HomeMy WebLinkAboutA1. Foxtail CUP ADU15441, Staff Report for 3131 Foxtail Street ADU CUP Page 1 of 19
15441 Staff Report for the 3131 Foxtail Street Accessory Dwelling Unit
Conditional Use Permit
Date: City Commission Public Hearing November 9, 2015
Project Description: A Conditional Use Permit (CUP) application to allow the
establishment of an accessory dwelling unit (ADU) above a detached garage structure at
3131 Foxtail Street in Phase 2 of the Cattail Creek Subdivision. The CUP is required for the
establishment of an ADU in an R-1 zoning district. Application 15441
Project Location: 3131 Foxtail Street, Bozeman, MT zoned R-1 (Residential Single-
Household, Low Density) and is legally described as Lot 6C, Block 14 in Phase 2 of Cattail
Creek Subdivision, City of Bozeman, Gallatin County, Montana.
Recommendation: Approval with conditions and code provisions.
Recommended Motion:
Having reviewed and considered the application materials, public comment, and all the
information presented, I hereby adopt the findings presented in the staff report for
application 15441 and move to approve the 3131 Foxtail Street Accessory Dwelling Unit
conditional use permit to allow the establishment of an accessory dwelling unit above a
detached garage building with conditions and subject to all applicable code provisions.
Report Date: Thursday, October 29, 2015
Staff Contact: Heather Davis, Associate Planner
Agenda Item Type: Action (Quasi Judicial)
EXECUTIVE SUMMARY
Unresolved Issues
There are no unresolved issues.
Project Summary
Property owner Raasch Construction, LTD submitted a Conditional Use Permit application to
establish an accessory dwelling unit (ADU) above a detached garage structure at 3131 Foxtail
Street in Phase 2 of the Cattail Creek Subdivision in the R-1 Residential Single-Household,
Low Density zoning district. ADUs are a conditional use in the R-1 district and require a public
hearing.
The subject lot is currently vacant. A building permit was submitted to the City of Bozeman
to allow the property owner to begin construction of the single-household residence and the
garage building, with the understanding the ADU could only be established following the
approval of a Conditional Use Permit.
At their October 21, 2015 meeting, the Development Review Committee meeting voted
unanimously to recommend approval of the conditional use permit application with the
conditions and code provisions identified in this report.
68
15441, Staff Report for 3131 Foxtail Street ADU CUP Page 2 of 19
Alternatives
1. Approve the application with the recommended conditions;
2. Approve the application with modifications to the recommended conditions;
3. Deny the application based on the Commission’s findings of non-compliance with the
applicable CUP criteria contained within the staff report;
4. Open and continue the public hearing on the application, with specific direction to Staff
or the applicant to supply additional information or to address specific items.
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
SECTION 1 - MAP SERIES .................................................................................................... 3
SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL .................................... 11
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ............... 11
SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 12
SECTION 5 - STAFF ANALYSIS ......................................................................................... 13
Applicable Plan Review Criteria, Section 38.19.100, BMC. ............................................ 13
Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC .............. 15
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY............................... 18
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 18
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 19
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF ........................... 19
FISCAL EFFECTS ................................................................................................................. 19
ATTACHMENTS ................................................................................................................... 19
69
15441, Staff Report for 3131 Foxtail Street ADU CUP Page 3 of 19
SECTION 1 - MAP SERIES
70
15441, Staff Report for 3131 Foxtail Street ADU CUP Page 4 of 19
71
15441, Staff Report for 3131 Foxtail Street ADU CUP Page 5 of 19
72
15441, Staff Report for 3131 Foxtail Street ADU CUP Page 6 of 19 73
15441, Staff Report for 3131 Foxtail Street ADU CUP Page 7 of 19 74
15441, Staff Report for 3131 Foxtail Street ADU CUP Page 8 of 19 Proposed ADU Primary Residence Primary Residence Proposed ADU 75
15441, Staff Report for 3131 Foxtail Street ADU CUP Page 9 of 19 Ground Level Floor Plans Designated ADU Parking 76
15441, Staff Report for 3131 Foxtail Street ADU CUP Page 10 of 19 Second Level Floor Plan ADU Floor Plan – Less than 800 square feet living area 77
15441, Staff Report for 3131 Foxtail Street ADU CUP Page 11 of 19
SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in
this report. These conditions are specific to the project.
Recommended Conditions of Approval:
1. The applicant is advised that unmet code provisions, or code provisions that are not
specifically listed as conditions of approval, does not, in any way, create a waiver or other
relaxation of the lawful requirements of the Bozeman Municipal Code or state law.
2. No more than one of the dwellings, either the principal dwelling or the accessory dwelling,
may be rented at the same time. One of the dwellings shall be occupied as a principle
residence by the property owner, per Code Provision Section 38.22.030.A.1, BMC.
3. If any public sidewalk or curb are damaged during the construction, it is the requirement
of the applicant to repair and replace them to the design standards of the City of Bozeman.
This repair and/or replacement shall be noted on the site plan drawing, sheet A-1, in the
building permit drawings. The applicant is required to obtain a “Sidewalk and/or Driveway
and Curb Cut Permit” from the Engineering Department for that work if necessary. All
new or replaced sidewalks must be inspected by the City Engineering Department prior to
final occupancy of the residence.
4. All construction activities shall include routine cleaning/sweeping of material that is
dragged to adjacent streets, if any.
5. A City of Bozeman Residential Stormwater Control and Site Drainage Self Certification
form shall be completed and submitted with the building permit application.
6. That the applicant upon submitting the final plan for approval by the Community
Development Director and prior to issuance of a building permit, will also submit a written
narrative outlining how each of the conditions of approval and code provisions have been
satisfied.
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN
CORRECTIONS
a. Section 38.19.110.F BMC states that the right to a conditional use permit shall be
contingent upon the fulfillment of all general and special conditions imposed by the
Conditional Use Permit procedure. All special conditions and code provisions shall
constitute restrictions running with the land, shall be binding upon the owner of the land,
his successors or assigns, shall be consented to in writing by the applicant prior to
commencement of the use and shall be recorded as such with the Gallatin County Clerk
and Recorder’s Office by the property owner prior to the final site plan approval or
commencement of the use. All of the conditions and code provisions specifically stated
under any conditional use listed in this title shall apply and be adhered to by the owner of
the land, successor or assigns. Staff will draft the document that must be recorded at the
Gallatin County courthouse. A copy of this recorded document must be submitted with
the final plan application.
78
15441, Staff Report for 3131 Foxtail Street ADU CUP Page 12 of 19
b. Section 38.19.110.I BMC Termination/ Revocation of Conditional Use Permit approval:
1. Conditional use permits are approved based on an analysis of current local
circumstances and regulatory requirements. Over time these things may change and
the use may no longer be appropriate to a location. A conditional use permit will be
considered as terminated and of no further effect if:
a. After having been commenced, the approved use is not actively conducted
on the site for a period of two continuous calendar years;
b. Final zoning approval to reuse the property for another principal or
conditional use is granted;
c. The use or development of the site is not begun within the time limits of the
final site plan approval in Section 38.19.130 BMC.
2. A conditional use which has terminated may be reestablished on a site by either, the
review and approval of a new conditional use permit application, or a determination
by the Planning Director that the local circumstances and regulatory requirements are
essentially the same as at the time of the original approval. A denial of renewal by
the Planning Director may not be appealed. If the Planning Director determines that
the conditional use permit may be renewed on a site then any conditions of approval
of the original conditional use permit are also renewed.
3. If activity begins for which a conditional use permit has been given final approval,
all activities must comply with any conditions of approval or code requirements.
Should there be a failure to maintain compliance the City may revoke the approval
through the procedures outlined in Section 38.34.160, BMC.
c. Section 38.26.060.A, BMC. In addition to complying with the mandatory landscape
provisions in section 38.26.050, all landscape plans must earn a minimum number of
points as specified in this section. Points are awarded for specified landscape features and
elements based upon their relative value or merit. A minimum of 23 points is required.
Currently the north yard landscaping does not qualify for the 5 points as listed on the
landscaping plan. Five points per yard (up to 15 points maximum) are awarded when
the landscaped yard contains, for each 50 linear feet of each landscaped yard, one or
more of the plant elements in both columns A and B in the Table 38.26.060.
SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS
Project Name: 3131 Foxtail Street ADU CUP
File: 15441
The Development Review Committee (DRC) considered the conditional use permit application
to allow the establishment of an accessory dwelling unit (ADU) above a detached garage
building at 3131 Foxtail Street in Phase 2 of the Cattail Creek Subdivision on October 14 and
21, 2015 and completed the review with a recommendation of conditional approval on October
21, 2015.
The City Commission is scheduled to hold a public hearing and review the application at
their November 9, 2015 meeting.
79
15441, Staff Report for 3131 Foxtail Street ADU CUP Page 13 of 19
SECTION 5 - STAFF ANALYSIS
Analysis and resulting recommendations are based on the entirety of the application materials,
municipal codes, standards, and plans, public comment, and all other materials available during
the review period. Collectively this information is the record of the review. The analysis in this
report is a summary of the completed review.
Applicable Plan Review Criteria, Section 38.19.100, BMC.
The applicant is advised that unmet code provisions, or code provisions that are not specifically
listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the
lawful requirements of the Bozeman Municipal Code or State law.
In considering applications for plan approval under this chapter, the review authority and
advisory bodies shall consider the following criteria.
1. Conformance to and consistency with the City’s adopted growth policy
The proposed site plan as conditioned is in compliance with this criterion. The Future Land
Use designation is “Residential” in the Bozeman Community Plan. This use is permitted as a
conditional use within the underlying R-1 zoning district. For more detailed information on the
growth policy designation please see Appendix B.
The project directly responds to the following principals, and goals and objectives of the
Growth Policy:
Chapter 6: Housing
6.3 Goal H-1: “Promote an adequate supply of safe, quality housing that is diverse in type,
density, cost, and location with an emphasis on maintaining neighborhood character and
stability.”
2. Conformance to this chapter, including the cessation of any current violations
No current violations are known to exist on the site. The proposed uses of the site are consistent
with the allowed uses of the R-1 district. The proposed site layout conforms to the requirements
of the municipal code.
3. Conformance with all other applicable laws, ordinances, and regulations
No conflicts have been identified. Additional steps are required such as final site plan and
application for building permit which will be addressed as appropriate in the future. In
addition, the project is generally conforming to the standards as presented and will comply
fully with identified conditions and code requirements.
4. Relationship of site plan elements to conditions both on and off the property
The ADU is proposed above the 1.5-story, two-car garage building. The garage building does
not exceed the height of the principal residence structure. A carport parking space is designated
for the ADU. Vehicle access to the property is from the rear alley.
80
15441, Staff Report for 3131 Foxtail Street ADU CUP Page 14 of 19
5. The impact of the proposal on the existing and anticipated traffic and parking
conditions
The main residence is proposed as three bedrooms and requires three parking spaces, while the
ADU requires one parking space. One of the three required parking spaces for the residence is
provided on the street. The other two are provided in the two-car garage. The required
dedicated off-street, paved parking space for the ADU is provided under the attached carport.
6. Pedestrian and vehicular ingress and egress
The pedestrian entrance for the ADU is provided on the south elevation. The vehicle access
for the ADU is also entirely from the rear alley.
7. Landscaping, including the enhancement of buildings, the appearance of
vehicular use, open space, and pedestrian areas, and the preservation or
replacement of natural vegetation
A landscape plan with code provision correction shall meet the minimum requirements with
the final site plan submittal.
8. Open space
Not applicable.
9. Building location and height
The garage building does not exceed the height of the principal residence, as required by zoning
code.
10. Setbacks
The garage building does abide by all minimum yard setbacks.
11. Lighting
Any exterior lighting not shown on the preliminary plan materials that may be proposed later
must be full cut-off per the zoning code.
12. Provisions for utilities, including efficient public services and facilities
Separate water and sewer lines are provided for the ADU.
13. Site surface drainage
Not applicable.
81
15441, Staff Report for 3131 Foxtail Street ADU CUP Page 15 of 19
14. Loading and unloading areas
Not applicable.
15. Grading
No significant grading on the property.
16. Signage
Not applicable.
17. Screening
The code requires all mechanical equipment locations and screening methods to be shown on
the final plans and buildings elevations, and that they be properly screened with
physical/opaque screening and/or be integrated into the building.
18. Overlay district provisions
Not applicable. The site is not located within an overlay district.
19. Other related matters, including relevant comment from affected parties
One letter of public comment in support was received in regards to this project.
20. If the development includes multiple lots that are interdependent for circulation
or other means of addressing requirement of this title, whether the lots are either:
Configured so that the sale of individual lots will not alter the approved
configuration or use of the property or cause the development to become
nonconforming
or
The subject of reciprocal and perpetual easements or other agreements to which the
City is a party so that the sale of individual lots will not cause one or more elements
of the development to become nonconforming.
Not applicable.
21. Compliance with article 8 of chapter 10 of the Bozeman Municipal Code.
Not applicable.
22. Phasing of development
No phasing is proposed.
Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC
E. In addition to the review criteria of Section 38.19.100, the review authority shall, in
approving a conditional use permit, determine favorably as follows:
1. That the site for the proposed use is adequate in size and topography to
accommodate such use, and all yards, spaces, walls and fences, parking, loading and
landscaping are adequate to properly relate such use with the land and uses in the
vicinity;
The proposed ADU, and the property upon which it is proposed, are abiding by all the specific
provisions for ADUs proposed in R-1 zoning, including but not limited to the following: 1)
82
15441, Staff Report for 3131 Foxtail Street ADU CUP Page 16 of 19
there is at least 6,000 square feet of lot area, 2) the ADU’s living area is under 800 square feet
and doesn’t contain more than one bedroom, 3) a paved parking space is provided off-street
for the sole use of the ADU, and 4) the second story addition on the detached garage building
is compatible and consistent with the character and fabric of the neighborhood. In addition,
Staff is including condition of approval no. 2 that includes the requirement that one of the
dwelling units on the property at all times must be occupied by the property owner. All
conditions of approval will be included in the document that is notarized and recorded at the
Gallatin Clerk and Recorder’s office and will therefore, be connected to the property so that
all future owners are notified about this requirement. Considering all this information, Staff
finds that the site is adequate in size and topography to accommodate such a use and that all
yards spaces, walls and fences, parking, loading and landscaping are adequate to properly
relate the ADU use with the land and uses in the vicinity.
2. That the proposed use will have no material adverse effect upon the abutting
property. Persons objecting to the recommendations of review bodies carry the
burden of proof;
Staff has not identified any hazards to the public health and safety and finds that the application
generally complies with the Unified Development Code as conditioned. There are adequate
parking facilities, circulation, municipal services, and general improvement of the property.
Four ADUs currently exist on Foxtail Street and Staff is not aware of any complaints received
in regards to those units. Staff finds the proposed ADU will have no material adverse effect
upon abutting properties.
83
15441, Staff Report for 3131 Foxtail Street ADU CUP Page 17 of 19
3. That any additional conditions stated in the approval are deemed necessary to
protect the public health, safety and general welfare. Such conditions may include,
but are not limited to:
a. Regulation of use;
b. Special yards, spaces and buffers;
c. Special fences, solid fences and walls;
d. Surfacing of parking areas;
e. Requiring street, service road or alley dedications and improvements or
appropriate bonds;
f. Regulation of points of vehicular ingress and egress;
g. Regulation of signs;
h. Requiring maintenance of the grounds;
i. Regulation of noise, vibrations and odors;
j. Regulation of hours for certain activities;
k. Time period within which the proposed use shall be developed;
l. Duration of use;
m. Requiring the dedication of access rights; and
n. Other such conditions as will make possible the development of the city in an
orderly and efficient manner.
Staff has identified, through the review process, recommended project conditions that are
included to protect the public health, safety, and general welfare. Please see the recommended
conditions of approval and findings within this report.
F. In addition to all other conditions, the following general requirements apply to
every conditional use permit granted:
1. That the right to a use and occupancy permit shall be contingent upon the
fulfillment of all general and special conditions imposed by the conditional use
permit procedure; and
2. That all of the conditions shall constitute restrictions running with the land use,
shall apply and be adhered to by the owner of the land, successors or assigns, shall
be binding upon the owner of the land, his successors or assigns, shall be consented
to in writing, and shall be recorded as such with the county clerk and recorder's
office by the property owner prior to the issuance of any building permits, final plan
approval or commencement of the conditional use.
The necessary recording of documents will be addressed as part of the final plan process and
will be required prior to approval of the final plan. Item a of code provisions applies to this
issue. A document to be recorded will be provided by the City following preliminary approval.
84
15441, Staff Report for 3131 Foxtail Street ADU CUP Page 18 of 19
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The subject property is zoned “R-1” (Residential Single-
Household, Low Density District). The intent of the R-1 residential district is “to provide for
primarily single-household residential development and related uses within the city at urban
densities, and to provide for such community facilities and services as will serve the area's
residents while respecting the residential character and quality of the area.”
Adopted Growth Policy Designation: The property is designated as “Residential” in the
Bozeman Community Plan. The Plan indicates that, “This category designates places where the
primary activity is urban density dwellings. Other uses which complement residences are also
acceptable such as parks, low intensity home based occupations, fire stations, churches, and
schools. High density residential areas should be established in close proximity to commercial
centers to facilitate the provision of services and employment opportunities to persons without
requiring the use of an automobile. Implementation of this category by residential zoning should
provide for and coordinate intensive residential uses in proximity to commercial centers. The
residential designation indicates that it is expected that development will occur within municipal
boundaries, which may require annexation prior to development. The dwelling unit density
expected within this classification varies between 6 and 32 dwellings per net acre. A higher density
may be considered in some locations and circumstances. A variety of housing types can be blended
to achieve the desired density. Large areas of single type housing are discouraged. In limited
instances the strong presence of constraints and natural features such as floodplains may cause an
area to be designated for development at a lower density than normally expected within this
category. All residential housing should be arranged with consideration of compatibility with
adjacent development, natural constraints such as watercourses or steep slopes, and in a fashion
which advances the overall goals of the Bozeman growth policy. The residential designation is
intended to provide the primary locations for additional housing within the planning area.”
APPENDIX B – DETAILED PROJECT DESCRIPTION AND
BACKGROUND
Project Description
Property owner Raasch Construction, LTD submitted a Conditional Use Permit application to
establish an accessory dwelling unit (ADU) above a detached garage structure at 3131 Foxtail
Street in Phase 2 of the Cattail Creek Subdivision. ADUs are a conditional use in the R-1
Residential Single-Household, Low Density District and require a public hearing.
Four ADU’s currently exist on Foxtail Street. Two, 3081 and 3123 Foxtail Street, were approved
in 2007. The third, 3136 Foxtail Street, was approved in 2013 and the fourth, 3109 Foxtail Street,
approved in 2015. No complaints have been received by the City of Bozeman in regards to the
existing ADUs. This is likely due to the fact the lots were planned for ADUs and were built with
adequate lot width and lot area, as well as separate water/sewer lines were planned for the
additional density.
The site in question is currently vacant. A building permit has been submitted to the City of
Bozeman to allow the property owner to begin construction of the single-household residence and
the garage building, with the understanding the ADU could only be established following the
approval of a Conditional Use Permit. The building permit specific for the ADU will not be issued
until final approval of a Conditional Use Permit.
85
15441, Staff Report for 3131 Foxtail Street ADU CUP Page 19 of 19
At their October 21, 2015 meeting, the Development Review Committee meeting voted
unanimously to recommend approval of the conditional use permit application with the conditions
and code provisions identified in this report.
APPENDIX C – NOTICING AND PUBLIC COMMENT
Noticing was provided pursuant to Section 38.40.030, BMC. Notice was sent to property owners
within 200 feet of the exterior boundaries of the property via USPS first class mail at least 15 and
not more than 45 days prior to the expected decision by the City Commission. Notice was
published in the Bozeman Daily Chronicle on October 18 and 25, 2015. In addition, notice was
posted on site on October 16, 2015.
One letter of public comment in support was received in regards to this project.
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF
Owners/Applicants: Cooper Raasch, 3880 SE Deer Creek Way Grasham, OR 97080
Representative: ELS Architects, 129 N 25th Avenue, Bozeman, MT 59718
Report By: Heather Davis, Associate Planner
FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed by
this application.
ATTACHMENTS
The full application and file of record can be viewed at the Bozeman Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Applicant’s submittal materials
Letter of Public Comment
86
87
88
89
90
91
92
1View Name1/8" = 1'-0"101A5A3-83A5-2A00Room name2025A3-81A101SIMA1GENERAL NOTESCONSTRUCTION NOTESCODE REQUIREMENTSA0-1 COVER SHEET & CODE INFORMATIONA1-1 SITE PLAN & ROOF PLANA1-2 LANDSCAPE PLANA2-1 MAIN FLOOR PLANA2-2 SECOND FLOOR PLANSA3-0 3D VIEWSA3-1 EXTERIOR ELEVATIONSA3-2 EXTERIOR ELEVATIONSA4-3 BUILDING SECTIONS & DETAILSE1-0 MAIN FLR ELECTRICAL PLANE2-0 SECOND FLR ELECTRICAL PLANS1-0 FOUNDATION PLANS1-1 MAIN FLOOR FRAMING PLANS2-0 SECOND FLOOR FRAMING PLANSS3-0 ROOF FRAMING PLANS3-1 STRUCTURAL DETAILS & STRUCTURAL NOTES93
5' - 0"46' - 0"5' - 0"17' - 0"103' - 0"6' - 0"T.O.SUB-FLR100' 0"GRADE98' 0"TYP2' - 0"3" / 12"3" / 12"TYP2' - 0"1" / 12"T.O.SLAB98' 3 7/8"GRADE97' 9"111 3/16" = 1'-0"A1-110-SITE PLANN112294
T.O.SUB-FLR100' 0"GRADE98' 0"2 3/16" = 1'-0"A1-210-LANDSCAPE PLANN195
11A3-12A3-2330' - 0"5' - 11 1/2"3' - 4"3' - 4 1/2"3' - 11"14' - 6"24D41' - 0"C14' - 0"16' - 0"2' - 0"E2A4-32A4-315' - 0"12' - 0"14' - 0"A3-2214' - 1"2' - 1"3' - 4"7' - 8"4' - 0"3' - 10"2' - 1"3' - 2"4' - 1"5' - 4 1/2"3' - 7 1/2"9' CLG9' CLG9' CLG9' CLG6' - 3"8' - 9"1' - 11 3/4"3' - 10"4' - 8 1/4"1' - 6"CARPORTCONCPATIOCOV'DCONCPATIOCOV'DCONCPATIO2' 6" x 6' 8"2' 6" x 6' 8"2' 4" x 6' 82' 8 x 7' 0"2' 8 x 7' 0"2' 8 x 6' 82' 6" x 6' 8"3' 0" x 7' 0"2' 8 x 6' 82' 4" x 6' 82' 4" x 6' 82' 4" x 6' 89' 0" x 7' 0"RISERS @TREADS @7 5/8"1610 1/2"123' - 5"1' - 8"3' - 5"3' - 5"1' - 8"2' - 9"8' - 0"32' - 0"5' - 7"6' - 9 1/2"8' - 0"8' - 0"3' - 7 1/2"8' - 6"11' - 4 3/4"1' - 0"4' - 1 1/4"23' - 9"6' - 3"7' - 0"9' - 9"10' - 3"14' - 0"4' - 9 1/2"17' - 1"5' - 1 1/2"2' - 1 1/2"4' - 6"7' - 4 1/2"3' - 2 3/4"6' - 7 1/4"3' - 8 1/2"3' - 6 1/2"2' - 9"10' - 2 1/4"9' - 5"6' - 7 1/2"3"9' - 0"7' - 3 1/2"3' - 9 1/2"2' - 1 1/2"7' - 7 1/2"2' - 8 3/8"HJGGGGMDCB211333321222-3.5'2-4.5'STHD10RJ3' - 5"3' - 5"7' - 2"N2-3.5'2-3.5'STHD10RJ1BA31A4-31A4-31-8'STHD14STHD14STHD14STHD14STHD14STHD141-8'1-8'1-8'11-8'12' 8 x 6' 83' 0" x 6' 8"2' 8 x 6' 82' 8 x 6' 8KKK6' - 5 1/2"11' - 0"7' - 10"2' - 8 1/2"28' - 0"5' - 0"12' - 9"RISERS @TREADS @7 13/16"1610"1428' - 0"8' - 6"11' - 0"8' - 6"2' - 6"17' - 4 3/4"4' - 3 5/8"1-length23 1/4" = 1'-0"A2-111-MAIN FLOOR PLANNWINDOW SCHEDULEWINDOW SIZE COMMENTSA 6' 0" X 3' 0"SLIDINGBR 2' 6" x 5' 0" CSMT, 6' 0" x 5' 0" PICT CASEMENT/PICTURE COMBOC2' 6"x5' 0" CSMT, 6' 0"X5' 0" PICT CASEMENT/PICTURE COMBOD3' 0" X 3' 0"PICTUREE5' 0" x 5' 0"SLIDINGF6' 0" X 2' 6"PICTUREG3' 0" x 3' 0"CASEMENTH2' 6" x 2' 6"CASEMENTJ4' 0" X 4' 0"SLIDINGK2' 6" X 2'' 6"PICTUREM2' 6" x 5' 0"CASEMENT, EGRESSN4' 8" x 5' 0"PICTURE96
11A3-232DCE2A4-32A4-39' - 3 1/2"7' - 0"8' - 9 1/2"15' - 0"12' - 0"4' - 0"14' - 0"16' - 0"30' - 0"A3-11A3-22KKEHFHFAADC27' - 0"4' - 3"12' - 6"6' - 4 1/2"3' - 10 1/2"5' - 4 1/2"7' - 1"13' - 3"2' - 7"13' - 3"7' - 3 3/8"6' - 9 5/8"48" x 84"48" x 84"2' 8 x 6' 82' 8 x 6' 82' 8 x 7' 0"2' 6" x 6' 8"2' 6" x 6' 8"5' - 0"4' - 3"11' - 6"4' - 3"5' - 0"6' - 3"8' - 9"1' - 7 3/4"4' - 2"6' - 2 1/4"13' - 10"8' - 0"8' - 2"1111111BA3111128' - 0"CJ14' - 0"14' - 0"17' - 3"10' - 9"28' - 0"25' - 0"114' - 8 1/2"10' - 7 1/4"2' - 1 3/4"5' - 6 1/2"5' - 0"14' - 3 1/2"3' - 6 1/2"9' - 3"KK1A4-31A4-3H15' - 0"3' - 9"3' - 9"3' - 9"3' - 9"RISERS @TREADS @7 13/16"1610"141-length23 1/4" = 1'-0"A2-212-SECOND FLOOR PLANNWINDOW SCHEDULEWINDOW SIZECOMMENTSA6' 0" X 3' 0"SLIDINGBR 2' 6" x 5' 0" CSMT, 6' 0" x 5' 0" PICT CASEMENT/PICTURE COMBOC2' 6"x5' 0" CSMT, 6' 0"X5' 0" PICT CASEMENT/PICTURE COMBOD3' 0" X 3' 0"PICTUREE5' 0" x 5' 0"SLIDINGF6' 0" X 2' 6"PICTUREG3' 0" x 3' 0"CASEMENTH2' 6" x 2' 6"CASEMENTJ4' 0" X 4' 0"SLIDINGK2' 6" X 2'' 6"PICTUREM2' 6" x 5' 0"CASEMENT, EGRESSN4' 8" x 5' 0"PICTURE97
A3-01NORTHSIDEA3-02FOXTAIL VIEWA3-03COURTYARDA3-04arial98
DCEBA2' - 4 1/16"2DCEBA 1/4" = 1'-0"A3-11NORTH ELEVATION 1/4" = 1'-0"A3-12SOUTH ELEVATION 1/8" = 1'-0"A3-13LIGHT FIXTURE CUT SHEET99
12414' - 0"27' - 0"3MAX BLDG HGT28' - 0"3" / 12"3" / 12"12425.00°1" / 12"14' - 0"27' - 0"3" / 12"3" / 12"149' - 1 1/8"10' - 9 1/4"9' - 1 1/8"7' - 0"41' - 0"1" / 12"310" / 12"10" / 12"3" / 12"3" / 12"149' - 1 1/8"41' - 0"3 1/4" = 1'-0"A3-21EAST ELEVATION 1/4" = 1'-0"A3-22WEST ELEVATION 1/4" = 1'-0"A3-23GARAGE-EAST ELEVATION 1/4" = 1'-0"A3-24GARAGE-WEST ELEVATION22100
6"1X8 FASCIA1X4 FASCIAMETAL DRIPEDGESOFFIT W/ BUG SCREEN2X BLKG2' 0" TYP2" AIR BAFFLESHEATHING PER STRUCICE & WATER SHIELDEXTEND TO 24" PAST INTERIOR FACE OF STUD TYPPERIMETER OF ALL BUILDINGSASPHALT SHINGLESFINISHED 1XWD CAPHARDWOODTOP RAIL3/8" ROUNDEDRADIUS1 1/2" WD BALUSTER @ 5 1/2" OC(4" SPACE INBETWEEN MAX)6X6 WD POST3/8" ROUNDED RADIUSHARDWOODBOTTOM RAIL3' - 6"3' - 0"4"5/8" GWB TYP 'X' IFUSABLE SPACE BELOWSTAIRS1 3/4" x 11 7/8" PARALAMSTRINGER OR EQFINISHED TREAD BDFINISHED RISER BDMAX1"9" MIN8 1/4" MAX1243" / 12"14' - 0"27' - 0"3" / 12"8' - 1 1/8"9' - 1 1/8"GRADE TYP6"7" HEEL2226"139' - 1 1/8"8' - 0"7' - 0"5' - 0"18' - 0"5' - 0"SIDE WALL MAX HGT3' - 0"12' - 0"BM210" / 12"10" / 12"3" / 12" 1" = 1'-0"A4-33DETAIL @ EAVE TYP 1" = 1'-0"A4-34DETAIL @ GUARDRAIL 1" = 1'-0"A4-35DETAIL @ STAIR TREAD 1 1/2" = 1'-0"A4-36DETAIL @ WDW TRIM 1/4" = 1'-0"A4-32N-S SECTION 1" = 1'-0"A4-37DETAIL @ PORCH THICKENDSLAB EDGE 1/4" = 1'-0"A4-31GARAGE SECTION101
102