PLAN REVIEW NOTICE - denvergov.org

www.denvergov.org/DS Community Planning and Development 201 W. Colfax Ave., Dept. 205, Denver, CO 80202

Phone: 720-865-2710

DEVELOPMENT SERVICES

Residential Single-family & Duplex

PLAN REVIEW NOTICE Page 1 of 3

Lori Waltman | Plans Review Specialist II p: (720) 865-2713 | [email protected]

THIS IS THE ☒ First ☐ Second ☐ Third ☐ Fourth PLAN REVIEW NOTICE.

Address: 3043 Stout St.

Log Number: 2021-LOG-0001662

Name: Michael McAtee

Date: 4/1/2021 Check the status of your plan review at www.denvergov.org/buildingpermitstatus.

CODE REFERENCES 2010 Denver Zoning Code (DZC) 2018 International Residential Code (IRC) 2018 International Energy Conservation Code (IECC) 2019 Denver Building and Fire Code (DBC or “Denver Amendments”) Denver Building Policies

SEPARATE APPROVAL(S) REQUIRED- PLEASE WORK DIRECTLY WITH THE REVIEWER OR DEPARTMENT BELOW

• A forestry review is required to remove or protect trees in the city right of way, primary street setback, and side street setback. You may contact James Sudderth at [email protected], or at 720-913-1523, or the forestry department at [email protected] or call 720-913-0651.

• A Landmark Approval is Required. The Landmark Review under this LOG must show as Approved. It is showing Not Approved as of 3/10/2021. Contact Brittany Bryant at [email protected] or at 720.865.2949. Building and Zoning Plans must match Landmark-approved plans exactly to be approved. Landmark must review all revisions. You may either resubmit to Landmark to get approval of the changed plans, or provide a letter of hardship pertaining to the new violations per this review, and an Administrative Adjustment or Variance will need to be obtained for the violations.

PLAN REVIEW COMMENTS (BUILDING AND ZONING) • Resubmittals must include a written response to all plan review comments. Documents submitted without a written

response to each comment listed below will not be accepted.

• All plans affected by changes must be resumitted. Please ensure that all documents prepared by a licensed professional have an electronic signature, https://www.denvergov.org/content/dam/denvergov/Portals/696/documents/Other_forms_and_guides/Electronic_Signatures.pdf

Building Comments:

1. Electronic resubmittals must be a complete set, with changes clouded. Please do not resubmit only pages affected by comments.

2. Please provide our Alternate form, for the adjacent property owner notification sent to Christian Skipper, mailing address of 3005 Welton St, Denver, CO 80205. Certified receipt number of 7020 2450 0001 7351 9598, as the usps.com status shows “In Transit” and not “Delivered”. See the Alternate form attached to my email.

3. Denver has adopted appendix F (Radon Control) from the 2018 IRC. Please provide a detail demonstrating compliance with appendix F requirements. Please refer to the attached check sheet and example detail for further information on Denver submittal requirements.

4. Show and detail compliance with attic ventilation or non-ventilation at the new roof as required by R806.5.

5. The 2019 DBCA requires new residential dwellings, using the prescriptive path for IECC compliance, to select an additional

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mailto:[email protected]

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https://www.denvergov.org/zoning

https://www.denvergov.org/buildingcode







https://www.denvergov.org/content/dam/denvergov/Portals/696/documents/Other_forms_and_guides/Electronic_Signatures.pdf

https://www.denvergov.org/content/dam/denvergov/Portals/696/documents/Other_forms_and_guides/Electronic_Signatures.pdf


Phone: 720-865-2710





energy efficiency package from R407 (2019 DBCA). Please indicate on the plan set the energy package that will be used for this project. I did see this noted on the IECC Checklist, but please also note this on the plans.

6. The walls of the proposed structure are located 3’ to 5’ from the side property line. Please provide openness calculations illustrating that the openings do not exceed 25% of the exterior wall area, for the northeast and southwest sides . Please be aware, this includes the front porch side openings. See our Exterior wall requirement for IRC Buildings document for reference, https://www.denvergov.org/content/dam/denvergov/Portals/696/documents/Denver_Building_Code/2016_Code_Policies/IRC_R302.1.pdf.

7. The Exterior wall requirement for IRC Buildings document, provided in comment #6, includes a figure on page 5, where one hour fire resistance walls and columns are required for any of these items located less than 5’ to a property line. Please provide a detail showing the porch columns, and roof structure, will have a one hour fire resistance rating.

8. Projections (underside) less than 5’ to a property line will need to be one-hour fire rated to the underside, with two layers of 5/8” typ X Gyp Board, unless fire blocking is provided from the wall top plate to the underside of the roof sheathing and gable vent openings are not installed per 2018 IRC. Please provide a detail and show locations of fire-rated projections on the plans for the house, porch and the garage.

9. 2018 IRC Table R302.1(1) requires walls required to have 1-hour fire-resistance rated construction to be in conformance with an assembly tested in accordance with ASTM E 119 or UL 263 with exposure from both sides. Provide listed assemblies accordingly.

10. There is an exterior door shown on the site plan, main floor plan and elevation drawing on the northeast side of the single unit dwelling, without showing the required floor or landing per R311.3 or the 2018IRC. Please revise and resubmit.

11. Please provide construction details for the new detached garage. You may provide a section drawings calling out specific construction assembly details for the detached garage.

12. Setback verification by a Surveyor is required, per DBC Admin section 133.3, and will be verified in the field. See our Setback Verification policy for further information along with a form the surveyor will need to fill out and sign and seal and provide to the inspector during construction, https://www.denvergov.org/content/dam/denvergov/Portals/696/documents/Denver_Building_Code/2016_Code_Policies/Admin_133.3.pdf.

Zoning Comments:

1. There is a bulk plane violation that can be seen on the South East elevation drawing for the house. I did see the Letter of Hardship provided by our Landmark department, however, an Administrative Adjustment must be performed and approved for this Violation. Please request an Administrative Adjustment through this link, https://denvergov.org/Government/Departments/Community-Planning-and-Development/Administrative-Adjustment-Request

2. Per DZC section 5.3.7.4, porches (one-story or multi-story), decks, patios, exterior balconies, stoops and above-grade stairways at the ground story connected to a porch are not allowed to encroach into the side interior setback. The entire porch structure, including a roof overhang, is required to meet the required side interior setback. Also see the definition of ‘Eave’ in Article 13 of the DZC. The front porch roof structure is encroaching into the required 3’ side interior setbacks. A separate approval through our Administrative Adjustment process or a Varance through our Board of Adjustment process would need to be obtained for this violation. You may revise the plans to come into compliance or please review DZC section 12.4.5 and 12.4.7.5 (Review Criteria - Showing of Unnecessary Hardship) to familiarize yourself with the BOA and Adiministrative Adjustment processes.

3. Per Building comment #10, there is an exterior door without showing the required floor or landing. on the northeast side, Per DZC section 5.3.7.4 stoops are not allowed to encroach into the side interior setback. A separate approval through our Administrative Adjustment process or a Varance through our Board of Adjustment process would need to be obtained



https://www.denvergov.org/content/dam/denvergov/Portals/696/documents/Denver_Building_Code/2016_Code_Policies/IRC_R302.1.pdf

https://www.denvergov.org/content/dam/denvergov/Portals/696/documents/Denver_Building_Code/2016_Code_Policies/IRC_R302.1.pdf

https://www.denvergov.org/content/dam/denvergov/Portals/696/documents/Denver_Building_Code/2016_Code_Policies/Admin_133.3.pdf

https://www.denvergov.org/content/dam/denvergov/Portals/696/documents/Denver_Building_Code/2016_Code_Policies/Admin_133.3.pdf

https://denvergov.org/Government/Departments/Community-Planning-and-Development/Administrative-Adjustment-Request

https://denvergov.org/Government/Departments/Community-Planning-and-Development/Administrative-Adjustment-Request

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Michael

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Phone: 720-865-2710





for this violation. You may revise the plans to come into compliance or please review DZC section 12.4.5 and 12.4.7.5 (Review Criteria - Showing of Unnecessary Hardship) to familiarize yourself with the BOA and Adiministrative Adjustment processes.

4. On the N/W garage elevation please provide the correct rear base plane, which per the spot grade elevation points shown at the rear corners of the lot, should be 5318.9’.

5. The window wells allowed to encroach into the side interior setback are intended for emergency egress. The Light wells shown on the plans, on the south west side, do not meet the building code requirements for an emergency escape window well. The Light wells are not permitted to encroach into the side interior setback, per our Setback Permitted Encroachments for Window Wells and/or emergency basement egress areas, https://www.denvergov.org/content/dam/denvergov/Portals/646/documents/Zoning/DZC/Interpretations_and_Use_Determinations/Setback_Permitted_Encroachments_for_Window_Wells.pdf.

6. Because this property is not within an “SU” or “TU” zone district, Landscaping Standards referenced in DZC section 10.5.4.2 apply. Please provide information on the site plan as to the landscaping, illustrating the required 50% live planting material and 50% live or non-live landscaping material within required setbacks, complying to this section.

7. The element called out as "skirt roof and porch skirt roof" is not an allowed permitted encroachment per Section 5.3.7.4 of the Denver Zoning code. This element must meet the required side interior setback, or will need a separate approval through our Administrative Adjustment process or a Varance through our Board of Adjustment process. You may revise the plans to come into compliance or please review DZC section 12.4.5 and 12.4.7.5 (Review Criteria - Showing of Unnecessary Hardship) to familiarize yourself with the BOA and Adiministrative Adjustment processes.

8. Building and Zoning Plans must match Landmark-approved plans exactly to be approved. Landmark must review all revisions. You may either resubmit to Landmark to get approval of the changed plans, or provide a letter of hardship pertaining to the new violations per this review, and an Administrative Adjustment or Variance will need to be obtained for the side setback violations.

**Any changes to the Architectural Plans that affect the Structural plans must also be resubmitted and vice versa. Ensure all plans match and are included in the resubmittal package, prior to resubmitting. Ensure all items listed on this review notice are included in the next resubmittal. After three resubmittals additional fees for additional plan reviews may be assessed.

An additional Plan Review Notice may be issued by the plan reviewer with additional corrections and comments following any resubmittal.

Please feel free to contact me if you have any questions regarding the above comments.



https://www.denvergov.org/content/dam/denvergov/Portals/646/documents/Zoning/DZC/Interpretations_and_Use_Determinations/Setback_Permitted_Encroachments_for_Window_Wells.pdf

https://www.denvergov.org/content/dam/denvergov/Portals/646/documents/Zoning/DZC/Interpretations_and_Use_Determinations/Setback_Permitted_Encroachments_for_Window_Wells.pdf

Michael

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Michael

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3043 Stout St Single Family ResidenceLANDMARK PRESERVATION COMMISSION

APPLICATIONPAGE 00

HISTORIC COMMISSION:

FOR YOUR CONSIDERATION - PHASE II DESIGN DETAILS FOR 3043 STOUT STREET.

DURING OUR PHASE I SUBMITTAL, (DECEMBER 15TH, 2020), THE COMMISSION APPROVED OUR PHASE I PROPOSAL FOR 3043 STOUT ST. THERE WERE A FEW COMMISSION COMMENTS RELATING TO THE PROJECT'S DESIGN, THEY WERE AS FOLLOWS:

1) MEMBERS HAD CONCERN REGARDING THE MID-WINDOW BRICK COURSE ON THE GROUND FLOOR AND HOW IT RELATED TO THE FRONT FACING ARCHED WINDOW SASH HEIGHT.2) THERE WAS CONCERN ABOUT THE GUTTERS RUNNING FROM THE UPPER ROOF TO GRADE LEVEL, AND THEIR APPEARANCE, RECOMMENDATION WAS TO CONSIDER DRIP EDGES INSTEAD.3) MEMBERS DISCUSSED THE USE OF A MULLION/SPACER BAR FOR THE FRONT FACING GROUPED WINDOWS ON THE SECOND FLOOR. THE USE OF A SPACER WOULD BE MORE IN-LINE WITH THE NEIGHBORHOOD, WHILE REMOVING THE BAR AND PAIRING THE WINDOWS WOULD BE A MORE MODERN INTERPRETATION - EITHER WAS DEEMED ACCEPTABLE.4) LANDMARK STAFF NOTED THAT SLIDING DOORS, (LOCATED AT THE REAR OF THE HOUSE OPENING ONTO BACK PATIO), ARE NOT TYPICAL AND THAT FOLDING DOOR SYSTEMS WOULD BE AN OPTION MORE EASILY APPROVED.

WHILE WORKING THROUGH PHASE II, WE ADDRESSED ALL OF THE COMMENTS IN THE FOLLOWING WAYS:-WE STUDIED THE HEIGHT OF THE MID WINDOW BRICK COURSE IN RELATION TO THE WINDOW SASH. THE 2660 ARCHED WINDOW W X H DIMENSIONS WILL REMAIN THE SAME AS BEFORE, BUT THE SASH WILL BE TALLER - HALF OF THE TOTAL WINDOW HEIGHT. THE MID WINDOW BRICK COURSE WILL ALIGN WITH THE CENTER OF THE SASH.-WHILE STUDYING THE USE OF A DRIP EDGE AS OPPOSED TO GUTTERS, WE FELT THAT REMOVING THE GUTTERS COULD CREATE A DIFFICULT DRAINAGE/WALK MAINTENANCE SITUATION, ESPECIALLY CONSIDERING THE NARROW WIDTH OF THE LOT AND PROPOSED NORTH SIDE WALKWAY. SINCE THE GUTTERS ALLOW US TO CHANNEL THE MAJORITY OF ROOF WATER TO DESIGNATED AREAS, WE PROPOSE TO KEEP THEM BUT HAVE THEM PAINTED TO MATCH THE ADJACENT WALL MATERIAL COLOR (BRICK AND SHINGLE SIDING). THIS OPTION IS SHOWN THROUGHOUT OUR SUBMITTAL AND AN ELEVATION DETAIL WAS CREATED TO BETTER EXPLAIN THE PROPOSED COLOR SCHEME.-CONCERNING THE SPACER BAR BETWEEN SECOND FLOOR WINDOWS, WE FEEL THAT OUR OVERALL DESIGN IS A MORE MODERN APPROACH TO CURTIS PARK ARCHITECTURE AND PROPOSE TO KEEP THOSE WINDOWS PAIRED SIDE BY SIDE. -THE FORMER SLIDING PATIO DOORS HAVE BEEN REPLACED WITH A FOLDING DOOR SYSTEM OPENING ONTO THE BACK PATIO.

ALL UPDATED PLANS, ELEVATIONS, SECTIONS AND VIEWS ARE INCLUDED WITH THIS SUBMITTAL.


COVERPAGE 01

1FRONT PERSPECTIVE - LANDMARK

3PERPECTIVE 3 - LANDMARK

3043 STOUT ST MANSARD SINGLE FAMILY RESIDENCE3043 STOUT ST - DENVER, CO 80205

CASE AND EBERTS ADDITION TO DENVER BLOCK 62 LOT 23CITY AND COUNTY OF DENVER

LANDMARK PRESERVATION COMMISSION

INFILL PART II: DESIGN DETAIL

2PERSPECTIVE 2 - LANDMARK


EXISTING SITE PLANPAGE 02

3043 STOUT STREETMANSARD SINGLE FAMILY RESIDENCE

ZONING: U-RH-2.5 / URBAN HOUSE BUILDING FORM

LANDMARK DISTRICT: CURTIS PARK

ORDINANCE: CURTIS PARK “G” - PRIOR TO AND INCLUDING 1915, ORDINANCE NO. 2, SERIES 2010

NEIGHBORHOOD:PREDOMINANTLY RESIDENTIAL WITH A SMALL NUMBER OF COMMERCIAL, INSTITUTIONAL AND RELIGIOUS STRUCTURES HISTORICALLY, INCLUDING A GOTHIC REVIVAL CHURCH (1887) AT 2501 CALIFORNIA ST., THE STATE ARMORY (1890) AT 2565 CURTIS ST. AND FIRE STATION #10 (1928) AT 3201 CURTIS ST. THE NEIGHBORHOOD INCLUDES THE CITY’S FIRST PARK, NOW CALLED MESTIZO-CURTIS PARK. STREETS ARE LAID OUT ON THE ORIGINAL DENVER DIAGONAL, FOLLOWING THE SOUTH PLATTE RIVER. WIDE ASPHALT STREETS WITH HISTORIC SANDSTONE CURBS. MOST YARDS ARE AT GRADE WITH MATURE VEGETATION IN FRONT YARD. ONE OF DENVER’S OLDEST AND MOST INTACT RESIDENTIAL NEIGHBORHOODS, CREATED AS PART OF THE BUILDING BOOM FOLLOWING THE ARRIVAL OF THE RAILROAD IN 1870.

HISTORIC DISTRICT BOUNDARYCURTIS PARK "G"

HISTORIC DISTRICT BOUNDARYSEE MAP FOR DETAIL

DEVELOPMENT SITE3043 STOUT ST


PROJECT / EXISTING IMAGESPAGE 03

FACING WEST ON STOUT ST(PRIMARY STREET VIEW)

FACING N/W ON STOUT ST, STRAIGHT ON AT SITE(PRIMARY STREET VIEW)

FACING NORTH ON STOUT ST(PRIMARY STREET VIEW)

FACING NORTH ON STOUT ST, CORNER OF SITE(PRIMARY STREET VIEW)

FACING WEST ON STOUT ST, CORNER OF SITE(PRIMARY STREET VIEW)

FACING EAST ON STOUT ST FACING S/E ON STOUT ST FACING SOUTH ON STOUT ST

1,2,3,6,7,8

4

5

EXISTING SITE

PHOTOS


ADJACENT HISTORIC BUILDINGSPAGE 04

FROM CHAMPA ST CORNER OF CHAMPA ST/29TH ST 29TH ST PANO

FROM 29TH ST FROM 29TH ST FROM 29TH ST

CONCRETE WALK

LO

T W

IDT

H

25' -

0 1

/4"

3' -

0"

19' -

0"

3' -

0 1

/4"

DETACHED GARAGE

3043 STOUT ST

SINGLE FAMILY DWELLING

2ND FLOOR DECK

3041 STOUT ST(VACANT)

3045 STOUT ST(VACANT)

7' - 0" 21' - 0" 16' - 10 3/4" 62' - 5"

FRONT SETBACK

18' - 0"

44' - 0 3/4" - REAR 35% OF ZONE LOT 81' - 3" - FRONT 65% OF ZONE LOT

125' - 3 3/4" - EXISTING ZONE LOT DEPTH

ST

OU

T S

T80' R

.O.W

.

16' W

IDE

ALLE

Y

SIDE INTERIOR ZONE LOT LINE


CO

NC

RE

TE

DR

IVE

AP

RO

N

RE

AR

ZO

NE

LO

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INE

CO

NC

RE

TE

SID

EW

ALK TR

EE

LA

WN

REARSETBACK

SPOT ELEVATION5317.3'




WINDOW WELL

LIGHTWELLS

CHIMNEY CHIMNEY

CONCRETE PATIO

PLANTING

GRASS

PORCH

8' - 0"

6' WOOD FENCE

6' WOOD FENCE

30" METAL FENCE

METAL GATE

30" METAL FENCE

2' - 0"

REQUIRED EASEMENT

5' - 0" 8' - 0"

3' -

0"

19' -

0"

3' -

0 1

/4"

GAS METERELECTRIC PANEL

A/C UNIT


FRONT SETBACK

18' - 0"


CONCRETE WALK


PROPOSED SITE PLANPAGE 05

1" = 10'-0"1

SITE PLAN - LANDMARK

UPWH

MECH

BEDROOM

EXCERCISE / FLEX RM WIN

E R

OO

M

W/ B

ARFAMILY

ROOMBATH

HALL

EGRESS

WELL

FIREPLACE ABOVE

FIREPLACE ABOVE

LIGHT WELL LIGHT WELL

5' - 0"

8' -

0"

12' - 1" 20' - 5"

16

' - 7

"

17' - 1 1/2"

8' -

3 1

/2"

5' -

1 1

/4"

3' -

2 1

/4"

3' -

5"

4' -

10

1/2

"6' - 1" 11' - 7"

3' - 0"

2' -

0"

5' - 10" 4' - 6" 1' -

4"

CONCRETE FRONT PORCH

ABOVE


6' - 0"

20

' - 0

"

3' - 0"

9' - 0"


LAUNDRY

LAUNDRY CHUTE ABV.

7' - 1"

9' -

11

"

6' -

4 1

/2"

10

' - 2

1/2

"

BU

ILT

IN

S

13

' - 4

3/4

"

4' -

7"

BUILT IN NOOK

CLOS. 1 CLOS. 2

3' - 7" 5' - 9" 3' - 7"

13' - 6"

3' -

4 1

/2"

13

' - 2

1/2

"

5' - 7"

2660

DH

2660 DH 2660 DH

2680

2680 PR 3080

PR 2680 3080

2680 26801

6' -

7"


BASEMENT FLOOR PLANPAGE 06

3/16" = 1'-0"1

BASEMENT - LANDMARK

DNDN

REF

UPMUD

ROOM

LIVING

ROOM

DINING

ROOMKITCHEN PANTRY OFFICE

CO

AT

ENTRY

PORCH

15' - 7"

3' - 4 1/2" 14' - 2" 5' - 4 7/8"

10' - 9 5/8"7' - 5 1/2" 5' -

0 5

/8"

5' - 1" 2' - 1"

3' -

9 3

/4"

10

' - 8

3/8

"

7' - 5 7/8"

6' -

9 1

/8"

4' -

9"

BATH CL

OS

.

3' -

6"

3' -

6"

2' -

1"

7' - 6" 3' - 10 3/4"

17

' - 1

3/4

"

10

' - 2

1/8

"6

' - 1

1 3

/4"

FIREPLACE

65%

/ 3

5%

ZO

NE

LO

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LIGHT WELL(BELOW)

LIGHT WELL(BELOW)



DOWNSPOUT TO SPLASHBLOCK




BAR

PORCH ROOF/2ND FLOOR RAISED DECK ABOVE

(DASHED LINES)

FIREPLACE

LAUNDRY CHUTE

EGRESS WELL

CL

OS

ET

SHELVES SHELVES

9080

FO

LDIN

G

5060 DBL DH 4040 DH 2626 FX 2660

AR

CH

DH

2660

AR

CH

DH

2660

AR

CH

DH

3080 ARCH

2626 FX2626 FX2626 FX2680

3080 CO

2680

PR 3080 ARCHED

PR 2080

20802680

6' -

1 7

/8"


FIRST FLOOR PLANPAGE 07

3/16" = 1'-0"1

1ST FLOOR - LANDMARK

DN

MASTER

BEDROOM

MASTER

BATHROOMBEDROOM #1BEDROOM #2

MASTER CLOSET

CLOS.

BATH

4' - 11 1/2"

18

' - 1

"

CLOS.

SITTINGRAISED DECK



3' -

4 5

/8"

LAUNDRY CHUTE

2680

5060

DB

L D

H

2660 DH 2660 DH

5060 DBL DH

5060

DB

L D

H

4040 DBL DH

11' - 3" 11' - 3" 11' - 4 1/2" 11' - 6 1/2"

3' -

1"

10

' - 1

5/8

"

14' - 1"

17

' - 1

3/4

"

6' -

8 5

/8"

7' - 4 1/2"

6' -

8 5

/8"

5' -

0"

4' -

10

1/8

"6

' - 8

5/8

"

11' - 1" 3' - 0"

13

' - 6

"

7' - 8" 3' - 7"

11

' - 0

3/4

"

3' - 7" 7' - 8"

3' -

5"


SECOND FLOOR PLANPAGE 08

3/16" = 1'-0"1

2ND FLOOR - LANDMARK

66

6 6

6

6

12/12 SLOPE TYP. PORCH SKIRT ROOF

SECOND FLOOR DECK

BELOW

CHIMNEYCHIMNEY

ASPHALT SHINGLE ROOFING




ROOF PLANPAGE 09

3/16" = 1'-0"1

ROOF PLAN - LANDMARK

399 SF GARAGE

7' - 0" 21' - 0"

3' -

0"

19

' - 0

"3

' - 0

1/4

"

20' - 9 1/2"

9' -

4 1

/8"

9' -

4 1

/8"

18

' - 8

1/4

"

17

' - 9

1/4

"

19' - 10 1/2"



RE

AR

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REAR ZONE LOT LINE AFTER DEDICATION

2' - 0"

4

4

4

4

COMPOSITE SHINGLE ROOFING


GARAGE PLANSPAGE 10

3/16" = 1'-0"1

GARAGE - LANDMARK3/16" = 1'-0"

2GARAGE ROOF PLAN - LANDMARK

1ST FLOOR5219' - 10"

2ND FLOOR5230' - 10 5/8"

2ND FLR CLG5239' - 10 5/8"

1ST FLR CLG5229' - 10"

FR BASE PLANE5217' - 4 1/4"

MAX HEIGHT5247' - 4 1/4"

BU

LK

PLA

NE

17' -

0"

SETBACK

3' - 0 1/4"

45.00°45.00°

SETBACK

3' - 0"

ALLOWABLE CHIMNEY ENCROACHMENT PER DZC 5.3.7.1.B.5 & 5.3.7.4.B.1

(BULK PLANE/SETBACKS)

CHIMNEY1' - 0"

PR

OP

ER

TY

LIN

E

PR

OP

ER

TY

LIN

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GREATEST EXTENT OF ROOF SETBACK ENCROACHMENT ALLOWABLE PER DZC 5.3.7.4.B.1

SUMMIT BRICKBLACK DIAMOND

STANDING SEAM METAL ROOFING PAINTED FLINT GRAY

6' -

0"

2' -

0"

9' -

6 5

/8"

ROOF5245' - 3 3/4"

BU

LK

PLA

NE

EN

CR

OA

CH

ME

NT

9' -

2"

CH

IMN

EY

CLG

.

10' -

0"

CLG

.

9' -

0"

BLACK CHIMNEY CAP

BRICK CHIMNEY

BLACK COMPOSITESHINGLE ROOFING

BLACK GUTTER

FASCIA - PAINTED HIGH SPEED ACCESS

SMOOTH FINISH CONCRETE STAIRS, PORCH AND FOUNDATION

BLACK DOWNSPOUTS

BLACK GUTTERS

WOOD 8X8 POSTING PAINTED BLACK

1X6 TRIM BANDS - BLACK(TOP & BOTTOM)

CUSTOM RADIUS TOP FULL LITE WOOD DOOR

PRECAST CONCRETE SILLS(3 RADIUS TOP FRONT WINDOWS ONLY)

JELD WEN RADIUS TOP CUSTOM WOOD WINDOWS(3 PRIMARY FACADE GROUND FLOOR ONLY)

WOOD BEAM- BLACK

TRIM BAND PAINTED HIGH SPEED ACCESS

JELD WEN STILE LINE CLAD WOOD WINDOWS - BLACK

HARDIESHINGLE SIDING HALF ROUND SIDING -PAINTED DOLPHIN GRAY

THERMATRU FULL LITE DOOR,FRAME PAINTED BLACKDOOR PAINTED HIGH SPEED ACCESS

WALL SCONCE

5060 DBL DH 2680

2660 ARCH DH

3080 ARCH

ROOF

1' - 5"

ROOF

1' - 5"

1ST FLOOR5219' - 10"

2ND FLOOR5230' - 10 5/8"

2ND FLR CLG5239' - 10 5/8"

1ST FLR CLG5229' - 10"

MAX HEIGHT5247' - 4 1/4"

PR

OP

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TY

LIN

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PR

OP

ER

TY

LIN

E

3' - 0 1/4" 3' - 0"

ROOF5245' - 3 3/4"

SUMMIT BRICK - BLACK DIAMOND

HIGH SPEED ACCESS FASCIA

BLACK GUTTER

JELD WEN STILE LINE CLAD WOOD WINDOWS - BLACK

CEMENTITIOUS HARDIE SHINGLE

HALF ROUND SIDING - PAINTED DOLPHIN GRAY

BLACK COMPOSITE SHINGLE ROOFING

DECORATIVE SIDING TRIM BANDBLACK & HIGH SPEED ACCESS

LA CANTINA FOLDING DOOR - BLACKWALL SCONCE - BLACK

FRAMED SIDING WRAP WINDOW SURROUNDS - BLACK

BRICK CHIMNEY

(3) LAYER BRICK BUILD OUT

BLACK CHIMNEY CAP

ROWLOCK BRICK BAND

9080 FOLDING


FRONT / REAR ELEVATIONSPAGE 11

3/16" = 1'-0"1

S/E ELEVATION, PRIMARY ST - LANDMARK3/16" = 1'-0"

2N/W HOUSE ELEVATION - LANDMARK

BLACK SIDING WINDOW/DOOR

SURROUNDS

1ST FLOOR5219' - 10"

2ND FLOOR5230' - 10 5/8"

2ND FLR CLG5239' - 10 5/8"

1ST FLR CLG5229' - 10"


MAX HEIGHT5247' - 4 1/4"

REAR BASE PLANE5218' - 10 3/4"

ALLE

Y

ST

OU

T S

T

ZONE LOT DEPTH

125' - 3 3/4"

81' - 5 3/8" - FRONT 65% OF ZONE LOT43' - 10 1/4" - REAR 35% OF ZONE LOT

10' - 0"8' - 0"62' - 5"16' - 10 3/4"21' - 0"7' - 0"

REARSETBACK

ZO

NE

LO

T L

INE

ZO

NE

LO

T L

INE

ROOF5245' - 3 3/4"


FRONT SETBACK

18' - 0"

PORCHENCROACHMENT

ELECTRIC PANEL

A/C UNIT

5' - 0"

DEDICATION2' - 0"

RE

AR

35%

17' -

0"

MA

X. H

T.

MAXIMUM HEIGHT - FRONT 65% OF ZONE LOT

BLACK CHIMNEY CAP (TYP.)

BRICK CHIMNEY (TYP.)


FASCIA - PAINTED HIGH SPEED ACCESS

BLACK GUTTER

SIDE INTERIOR DOWNSPOUTS PAINTED TO MATCH ADJACENT MATERIAL


1X6 TRIM BANDS - BLACK(TOP & BOTTOM)

WOOD BEAM- BLACK


JELD WEN STILE LINE CLAD WOOD WINDOWS - BLACK (TYP.)

CEMENTITIOUS HARDIE SHINGLE HALF ROUND SIDING -

PAINTED DOLPHIN GRAY

BLACK DOWNSPOUTS

STANDING SEAM ROOFPAINTED FLINT GRAY

STEEL GAURDRAIL- BLACK

MID WINDOW ROWLOCK BRICK COURSE

CEMENTITIOUS HARDIE SHINGLE HALF ROUND

SIDING - PAINTED DOLPHINE GRAY


FASCIA PAINTED HIGH SPEED ACCESS

BLACK GUTTER & TRIM BAND

BLACK SIDING WINDOW SURROUNDS


BLACK GUTTER

5060 DBL DH 4040 DH

5060 DBL DH BLACK SMOOTH SIDING PANEL TO MATCH SURROUND

2626 FX

4040 DBL DH

SMOOTHIN FINISH CONCRETE FOUNDATIONS


SIDE ELEVATIONPAGE 12

1" = 10'-0"1

S/W ELEVATION, SIDE INTERIOR - LANDMARK

1ST FLOOR5219' - 10"

2ND FLOOR5230' - 10 5/8"

2ND FLR CLG5239' - 10 5/8"

1ST FLR CLG5229' - 10"


MAX HEIGHT5247' - 4 1/4"


ALLE

Y

ST

OU

T S

T

ZONE LOT DEPTH

125' - 3 7/8"

81' - 5 3/8" - FRONT 65% OF ZONE LOT 43' - 10 3/8" - REAR 35% OF ZONE LOT

10' - 0" 8' - 0" 62' - 5" 16' - 10 3/4" 21' - 0" 7' - 0 1/8"

ROOF5245' - 3 3/4"

FRONT SETBACK

18' - 0"

PORCHENCROACHMENT

A/C UNIT

ELECTRIC PANEL

DEDICATION2' - 0"

5' - 0 1/8"

ZO

NE

LO

T L

INE

ZO

NE

LO

T L

INE

RE

AR

35%

17' -

0"

MA

X.

HT

MAXIMUM HEIGHT - FRONT 65% OF ZONE LOT

ZO

NE

LO

T L

INE


BLACK CHIMNEY CAP (TYP.)

BRICK CHIMNEY (TYP.)



BLACK GUTTER

SIDE INTERIOR DOWNSPOUTS PAINTED

TO MATCH ADJACENT MATERIAL


1X6 TRIM BANDS BLACK(TOP & BOTTOM)

WOOD BEAM- BLACK


JELD WEN STILE LINE CLAD WOOD WINDOWS - BLACK (TYP.)

CEMENTITIOUS HARDIE SHINGLE

HALF ROUND SIDING -PAINTED DOLPHIN

GRAY

BLACK DOWNSPOUTS

STANDING SEAM ROOFPAINTED FLINT GRAY

STEEL GAURDRAIL- BLACK

MID WINDOW ROWLOCK BRICK COURSE


SIDING - PAINTED DOLPHIN GRAY



BLACK GUTTER & TRIM BAND



BLACK GUTTER

WALL SCONCE


SCONCE

THERMATRU FULL LITE DOOR, FRAME PAINTED BLACKDOOR PAINTED HIGH SPEED ACCESS

WALL SCONCE - BLACK

2626 FX 2626 FX

2660 DH 2660 DH

2680

2626 FX

SMOOTH FINISH CONCRETE FOUNDATION


SIDE ELEVATIONPAGE 13

1" = 10'-0"1

N/E ELEVATION, SIDE INTERIOR - LANDMARK

PR

OP

ER

TY

LIN

E

PR

OP

ER

TY

LIN

E


3' - 0"3' - 0 1/4"

GARAGE SLAB5219' - 8"

GARAGE TP5229' - 2"

45.00°45.00°

BU

LK

PLA

NE

10' -

0"

MA

XIM

UM

HE

IGH

T

17' -

0"


BLACK GUTTERS


SIDING - DOLPHIN GRAY

BLACK DOWNSPOUT (TYP.)

SECURITY FLOOD LIGHT

BLACK COMPOSITE SHINGLES

FLUSH PANEL OVERHEAD DOOR - BLACK

16080 OH

BLACK 1X8 TRIM BAND


GARAGE TP5229' - 2"

PR

OP

ER

TY

LIN

E

PR

OP

ER

TY

LIN

E

3' - 0" 3' - 0 1/4"

ELECTRIC PANEL


BLACK GUTTERS




JELD WEN STILE LINE CLAD WOOD WINDOWS -

BLACK (TYP.)


WALL SCONCE - BLACK

2650 DH 2650 DH

2680

BLACK 1X8 TRIM BAND


GARAGE TP5229' - 2"

7' - 0"

ZO

NE

LO

T L

INE

ELECTRIC PANEL


BLACK GUTTER


BLACK DOWNSPOUTS



BLACK 1X8 TRIM BAND


GARAGE TP5229' - 2"

7' - 0"

ZO

NE

LO

T L

INE


BLACK GUTTER


BLACK DOWNSPOUTS



BLACK 1X8 TRIM BAND


GARAGE ELEVATIONSPAGE 14

3/16" = 1'-0"1

N/W GARAGE ELEVATION, ALLEY - LANDMARK3/16" = 1'-0"

2S/E GARAGE ELEVATION - LANDMARK

3/16" = 1'-0"3

S/W GARAGE ELEVATION - LANDMARK3/16" = 1'-0"

4N/E GARAGE ELEVATION - LANDMARK

FRONT SETBACK

29' - 0 5/8"16' - 0"

STOUT STREET

48' - 0"

CURB0' - 6"

TREE LAWN

8' - 0"

WALK

5' - 0"2' - 6"

FRONT SETBACK

18' - 0"

8' - 0"

PORCH

11' - 3 1/8"

ALLOWABLEPORCH

ENCROACHMENT

RIGHT OF WAY

80' - 0"

PROPOSED FFE

5221.20'

FFE

5220.61'

PORCH

5231.41'

PORCH ROOF

5251.19'

ROOF

5219.33'

PROPOSED PORCH

5245.31'

PROPOSED ROOF

3043 STOUT ST

PROPOSED SINGLE

FAMILY RESIDENCE

3024 STOUT ST

EXISTING HOUSE SINGLE

FAMILY RESIDENCE

5219.83'


STREET SECTIONPAGE 15

1" = 10'-0"1

STREET SECTION


STREET PERSPECTIVEPAGE 16

1STREET PERSPECTIVE


STREET PERSPECTIVEPAGE 17

1STREET PERSPECTIVE 2


3D VIEWSPAGE 18

1BIRD'S EYE FRONT PERSPECTIVE

2BIRD'S EYE REAR PERSPECTIVE


ISOMETRIC VIEWSPAGE 19

1ISOMETRIC VIEW 1

2ISOMETRIC VIEW 2


ISOMETRIC VIEWSPAGE 20

1ISOMETRIC VIEW 3

2ISOMETRIC VIEW 4

1ST FLOOR5219' - 10"

2ND FLOOR5230' - 10 5/8"

2ND FLR CLG5239' - 10 5/8"

ROOF5245' - 3 3/4"


STREETSCAPE 1PAGE 21

3043 STOUT 2ND FLR CLG

3043 STOUT 2ND FLR

3043 STOUT 1ST FLR

3043 STOUT ROOF

1ST FLOOR5219' - 10"

2ND FLOOR5230' - 10 5/8"

2ND FLR CLG5239' - 10 5/8"

ROOF5245' - 3 3/4"




3043 STOUT 2ND FLR

3043 STOUT 1ST FLR

3043 STOUT ROOF

1ST FLOOR5219' - 10"

2ND FLOOR5230' - 10 5/8"

2ND FLR CLG5239' - 10 5/8"

ROOF5245' - 3 3/4"




3043 STOUT 2ND FLR

3043 STOUT 1ST FLR

3043 STOUT ROOF

MU

LT

I-U

NIT

RE

AR

YA

RD

S (

720-7

34 3

1S

T S

T)

OM

MIT

TE

D T

O T

RU

NC

AT

E P

ICT

UR

E

45' - 0" +/-

ROOF

T.O. MANSARD

2ND FLR WDO SILL

2ND FLR

1ST FLR WDO SILL

1ST FLR

5245' - 3 3/4"5248' - 7 3/8"

5219' - 1 1/2" 5219' - 10"

DR SILLDR SILL

MAX HTMAX HT

DHA BUILDING C

ROOF

T.O. MANSARD

2ND FLR WDO SILL

2ND FLR

1ST FLR WDO SILL

1ST FLR

120' - 0" +/-

5245' - 3 3/4" 5246' - 8 7/8"

5217' - 3"DR SILL DR SILL

MAX HTMAX HT

DHA BUILDING A



3045 STOUT ST

3041 STOUT ST

3042 CHAMPA ST

3044 CHAMPA ST

3051 STOUT ST

3053 STOUT ST

3032 CHAMPA ST

3052 CHAMPA ST

3022 CHAMPA ST

3054 CHAMPA ST

3055 STOUT ST

3002 CHAMPA ST

3012 CHAMPA ST

3056 CHAMPA ST

P1

E1

E2

E3

E4

E5A

E5B

E5C

E6

E7

E8

E9

E10

E11

0' -

0" 12' - 4 3/4"

17

' - 2

"

9' - 10 3/4"

18

4' -

3 3

/4"

12' - 3 1/2"

0' -

0"

17

' - 1

1/2

"

9' - 9 1/2"

4' -

0"

15

' - 0

"

33

' - 7

3/4

"

10' - 0" 18

' - 0

"

17

' - 0

"

19

' - 0

"1

9' -

0"

19

' - 0

"2

6' -

4 3

/4"

33

' - 0

1/2

"2

4' -

1"

22

' - 6

"2

9' -

11

1/2

"

8' -

0"

6' -

0"

6' -

0"

6' -

9"

9' -

1 1

/2"

5' -

8 1

/4"

23

' - 0

1/4

"

6' -

6 1

/2"

25

' - 8

1/2

"

25

' - 2

"

21' - 9 5/8"

24' - 0 5/8"

19' - 0"

24' - 10 1/2"

24' - 10 1/2"

25' - 1"

27' - 3"


GROUND PLAN COMPARISONPAGE 25

1" = 60'-0"1

GROUND PLAN COMPARISON

ADDRESS

1. SETBACK TO STRUCTURE

2. SETBACK TO PORCH

3. SETBACK TO LEFT PROPERTY LINE

4.SETBACK TO RIGHT PROPERTY LINE

5.DISTANCE BETWEEN STRUCTURES-LEFT SIDE

6.DISTANCE BETWEEN STRUCTURES- RIGHT SIDE

7.STRUCTURE WIDTH

ADDRESS


2. SETBACK TO PORCH





7.STRUCTURE WIDTH

ADDRESS


2. SETBACK TO PORCH





7.STRUCTURE WIDTH

E1 E2 E4 E5A

DHA BUILDING A

12'-4 3/4"

9'-10 3/4" (GRADE LVL)

17'-2"

17'

TBD

CORNER LOT

108'

DHA BUILDING C

12'-3 5/8"

9'-9 5/8" (GRADE)

0'

17'-1 1/2"

CORNER LOT

TBD

108'

3052 STOUT ST

10'

5' (3 STEPS)

3'

5'

18'

6'

33'-7 3/4"

3048 STOUT ST

27'-3"

27'-3" (1 STEP)

3'

3'

8'

6'

19'

E3

720-734 31ST ST

0' (CHAMPA ST)

NO PORCHES

4'

0'

CORNER LOT

18'

33'-7 3/4"

E5B E5C E6

3036 STOUT ST

25'-1"

18'-1" (5 STEPS)

3'-9"

7'-4"

6'-9"

9'-1 1/2"

26'-4 3/4"

E7

3030/3032 STOUT ST

24'-10 1/2"

18'-8 1/2" (3 STEPS)

1'-9"

2'-8"

9'-1 1/2"

5'-8 1/4"

33'- 1/2"

E8

3024 STOUT ST

24'-10 1/2"

17'-9" (3 STEPS)

3'

10'-5"

5'-8 1/4"

23'- 1/4"

24'-1"

E9

3016 STOUT ST

19'

13'-9 1/2" (2 STEPS)

7'

2'-5"

23'- 1/4"

6'-6 1/2"

22'-6"

E10

3010 STOUT ST

21'-9 5/8"

18'-9 1/2" (3 STEPS)

4'-1 1/2"

20'-8 1/2"

6'-6 1/2"

25'-8 1/2"

25'-2"

E11

3000 STOUT ST

24'- 5/8"

23' (3 STEPS)

5'

15'- 3/4"

25'-8 1/2"

CORNER LOT

29'-11 1/2"

3048 STOUT ST

27'-3"

27'-3" (1 STEP)

3'

3'

6'

6'

19'

3048 STOUT ST

27'-3"

27'-3" (1 STEP)

3'

3'

6'

6'-9"

19'

P1

3043 STOUT ST

18'

10' (3 STEPS)

3'

3'- 1/4"

TBD

TBD

19'


CHARACTER DEFINING FEATURESPAGE 26

ELEMENT CHARACTER OF NEIGHBORHOOD ELEMENT CHARACTER OF 3043 MANSARD

MASS & FORM:

MATERIALS:

ROOF:

ENTRIES AND DOORS:

WINDOWS:

PORCHES:

ORNAMENTATION:

Height: Primarily one, two, and some three story buildings. There are a few buildings in the neighborhood that are 4 stories tall. Raised foundations and tall ceilings contribute to taller building heights. Floor to floor height recommended by the Curtis Park Neighborhood is larger on the main floor to smaller as you move up floors. Steep pitched roofs with finished space contribute to taller roof heights in many buildings. Surrounding buildings range in height. Our block contains only corner structures, the non-contributing DHA buildings. Across Stout Street there are mainly single family residences- some divided into several internal units, but still reading as one residence. Also present is a multi-unit structure facing 31st St and a duplex facing Stout.

Shape: Mainly single family residences with one multi-family rowhouses & duplexes throughout. 25’ width lots create thin tall buildings. The massing tends to be tall and rectangular with a few homes of more diverse and complex shaped.

Structures are primarily brick with both painted and unpainted examples in light and earth color tones, with a favorite being medium red. The more ornamental residences incorporate decorative siding and details. A small number of stone facades are present as well as few examples of lap siding and stucco facades. Our block is a mixture of painted/unpainted brick with one stucco house and a non-contributing lap siding home.

Roofs range from flat, gable to hipped roofs in both shallow and steep pitches dependent on architectural style. Gambrel and mansard roofs can be found throughout but are not common. Flat and low pitched roofs are usually complimented with cornice detailing. Gable roof tympanums often have a change in color, material or texture from rest of residence. Dormers can be found throughout, but are not common. Roofs are generally composite shingle but metal standing seam examples can be found mixed in. Flat roofs are rubber membranes on new construction. Our block contains a mixture of flat and pitched roofs.

Entries are typically offset from center and usually accessed by raised patio. Doors are primarily wood, often with half lites (one and two pane configurations) and few full lite configurations. Entries are often covered with hipped roofs second floor balconies. Arched brick detailing/transom windows can be found above entry doors in some examples.

Windows are usually double hung one-over-one that are often 2+:1 height to width ratio. Double hung paired windows can be seen, often in gabled roof wall triangles. Archtops and bay windows are present but sparse. Window sills and headers are mostly precast/stone or brick. Arched windows are found in some examples, and standard rectangular windows sometimes having arched details above built from brick, wood or precast materials. Our block has a few residences with more "square" window proportions.

Width: Partial and full width raised porches are common above ground level by a couple of steps.

Height: One story often with hipped/gable/shed roofs or second floor balcony above.

Materials: Masonry or concrete foundations with wood/metal railings. Structure for the roof or balcony is a mix of simple 8x8 columns or ornate columns.

Ornate brick, wood or metal cornices are common on most residences throughout. Stone/precast headers are very common. Covered porch columns are usually either square with upper and lower banding or are lathe spun and detailed with contrasting colors and "knee brace" profiles. Decorative brick and precast/stone banding, sometimes aligned with window sills/headers. Larger expanses of brick facades incorporate detailed reveals and projections. Quoins and similar brick corner details can be found throughout.

MASS & FORM:

MATERIALS:

ROOF:

ENTRIES AND DOORS:

WINDOWS:

PORCHES:

ORNAMENTATION:

Smooth medium red brick with strong contrasting dark metal cornices and dark stained square wood covered porch supports and shingled front entry roofs.

Pitched standing seam porch and upper roofs, with second floor walls resembling mansard roof styling with rounded flare at the base.

Raised and recessed offset front entry door - full lite with arched top. Second floor balcony access door to be rectangular full lite, stacked directly above entry.

Main floor windows to be individual 2-6 x 6-0 archtop single hung fiberglass on street facing facades with upper windows to be paired 2-6 x 6-0 standard single hung units. (3) 1st floor windows centered and even spaced across front wall with precast sills on street facing facade. Side/rear units on 1st floor to be standard rectangular primarily single hung units set individually or paired. Upper windows at front facade to center in wallspace, but not stack above main floor units. Upper windows have projecting "surround" common in most mansard examples throughout Curtis Park.

Width: Full width raised concrete front porch, with entry recessed at right side

Height: One story with hipped skirt roof above

Materials: Concrete patio with square wood columns and wood fascia. Standing seam skirt roof above

Main floor windows to have arched tops, with precast sills - entry door to match with arched top. 2nd floor windows to have projecting surrounds with top member proud of sides/bottom. Roof gutters at both balcony and upper level to project diagonal with ornate profile resembling neighborhood examples. Second floor walls clad with fishscale or similar shingles, having a rounded flaring base elevation profile. The underside of that flared base to have modern detailed moulding and belly band wrapping around the sides and rear to create transition between 2nd floor shingled walls and 1st floor brick. Standing seam metal roofs at balcony and 2nd floor.

Early Curtis Park residences built in the 1870s and 80’S can be classified as “Italianate” architecture- rectangular 2 story brick structures with evenly spaced windows across the facade. First and second floor windows stack vertically and often have ornate large stone cap headers. Low pitched hip

roofs with overhanging detailed front eaves supported by decorative corbels. Also built in this era was the American Queen Anne style. Much less blocky and grid-like, these homes have much more architectural diversity in shape and style. These homes featured steep pitched gable roofs, fish-scale siding and decorative wood ornamentation as well as archtop and sometimes flanking stained glass windows. The silver crash of 1893 drove out wealthy residences and newer homes were simple brick boxes deemed the “Denver Square”.

Height: 2 stories- main floor had brick walls with second floor walls clad in decorative shingles with "flared" base to resemble mansard styling within Curtis Park, with hipped/pitched standing seam metal roof above. Chimneys on south side wall project above main roof, common in Curtis Park.

Shape: Sturdy rectangular shape from grade upward through first floor with the skirt porch roof providing relief to the orthogonal silhouette. Porch roof tapers upward into the underside of the flared second floor mansard wall/roof shape, returning to a rectangular shape through the second floor walls. Ornate gutters at the top of the second floor walls provide further outline relief very common in mansard roof forms throughout Curtis park, with a pitched hip roof above.

40%

8' -

4 3

/8"

60%

12

' - 6

5/8

"


COMPATIBILITY DEMONSTRATIONPAGE 27

55%

45%

66%

34%

53%

47%

50%

50%

54%

46%

66%

34%

73%

27%

57%

43%

2741 CHAMPA ST 2840 CURTIS ST

2445 CALIFORNIA ST 1026 - 1038 29TH ST3117 STOUT ST

2810 CURTIS ST 2826 CURTIS ST

2601 CHAMPA ST

PROPOSED DEVELOPMENT3043 STOUT ST

MANSARD PROPORTIONAL ANALYSIS

PROPORTIONAL AVERAGE OF ALL EXAMPLES GIVEN, 60/40 (BOTTOM/TOP)


COMPATIBILITY DEMONSTRATIONPAGE 28

BUILDING HEIGHT: 21' +/- TOTAL HEIGHT

ARCHITECTURAL COMPATIBILITY:

BRICK MAIN FLOOR, ALTERNATE TEXTURED MANSARD SECOND FLOOR WALLSUPPER HIPPED STANDING METAL SEAM ROOFGUTTER AT TOP OF MANSARD/BASE OF HIPPED ROOFBANDING AT TOP OF MAIN FLOOR BRICK/BASE OF 2ND FLOOR MANSARD WALLSTALL/SKINNY SINGLE HUNG WINDOWS, STREET FACING ARCHTOP WINDOWSPROJECTING 2ND FLOOR WINDOW SURROUNDSTALL BRICK CHIMNEY

2445 CALIFORNIA STREETYEAR BUILT: 1888NO. OF FLOORS: 2 ROOF SHAPE (MAIN): 2ND FLR WALLS-MANSARD, UPPER HIPPED W/ CENTER FLATROOF SHAPE (PORCH): NO PORCH ROOFMAIN MATERIAL: UNPAINTED BRICKSECONDARY MATERIAL: PAINTED WOOD BANDING/BRACKETS/2ND FLR WINDOW SURROUNDS, SUSPECT METAL 2ND FLR MANSARD ROOF/WALLS AND METAL STANDING SEAM UPPER ROOFPORCH: RAISED, PARTIAL WIDTHEXPOSED FOUNDATION: YES, SUSPECT PAINTED CONCRETE OR STONEEAVE/CORNICE HEIGHT: 13' +/-RIDGE HEIGHT: 21' +/-OVERALL WIDTH: 20' +/-



BRICK MAIN FLOOR, ALTERNATE TEXTURED MANSARD SECOND FLOOR WALLSDECORATIVE CORNICE/BAND AT TOP OF MANSARD ROOFBANDING AT TOP OF MAIN FLOOR BRICK/BASE OF 2ND FLOOR MANSARD WALLSTALL/SKINNY SINGLE HUNG WINDOWS, STREET FACING PROJECTING 2ND FLOOR WINDOW SURROUNDS

2601 CHAMPA STREETYEAR BUILT: 1890NO. OF FLOORS: 2 W/BASEMENTROOF SHAPE (MAIN): 2ND FLR WALLS-MANSARD, PITCHED ROOFS AT BUMPED OUT SECTIONSROOF SHAPE (PORCH): PITCHEDMAIN MATERIAL: UNPAINTED BRICKSECONDARY MATERIAL: PAINTED WOOD BANDING/BRACKETS/2ND FLR WINDOW SURROUNDS, SUSPECT PAINTED WOOD 2ND FLR MANSARD ROOF/WALLS, SHINGLED UPPER ROOF, PRECAST SILLS/HEADERS/BANDING, STONE FOUNDATIONPORCH: RAISED, PARTIAL WIDTHEXPOSED FOUNDATION: YES, SUSPECT STONE BLOCKSEAVE/CORNICE HEIGHT: 18' +/-RIDGE HEIGHT: 30' +/-OVERALL WIDTH: 40' +/-



BRICK MAIN FLOOR, ALTERNATE TEXTURED MANSARD SECOND FLOOR WALLSSHINGLED MANSARD WALLS W/ ROUNDED BASE FLAREBANDING AT BASE OF MANSARD FLARE, WRAPPING TO CREATE TRANSITION FROM BRICK/SHINGLESPITCHED HIPPED PORCH ROOF MEETS WALL BANDING BETWEEN BRICK/SHINGLESDECORATIVE DIAGONALLY PROJECTING GUTTER AT TOP OF MANSARD WALLS/BOTTOM OF UPPER ROOFPRECAST MAIN FLOOR SILLSPROJECTING 2ND FLR WINDOW SURROUNDSTALLER BRICK CHIMNEY

2840 CURTIS STREETYEAR BUILT: 1885NO. OF FLOORS: 2ROOF SHAPE (MAIN): 2ND FLR WALLS-MANSARD & UPPER HIPPED W/ GABLE DETAILROOF SHAPE (PORCH): HIPPEDMAIN MATERIAL: UNPAINTED BRICKSECONDARY MATERIAL: PAINTED WOOD SHINGLE 2ND FLR MANSARD WALLS, PAINTED BANDING BELOW MANSARD. STANDING SEAM PORCH ROOF, PRECAST MAIN FLOOR SILLSPORCH: RAISED, FULL WIDTH- WRAPEXPOSED FOUNDATION: NOEAVE/CORNICE HEIGHT: 13' +/-RIDGE HEIGHT: 29' +/-OVERALL WIDTH: 25' +/-


2810 CURTIS STREETYEAR BUILT: 1886NO. OF FLOORS: 2ROOF SHAPE (MAIN): 2ND FLR WALLS-MANSARD & SUSPECT UPPER FLAT ROOFROOF SHAPE (PORCH): BALCONY W/ UPPER SHED ROOFMAIN MATERIAL: PAINTED BRICKSECONDARY MATERIAL: PAINTED METAL 2ND FLR MANSARD WALLS, PAINTED BANDING BELOW MANSARD. SUSPECT STANDING SEAM PORCH ROOF, PRECAST MAIN FLOOR HEADERS/SILLSPORCH: RAISED, FULL WIDTHEXPOSED FOUNDATION: YESEAVE/CORNICE HEIGHT: 12' +/-RIDGE HEIGHT: 26' +/-OVERALL WIDTH: 23' +/-


BRICK MAIN FLOOR, ALTERNATE TEXTURED MANSARD SECOND FLOOR WALLSSTREET FACING SECOND FLOOR BALCONYGUTTER AT TOP OF MANSARD ROOFBANDING AT TOP OF MAIN FLOOR BRICK/BASE OF 2ND FLOOR MANSARD WALLSTALL/SKINNY SINGLE HUNG WINDOWS, STREET FACING PROJECTING 2ND FLOOR WINDOW SURROUNDS

THE PROPOSED DEVELOPMENT DRAWS DESIGN INFLUENCE FROM MANY ELEMENTS SHOWN IN MANSARD HOMES THROUGHOUT THE NEIGHBORHOOD. THE PROPOSED USES SIMILAR PROPORTIONS BETWEEN THE BRICK MAIN FLOOR AND SHINGLED UPPER FLOOR MANSARD WALLS. INSPIRATION FOR THE 2ND FLOOR MANSARD

PROFILE DRAWN FROM 2840 CURTIS ST - ALONG WITH MOULDING AND BANDING BELOW MANSARD 2ND FLOOR WHICH IS PREVALENT

THROUGHOUT ALL PROVIDED EXAMPLES. ORNAMENTAL GUTTERING AT THE UPPER HIPPED ROOF AND BALCONY SKIRT ROOF BREAKS UP

BULKY MASSING - AS DOES THE MANSARD WALL PROFILE AND MOLDING/BANDING BELOW. THIS BLEND OF ORTHAGONAL BLOCKY

GROUND SHAPES COMBINED WITH SWEEPING ORNAMENTAL MASSING BRIDGES THE GAP BETWEEN STYLING IN VARIOUS PROVIDED

EXAMPLES AND CREATES A MODERN REPRESENTATION OF A MANSARD SINGLE FAMILY RESIDENCE.

DN CONCRETE WALK

DETACHED

GARAGE 3043 STOUT ST

SINGLE FAMILY DWELLING

ST

OU

T S

T80' R

.O.W

.

16' W

IDE

ALLE

Y

CO

NC

RE

TE

DR

IVE

AP

RO

N

CO

NC

RE

TE

SID

EW

ALK T

RE

E L

AW

N

WINDOW WELL

LIGHTWELLS

CHIMNEY CHIMNEY

CONCRETE PATIO

GRASS

6' WOOD FENCE

6' WOOD FENCE

30" METAL FENCE

METAL GATE

30" METAL FENCE

GAS METER

ELECTRIC PANEL

A/C UNIT

SHRUB BED(3) ORANGE ROCKET BARBERRY

SHRUB BED(3) CHERRY BOMB BARBERRY

CRUSHED GRANITE SWALE

CONCRETE WALK

SHRUB BED(3) GOLDEN NUGGET BARBERRY(3) DWARF JAPANESE BARBERRY

SHRUB BED(3) ENGLISH LAVENDER(3) RED MOUNTAIN ICE PLANT

WALL SCONCE AT 1ST & 2ND FLOOR DOORS

CONCRETEFRONT PORCH

WALL SCONCEAT SIDE/REAR DOOR

WALL SCONCE AT GARAGE DOOR

SECURITY FLOOR AT OVERHEAD DOOR

NEW R.O.W. TREEURBAN SUNSET MAPLE


LANDSCAPE PLANPAGE 29

1" = 10'-0"1

LANDSCAPE PLAN

1ST FLOOR5219' - 10"

2ND FLOOR5230' - 10 5/8"

2ND FLR CLG5239' - 10 5/8"

BASEMENT5209' - 10"

1ST FLR CLG5229' - 10"

STANDING SEAM METAL ROOFING

STICK FRAMED ROOF

GUTTER SYSTEM

SMOOTH SIDING DOOR SURROUND

THERMATRU FULL LITE BALCONY DOOR

COMPOSITE DECKING

STEEL RAILING - BLACK

HIGH SPEED ACCESS TRIM BAND

STANDING SEAM ROOFINGPAINTED FLINT GRAY

GUTTER SYSTEMPAINTED BLACK

WOOD BEAM PAINTED BLACK

HIGH SPEED ACCESS TRIM BAND

SOFFIT

FASCIA

SUMMIT BRICK-BLACK DIAMOND

T&G STAINED WOOD CEILING

DECK STRUCTURE W/ DRAINAGE SYSTEM

CUSTOM WOOD RADIUS TOP ENTRY DOOR SMOOTH FINISH

CONCRETE PATIO & STAIRS

1X10 HIGH SPEED ACCESS FASCIA

1ST FLOOR5219' - 10"

2ND FLOOR5230' - 10 5/8"

2ND FLR CLG5239' - 10 5/8"

BASEMENT5209' - 10"

1ST FLR CLG5229' - 10"


STICK FRAMED ROOF

GUTTER SYSTEM

1X HIGH SPEED ACCESS FASCIA

HARDIESHINGLE SIDING - HALF ROUNDSPAINTED DOLPHIN GRAY

SMOOTH SIDING DECORATIVE BANDING - BLACK AND HIGH SPEED ACCESS


THERMATRU FULL LITE DOOR


1ST FLOOR5219' - 10"

2ND FLOOR5230' - 10 5/8"

2ND FLR CLG5239' - 10 5/8"

BASEMENT5209' - 10"

1ST FLR CLG5229' - 10"


STICK FRAMED ROOF

GUTTER SYSTEM

1X10 HIGH SPEED ACCESS FASCIA

SMOOTH SIDING DECORATIVE BANDING - BLACK AND HIGH SPEED ACCESS


LA CANTINA 3 PANEL FOLDING DOOR

SMOOTH FINISH CONCRETE FOUNDATION & PATIO


WALL SECTIONSPAGE 30

3/16" = 1'-0"1

ENTRY SECTION3/16" = 1'-0"

2SIDE ENTRY SECTION

3/16" = 1'-0"3

REAR DOOR SECTION


ISOMETRIC ENTRYPAGE 31

1ENTRY ISOMETRIC

BLACK SHEET METAL CHIMNEY CAP

(3) LAYER ROWLOCK BUILD OUT

BRICK CHIMNEY

BLACK COMPOSITE SHINGLE ROOFING

GUTTER SYSTEM

CEMENTITIOUS SCALLOPED SHINGLES - DOLPHIN GRAY

BLACK WALL SCONCE

SIDING BUILT DECORATIVE BANDING BLACK & GREY

STANDING SEAM PORCH ROOF PAINTED FLINT GRAY

FRAMED WINDOW SURROUNDS, BLACK SIDING WRAPPED

BLACK STEEL GUARD RAIL

METAL PARAPET CAP HIGH SPEED ACCESS

SIDING TRIM BAND HIGH SPEED ACCESS(CONTINUOUS FROM DECORATIVE SIDE BAND)

GUTTER SYSTEM

BLACK DOWNSPOUTS

1X6 BANDING HIGH SPEED ACCESS - TOP AND BOTTOM

WOOD 8X8 POST PAINTED BLACK

SMOOTH FINISH CONCRETE PATIO AND FOUNDATION

SMOOTH FINISH CONCRETE STAIRS

HIGH SPEED ACCESS FASCIA (BEHIND)

JELD WEN SITELINE CLAD-WOOD BLACK WINDOWS


FRAMED DOOR SURROUND, BLACK SIDING WRAPPED

BLACK WALL SCONCE

ALL BRICK FACADES - SUMMIT BRICK BLACK DIAMOND

MID WINDOW ROWLOCK BRICK COURSE, 5/8" PROJECTION

FULL LITE CUSTOM WOOD RADIUS TOP DOORGLASS OBSCURED FOR PRIVACY

PRECAST SILLS, FRONT WINDOWS ONLY

(3) PRIMARY FACADE STREET FACING WINDOWS JELD WEN CUSTOM RADIUS TOP BLACK WOOD(ALL OTHER WINDOWS SITELINE CLAD-WOOD)

30" METAL GATE (FRONT YARD ONLY)

DOWNSPOUT - PAINTED TO MATCH ADJACENT MATERIAL(S)

CO

NC

RE

TE

EG

RE

SS

WE

LL

GRAVEL BASE

PIPE DOWN TO PERIMETER DRAIN

EXTERIOR PERIMETER DRAIN SYSTEM PER SOILS REPORT

2' -

0"

EGRESS WELL LADDER COMPLIANT W/ R310.2.3.1

SIL

L H

EIG

HT

C

OM

PLIA

NT

W/

R310.2

.2

WINDOW COMPLIANT W/ R310.2.1

WELL DEPTH COMPLIANT W/ R310.2.3

0' - 6"

WINDOW WELL DRAINAGE COMPLIANT W/ R310.2.3.2

FABRICATED WELL GRATE, SEE DETAIL AT

FAR RIGHT

3' - 0"

MIN

.0

' - 4

"

CO

NC

RE

TE

LIG

HT

WE

LL

GRAVEL BASE

PIPE DOWN TO PERIMETER DRAIN

EXTERIOR PERIMETER DRAIN SYSTEM PER SOILS REPORT

WINDOW WELL DRAINAGE COMPLIANT W/ R310.2.3.2NOTE: LIGHT WELLS ARE NOT FOR EMERGENCY EGRESS

FABRICATED WELL GRATE, SEE DETAIL AT FAR RIGHT

MIN

.

0' -

4"

1' - 4"

SIL

L

2' -

0"

6' -

0"

8' -

0"

2' - 6"

CL

R O

PN

32

1/8

"

CLR OPN

25 3/4"

CLEAR OPENING5.76 SF (GREY HATCH)

JELD WEN SITELINE2660 DOUBLE HUNGBASEMENT/2ND FLOOR BEDROOMEGRESS WINDOWS

WINDOW SHOWN ABOVE IS COMPLIANT WITH IRC R3310.2.1 & R310.2.2 (MINIMUM OPENING AREA AND SILL HEIGHT). ADJACENT WELL DETAILS SHOW COMPLIANCE WITH ALL OTHER REQUIREMENTS OF R310.2 (EMERGENCY ESCAPE AND RESCUE OPENINGS)


EGRESS/LIGHT WELL DETAILSPAGE 32

1/2" = 1'-0"1

EGRESS WELL SECTION1/2" = 1'-0"

2LIGHT WELL SECTION

1/4" = 1'-0"EGRESS WINDOW

3WELL GRATE

EGRESS WINDOW WELLS TO HAVE CUSTOM FABRICATED

IRON WELL GRATES W/ OPERABLE CENTER PANEL FOR EMERGENCY ESCAPE.

LIGHT WELLS TO HAVE MATCHING FIXED GRATES,

W/O OPERABLE PANEL

BLACK IRON FRAME, FITTED TO OPENING

DIAMOND MESH METAL

OPERABLE CENTER PANEL

1ST FLOOR5219' - 10"

2ND FLOOR5230' - 10 5/8"

2ND FLR CLG5239' - 10 5/8"

1ST FLR CLG5229' - 10"


MAX HEIGHT5247' - 4 1/4"

ROOF5245' - 3 3/4"

BU

LK

PLA

NE

17' -

0"

SETBACK

3' - 0 1/4"

45.00°

45.00°

SETBACK

3' - 0"

MAXIMUM REQUESTED DISTANCES TO PROJECT THROUGH BULK PLANES

ALLOWABLE CHIMNEY ENCROACHMENT PER DZC 5.3.7.1.B.5 & 5.3.7.4.B.1

(BULK PLANE/SETBACKS)

PR

OP

ER

TY

LIN

E

PR

OP

ER

TY

LIN

E

BULK

PLA

NE

ROOF (TYP. BOTH SIDES)

WINDOWS WITH ARCHITECTURAL SURROUNDS(TYP. BOTH SIDES)

2' - 0"

SECOND FLOOR WALL STRUCTURE(TYP. BOTH SIDES)

BULK PLAN

E

CHIMNEY SETBACK

2' - 2" 2' -

1 3/

4"

BU

LK

PLA

NE

EN

CR

OA

CH

ME

NT

9' -

2"

ALLO

WA

BLE

CH

IMN

EY


ADMIN ADJUSTMENT REQUESTPAGE 33

3/16" = 1'-0"1

S/E ELEVATION, PRIMARY ST - ADMIN ADJUST

REQUESTED LANDMARK ADMINISTRATIVE ADJUSTMENT:

ENCROACHMENTS THROUGH REQUIRED BULK PLANES

PORTIONS OF THE SECOND FLOOR WALLS, WINDOWS

AND ROOF ABOVE PROJECT THROUGH THE BULK PLANE

AS SHOWN IN ELEVATION DRAWING TO THE LEFT.

WE FEEL THAT THESE ENCROACHMENTS ARE

NECESSARY TO ACHEIVE THE ARCHITECTURAL STYLE

AND CHARACTER EXISTING CURRENTLY WITHIN THE

CURTIS PARK NEIGHBORHOOD.

COMPOSITE SHINGLE ROOFING - BLACK

1X FASCIA - PAINTED HIGH SPEED ACCESSGUTTER SYSTEM - PAINTED BLACK

HARDIESHINGLE HALF ROUND SIDING - PAINTED DOLPHIN GRAY

SMOOTH SIDING DECORATIVE BAND - PAINTED BLACK W/ HIGH SPEED ACCESS "STRIPE"

SUMMIT BRICK -BLACK DIAMOND


BLA

CK

0' -

7 1

/4"

GR

EY

0' -

5 1

/2"

BLA

CK

0' -

6" 0' -

3"

0' -

3"

0' - 3"

0' - 2 1/4"

0' - 1 1/2"

0' - 0 3/4"

2ND FLOOR5230' - 10 5/8"

2ND FLR CLG5239' - 10 5/8"

1ST FLR CLG5229' - 10"

0' -

8" 2

' - 0

"


ROOF SHEATHING

2X12 RAFTERS

1X8 FASCIA

GUTTER SYSTEM

HARDIESHINGLE SIDING HALF ROUNDS

WALL SHEATHING

WOOD STUDS

"SKIRT" PROJECTION

BRICK HEIGHT FROM T.O. 2ND FLOOR

BOTTOM OF SKIRT FROM T.O. 2ND FLOOR

FRAMING BUILD OUT FOR DECORATIVE BAND BACKING -BUILD OUT FLUSH W/ BRICK

SMOOTH SIDING OVER BLOCKING

SUMIIT BRICK BLACK DIAMOND

PAGE 342

0' - 11 1/2"

NO

TE

: G

UT

TE

RS

PA

INT

ED

TO

MA

TC

H C

OLO

R O

F A

DJA

CE

NT

WA

LLS

UPPER SECTION TO MATCH SHINGLE

SIDING - PAINTED DOLPHIN GRAY

LOWER SECTION TO MATCH SUMMIT

BRICK - PAINTED LIMO SCENE


DETAILSPAGE 34

1/4" = 1'-0"1

TYPICAL WALL MATERIAL ELEVATION

NOTE: USE HARDIEPLANK TRIM BOARDS AND HARDIE PANEL SIDING FOR DECORATIVE BAND FINISH OVER WOOD BLOCKING

1 1/2" = 1'-0"2

BAND DETAIL1/2" = 1'-0"

3TYPICAL MANSARD WALL SECTION

GUTTER DETAIL

JELD WEN CLAD-WOOD STILELINE WINDOW

HEADER RECESSION

JELD WEN CLAD-WOOD STILELINE WINDOW

BRICK VENEER

PRECAST SILL

SILL RECESSION

0' - 4 5/8"

0' - 7 5/8"

PROJECTION0' - 0 5/8"

2X6 SURROUND FRAMINGHARDIEPANEL WRAP ON FRAMING

0.25

VERTICAL WINDOW SIDE SURROUND (BEHIND)

HEADER RECESSION

1' - 0 5/8"

HARDIESHINGLE SIDING

SILL RECESSION

1' - 1"

VERTICAL WINDOW SIDE SURROUND (BEHIND)

HARDIEPANEL SILL WRAP ON FRAMING/BLOCKING

0.25

JELD WENCLAD-WOOD STILELINE WINDOW

HARDIEPANEL WRAP ON FRAMING/BLOCKING


2X4 SIDE SURROUND FRAMING

HARDIEPANEL WRAP ON FRAMING

HARDIEPANEL SILL(RE:MANSARD WINDOW SECTION)

HARDIESHINGLE SIDING


PLAN VIEW DETAIL

BA

ND

ING

DE

CO

RA

TIV

E

SMOOTH HARDIE PANEL WINDOW SIDE SURROUNDSWRAPPED ON 2X4 FRAMING -PAINTED BLACK

2X4 SIDE SURROUND FRAMING (DASHED LINES)TYPICAL BOTH SIDES

FRAMING2X4

FR

AM

ING

2X

6

HARDIESHINGLE SIDING, HALF ROUNDS -PAINTED DOLPHIN GRAY

2X6 HEADER/TOP WINDOW SURROUND FRAMING(DASHED LINES)

SMOOTH HARDIE PANEL WINDOW HEADER/TOP SURROUND WRAPPED ON 2X6 FRAMING - PAINTED BLACK

FIN

ISH

ED

0' -

6"

FINISHED0' - 4"

T.O. BAND RUNS BACK TO WINDOW SILL, RE: WINDOW SIDE SURROUND DETAIL & MANSARD WINDOW SECTION


WINDOW DETAILSPAGE 35

1 1/2" = 1'-0"1

BRICK WINDOW SECTION1 1/2" = 1'-0"

2MANSARD WINDOW SECTION

1 1/2" = 1'-0"3

WINDOW SIDE SURROUND DETAIL

1/2" = 1'-0"4

MANSARD WINDOW ELEVATION5

WINDOW SURROUND 3D

PO

ST

HE

IGH

T

2' -

9"

FE

NC

E H

EIG

HT

2' -

6"

ORNAMENTAL GATE

3' - 0"

TYP.0' - 3"

0' -

4"

1 1/2" SQ. HORIZONTAL RAILS (GATE AND FENCE)

1 1/2" SQ. GATE FRAME

1" SQ. PICKETS

1 1/2" SQ. BOTTOM RAIL

1" SQ. PICKETS

4" SQ. POSTS (TYP.)

TYP.0' - 4"

0' -

8"

2' -

0"

2' -

0"

6' -

0"

INTERMEDIATE POST SPACING

8' - 0"

2X4 HORIZONTAL MEMBER



4X

4 P

OS

TIN

G

EMBED POST INTO CONCRETE

CONCRETE CAISSON

TYP.0' - 0 1/2"

1X6 CEDAR PICKETS (TYP.)

0' -

5 1

/2"

EXTERIOR SIDE INTERIOR SIDE

0' - 2"

0' -

7"

0' -

1"

0' -

3"

0' -

1"

2" SQUARE INTERMEDIATE/CORNER POSTS

2 1/2" WIDE X 1" TALL TOP AND SECONDARY RAIL

3/4" SQ. BALUSTERS, 3 7/8" SPACING

NOTE:STEEL FABRICATED RAILING TO BE PAINTED BLACK

0' - 3 7/8" 0' - 0 3/4"


RAILING, FENCES & GATE DETAILPAGE 36

3/4" = 1'-0"1

METAL FENCE/GATE DETAIL

3/4" = 1'-0"2

WOOD FENCE DETAIL1" = 1'-0"

3DECK RAIL DETAIL


MATERIALSPAGE 37

BRICK SPECIFICATIONS:

• RUNNING BOND• 1ST FLOOR STRETCHER BRICK MID

WINDOW COURSE BAND - 5/8" PROJECTION

SUMMIT BRICK- BLACK DIAMOND SMOOTHMORTAR COLOR TO MATCH BRICK

SIDING SPECIFICATIONS:

JAMES HARDIEHARDIESHINGLE HALF ROUNDS PAINTED DOLPHIN GRAY

(SECOND FLOOR MANSARD WALLS)PAINTED HARDIEPANEL SIDING, HARDIETRIM BOARDS - ALL SMOOTH TEXTURE PAINTED BLACK/HIGH SPEED ACCESS

(TRIM & WINDOW SURROUNDS)

PAINT SPECIFICATIONS:

• BLACK PAINT- PORCH COLUMNS, GUTTERS, DOWNSPOUTS, WINDOW/DOOR SURROUNDS

• DOLPHIN GRAY PAINT- FISH SCALE 2ND FLOOR WALL SIDING• HIGH SPEED ACCESS PAINT- FASCIAS, DETAIL ACCENTS• FLINT GRAY PAINT - STANDING SEAM METAL PORCH ROOF (MATTE FINISH)• LIMO SCENE PAINT - DOWNSPOUTS ADJACENT BRICK WALLS

CONCRETE SPECIFICS:

ALL CONCRETE COMPONENTS ON SITE TO BE HIGH SPEED ACCESS W/ SMOOTH FINISH INCLUDING:

HEADERS/SILLSFOUNDATIONSSIDEWALKS/PATIOS

SILL EXAMPLE

SHINGLE SIDING

TRIM/ACCENTS

DOWNSPOUT ADJACENT BRICK

PORCH ROOF


MATERIALS 2PAGE 38

WINDOW SPECIFICATIONS

JELD WEN SITELINE CLAD-WOOD WINDOW(3) ARCH TOP FRONT WINDOWS JELD WEN CUSTOM

DOUBLE HUNG & FIXED OPERATIONU-FACTOR: 0.30, SHGC: 0.22ENERGY STAR® CERTIFIEDEXTERIOR COLOR: BLACKINTERIOR COLOR: NATURAL WOOD

DOOR SPECIFICATIONS

THERMA TRU S8000XE/2000XEFULL LITE DOORSSATIN ETCH PRIVACY GLASSINTERIOR AND EXTERIOR COLOR:

FRAME PAINTED BLACK,DOOR PAINTED HIGH SPEED ACCESS

LOCATIONS: BALCONY, SIDE ANDGARAGE DOORS

ENTRY DOOR SPECIFICATIONS

CUSTOM WOOD RADIUS TOPFULL LITE DOOROBSCURED PRIVACY GLASS TO MATCH THERMA TRUINTERIOR AND EXTERIOR COLOR: STAINED WOODLOCATION: FRONT DOOR

REAR PATIO DOOR SPECIFICATIONS

LA CANTINA FOLDING DOOR SYSTEMFULL LITE CLEAR GLAZINGSHADOW BLACK FRAME AND PANELS

DECKING SPECIFICATIONS:

TREX COMPOSITE DECKING-FOGGY WHARF

BALCONY FLOORING

TREX FOGGY WHARF DECKING

FRONT PORCH CEILING SPECIFICS:

TONGUE & GROOVECLEAR SELECT CEDAR CEILINGSTAINED TO MATCH ENTRY DOOR

ROOFING SPECIFICATIONS

PORCH ROOF:METAL ROOFING SOLUTIONS STANDING SEAMGALVALUME METAL PANEL MR-450PAINTED FLINT GRAY (MATTE FINISH)

UPPER ROOF:OWENS CORNING OAKRIDGEARCHITECTURAL SHINGLESONYX BLACK

ONYX BLACK COLORPANELS PAINTED FLINT GRAY

MATTE FINISH

3' - 0"

8' -

0"

2' - 6"

8' -

0"

8' -

0"

9' - 0"

16' - 0"

8' -

0"

3-0 X 8-0RADIUS TOP FULL LITEWOOD ENTRY DOOR

CUSTOM MILLEDOBSCURED PRIVACY GLASS

(FRONT ENTRY)

2-6 X 8-0FULL LITE

ACCESS DOORTHERMA TRU SMOOTH STARSTYLE NO. S8000XE - ONYX

PRIVACY GLASS - SATIN ETCH(BALCONY, SIDE & GARAGE)

9-0 X 8-0FOLDING DOOR

LaCANTINA FOLDINGWOOD W/ CLEAR GLAZING

(REAR YARD)

16-0 X 8-0PRE-FINISHED FLAT PANELSTEEL OVERHEAD DOOR

C.H.I. SKYLINE OR SIMILAR - BLACK(GARAGE OVERHEAD DOOR)

2' -

0"

6' -

0"

2' - 6"

8' -

0"

2' -

0"

6' -

0"

8' -

0"

5' - 0"

5' -

6"

2' -

6"

8' -

0"

2' -

0"

6' -

0"

8' -

0"

2' - 6"2' - 6"

2-6 X 6-0DOUBLE HUNG ARCH TOP - BLACK

FIRST FLOORPRIMARY FACADE

(CUSTOM WOOD WINDOW)

5-0 X 6-0DBL DOUBLE HUNG - BLACK

FIRST/SECOND FLOORPRIMARY & REAR (2ND FLR)/

SIDE INTERIOR (1ST FLR) FACADESEGRESS COMPLIANT

2-6 X 6-0DOUBLE HUNG - BLACK

SECOND FLOOR/BASEMENT (MAJORITY)SIDE INTERIOR/REAR FACADES

EGRESS COMPLIANT

2-6 X 2-6FIXED - BLACK

FIRST FLOOR (ENTRY)SIDE INTERIOR FACADE

ALL WINDOWS TO BE JELD WEN SITELINE AURALAST WOOD CLAD U.N.O, FINISH TO BE BLACK ON EXTERIOR AND NATURAL WOOD INTERIORALL WINDOW U-FACTORS: U-FACTOR: 0.30, SHGC: 0.20, ENERGY STAR® CERTIFIED

FINISHED FLOOR

FINISHED FLOOR

4-0 X 4-0DOUBLE HUNG - BLACKFIRST FLOOR (KITCHEN)SIDE INTERIOR FACADE

8' -

0"

4' -

0"

4' -

0"

4' - 0"

4' -

0"

4' -

0"

8' -

0"

4-0 X 4-0DBL DOUBLE HUNG - BLACK

SECOND FLOOR (MASTER BATH)SIDE INTERIOR FACADE

4' - 0"


WINDOWS AND DOORSPAGE 39

1/4" = 1'-0"WINDOWS & DOORS


LIGHTING SPECIFICATIONSPAGE 40

OUTDOOR WALL SCONCE LIGHTINGADJACENT ACCESS DOORS ON HOUSE AT: ENTRY, SIDE DOOR, 2ND FLOOR BALCONY, REAR FOLDING DOOR AND GARAGE PASSENGER DOOR

OUTDOOR WALL-MOUNTED SECURITY LIGHTINGABOVE GARAGE OVERHEAD DOOR

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