ENVELOPE NOTES, AND ELECTRICAL NOTES ARE
INTENDED ONLY TO SUMMARIZE SOME ELEMENTS OF APPLICABLE CODES. THESE
NOTES CONTAIN ITEMS THAT MAY OR MAY NOT PERTAIN TO THIS PARTICULAR
PROJECT.
3. VERIFY ALL DIMENSIONS IN THE FIELD. WRITTEN DIMENSIONS HAVE PRECEDENCE
OVER SCALED DIMENSIONS. ALL DRAWINGS SCALED AS NOTED.
4. REFER TO STRUCTURAL DOCUMENTS FOR SPECIFIC STRUCTURAL REQUIREMENTS
AND SPECIFICATIONS.
FIRE RESISTANCE:
• DOORS BETWEEN GARAGE AND DWELLING: SOLID WOOD OR SOLID/HONEYCOMB
STEEL OF MIN. 1-3/8" THICKNESS, OR MIN. 20 MINUTE FIRE RATED, EQUIPPED W/
SELF OR AUTOMATIC CLOSING DEVICE. (R302.5.1)
• FIRE SEPARATION BETWEEN HOUSE AND GARAGE (ANY UTILITY AREA, L.C.) SHALL
BE PER R302.6
• AT ENCLOSED ACCESSIBLE SPACE UNDER STAIRS, UNDERSIDE OF STAIRS TO BE
PROTECTED W/ MIN. 1/2" GYP. BD. (R302.7)
• FIREBLOCKING TO BE PER CODE, INCLUDING @ INTERSECTIONS BETWEEN
CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS SOFFITS. (R302.11)
• FLOOR FRAMING TO BE PROTECTED BY MIN. 1/2" GYP. BD. EXCEPT: (R302.13)
- OVER CRAWLSPACE NOT INTENDED FOR STORAGE OR HEATING APPLIANCES.
- WHERE AREA PER FLOOR IS UNDER 80SF AND PERIMETER IS FIREBLOCKED.
- WHERE FLOOR IS OF DIMENSIONAL OR COMPOSITE LUMBER OF MIN. 2X10.
- WHERE SPRINKLER IS INSTALLED AT APPLIANCE (F.C.)
- (SEE ADDTL. EXCEPTIONS L.C.)
SAFETY GLASS:
PROVIDE SAFETY GLASS AS REQ'D PER R308:
• IN FIXED AND OPERABLE DOOR PANELS, GUARDS, AND RAILINGS.
• ADJACENT TO OPERABLE DOOR PANELS WHERE BOT. OF GLASS UNDER 60" A.F.F.
AND SIDE OF GLASS WITHIN 24" OF PANEL, EXCEPT WHERE ON LATCH SIDE AND IN
DIFFERENT WALL PLANE FROM DOOR.
• WHERE PANE IS MIN. 9 SF, AND BOT. OF GLASS UNDER 18" A.F.F., AND TOP OF
GLASS OVER 36" A.F.F., AND WALKING SURFACE WITHIN 36" HORIZONTALLY.
• AT WET LOCATIONS WITHIN 60" HORIZONTALLY OF WATER'S EDGE WHERE BOT. OF
GLASS IS UNDER 60" A.F.F.
• AT STAIRS, LANDINGS, AND RAMPS, WHERE BOT. OF GLASS UNDER 36" ABOVE
PLANE OF WALKING SURFACE, AND WHERE GLASS IS WITHIN 60" OF HORIZONTAL
ARC FROM NOSING OF BOTTOM (AND TOP, F.C.) STEP.
EMERGENCY ESCAPE (EGRESS) OPENINGS:
REQUIRED AT BASEMENTS, HABITABLE ATTICS, AND SLEEPING ROOMS, (AND
HABITABLE LOFTS AND MEZZANINES, F.C.) AND SHALL MEET THE FOLLOWING:
• MIN. NET CLEAR OPENING OF 5.7 SF, OR 5.0 SF WHERE BOTTOM OF CLEAR OPG. IS
LESS THAN 44" ABOVE OUTSIDE GROUND LEVEL.
• MIN. 24" CLEAR HEIGHT AND MIN. 20" CLEAR WIDTH.
• MAX. 44" INTERIOR SILL HEIGHT TO CLEAR OPG. (24" MIN. WHERE EXTERIOR SILL
EXCEEDS 72", FORT COLLINS).
• WINDOW WELL INTERIORS MIN. 36" BOTH DIRECTIONS.
• WELL COVERS SHALL MEET ESCAPE OPG. REQ'S AND BE OPERABLE WITHOUT TOOLS,
KEYS OR SPECIAL KNOWLEDGE, AND BY FORCE NO GREATER THAN NORMAL
OPERATION OF AN ESCAPE OPG.
• WHERE WINDOW WELL IS OVER 44" HIGH, LADDER IS REQ'D:
- LADDER MAY PROJECT 6" MAX. INTO REQ'D WELL DIMENSIONS, SHALL
PROJECT MIN. 3" FROM WALL, AND SHALL HAVE AN INSIDE WIDTH OF MIN. 12"
W/ RUNGS MAX. 18" O/C.
MEANS OF EGRESS:
DWELLINGS SHALL BE PROVIDED WITH MIN. 1 EGRESS DOOR, WHICH IS TO BE SIDE
EP
EM
REF
GM
DW
REF.
W D
GM GM EM
EP
REF REF
GM
REF.
DW
W/D
EP
EM
FLOOR PLAN NOTES
DIMENSIONS ARE TO FACE OF STRUCTURAL ELEMENT (STUDS, CONCRETE WALLS,
ETC.) EXCEPT TO CENTERLINE OF POSTS AND COLUMNS, U.N.O.
DOOR AND WINDOW SIZES ARE UNIT DIMENSIONS. ROUGH OPENINGS WILL VARY
DEPENDENT ON FINAL MANUFACTURER. VERIFY ROUGH OPENING SIZES WITH
MANUFACTURER.
WALL FRAMING TO BE @16" O/C HEM FIR #2 U.N.O.
NEW WALL-2x6
NEW WALL-2x4 U.N.O.
WALL TO REMAIN
WALL TO BE REMOVED
2F AREA WITH CEILING HEIGHT ≥7'-6"
ELECTRICAL PANEL
ELECTRIC METER
FRAMING:
WINDOW TAG LEGEND:
DOOR TAG LEGEND:
E=EXIST. OPG.
DOOR HARDWARE- SEE
HARDWARE SCHEDULE
FOR QTY'S
DOOR STYLE- SEE
STYLE LEGEND
WIDTH x HEIGHT
C-DB
2484
E
EGRESS
E=EXIST. OPG. (W+H)
EW=EXIST. OPG. WIDTH
UNIT MATERIAL:
W=WOOD
F=FIBERGLASS
V=VINYL
WIDTH x HEIGHT
T=TEMPERED
OPERATION:
AW=AWNING
SL=SLIDER
SH=HUNG
DH=DBL HUNG
SC=CASEMENT
DC=DBL CASEMENT
FX=FIXED
NOTE: SCHEDULE AREAS ARE INTENDED FOR ESTIMATING PURPOSES ONLY AND
MAY NOT ACCURATELY REFLECT ACTUAL CONDITIONS 'IN THE FIELD'
19'-11 1/2"
LAP
±14'-8"
T/C. SUBFLOOR
0' - 0"
T/C. PLATE
8' - 1 1/8"
T/2F C. FLOOR
8' - 11 3/8"
T/2F C. PLATE
12' - 0"
T/GRADE
-0' - 9"
ADDITION EXISTING HOUSE
26'-2 1/2" 44'-6"
14'-8"
8" / 12"
6" / 12"
2" / 12"
V-AW
3030
V-AW
3030
V-AW
3030
V-FX
4218
T/1F PLATE
7' - 6"
T/C. SUBFLOOR
0' - 0"
T/C. PLATE
8' - 1 1/8"
T/2F C. FLOOR
8' - 11 3/8"
T/2F C. PLATE
12' - 0"
T/GRADE
-0' - 9"
EXISTING HOUSE ADDITION
44'-6"
26'-2 1/2"
S.01
S.02
S.01
S.02
7" / 12"
SHINGLE
SHINGLE
SHINGLE
V-SC
3042
V-AW
3018T
T/1F SUBFLOOR
0' - 0"
T/1F PLATE
7' - 6"
REFER TO SHEET A1.0 'BUILDING ENVELOPE' FOR INSULATION REQUIREMENTS
6'-3 1/2"
7'-4 3/4"
0"
7'-6"
4" / 12"
7" / 12"
6'-2"
6" / 12" 6" / 12"
(E) ±2" / 12"
METAL SHINGLE 1
A4.0
1
A4.0
2
A4.0
2
A4.0
1'-6"
8" 8"
4.02
8" 8"
3'-0"
12" / 12"
12" / 12"
4" / 12"
7" / 12"
12" / 12"
4" / 12"
12" / 12"
7" / 12"
SHINGLE
SHINGLE
SHINGLE SHINGLE
SHINGLE
METAL
METAL
SHINGLE
8'-0"
5'-0"
3'-0"
7" / 12"
MATCH (E)
ROOF PLAN NOTES
LINESTYLES:
ROOF LINE:
ROOF LINE (BELOW):
OUTLINE OF STRUCTURE BELOW:
ROOF LINE (CHANGED):
SECTION LEGEND
NEW WALL-2x6
NEW WALL-2x4 U.N.O.
2F AREA WITH CEILING HEIGHT ≥7'-6"
429 S. HOWES STREET
FORT COLLINS, CO 80521
970.472.8100
DRAWN:
INITIAL PREPARATION:
1" SCALE CHECK
CURRENT PREPARATION:
DW
REF.
WP
sd
sd
SD/CO
GFI GFI GFI
GFI
GFI
3
WP
GD
3 3
3 3
REF.
DW
W/D
W D
GM
EM
GFI GFI
GFI GFI GFI
GD
3
3
WP
WP
SD/CO
3
EP
EM
GM EM
EP
K K
3
SD/CO
sd
sd
ES
S
WP S
BATH
BED 2
BED 1
FAU
+60
8.07
8.07
8.15
8.14
ELECTRICAL PLAN NOTES:
LOCATIONS MAY REQUIRE
ADJUSTMENT DUE TO CONCEALED
OR UNFORESEEN CONDITIONS
'+42' INDICATES A NON-STANDARD
MOUNTING HEIGHT (INCHES)
'X6' INDICATES NUMBER OF FIXTURES
STACKED AT SAME LOCATION
EXISTING FIXTURES LOCATED WITHIN THE
PROJECT AREA AS SHOWN ON PLANS
ARE TO BE RETROFITTED/ REPLACED AS
REQUIRED FOR CONSISTENCY WITH NEW
ELECTRICAL.
ELECTRICAL PLAN LINE-STYLE KEY:
EXISTING:
TO BE REMOVED:
NEW:
429 S. HOWES STREET
FORT COLLINS, CO 80521
970.472.8100
DRAWN:
INITIAL PREPARATION:
1" SCALE CHECK
CURRENT PREPARATION:
614 LESSER DRIVE CARRIAGE HOUSE
614 LESSER DRIVE, FORT COLLINS, 80524
A8.0
05/16/2019
PDP/FDP DRAFT
SUBMITTAL ROUND 3
ELECTRICAL PLAN
MH
09/11/2019
(N) ELECTRICAL SCHED.
KEY DESCRIPTION NEW
220V OUTLET 2
DUPLEX OUTLET 43
DUPLEX GFI OUTLET 10
SWITCH 21
SWITCH THREE WAY 10
EXHAUST FAN 2
LIGHT FLUSH MOUNT 2
LIGHT FLUSH MOUNT KEYLESS 2
LIGHT PENDANT 2
RECESSED LIGHT FIXTURE 23
RECESSED LIGHT FIXTURE ENCLOSED SLOPED 1
RECESSED LIGHT FIXTURE SLOPED 1
RECESSED LIGHT FIXTURE WATER PROOF SLOPED 1
LIGHT FIXTURE WALL MOUNT 5
LIGHT FIXTURE WALL MOUNT WATER PROOF 4
GARBAGE DISPOSAL 2
SMOKE ALARM W/ BATTERY BACKUP PER IRC REQ'S 4
SMOKE/CARBON MONOXIDE ALARM W/ BATTERY BACKUP PER IRC
REQ'S
3
8.07 OUTLET FOR GARBAGE DISPOSAL
8.14 MOUNT HIGH ON WALL
8.15 OUTLET FOR GARAGE DOOR OPENER
KEYNOTES
1/4" = 1'-0" 1' 5' 10'
1F ELECTRICAL
1/4" = 1'-0" 1' 5' 10'
2F ELECTRICAL
ELECTRICAL LEGEND
614 LESSER DRIVE CARRIAGE HOUSE
614 LESSER DRIVE, FORT COLLINS, 80524
A4.0
05/16/2019
PDP/FDP DRAFT
SUBMITTAL ROUND 3
ROOF PLAN + SECTIONS
MH
09/11/2019
KEYNOTES
SECTION NOTE
4.02 TYPICAL OVERHANG U.N.O.
1/4" = 1'-0" 1' 5' 10'
E/W SECTION THROUGH STAIR
1/4" = 1'-0" 1' 5' 10'
N/S SECTION THROUGH BATHROOM
1/4" = 1'-0" 1' 5' 10'
ROOF PLAN
TAG AREA KEY DESCRIPTION
METAL 123 SF
CLASSIC RIB
COLOR: GALVALUME
SHINGLE 2439 SF
ASPHALT SHINGLES
COLOR: BLACK
NOTE: SCHEDULE AREAS ARE INTENDED FOR ESTIMATING PURPOSES ONLY AND MAY
NOT ACCURATELY REFLECT ACTUAL CONDITIONS 'IN THE FIELD.'
ROOFING SCHEDULE
ENTRY LEVEL
-0' - 4"
19'-11 1/2"
T/C. SUBFLOOR
0' - 0"
T/C. PLATE
8' - 1 1/8"
T/2F C. FLOOR
8' - 11 3/8"
T/2F C. PLATE
12' - 0"
T/GRADE
-0' - 9"
7" / 12"
4" / 12"
4" / 12"
GRADE TO EAVE
12'-9"
25'-8 1/2"
B&B
LAP
LAP
LAP
METAL
12" / 12"
5.04
5.03
5.02
21'-0"
2.04
EGR
V-SC
3260
V-AW
3018T
V-SC
3042
25'-8 1/2"
METAL
EGR
V-SC
3260
V-AW
3236
V-FX
4227
429 S. HOWES STREET
FORT COLLINS, CO 80521
970.472.8100
DRAWN:
INITIAL PREPARATION:
1" SCALE CHECK
CURRENT PREPARATION:
614 LESSER DRIVE CARRIAGE HOUSE
614 LESSER DRIVE, FORT COLLINS, 80524
A3.0
05/16/2019
PDP/FDP DRAFT
SUBMITTAL ROUND 3
(N) ELEVATIONS
MH
09/11/2019
KEYNOTES
EXTERIOR FINISHES
TAG AREA KEY DESCRIPTION
B&B 929 SF 1x2 BATTENS @ 12" O/C, PAINTED WHITE
LAP 976 SF
SMOOTH TEXTURE HORIZONTAL LAP SIDING, 6"
EXPOSURE-PAINTED LIGHT GREY
EXT. DOOR & WIN. TRIM
2.04 ADDRESS SIGNAGE FOR CARRIAGE HOUSE TO BE PLACED ABOVE GARAGE DOOR,
FACING THE STREET. SEE ADDRESS SIGNAGE NOTES.
5.02 5/4"x10" SMOOTH TEXTURE BELT BOARD-PAINTED
5.03 1x8 FASCIA-PAINTED
5.04 5/4"x4" SMOOTH TEXTURE CORNER TRIM-PAINTED
S.01 4x6 KICKER PER ENGINEERING
S.02 6x6 BEAM PER ENGINEERING
1/4" = 1'-0" 1' 5' 10'
WEST (FRONT) ELEVATION
1/4" = 1'-0" 1' 5' 10'
NORTH ELEVATION
1/4" = 1'-0" 1' 5' 10'
SOUTH ELEVATION
1/4" = 1'-0" 1' 5' 10'
EAST (REAR) ELEVATION
1/4" = 1'-0" 1' 5' 10'
FRONT (WEST) ELEVATION
1/4" = 1'-0" 1' 5' 10'
EAST (REAR) ELEVATION
EXTERIOR FROM STREET
1x4 SMOOTH TEXTURE-PAINTED DARK GREY
TAG AREA KEY DESCRIPTION
METAL 123 SF
CLASSIC RIB
COLOR: GALVALUME
SHINGLE 2439 SF
ASPHALT SHINGLES
COLOR: BLACK
NOTE: SCHEDULE AREAS ARE INTENDED FOR ESTIMATING PURPOSES ONLY AND MAY
NOT ACCURATELY REFLECT ACTUAL CONDITIONS 'IN THE FIELD.'
ROOFING SCHEDULE
MU= MULLED UNIT
W-SL
EGR EW
2448T
FAU BED 2
BATH
V-SH
3036
V-SH
2654T
V-SH
2654T
EW
V-SH
2436T
V-SH
2654T
V-SH
2654T EGR
V-SH
3660
V-SH
2660
C
3080
B-KD
3080
V-SH
2660
5'-9" 4'-0"
22'-7 1/2"
8'-4 1/2" 14'-3"
3'-0" 2'-1"
8'-4 1/2" 14'-3"
2'-1" 2'-4"
19'-9"
EQ
6'-8" 3'-1" 3'-1" 6'-8"
EQ
8'-2 1/2" 8'-2 1/2"
2'-2"
BED 1
4'-10"
2'-1"
B-KD
3680
A-DM
4878
C
3680
A-PA
4880
A-PA
3080
A-PA
3080
A-DM
4880
A-DM
4880
EGR
V-SH
3660
H@6'-10"
H@6'-10" H@6'-10"
H@MATCH(E) H@MATCH(E) H@6'-10"
H@MATCH(E) H@MATCH(E)
H@MATCH(E)
H@6'-8"
MUDROOM
H@6'-10"
H@6'-8"
V-SH
2436T
V-SH
2436T
4'-0"
A-PR
3080
4'-0"
C
3080
UP 2R
UP 2R
5'-0"
10'-6" 15'-0"
1
A4.0
1
A4.0
25'-6"
6'-0" 20'-0"
26'-0"
2
A4.0
4'-4 1/2" 2'-4 1/2" 3'-4 1/2" 3'-5 1/2" 3'-6 1/2" 2'-10 1/2"
3'-10"
4'-0 1/2" 6'-5 1/2" 5'-4 1/2" 5'-5" 4'-2 1/2"
1'-9"
5'-3 1/2" 4'-6" 4'-6" 11'-8 1/2"
26'-0"
1'-9"
15'-0"
4.01
8.01
B-KD
3680
H@6'-10"
H@6'-10"
B-DM
3666
D-KY
3080
A-PA
2480
C
3080
C
3080
C
3680
C
2980
B-DM
2480
B-KD
3080
9690
V-SC
3042
V-SC
3042
V-AW
3030
V-AW
3030
V-AW
3030
V-AW
3236
B-KD
3080
V-FX
4227
H@5'-8"
H@6'-10"
H@6'-10" H@6'-10" H@6'-10"
R @
T @
2 4 1/2"
1 11"
R @
T @
14 7 5/8"
13 10"
4.01
(+1" NOSING)
UP
1'-1"
7'-6" 7'-6"
UP 2R
UP
UP 2R
3'-0"
8'-0"
8.18
9'-6" 13'-0" 3'-6"
1
A4.0
1
A4.0
2
A4.0
26'-0"
3'-9" 12'-0"
26'-0"
15'-9" 10'-3 1/2"
6'-0 1/2" 2'-4 1/2"
5'-3 1/2" 15'-0"
EQ EQ
8'-8" 4'-4"
20'-3 1/2"
3'-10" 11'-2"
3'-1"
3'-8" 7'-6"
A-PR
3080
A-PR
3080
A-PR
3080
A-PA
4880
A-PA
2480
EGR
V-SC
3260
EGR
V-SC
3260
V-AW
3018T
V-AW
3018T
V-FX
4218
H@5'-8"
H@7'-0"
H@7'-0"
H@5'-4"
H@5'-4"
10.01
10.01
DN
429 S. HOWES STREET
FORT COLLINS, CO 80521
970.472.8100
DRAWN:
INITIAL PREPARATION:
1" SCALE CHECK
CURRENT PREPARATION:
614 LESSER DRIVE CARRIAGE HOUSE
614 LESSER DRIVE, FORT COLLINS, 80524
A2.0
05/16/2019
PDP/FDP DRAFT
SUBMITTAL ROUND 3
EXISTING, DEMO, NEW
PLANS
MH
09/11/2019
KEYNOTES
4.01 CRAWL ACCESS HATCH LARGE ENOUGH TO REMOVE FAU. CREATE MIN.
30"Hx22"W PATHWAY TO EQUIPMENT @ CRAWL SPACE, W/30" DEEP x30" WIDE
CLEAR SERVICE SPACE.
8.01 RAISE PLATFORM FOR WATER HEATER AS REQ'D SO THAT IGNITION SOURCE IS
NOT LESS THAN 18 INCHES ABOVE GARAGE FLOOR.
8.18 FLOOR MOUNTED SUPPLY
10.01 SPRAY FOAM THIS WALL
1/4" = 1'-0" 1' 5' 10'
EXISTING PLAN
1/4" = 1'-0" 1' 5' 10'
NEW EXISTING HOUSE PLAN
1/4" = 1'-0" 1' 5' 10'
DEMO PLAN
1/4" = 1'-0" 1' 5' 10'
NEW CARRIAGE HOUSE 1F PLAN
1/4" = 1'-0" 1' 5' 10'
NEW CARRIAGE HOUSE 2F PLAN
HINGED AND PROVIDE A CLEAR OPG. OF MIN. 32" WIDE AND 78" HIGH.
LANDINGS AND THRESHOLDS:
• LANDINGS SHALL BE 36" WIDE, OR WIDTH OF STAIR/DOOR SERVED, MIN., AND 36"
DEEP, MIN. LANDINGS REQ'D AT TOP AND BOTTOM OF STAIRS, AND AT BOTH SIDES
OF DOORS EXCEPT FOR THE FOLLOWING:
- ONE OR TWO RISES AT OUTSIDE OF EXTERIOR DOOR NOT REQ'D FOR EGRESS IF
INSWING DOOR
- AN INTERIOR DOOR MAY BE PLACED AT TOP STEP OF A STAIRWAY, PROVIDED
IT DOES NOT SWING OVER STAIRWAY.
• AT THE REQ'D EGRESS DOOR, THRESHOLD SHALL NOT EXCEED 1-1/2" ABOVE FLOOR
OR LANDING, EXCEPT AT EXTERIOR OF AN INSWING DOOR, WHERE THRESHOLD
MAY BE UP TO 7-3/4". AT OTHER EXTERIOR DOORS THRESHOLD SHALL BE 7-3/4"
MAX.
STAIRWAYS:
• MIN. 36" CLEAR WIDTH ABOVE HANDRAIL HEIGHT AND BELOW HEADROOM
HEIGHT.
• MIN. 31-1/2" CLEAR WIDTH BELOW HANDRAIL HEIGHT W/ HANDRAIL ON ONE SIDE,
AND 27" WIDE W/ HANDRAIL ON BOTH SIDES.
• MIN. 80" CLEAR HEADROOM ABOVE LINE CONNECTING NOSINGS.
• MAX. 7-3/4" RISE (MIN. 4", LARIMER COUNTY AND FORT COLLINS), MIN. 10" TREAD.
• 3/4" MIN., 1-1/4" MAX. NOSING REQUIRED WHERE TREAD DEPTH IS UNDER 11".
NOSING RADIUS 9/16" MAX.
• WINDER TREADS MIN. 6" DEEP AT ANY POINT, AND MIN. 10" DEEP AT WALKLINE
(12" FROM NARROW EDGE OF STAIR).
• MAX 4" GAP AT OPEN RISES.
HANDRAILS:
• REQ'D AT ONE SIDE OF STAIRWAYS OF 4 OR MORE RISERS.
• TOP OF HANDRAIL SHALL BE 34"-38" ABOVE LINE CONNECTING NOSINGS.
• HANDRAIL SHALL BE CONTINUOUS FROM TOP RISER TO BOTTOM RISER WITH MIN.
1-1/2" GAP TO WALL, AND RETURN/TERMINATE TO WALL OR POST AT ENDS.
• TYPE I RAILS - CIRCULAR RAILS SHALL HAVE DIAM. BETWEEN 1-1/4" AND 2", OTHER
PROFILES SHALL HAVE A PERIMETER BETWEEN 4" AND 6-1/4" AND MAX. CROSS
SECTION OF 2-1/4" AND EDGES WITH MIN. 0.01" RADIUS.
• TYPE II RAILS - REFER TO R311.7.8.3-2 WHERE PERIMETER EXCEEDS 6-1/4".
FALL PROTECTION:
GUARDRAILS:
• REQ'D AT PORTION OF EDGE OF WALKING SURFACES, INCLUDING STAIRWAYS,
LANDINGS, AND RAMPS THAT ARE LOCATED MORE THAN 30" ABOVE FLOORS OR
GRADE WITHIN 36" HORIZONTALLY OF EDGE.
• HEIGHT: MIN. 36" A.F.F., EXCEPT AT OPEN SIDES OF STAIR WHERE SHALL BE MIN. 34"
ABOVE LINE CONNECTING NOSINGS, AND BETWEEN 34" AND 38" ABOVE LINE
CONNECTING NOSINGS IF ALSO SERVING AS HANDRAIL.
• UP TO REQ'D HEIGHT, SHALL NOT PERMIT PASSAGE OF A 4" DIAM. SPHERE, EXCEPT
AT OPEN SIDE OF STAIR, WHERE SHALL NOT PERMIT PASSAGE OF A 4-3/8" DIAM.
SPHERE, AND AT TRIANGULAR OPENING FORMED BY STAIR RISE/TREAD/GUARD
WHERE SHALL NOT PERMIT PASSAGE OF 6" DIAM. SPHERE.
WINDOWS:
• SHALL MEET THE REQUIREMENTS OF R312.2 WHERE TOP OF OPERABLE WINDOW
SILL IS LESS THAN 24" ABOVE INTERIOR FLOOR AND MORE THAN 72" ABOVE
EXTERIOR FLOOR/GRADE.
ATTIC AND CRAWLSPACE ACCESS:
ATTICS W/ MIN. VERTICAL HEIGHT OF 30" (INSIDE FRAMING) AND AREA OVER 30 SF
REQUIRE ACCESS LOCATED IN A HALLWAY OR OTHER READILY ACCESSIBLE
LOCATION.
• MIN. ROUGH FRAMED ACCESS OPG. 22"X30".
• MIN. CLEAR HEADROOM (INSIDE FRAMING) SHALL BE 30" AT SOME POINT ABOVE
ACCESS OPG.
ALL UNDERFLOOR AREAS SHALL BE ACCESSIBLE BY MIN. 18"X24" FLOOR OR 16"X24"
PERIMETER WALL HATCH.
FIREPLACES:
ALL FIREPLACES ARE TO BE INSTALLED IN COMPLIANCE WITH MANUFACTURER'S
INSTALLATION REQUIREMENTS. MANUFACTURER'S REQUIREMENTS SHALL
SUPERSEDE ANY CONFLICTING ELEMENT OF PLANS.
ATTIC AND CRAWLSPACE VENTILATION:
UNLESS MEETING REQ'S OF R806.5, ENCLOSED ATTICS AND RAFTER SPACES SHALL
HAVE A NET AREA OF OPENINGS FOR CROSS VENTILATION OF MIN. 1/150 OF THE
AREA OF THE VENTED SPACE, OR MIN. 1/300 IF BETWEEN 40% AND 50% OF THE
AREA OF THE VENTED SPACE IS LOCATED AT THE UPPER PORTION (WITHIN 3' OF
RIDGE) OF THE ATTIC, AND REMAINDER IN BOTTOM THIRD.
UNDERFLOOR AREAS SHALL HAVE VENTILATION OPENINGS OF MIN. 1/150 OF THE
FLOOR AREA, AND DISTRIBUTED WITHIN 3' OF CORNERS. WHERE VAPOR BARRIER
IS INSTALLED, OR UNDERFLOOR AREA IS UNVENTED TO THE OUTSIDE (REQUIRED
UNLESS OTHERWISE APPROVED BY BUILDING OFFICIAL, F.C.), VENTILATION IS TO BE
PER R408.
VENTILATED OPENINGS SHALL BE COVERED WITH CORROSION-RESISTANT METAL
MESH WITH MIN. 1/16"/MAX. 1/4" OPENINGS.
THERMAL ENVELOPE:
FENESTRATION: U 0.30, MAX. (0.32, L.C.)
CEILINGS: R49 MIN. (R38 LOV.), OR R38 MIN. WHERE UNCOMPRESSED OVER EAVES.
R30 MIN., UNCOMPRESSED, AT CEILING WITHOUT ATTIC THAT IS UNDER 500 SF/
20% OF TOTAL INSULATED AREA.
WALLS: R20 MIN., ENCAPSULATED, AND R38 AT ATTIC KNEE WALLS.
FLOORS: R30 MIN., OR SUFFICIENT TO FILL CAVITY DOWN TO R19 MIN.
BASEMENT AND UNVENTED CRAWLSPACE WALLS: R13 MIN., ENCAPSULATED (IN F.C.
AND L.C. RIM TO BE SPRAY FOAMED TO R15 (R13 L.C.) MIN, OR R19 MIN. AND AIR
SEALED)
SLABS: R10 MIN., 2 FT. MIN. DEPTH AT PERIMETER.
WATER PROTECTION:
ALL ROOFING TO BE INSTALLED PER CODE AND MANUFACTURER'S
RECOMMENDATIONS OVER APPROPRIATE AND TO CODE UNDERLAYMENT AND ICE
& WATER SHIELD.
ALL SIDING TO BE INSTALLED PER CODE AND MFR'S RECOMMENDATIONS OVER
APPROPRIATE AND TO CODE W.R.B. INSTALLED PER MFR'S RECOMMENDATIONS ,
WITH APPROPRIATE AND TO CODE CLEARANCES TO GRADE/HARDSCAPE.
WINDOWS AND EXTERIOR DOORS TO BE INSTALLED PER MFR'S
RECOMMENDATIONS.
PROVIDE ALL ROOF FLASHING, FLASHING AT LEDGERS/BANDS/HEADERS IN SIDING,
HEAD FLASHING, CAP FLASHING, PENETRATION FLASHING/COLLARS, AND
FLASHING BETWEEN DISSIMILAR MATERIALS TO CODE AND MANUFACTURER'S
RECOMMENDATIONS, AND AS REQUIRED FOR WATERTIGHT CONSTRUCTION.
VERIFY UNITS MEET EGRESS REQ'S AND MATCH EXIST. OPG. SIZES AS SHOWN ON PLANS
VERIFY UNITS MEET EGRESS REQ'S AND MATCH EXIST. OPG. SIZES AS SHOWN ON PLANS
LIGHTING
PROVIDE LIGHTING AT ALL STAIRWAYS. AT INTERIOR STAIRWAYS OF 6 OR MORE
RISERS, LIGHTING SHALL BE SWITCHED FROM TOP AND BOTTOM. LIGHTING SHALL
BE PROVIDED AT TOP LANDING OF EXTERIOR STAIRWAYS, AND AT BOTTOM
LANDING WHERE STAIRWAY SERVES A BASEMENT FROM GRADE LEVEL.
MIN. 90% OF INSTALLED LAMPS TO BE HIGH-EFFICACY.
FORT COLLINS REQUIREMENTS
ALL EXTERIOR LIGHTING TO BE INTERNATIONAL DARK SKY ASSOC. (IDA) APPROVED
AND PLACED PER IDA STANDARDS.
NEW DWELLINGS TO BE PHOTOVOLTAIC READY, WITH GARAGES ELEC. VEHICLE
READY.
CARBON MONOXIDE/SMOKE ALARMS:
HARD-WIRED SMOKE ALARMS WITH A BATTERY BACKUP MUST BE INSTALLED:
- IN EACH SLEEPING ROOM
- OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE
BEDROOMS
- ON EACH ADDITIONAL STORY OF THE DWELLING, INCLUDING BASEMENTS AND
HABITABLE ATTICS
- ON BOTH LEVELS OF A SPLIT LEVEL DWELLING UNIT WHEN THERE IS AN
INTERVENING DOOR BETWEEN THE ADJACENT LEVELS
HARD-WIRED CARBON MONOXIDE ALARMS WITH BATTERY BACKUP SHALL BE
INSTALLED OUTSIDE EACH SEPARATE SLEEPING AREA AND IN THE IMMEDIATE
VICINITY OF THE BEDROOMS IN DWELLING UNITS THAT CONTAIN FUEL FIRED
APPLIANCES OR HAVE ATTACHED GARAGES.
WHERE MORE THAN ONE SMOKE OR CARBON MONOXIDE ALARM IS REQUIRED TO
BE INSTALLED WITHIN AN INDIVIDUAL DWELLING UNIT IN ACCORDANCE WITH
SECTION R314.3, THE ALARM DEVICES SHALL BE INTERCONNECTED IN SUCH A
MANNER THAT THE ACTUATION OF ONE ALARM WILL ACTIVATE ALL OF THE
ALARMS IN THE INDIVIDUAL UNIT. PHYSICAL INTERCONNECTION OF ALARMS SHALL
NOT BE REQUIRED WHERE LISTED WIRELESS ALARMS ARE INSTALLED AND ALL
ALARMS SOUND UPON ACTIVATION OF ONE ALARM. (IN F.C AND L.C.
INTERCONNECTION OF SMOKE ALARMS IN EXISTING AREAS SHALL NOT BE
REQUIRED WHERE ALTERATIONS OR REPAIRS DO NOT RESULT IN REMOVAL OF
INTERIOR WALL OR CEILING FINISHES EXPOSING THE STRUCTURE, UNLESS THERE IS
AN ATTIC, CRAWL SPACE OR BASEMENT AVAILABLE WHICH COULD PROVIDE ACCESS
FOR INTERCONNECTION WITHOUT THE REMOVAL OF INTERIOR FINISHES.)
429 S. HOWES STREET
FORT COLLINS, CO 80521
970.472.8100
DRAWN:
INITIAL PREPARATION:
1" SCALE CHECK
CURRENT PREPARATION:
614 LESSER DRIVE CARRIAGE HOUSE
614 LESSER DRIVE, FORT COLLINS, 80524
A1.0
05/16/2019
PDP/FDP DRAFT
SUBMITTAL ROUND 3
COVER SHEET
MH
09/11/2019
GENERAL NOTES
PROJECT CONTACTS
PLAN NOTES BUILDING ENVELOPE
DOOR HARDWARE QTY
DUMMY DM 5
KEYED KY 1
KEYED + DEADBOLT KD 5
PASSAGE PA 6
PRIVACY PR 4
STYLE
TYPE
SIZE QTY
A BYP 48" x 80" 1
A SWG 24" x 80" 2
A SWG 30" x 80" 3
B SWG 24" x 80" 1
B SWG 30" x 80" 2
B SWG 36" x 66" 1
B SWG 36" x 80" 1
D SWG 30" x 80" 1
DOOR SCHEDULE
WINDOW SCHEDULE
MAT'L
TYPE
SIZE
TEMP
QTY
V SH 24" x 36" ■ 3
V SH 26" x 54" ■ 4
V SH 26" x 60" 2
V SH 30" x 36" 1
V SH 36" x 60" 2
DOOR STYLE
A INTERIOR DOOR
B ENTRY DOOR
C CASED OPENING
D GARAGE ENTRY
ELECTRICAL NOTES
1. REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION
INFORMATION FOR STORM DRAINAGE STRUCTURES, UTILITY MAINS AND
SERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS.
2. REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS,
AREAS AND DIMENSIONS OF ALL EASEMENTS, LOTS, TRACTS, STREETS, WALKS
AND OTHER SURVEY INFORMATION.
3. THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL
PLANS. AMENDMENTS TO THE PLANS MUST BE REVIEWED AND APPROVED BY
THE CITY PRIOR TO THE IMPLEMENTATION OF ANY CHANGES TO THE PLANS.
4. ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE
SCREENED FROM VIEW FROM ADJACENT PROPERTY AND PUBLIC STREETS. IN
CASES WHERE BUILDING PARAPETS DO NOT ACCOMPLISH SUFFICIENT
SCREENING, THEN FREE-STANDING SCREEN WALLS MATCHING THE
PREDOMINANT COLOR OF THE BUILDING SHALL BE CONSTRUCTED. OTHER
MINOR EQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBING VENTS SHALL BE
SCREENED OR PAINTED TO MATCH SURROUNDING BUILDING SURFACES.
5. ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN
ONE PHASE UNLESS A PHASING PLAN IS SHOWN WITH THESE PLANS.
6. ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE
REQUIREMENTS IN SECTION 3.2.4 OF THE LAND USE CODE AND SHALL USE A
CONCEALED, FULLY SHIELDED LIGHT SOURCE WITH SHARP CUT-OFF CAPABILITY SO
AS TO MINIMIZE UP-LIGHT, SPILL LIGHT, GLARE AND UNNECESSARY
DIFFUSION.
7. SIGNAGE AND ADDRESSING ARE NOT PERMITTED WITH THIS PLANNING
DOCUMENT AND MUST BE APPROVED BY SEPARATE CITY PERMIT PRIOR TO
CONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN CODE UNLESS A
SPECIFIC VARIANCE IS GRANTED BY THE CITY.
8. FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS.
ALL BUILDINGS MUST PROVIDE AN APPROVED FIRE EXTINGUISHING SYSTEM.
9. ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED.
10. ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS.
ACCESSIBLE RAMPS MUST BE PROVIDED AT ALL STREET AND DRIVE
INTERSECTIONS AND AT ALL DESIGNATED ACCESSIBLE PARKING SPACES.
ACCESSIBLE PARKING SPACES MUST SLOPE NO MORE THAN 1:48 IN ANY
DIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPE NO MORE THAN 1:20 IN
DIRECTION OF TRAVEL AND WITH NO MORE THAN 1:48 CROSS SLOPE.
11. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS,
STREET MEDIANS, AND TRAFFIC CIRCLES ADJACENT TO COMMON OPEN SPACE
AREAS ARE REQUIRED TO BE MAINTAINED BY THE PROPERTY OWNER OF THE
COMMON AREA. THE PROPERTY OWNER IS RESPONSIBLE FOR SNOW REMOVAL
ON ALL ADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN
SPACE AREAS.
12. DESIGN AND INSTALLATION OF ALL PARKWAY/TREE LAWN AND MEDIAN AREAS
IN THE RIGHT-OF-WAY SHALL BE IN ACCORDANCE WITH CITY STANDARDS. UNLESS
OTHERWISE AGREED TO BY THE CITY WITH THE FINAL PLANS, ALL ONGOING
MAINTENANCE OF SUCH AREAS IS THE RESPONSIBILITY OF THE OWNER/DEVELOPER.
13. THE PROPERTY OWNER FOR EACH RESIDENTIAL LOT IS RESPONSIBLE FOR
SNOW REMOVAL ON ALL STREET SIDEWALKS ADJACENT TO EACH RESIDENTIAL LOT.
14. PRIVATE CONDITIONS, COVENANTS, AND RESTRICTIONS (CC&R'S), OR ANY
OTHER PRIVATE RESTRICTIVE COVENANT IMPOSED ON LANDOWNERS WITHIN
THE DEVELOPMENT, MAY NOT BE CREATED OR ENFORCED HAVING THE EFFECT
OF PROHIBITING OR LIMITING THE INSTALLATION OF XERISCAPE LANDSCAPING,
SOLAR/PHOTO-VOLTAIC COLLECTORS (IF MOUNTED FLUSH UPON ANY
ESTABLISHED ROOF LINE), CLOTHES LINES (IF LOCATED IN BACK YARDS),
ODORCONTROLLED COMPOST BINS, OR WHICH HAVE THE EFFECT OF REQUIRING
THAT A PORTION OF ANY INDIVIDUAL LOT BE PLANTED IN TURF GRASS.
15. ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO
CONSTRUCTION, AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS,
DESTROYED, DAMAGED OR REMOVED DUE TO CONSTRUCTION OF THIS
PROJECT, SHALL BE REPLACED OR RESTORED TO CITY OF FORT COLLINS
STANDARDS AT THE DEVELOPER'S EXPENSE PRIOR TO THE ACCEPTANCE OF
COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THE FIRST
CERTIFICATE OF OCCUPANCY.
16. FIRE LANE MARKING: A FIRE LANE MARKING PLAN MUST BE REVIEWED AND
APPROVED BY THE FIRE OFFICIAL PRIOR TO THE ISSUANCE OF ANY CERTIFICATE
OF OCCUPANCY. WHERE REQUIRED BY THE FIRE CODE OFFICIAL, APPROVED SIGNS OR
OTHER APPROVED NOTICES THAT INCLUDE THE WORDS NO PARKING
FIRE LANE SHALL BE PROVIDED FOR FIRE APPARATUS ACCESS ROADS TO
IDENTIFY SUCH ROADS OR PROHIBIT THE OBSTRUCTION THEREOF. THE MEANS
BY WHICH FIRE LANES ARE DESIGNATED SHALL BE MAINTAINED IN A CLEAN AND
LEGIBLE CONDITION AT ALL TIMES AD BE REPLACED OR REPAIRED WHEN
NECESSARY TO PROVIDE ADEQUATE VISIBILITY.
17. PREMISE IDENTIFICATION: AN ADDRESSING PLAN IS REQUIRED TO BE REVIEWED
AND APPROVED BY THE CITY AND POUDRE FIRE AUTHORITY PRIOR TO THE
ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. UNLESS THE PRIVATE DRIVE IS
NAMED, MONUMENT SIGNAGE MAY BE REQUIRED TO ALLOW WAY-FINDING. ALL
BUILDINGS SHALL HAVE ADDRESS NUMBERS, BUILDING NUMBERS OR APPROVED
BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE,
VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY, AND POSTED
WITH A MINIMUM OF SIX-INCH NUMERALS ON A CONTRASTING BACKGROUND.
WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THE BUILDING CANNOT
BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLE OR OTHER SIGN OR
MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE.
SITE PLAN NOTES
PROJECT NARRATIVE
CARRIAGE HOUSE
EXISTING HOUSE
MAT'L
TYPE
SIZE
TEMP
QTY
V AW 30" x 18" ■ 2
V AW 30" x 30" 3
V SC 30" x 42" 2
V AW 32" x 36" 1
V SC 32" x 60" 2
V FX 42" x 18" 1
V FX 42" x 27" 1
STYLE
TYPE
SIZE QTY
A BYP 48" x 78" 1
A BYP 48" x 80" 2
A SWG 30" x 80" 3
A SWG 48" x 80" 1
B SWG 30" x 80" 1
B SWG 36" x 80" 1
CARRIAGE HOUSE
EXISTING HOUSE
GENERAL LANDSCAPE NOTES
1. PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1 GRADE FREE
OF ANY DEFECTS, OF NORMAL HEALTH, HEIGHT, LEAF DENSITY AND SPREAD
APPROPRIATE TO THE SPECIES AS DEFINED BY THE AMERICAN ASSOCIATION OF
NURSERYMEN (AAN) STANDARDS. ALL TREES SHALL BE BALL AND BURLAP OR
EQUIVALENT.
2. IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF, SHRUB
BEDS AND TREE AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC IRRIGATION
SYSTEM. THE IRRIGATION PLAN MUST BE REVIEWED AND APPROVED BY THE CITY OF
FORT COLLINS WATER UTILITIES DEPARTMENT PRIOR TO THE ISSUANCE OF A
BUILDING PERMIT. ALL TURF AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC POP-
UP IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES, INCLUDING IN NATIVE SEED
AREAS, SHALL BE IRRIGATED WITH AN AUTOMATIC DRIP (TRICKLE) IRRIGATION
SYSTEM, OR WITH AN ACCEPTABLE ALTERNATIVE APPROVED BY THE CITY WITH THE
IRRIGATION PLANS. THE IRRIGATION SYSTEM SHALL BE ADJUSTED TO MEET THE
WATER REQUIREMENTS OF THE INDIVIDUAL PLANT MATERIAL. IRRIGATION SYSTEMS
TO BE TURNED OVER TO THE CITY PARKS DEPARTMENT FOR MAINTENANCE MUST BE
APPROVED BY THE PARKS MANAGER AND MEET PARKS IRRIGATION STANDARDS.
DESIGN REVIEW SHALL OCCUR DURING UTILITIES DEPARTMENT IRRIGATION REVIEW
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT AND CONSTRUCTION OBSERVATION
AND INSPECTION BY PARKS SHALL BE INCORPORATED INTO THE CONSTRUCTION
PROCESS.
3. TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED
DURING CONSTRUCTION ACTIVITY SHALL BE CONSERVED FOR LATER USE ON AREAS
REQUIRING REVEGETATION AND LANDSCAPING.
4. SOIL AMENDMENTS: SOIL AMENDMENTS SHALL BE PROVIDED AND DOCUMENTED
IN ACCORDANCE WITH CITY CODE SECTION 12-132. THE SOIL IN ALL LANDSCAPE
AREAS, INCLUDING PARKWAYS AND MEDIANS, SHALL BE THOROUGHLY LOOSENED
TO A DEPTH OF NOT LESS THAN EIGHT(8) INCHES AND SOIL AMENDMENT SHALL BE
THOROUGHLY INCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS TO A DEPTH
OF AT LEAST SIX(6) INCHES BY TILLING, DISCING OR OTHER SUITABLE METHOD, AT A
RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONE
THOUSAND (1,000) SQUARE FEET OF LANDSCAPE AREA. PRIOR TO THE ISSUANCE OF
ANY CERTIFICATE OF OCCUPANCY, A WRITTEN CERTIFICATION MUST BE SUBMITTED
TO THE CITY THAT ALL PLANTED AREAS, OR AREAS TO BE PLANTED, HAVE BEEN
THOROUGHLY LOOSENED AND THE SOIL AMENDED, CONSISTENT WITH THE
REQUIREMENTS SET FORTH IN SECTION 12-132.
5. INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE INSTALLED
ACCORDING TO SOUND HORTICULTURAL PRACTICES IN A MANNER DESIGNED TO
ENCOURAGE QUICK ESTABLISHMENT AND HEALTHY GROWTH. ALL LANDSCAPING
FOR EACH PHASE MUST BE EITHER INSTALLED OR THE INSTALLATION MUST BE
SECURED WITH AN IRREVOCABLE LETTER OF CREDIT, PERFORMANCE BOND, OR
ESCROW ACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS AND LABOR
PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANY BUILDING IN SUCH
PHASE.
6. MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS
AND OTHER LANDSCAPE ELEMENTS WITH THESE FINAL PLANS SHALL BE CONSIDERED
AS ELEMENTS OF THE PROJECT IN THE SAME MANNER AS PARKING, BUILDING
MATERIALS AND OTHER SITE DETAILS. THE APPLICANT, LANDOWNER OR SUCCESSORS
IN INTEREST SHALL BE JOINTLY AND SEVERALLY RESPONSIBLE FOR THE REGULAR
MAINTENANCE OF ALL LANDSCAPING ELEMENTS IN GOOD CONDITION. ALL
LANDSCAPING SHALL BE MAINTAINED FREE FROM DISEASE, PESTS, WEEDS AND
LITTER, AND ALL LANDSCAPE STRUCTURES SUCH AS FENCES AND WALLS SHALL BE
REPAIRED AND REPLACED PERIODICALLY TO MAINTAIN A STRUCTURALLY SOUND
CONDITION.
7. REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE
REMOVED, SHALL BE PROMPTLY REPLACED IN ACCORDANCE WITH THE
REQUIREMENTS OF THESE PLANS.
8. THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS
AND UTILITIES:
-40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS
-15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS
-10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER MAIN
LINES
-6 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER
SERVICE LINES.
-4 FEET BETWEEN SHRUBS AND PUBLIC WATER AND SANITARY AND STORM
SEWER LINES
-4 FEET BETWEEN TREES AND GAS LINES
9. ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE
EDGES OF DRIVEWAYS AND ALLEYS PER LUC 3.2.1(D)(2)(a).
10. PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT
DISTANCE CRITERIA AS SPECIFIED BY THE CITY OF FORT COLLINS. NO STRUCTURES OR
LANDSCAPE ELEMENTS GREATER THAN 24" SHALL BE ALLOWED WITHIN THE SIGHT
DISTANCE TRIANGLE OR EASEMENTS WITH THE EXCEPTION OF DECIDUOUS TREES
PROVIDED THAT THE LOWEST BRANCH IS AT LEAST 6' FROM GRADE. ANY FENCES
WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENT MUST BE NOT MORE THAN
42" IN HEIGHT AND OF AN OPEN DESIGN.
11. THE FINAL LANDSCAPE PLAN SHALL BE COORDINATED WITH ALL OTHER FINAL
PLAN ELEMENTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE, AND OTHER
DEVELOPMENT IMPROVEMENTS DO NOT CONFLICT WITH NOR PRECLUDE
INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON THIS PLAN.
12. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING
CONSTRUCTION -- AS REQUIRED BY SITE CONDITIONS OR PLANT AVAILABILITY.
OVERALL QUANTITY, QUALITY, AND DESIGN CONCEPT MUST BE CONSISTENT WITH
THE APPROVED PLANS. IN THE EVENT OF CONFLICT WITH THE QUANTITIES INCLUDED
IN THE PLANT LIST, SPECIES AND QUANTITIES ILLUSTRATED SHALL BE PROVIDED. ALL
CHANGES OF PLANT SPECIES AND LOCATION MUST HAVE WRITTEN APPROVAL BY
THE CITY PRIOR TO INSTALLATION.
13. ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE
INCHES.
PAST MEETING DATES:
• CONCEPTUAL REVIEW, 05/16/2019
• PRE SUBMITTAL MEETING, 06/20/2019
• ROUND 1 STAFF REVIEW MEETING, 07/17/2019
THIS DEVELOPMENT REQUEST IS TO BUILD A 1½ STORY CARRIAGE HOUSE AT 614
LESSER DRIVE (PARCEL #9713115016) WITH A LOT AREA OF 5000 SQUARE FEET IN THE
NEIGHBORHOOD CONSERVATION BUFFER (NCB) ZONING DISTRICT. THERE IS
CURRENTLY A SINGLE FAMILY RESIDENCE THAT FRONTS LESSER DRIVE. THE
CARRIAGE HOUSE WOULD BE LOCATED AT THE REAR OF THE LOT ALONG THE REAR
SETBACK, AND WOULD SHARE ACCESS BY MEANS OF AN EXISTING DRIVEWAY THAT
RUNS ALONG THE SOUTH SIDE OF THE EXISTING HOUSE THAT WILL PROVIDE ACCESS
TO 4 REQUIRED OFF STREET PARKING SPACES.
THE ARCHITECTURAL FORM AND PLACEMENT OF THE CARRIAGE HOUSE ON THE
LOT IS SUCH THAT MINIMAL IMPACT TO THE PRIVACY OF THE SURROUNDING
NEIGHBORS IS A PRIORITY. THERE ARE TWO RESIDENTIAL NEIGHBORS ALONG THE
NORTH AND SOUTH PROPERTY LINES. THE LOT ALSO ABUTS HOUSKA AUTOMOTIVE
TO THE REAR. ARCHITECTURAL FEATURES SUCH AS WINDOWS AND ACCESS ARE
MINIMIZED ALONG THE NORTH AND SOUTH PROPERTY LINES, AND THE GENERAL
ORIENTATION OF THE BUILDING MAXIMIZES THE PRIVACY FOR NEIGHBORING
PROPERTIES. THE PLACEMENT ALSO ALLOWS FOR A COMMON ACCESS AND PARKING
AREA BETWEEN THE TWO DWELLING UNITS, WHILE ALSO PROVIDING FOR SEPARATE,
PRIVATE YARD SPACES FOR EACH. TRASH AND RECYCLING SERVICES WILL BE
PROVIDED BY NORMAL CURBSIDE PICKUP.
BUILDING HEIGHT IS KEPT AS LOW AS FEASIBLE TO ALLOW FOR THE 1½ STORY
CARRIAGE HOUSE TO INCLUDE TWO HABITABLE SPACES FOR SLEEPING. ALTHOUGH
LARGER IN HEIGHT THAN THE ONE STORY EXISTING HOUSE, THE FOOTPRINT IS
SMALLER THAN THE EXISTING. THE HEIGHT AND MASSING OF THE CARRIAGE HOUSE
IS ALSO SIMILAR TO OTHER 2-STORY HOUSES ACROSS THE STREET AND NEARBY.
THE THOUGHTFUL DESIGN AND INTENT OF THIS DEVELOPMENT WILL ENHANCE
THE PURPOSE OF THE NEIGHBORHOOD CONSERVATION BUFFER (NCB) DISTRICT,
WHICH DEFINES A TRANSITION BETWEEN RESIDENTIAL NEIGHBORHOODS AND THE
HIGH TRAFFIC, COMMERCIAL ZONES OF THE CITY.
THANK YOU FOR YOUR CONSIDERATION OF THE REQUESTED DEVELOPMENT.
OWNER/DEVELOPER - TALIESEN, LLC
970-472-8100
dwight@highcraft.net
ARCHITECTURAL ASSOCIATE - MIKE HUTSELL, HIGHCRAFT BUILDERS
970-472-8100 (OFFICE) 970-632-0029 (CELL)
mike@highcraft.net
INTERIOR DESIGNER - JILL ARNHOLD, HIGHCRAFT BUILDERS
970-472-8100 (OFFICE) 970-413-2432 (CELL)
jill@highcraft.net
ENGINEER - JASON BAKER, ADVANCED ENGINEERING
229 12TH STREET SW LOVELAND, CO 80537
970-278-1909 (OFFICE) 970-690-4616 (CELL)
jason@advancedengineeringllc.com
S00°03'41"W 40.00'
N00°03'41"E 40.00'
R.O.W.
31'
2.04
8.8'
10'
19.1'
5'
3.01
3.05
19'-0"
15'-0"
9'-0" 8'-0"
23'-0"
9'-0"
8.06
8.05
±61'
2.05
2.06
3.06
PROPERTY LINE
SETBACK/EASEMENT
(N) ADDITION
LANDSCAPED AREA
MAIN BUILDING ENTRANCE
SECONDARY ENTRANCE
DOWNSPOUT
FOR SURVEY INFORMATION, PLEASE REFER TO IMPROVEMENT
SURVEY PLAT DATED 06-12-2019, BY MAJESTIC SURVEYING.
SITE
429 S. HOWES STREET
FORT COLLINS, CO 80521
970.472.8100
DRAWN:
INITIAL PREPARATION:
1" SCALE CHECK
CURRENT PREPARATION:
614 LESSER DRIVE CARRIAGE HOUSE
614 LESSER DRIVE, FORT COLLINS, 80524
A0.0
05/16/2019
PDP/FDP DRAFT
SUBMITTAL ROUND 3
SITE PLAN
MH
09/11/2019
1" = 10'-0"
SITE PLAN
SITE PLAN LEGEND
VICINITY MAP CONTEXT MAP
LAND USE SUMMARY
LEGAL DESCRIPTION
APN:
YEAR BUILT:
ZONE:
GROSS LOT AREA:
EXISTING HOUSE:
NUMBER OF BEDROOMS:
MAXIMUM BUILDING HEIGHT AT RIDGE:
EXISTING HOUSE AREA TOTAL
AREA TO BE DEMOLISHED
AREA OF ADDITION (GROSS)
AREA OF ADDITION (NET)
NEW HOUSE AREA TOTAL
CARRIAGE HOUSE:
NUMBER OF BEDROOMS:
MAXIMUM BUILDING HEIGHT AT RIDGE:
ALLOWABLE FLOOR AREA IN REAR 50%
FOOTPRINT (1F FLOOR AREA)
2F FLOOR AREA (≥ 7'-6" HEIGHT)
GROSS DENSITY:
EXISTING IMPERVIOUS AREA:
EXISTING HOUSE
EXISTING PARKING/DRIVEWAY
EXISTING TOTAL
IMPERVIOUS AREA TO BE DEMOLISHED:
EXISTING HOUSE
EXISTING DRIVEWAY
TOTAL:
NEW IMPERVIOUS AREA:
NEW CARRIAGE HOUSE
NEW PARKING
TOTAL:
FINAL IMPERVIOUS AREA INCREASE:
PARKING TABULATION:
EXISTING HOUSE OFF STREET SPOTS
CARRIAGE HOUSE OFF STREET SPOTS
TOTAL OFF STREET PARKING SPOTS:
ALL OFF STREET PARKING REQ'D PER
SECTIONS 3.2.2(K)(1)(c), (L)(1,2), AND
4.9(E)(3)(a)(2) IN THE FORT COLLINS LUC.
ALL AREAS IN SQUARE FEET U.N.O.
LOT 16, LESSER'S SUBDIVISION, CITY OF
FORT COLLINS, BEING A PORTION OF THE
NORTHEAST QUARTER (NE1/4) OF
SECTION THIRTEEN (13), TOWNSHIP SEVEN
NORTH (T.7N.), RANGE SIXTY NINE WEST
(R.69W.) OF THE SIXTH PRINCIPAL
MERIDIAN (6TH P.M.).
9713115016
1921
NCB
5000 (0.115 ACRES)
2
±15'
592
230
447
217
809
2
±21'
((5000/2)x.33)=825. 825-26 (AREA OF
EXISTING HOUSE IN REAR 50%)=799
600
199
0.115/2=0.06 ACRES PER UNIT
592
523
1115
230
523
753
600
1659
2241
2241 (NEW) - 753 ((E) DEMOLISHED) =1488
2
2
4
ADDRESS SIGNAGE NOTES
EXTERIOR SIGNAGE TO CONSIST OF EASILY LEGIBLE, MINIMUM 8" HIGH NUMERALS
THAT CONTRAST WITH BACKGROUND. SIGNAGE AT FRONT OF EXISTING HOUSE TO
BE MOUNTED AT HEIGHT AND LOCATION THAT IS CLEARLY VISIBLE FROM STREET.
KEYNOTES
1' 5' 10' 20'
CERTIFICATIONS
PLANNING CERTIFICATION
APPROVED BY THE DIRECTOR OF COMMUNITY DEVELOPMENT AND
NEIGHBORHOOD SERVICE OF THE CITY OF FORT COLLINS, COLORADO ON THIS
_______ DAY OF __________________ A.D. 20________.
________________________________________________________________________________________
DIRECTOR OF COMMUNITY DEVELOPMENT AND NEIGHBORHOOD SERVICES
OWNERSHIP CERTIFICATION
THE UNDERSIGNED DOES/DO HEREBY CERTIFY THAT I/WE ARE THE LAWFUL
OWNERS OF REAL PROPERTY DESCRIBED ON THIS SITE PLAN AND DO HEREBY
CERTIFY THAT I/WE ACCEPT THE CONDITIONS AND RESTRICTIONS SET FORTH
ON SAID SITE PLAN.
IN WITNESS WHEREOF, WE HAVE HEREUNTO SET OUR HANDS AND SEALS THIS
THE _______DAY OF ___________________A.D. 20________.
_________________________________________________________________________________________
OWNER'S PRINTED NAME
_________________________________________________________________________________________
OWNER'S SIGNATURE
NOTORIAL CERTIFICATE
STATE OF COLORADO
COUNTY OF LARIMER
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS ________
DAY OF ___________________ A.D. 20________ BY ________________________________________.
WITNESS MY HAND AND OFFICIAL SEAL.
MY COMMISSION EXPIRES: ______________________________________
_________________________________________________________________________________________
NOTARY PUBLIC
(D)
(E)
(N)
B/
T/
@
A.D.
BM.
BRG.
CLG.
CANT.
CONT.
C.O.
DBL.
DIA.
DIM.
DN.
EA.
EAS.
EM
EXT.
F.F.
FND.
GM
G.S.M.
H.C.
H.D.G.
HOR.
DEMOLITION
EXISTING
NEW
BOTTOM OF
TOP OF
AT
ARCHITECTURAL DESIGN
BEAM
BEARING
CEILING
CANTILEVER
CONTINUOUS
CASED OPENING
DOUBLE
DIAMETER
DIMENSION
DOWN
EACH
EASEMENT
ELECTRIC METER
EXTERIOR
FINISH FLOOR
FOUNDATION
GAS METER
GALVANIZED SHEET METAL
HIGHCRAFT
HOT DIP GALVANIZED
HORIZONTAL
HT.
I.D.
MAX.
MIN.
MTL.
N.T.S.
O/C
OPG.
OPP.
PT.
PTD.
P.T.
R.O.
S.B.
SIM.
SQ. FT.
STD.
T.B.D.
TMPD.
TYP
U.N.O.
UTIL.
VERT.
V.I.F.
W/
WD.
WH
W.P.
HEIGHT
INTERIOR DESIGN
MAXIMUM
MINIMUM
METAL
NOT TO SCALE
ON CENTER
OPENING
OPPOSITE
PAINT
PAINTED
PRESSURE TREATED
ROUGH OPENING
SETBACK
SIMILAR
SQUARE FEET
STANDARD
TO BE DETERMINED
TEMPERED
TYPICAL
UNLESS NOTED OTHERWISE
UTILITY
VERTICAL
VERIFY IN FIELD
WITH
WOOD
WATER HEATER
WATER PROOF
ABBREVIATIONS
A4.0 ROOF PLAN + SECTIONS
A8.0 ELECTRICAL PLAN
A0.0 SITE PLAN
A1.0 COVER SHEET
A2.0 EXISTING, DEMO, NEW PLANS
A3.0 (N) ELEVATIONS
SHEET LIST
2.01 ADDRESS SIGNAGE FOR CARRIAGE HOUSE TO BE PLACED NEAR CORNER OF
HOUSE. SIGNAGE AT THIS LOCATION TO INCLUDE ARROW POINTING TO
DRIVEWAY (SIDE OF HOUSE). SEE ADDRESS SIGNAGE NOTES.
2.02 ADDRESS SIGNAGE FOR EXISTING HOUSE TO BE PLACED NEAR FRONT DOOR,
FACING THE STREET. SEE ADDRESS SIGNAGE NOTES.
2.03 EXISTING TREE TO REMAIN
2.04 ADDRESS SIGNAGE FOR CARRIAGE HOUSE TO BE PLACED ABOVE GARAGE DOOR,
FACING THE STREET. SEE ADDRESS SIGNAGE NOTES.
2.05 SIDEWALK CULVERT. SEE DETAIL ON U2.0.
2.06 SWALE INDICATED HERE IS FOR STORMWATER QUALITY TREATMENT. SEE
DRAINAGE PLAN ON U2.0
3.01 NEW 9'x19' PARKING SPOT FOR EXISTING HOUSE
3.02 NEW 9'x23' PARKING SPOT FOR NEW CARRIAGE HOUSE
3.03 NEW GARAGE PARKING SPOT FOR NEW CARRIAGE HOUSE
3.04 3'-0" x 9'-0" CONCRETE LANDING
3.05 NEW 8'x15' COMPACT VEHICLE PARKING SPOT FOR EXISTING HOUSE
3.06 4'-0" x 6'-0" CONCRETE LANDING
3.07 4'-0" x 12'-0" CONCRETE LANDING
8.03 ABANDON EXISTING ELECTRIC METER
8.04 EXISTING TELECOMMUNICATIONS POLE
8.05 EXISTING WATER METER
8.06 EXISTING LIGHT POLE
SIDEWALK CULVERT AND SWALE ARE IMPROVEMENTS TO BE MAINTAINED
BY THE OWNER, AND MUST CONTINUE TO BE MAINTAINED BY THE
OWNER IF LOT FRONTAGE IS IMPROVED TO ULTIMATE CONDITIONS.
MAINTENANCE NOTE:
SITE