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Home My WebLink About614 LESSER DRIVE CARRIAGE HOUSE - FDP190013 - SUBMITTAL DOCUMENTS - ROUND 3 - SITE PLANEM X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 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 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