HomeMy WebLinkAboutAgenda_ZBA_04.20.2021Notice of Meeting for the
Zoning Board of Adjustment
of the City of Georgetown
April 20, 2021 at 5:00 PM
at Virtual
The City of Georgetown is committed to compliance with the Americans with Disabilities Act (ADA). If you
require assistance in participating at a public meeting due to a disability, as defined under the ADA, reasonable
assistance, adaptations, or accommodations will be provided upon request. Please contact the City Secretary's
Office, at least three (3) days prior to the scheduled meeting date, at (512) 930-3652 or City Hall at 808 Martin
Luther King Jr. Street, Georgetown, TX 78626 for additional information; TTY users route through Relay
Texas at 711.
The regular meeting will convene at 5:00 p.m. on April 20, 2021 via
teleconference. To participate, please copy and paste the following weblink
into your browser:
Weblink: http://bit.ly/3eLI5vd
Webinar ID: 994-6500-4449
Password: 498019
To participate by phone:
Call in Number: (346)248-7799 or Toll Free: 833-548-0282
Password: 498019
Citizen comments are accepted in three different formats:
1. Submit written comments to planning@georgetown.org by 5pm on the
date of the meeting and the Recording Secretary will read your comments
into the recording during the item that is being discussed.
2. Log onto the meeting at the link above and "raise your hand" during the
item
3. Use your home/mobile phone to call the toll-free number To join a zoom
meeting, click on the link provided and join as an attendee. You will be asked
to enter your name and email address (this is so we can identify you when
you are called upon). To speak on an item, click on the "raise your hand"
option at the bottom of the Zoom meeting webpage once that item has
opened. When you ae called upon by the Recording Secretary, your device
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Use of profanity, threatening language, slanderous remarks or threats of
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the meeting.
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Discussion on how the Zoning Board of Adjustment virtual conference will be conducted, to include
options for public comments and how the public may address the Commission -- Sofia Nelson, CNU-
A, Planning Director
Regular Session
(This Regular Session may, at any time, be recessed to convene an Executive Session for any purpose
authorized by the Open Meetings Act, Texas Government Code 551.)
A Nomination and selection of Vice-chair for the 2021-22 year.
B Nomination and selection of Secretary for the 2021-22 year.
C Discussion and possible action to approve meeting time, date and place for 2021-22 year.
D Consideration and possible action to confirm the bylaws for the Zoning Board of Adjustment -- Sofia
Nelson, CNU-A, Planning Director
Public Wishing to Address the Board
On a subject that is posted on this agenda: Please fill out a speaker registration form which can be found at the
Board meeting. Clearly print your name, the letter of the item on which you wish to speak, and present it to the
Staff Liaison, preferably prior to the start of the meeting. You will be called forward to speak when the Board
considers that item.
On a subject not posted on the agenda: Persons may add an item to a future Board agenda by filing a written
request with the Staff Liaison no later than one week prior to the Board meeting. The request must include the
speaker's name and the specific topic to be addressed with sufficient information to inform the board and the
public. For Board Liaison contact information, please logon to
http://government.georgetown.org/category/boards-commissions/.
E At the time of posting, no persons had signed up to address the Board.
Legislative Regular Agenda
F Consideration and possible action to approve the minutes from the January 19, 2021 regular meeting of the
Zoning Board of Adjustment -- Mirna Garcia, Management Analyst.
G Public Hearing and possible action on a request for a Zoning Variance from UDC Section
6.05.010.C for an 11.5% increase from the 25% of the principal structure maximum size requirement for
an accessory structure to allow an accessory structure that is 36.5% of the size of the principal structure,
for the property located at 500 Toledo Trail, bearing the legal description of Lot 22, Block 4, Serenada
East Unit 2 (2021-4-VAR) -- Ethan Harwell, Senior Planner
Adjournment
Certificate of Posting
I, Robyn Densmore, City Secretary for the City of Georgetown, Texas, do hereby certify that this Notice of
Meeting was posted at City Hall, 808 Martin Luther King Jr. Street, Georgetown, TX 78626, a place readily
accessible to the general public as required by law, on the _____ day of _________________, 2021, at
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__________, and remained so posted for at least 72 continuous hours preceding the scheduled time of said
meeting.
__________________________________
Robyn Densmore, City Secretary
Page 3 of 55
City of Georgetown, Texas
Zoning Board of Adjustment
April 20, 2021
SUBJECT:
Nomination and selection of Vice-chair for the 2021-22 year.
ITEM SUMMARY:
Nomination and selection of Vice-chair for the 2021-22 year.
FINANCIAL IMPACT:
.
SUBMITTED BY:
Mirna Garcia. Management Analyst
Page 4 of 55
City of Georgetown, Texas
Zoning Board of Adjustment
April 20, 2021
SUBJECT:
Nomination and selection of Secretary for the 2021-22 year.
ITEM SUMMARY:
Nomination and selection of Secretary for the 2021-22 year.
FINANCIAL IMPACT:
.
SUBMITTED BY:
Mirna Garcia. Management Analyst
Page 5 of 55
City of Georgetown, Texas
Zoning Board of Adjustment
April 20, 2021
SUBJECT:
Discussion and possible action to approve meeting time, date and place for 2021-22 year.
ITEM SUMMARY:
Discussion and possible action to approve meeting time, date and place for 2021-22 year.
FINANCIAL IMPACT:
.
SUBMITTED BY:
Mirna Garcia. Management Analyst
Page 6 of 55
City of Georgetown, Texas
Zoning Board of Adjustment
April 20, 2021
SUBJECT:
Consideration and possible action to confirm the bylaws for the Zoning Board of Adjustment -- Sofia
Nelson, CNU-A, Planning Director
ITEM SUMMARY:
FINANCIAL IMPACT:
.
SUBMITTED BY:
Mirna Garcia, Management Analyst
ATTACHMENTS:
Description Type
zba bylaws Backup Material
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City of Georgetown, Texas
Zoning Board of Adjustment
April 20, 2021
SUBJECT:
Consideration and possible action to approve the minutes from the January 19, 2021 regular meeting of the
Zoning Board of Adjustment -- Mirna Garcia, Management Analyst.
ITEM SUMMARY:
FINANCIAL IMPACT:
.
SUBMITTED BY:
Mirna Garcia, Management Analyst
ATTACHMENTS:
Description Type
1.19.21 minutes Backup Material
Page 14 of 55
Planning & Zoning Commission Minutes Page 1 of 2
January 19, 2021
City of Georgetown, Texas
Zoning Board of Adjustment Meeting
Minutes
Tuesday, January 19, 2021 at 5:00 p.m.
Teleconference Meeting: https://bit.ly/344rXys
The regular meeting convened at 5:00PM on January 19, 2021 via teleconference at:
https://bit.ly/344rXys. Webinar ID: 949-1603-7062. To participate by phone: Call-In Number:
(301)715-8592 or Toll Free 877-853-5257. Password: 901944. Public Comment was allowed via the
conference option; no in-person input was allowed.
Commissioners present: John Marler, Chair; Travis Perthuis; Kaylah McCord; Ed Whitmore;
Stephaney Lafears
Commissions absent: Deb Meyer; Tim Haynie
Staff Present: Andreina Davila-Quintero, Current Planning Manager; Sofia Nelson, Planning Director;
Mirna Garcia, Management Analyst; Ethan Harwell, Senior Planner
Chair Marler called the meeting to order at 5:01 p.m.
Public Wishing to Address the Board
A. Public Wishing to Address the Board
At the time of posting, no persons had signed up to address the Board.
Legislative Regular Agenda
B. Consideration and possible action to approve the minutes from the August 18, 2020 regular
meetings of the Zoning Board of Adjustment -- Mirna Garcia, Management Analyst
Motion to approve the minutes by McCord. Second by Whitmore. Approved (5-0).
C. Public Hearing and possible action on a Zoning Variance from the minimum setback
requirements of Unified Development Code Section 6.02.090.A to allow a 15-foot variance from the
30-foot minimum setback required when the High Density Multi-Family (MF-2) zoning district is
adjacent to a residential zoning district to create a 15-foot minimum setback, for the property
located at 3105 Northwest Boulevard, bearing the legal description of Lot 3, Block B, Reata East
subdivision (2020-5-VAR) -- Ethan Harwell, Senior Planner
Staff report by Harwell. The applicant is requesting to reduce the required setback along the south
property line of the subject property. The dimensional standards established in the UDC require
that when a property zoned High Density Multi-Family (MF-2) is adjacent to a residential zoned
property the minimum required side setback for the multi-family site increase from 15 feet to 30
feet. According to the applicant’s letter of intent (Exhibit 3), this property is significantly
Page 15 of 55
Planning & Zoning Commission Minutes Page 2 of 2
January 19, 2021
encumbered by the FEMA floodplain and Protected Trees, which restricts the developable area of
the site to the western portion of the site, thus triggering the need for this variance. Additional
information of the context in which this project sits and justification for a 15-foot setback instead of
a 30-foot setback is outlined in this letter. The subject property is located on the west side of the
Northwest Boulevard between Lakeway Drive and River Bend Drive. The subject property is
located within the Williams Drive Gateway Plan and has a Future Land designation of High
Density Mixed Housing. It is currently zoned High Density Multi-Family (MF-2). The Zoning Board
of Adjustment may authorize a variance from the requirements of the zoning provisions of the
UDC if the variance from the terms of the zoning provisions is not contrary to the public interest
and, due to special conditions, a literal enforcement of the requirements would result in
unnecessary hardship, so the spirit of this Code is preserved, and substantial justice done. No
variance shall be granted unless the ZBA finds all of the required findings established in UDC
Section 3.15.030.A.
Chair Marler opened the Public Hearing.
Connie Soares, 3001 Whisper Oaks, is against the variance.
Chair Marler closed the Public Hearing.
Motion to approve Item C (2020-5-VAR) by Commissioner McCord. Second by Commissioner
Whitmore. Approved (5-0).
Motion to adjourn by Commissioner Whitmore. Second by Commissioner Marler. Approved (5-
0).
Adjournment at 5:34p.m.
____________________________________ ____________________________________
John Marler, Chair Attest, Travis Perthuis, Secretary
Page 16 of 55
City of Georgetown, Texas
Zoning Board of Adjustment
April 20, 2021
SUBJECT:
Public Hearing and possible action on a request for a Zoning Variance from UDC Section
6.05.010.C for an 11.5% increase from the 25% of the principal structure maximum size requirement for an
accessory structure to allow an accessory structure that is 36.5% of the size of the principal structure, for
the property located at 500 Toledo Trail, bearing the legal description of Lot 22, Block 4, Serenada East
Unit 2 (2021-4-VAR) -- Ethan Harwell, Senior Planner
ITEM SUMMARY:
Overview of Applicant’s Request:
The Applicant is requesting a variance from the maximum size requirement to allow the construction of an
accessory structure in the rear yard of a single-family home that would be 11.5% larger than what is
allowed by the UDC (25% of the size of the primary structure ). The applicant intends to use the
accessory structure as a Guest House. A “Guest House” is defined by UDC Section 16.02 as “an
attached or detached accessory building used to house guests of the occupants of the principal building,
which is never rented or offered for rent, and does not contain a kitchen.”
Staff’s Analysis:
Staff has reviewed the request in accordance with the Unified Development Code (UDC) and other
applicable codes. Staff has determined that the proposed request complies with 3 of the 7 the criteria
established in UDC Section 3.15.030 for a Zoning Variance and partially complies with 1 of the 7 criteria,
as outlined in the attached Staff Report.
Public Comments:
As required by the Unified Development Code (UDC), all property owners and registered neighborhood
associations within 300-feet of the subject property were notified of the request (16 notices mailed), a legal
notice advertising the public hearing was placed in the Sun Newspaper (April 4, 2021) and signs were
posted on-site. As of the publication date of this report, staff has received no written comments in favor
and one (1) in opposition of the request.
FINANCIAL IMPACT:
None. The applicant has paid the required application fees.
SUBMITTED BY:
Ethan Harwell, Senior Planner
ATTACHMENTS:
Description Type
2021-4-VAR - ZBA Staff Report Cover Memo
Exhibit 1 – Location Map Exhibit
Exhibit 2 – Conceptual Plan Exhibit
Exhibit 3 – Letter of Intent Exhibit
Exhibit 4 – Public Comments Exhibit
Page 17 of 55
Presentation Presentation
Page 18 of 55
Zoning Board of Adjustment
Planning Department Staff Report
2021-4-VAR
500 Toledo Trail Accessory Structure Page 1 of 7
Report Date: April 16, 2021
Case No: 2021-4-VAR
Project Planner: Ethan Harwell, Senior Planner
Item Details
Project Name: 500 Toledo Accessory Structure
Project Location: 500 Toledo Trail, within City Council district No. 5.
Legal Description: Lot 22, Block 4, Serenada East Unit 2 (0.35 acres)
Applicant: Craig Schmidt
Property Owner: Craig & Katie Schmidt
Request: Zoning Variance from UDC Section 6.05.010.C for an 11.5% increase from the
25% of the principal structure maximum size requirement for an accessory
structure to allow an accessory structure that is 36.5% of the size of the principal
structure.
Case History: This is the first public hearing of this request.
Page 19 of 55
Planning Department Staff Report
2021-4-VAR
500 Toledo Trail Accessory Structure Page 2 of 7
Overview of Applicant’s Request
The Applicant is requesting a variance from the maximum size requirement to allow the construction
of an accessory structure in the rear yard of a single-family home that would be 11.5% larger than what
is allowed by the UDC (25% of the size of the primary structure ). The applicant intends to use the
accessory structure as a Guest House. A “Guest House” is defined by UDC Section 16.02 as “an attached
or detached accessory building used to house guests of the occupants of the principal building, which
is never rented or offered for rent, and does not contain a kitchen.”
Site Information
Location:
The subject property is located on the edge of the Serenada neighborhood where it bounds the north
property line of the Georgetown Municipal Airport. Specifically, the property is on the southeast corner
of Toledo Trail and Aero Drive. The property is used as a single-family home.
Physical and Natural Features:
The subject property is developed as a single-family home with large front and rear yards. The rear
yard shares a border with the Georgetown Municipal Airport and already contains an existing storage
building. Generally, the site has a few established trees and slopes to the southwest.
Future Land Use and Zoning Designations:
The subject property has a Future Land Use designation of Mixed Density Neighborhood and is
currently zoned Agriculture (AG).
Surrounding Properties:
The subject property is located on the edge of the Serenada neighborhood and the Georgetown
Page 20 of 55
Planning Department Staff Report
2021-4-VAR
500 Toledo Trail Accessory Structure Page 3 of 7
Municipal Airport. In general, the Serenada neighborhood is an established neighborhood with 0.25-
acre lots or larger. A portion of the neighborhood is located within the city limits and the remainder is
in the City’s ETJ. The subject property is adjacent to the airport, but is not located directly adjacent to
any facilities for the airport property. The Georgetown Tennis Center is located nearby.
The current zoning, Future Land Use designation, and existing uses of the adjacent properties to the
north, south, east and west are outlined in the table below:
DIRECTION ZONING DISTRICT FUTURE LAND USE EXISTING USE
North Agriculture (AG) Mixed Density Neighborhood Single-Family Homes
East Agriculture (AG) Mixed Density Neighborhood Single-Family Homes
South
Planned Unit
Development (PUD),
Public Facilities (PF)
base zoning
Institutional Georgetown Municipal
Airport
West Agriculture (AG) Mixed Density Neighborhood Undeveloped
Approval Criteria
The following are the pertinent sections of the Unified Development Code (UDC) related to this request:
• UDC Section 6.05.010 sets the maximum size of an accessory structure on a single-family lot to
be a maximum of 25% of the size of the primary structure. The square footage to be considered
for the primary structure cannot include any attached garages.
Staff has reviewed the variance request and the applicant’s stated findings, and has evaluated the
Georgetown Municipal Airport
Georgetown Tennis Center
Future Costco
Aviation Drive Extension
Page 21 of 55
Planning Department Staff Report
2021-4-VAR
500 Toledo Trail Accessory Structure Page 4 of 7
request based on the UDC required findings for a variance in accordance with UDC Section 3.15.030,
which stated:
Required Findings
The Zoning Board of Adjustment may authorize a variance from the requirements of the zoning
provisions of the UDC if the variance from the terms of the zoning provisions is not contrary to the
public interest and, due to special conditions, a literal enforcement of the requirements would result in
unnecessary hardship, so the spirit of this Code is preserved, and substantial justice done. No variance
shall be granted unless the ZBA finds all of the required findings established in UDC Section 3.15.030.A.
Staff has reviewed the submitted Zoning Variance request in accordance with the UDC and other
applicable codes. Staff has determined that the request complies with 3 of the 7 required findings and
partially complies with 4 of the 7 required findings established in UDC Section 3.15.030.A for a Zoning
Variance as outlined below.
ZONING MAP VARIANCE APPROVAL CRITERIA
1. Extraordinary Conditions
That there are extraordinary or special conditions affecting the land
involved such that strict application of the provisions of this Unified
Development Code will deprive the applicant of the reasonable use of
their land. For example, a Zoning Variance might be justified because of
topographic or other special conditions unique to the property and
development involved, while it would not be justified due to
inconvenience or financial disadvantage.
Does Not Comply
In general, there are no extraordinary conditions on the subject property that would prevent the
applicant from constructing an accessory structure in accordance with the guidelines of the UDC.
There is not any significant natural feature, space constraint, or requirement for other site features,
that prevents the applicant from complying.
The subject property is subject to setbacks established by plat that exceed our UDC standards,
however these do not constitute an extraordinary condition as that is a development standard
planned to be applicable to the subject property and all neighboring properties within the same
subdivision.
2. No Substantial Detriment
That the granting of the Zoning Variance will not be detrimental to the
public health, safety or welfare or injurious to other property in the area
or to the City in administering this Code.
Complies
No. The applicant poses a relatively appropriately sized structure which is in character with other
structures in the neighborhood and the zoning district. The proposed structure would have a
harmonious design and would be consistent in mass and scale with other structures in the vicinity.
Additionally, no adverse impact on the adjacent is expected from the increase in impervious cover
– the property drains away from the neighboring lot towards Aero Drive.
Page 22 of 55
Planning Department Staff Report
2021-4-VAR
500 Toledo Trail Accessory Structure Page 5 of 7
ZONING MAP VARIANCE APPROVAL CRITERIA
3. Other Property
That the conditions that create the need for the Zoning Variance do not
generally apply to other property in the vicinity.
Does Not Comply
The limits on the size of an accessory structure in UDC Section 6.05.010 are applicable to all
residential development within the city limits including the neighboring properties along Toledo
Trail.
The limits on the size of the structure are tied to the size of the home on a property. The other
homes on this block of Toledo Trail are similar in size, and would have issues permitting an
accessory structure to be large enough to facilitate a large guest house as well.
Toledo Trail Lot Size (Acres) % from Subject Prop.
Lot Size
Sq. Ft. of Home % from Subject Prop.
Sq. Ft.
500 0.35 - 1,818 -
501 0.3673 +5% 1,783 -2%
502 0.36 +3% 1,674 -8%
503 0.36 +3% 1,674 -9%
504 0.3673 +5% 1,783 -2%
505 0.35 0% 1,615 -11%
506 0.36 +3% 1,491 -20%
507 0.35 0% 1,736 -5%
508 0.36 +3% 1,388 -25%
600 0.36 +3% 1,673 -10%
601 0.35 0% 1,540 -17%
602 0.39 +11% 1,693 -8%
603 0.39 +11% 1,693 -7%
604 0.49 +40% 1,759 -3%
605 0.49 +40% 1,759 -3%
606 0.48 +37% 1,964 +8%
4. Applicant's Actions
That the conditions that create the need for the Zoning Variance are not
the result of the applicant's own actions.
Does Not Comply
The applicant is initiating this request as fulfillment of their desire to construct a guest house, but
they are not responsible for constructing the home at its current size. It would be possible for the
applicant to construct the accessory structure within the parameters established by the UDC.
Page 23 of 55
Planning Department Staff Report
2021-4-VAR
500 Toledo Trail Accessory Structure Page 6 of 7
ZONING MAP VARIANCE APPROVAL CRITERIA
5. Comprehensive Plan
That the granting of the Zoning Variance would not substantially conflict
with the Comprehensive Plan and the purposes of this Code.
Complies
The UDC establishes limits on the size of an accessory structure in order to ensure that an accessory
structure is just that – accessory to the primary structure and primary use of a property. The
correlation between the size of the accessory structure and the size of the primary structure focuses
on managing the scale between the two structures. The other limits related to the coverage of the
rear yard and impervious cover are geared toward managing the use of the structure and the lot in
general. The granting of this variance would not substantially conflict with the purpose of code as
the general scale and secondary nature of the structure is maintained.
Policies LU.2 and LU.11 encourage reinvestment into properties and can accessory structures.
Granting this variance would make investment and futher utilization of the subject property by
making a large structure possible.
6. Utilization That because of the conditions that create the need for the
Zoning Variance, the application of this Code to the particular piece of
property would effectively prohibit or unreasonably restrict the
utilization of the property.
Partially Complies
The property can accommodate an accessory structure that takes full advantage of the UDC
allowances, but when viewed in comparison with the size of their lot it may seem as if the total
space of the rear yard is under utilized.
Under the limits on the size of the accessory structure the applicant may construct a 457 square foot
structure. So, the largest possible accessory structure permitted can be built here. An accessory
structure of this size may seem in scale with the primary structure, but it could seem out of scale
with the size of the property in total (0.35 acres).
The large lot results in a large rear yard space. Besides the correlation of the size of the accessory
structure and the primary structure the UDC establishes a second limit on the size related to the
size of the rear yard. An accessory structure is limited to be 25% of the size of the primary structure
and 30% of the size of the rear yard. Under the limits for the accessory structure based on the size of
the rear yard the approximately 9,417 square foot (0.22 acre) rear yard could support a 2,825 square
foot accessory structure. This is far more than the limit based on the size of the house would allow.
Page 24 of 55
Planning Department Staff Report
2021-4-VAR
500 Toledo Trail Accessory Structure Page 7 of 7
ZONING MAP VARIANCE APPROVAL CRITERIA
7. Insufficient Findings
The following types of possible findings do not constitute sufficient
grounds for granting a Zoning Variance:
a. That the property cannot be used for its highest and best use.
b. That there is a financial or economic hardship.
c. That there is a self-created hardship by the property owner or their
agent.
d. That the development objectives of the property owner are or will be
frustrated.
Complies
There are no insufficient findings.
In general, the variance request does not substantially conflict with UDC guidelines on the size of
accessory structure nor would it create any nuisance or conflict with other requirements. However,
there is no substantial site constraint or condition that is requiring the Applicant to build such a large
accessory structure.
Public Notification
As required by the Unified Development Code, all property owners within a 300-foot radius of the
subject property were notified of the Zoning Variance request (16 notices), a legal notice advertising the
public hearing was placed in the Sun Newspaper (April 4, 2021) and signs were posted on-site. To date,
staff has received no written comments in favor, and none in opposition to the request (Exhibit 4).
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Conceptual Plan
Exhibit 3 – Letter of Intent
Exhibit 4 – Public Comments
Page 25 of 55
Location
2021-4-VAR
Exhibit #1
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(512) 887-0340
500 Toledo Trail
Georgetown TX, 78628
Craig Schmidt
BUILDER
ELEVATIONS & FLOOR PLAN
ALL LOCAL AND STATE ORDINANCES AND CODES.
UNIFORM FIRE CODE (UFC) - 2015 EDITION
NATIONAL ELECTRICAL CODE (NEC) - 2015 EDITION
INTERN'L PLUMBING CODE (IPC) - 2015 EDITION
INTERN'L MECHANICAL CODE (IMC) - 2015 EDITION
INTERNATIONAL RESIDENTIAL BUILDING CODE (IRC) - 2015 EDITION
115 MPH 3-SECOND GUST
BUILDING DATA
20 PSF DEAD
20 PSF DEAD
6.2015 IECC CLIMATE ZONE 7
CLIMATE ZONE 2
SEISMIC ZONE 0
DESIGN WIND LOADS:
FLOOR LOADS:
SOIL BEARING:
FROST DEPTH:
7.
ROOF LOADS:
40 PSF LIVE
AS PER ENGINEER
12"
20
APPLICABLE CODES
1.
3.
2.
5.
4.
500 TOLEDO TRAIL
GEORGETOWN TX 78628
LOCATION OF WORK:
TEXAS
WILLIAMSON
GEORGETOWN
COUNTY-
CITY-
STATE-
ROOF FRAMING PLAN
FOUNDATION PLAN, DETAILS &
GENERAL SPECIFICATIONS
AND ROOF LINES
SECTIONS
S1
GS
A2
PRIOR TO COMMENCING WORK AND WITH IN 7 DAYS FROM THE DATE OF THE DRAWINGS.
ANY DISCREPANCIES, OMISSIONS OR ERRORS EXISTING IN THE DRAWINGS SHALL BE
BROUGHT TO THE ATTENTION OF EAGLE EYE DESIGN AND DRAFTING FOR CORRECTION
MADE AFTER THE ACCEPTANCE TIME FRAME SHALL RELEASE THE DRAFTSMAN FROM ANY
FAILURE TO DO SO CONSTITUTES FINAL ACCEPTANCE OF THE DRAWINGS. ANY CHANGES
FUTURE RESPONSIBILITY. THE CONTRACTOR, DEVELOPER AND THE HOMEOWNER ARE TO
VERIFY ALL CONDITIONS, DIMENSIONS AND SPECIFICATIONS PRIOR TO AND THROUGHOUT
ALL MANUFACTURED ITEMS SHOWN ON THESE PLANS SHALL BE INSTALLED ACCORDING
TO MANUFACTURER'S INSTALLATION INSTRUCTIONS.
GENERAL NOTES
IN THE EVENT OF CONFLICT BETWEEN PERTINENT CODES AND REGULATIONS AND
REFERENCED STANDARDS OF THESE SPECIFICATIONS, THE MORE STRINGENT PROVISIONS
THE DESIGN LOADS SHOWN ARE ASSUMED LOADS. THE OWNER AND CONTRACTOR
ARE RESPONSIBLE FOR CHECKING THE ACTUAL SOIL AND SNOW LOAD REQUIREMENTS.
THE OWNER & CONTRACTOR ARE ALSO RESPONSIBLE TO OBTAIN A SOILS REPORT.
WHICH MIGHT BE OCCASIONED BY HIS FAILURE TO EXACTLY LOCATE AND PRESERVE
CONTRACTOR AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES
LOCATION OF ALL EXISTING UTILITIES AND TO EXERCISE PROPER PRECAUTIONS. THE
IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO DETERMINE THE EXACT
DRAWINGS SHALL NOT BE SCALED. ALL WORK SHALL BE LAID OUT BY DIMENSIONS.
6.
CRAIG SCHMIDT
GUEST COTTAGE FOR:
THE CONSTRUCTION PHASES.
SHALL GOVERN.
5.
4.
ANY AND ALL UNDERGROUND UTILITIES.
2.
3.
1.
FRONT, LEFT, REAR, RIGHT
COVER PAGE & SITE PLAN
DWG NAME
DRAWING LIST:
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10' SET BACK
25' SET BACK
10' SET B
ACK
25' SET B
ACK
AERO D
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TOLEDO TRAIL
104.64'
88.01'
144
.
8
1
'
LOT 21
10'
10'
159
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8
7
'
GEORGETOWN AIRPORT
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METAL ROOFING (COLOR BY OWNER)
BOARD & BATON STYLE SIDING
(COLOR BY OWNER)
KEYNOTES
ALL EXTERIOR LIGHTING SHALL
BE DARK SKI COMPLIANT
Main Floor Plan1
644 SQUARE FEET LIVING AREA
AREA SQUARE FOOTAGE
Rear Elevation1
Front Elevation1
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Main Floor Plan Dimensions1 A1
AS SHOWN
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1 Right Elevation
Left Elevation1
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3068
3068
3068
3068 PKT
DBL 3
068 BI-FOL
D
2030 SH 2030 SH
4030 FIXED
3050 SH 3050 SH 3050 SH5050 SL
6'-1 1/2"5'-8"2'-4 1/2"3'-3 1/2"7'-6"7'-6"3'-5 1/2"
14'-2"21'-9"
5'
-
10
"
18
'
-
11
"
5'
-
5
1/2"
2'
-
1
1
1
/2"
2'-
1
1/2"
6'
-
4
1/2"
2'
18
'
-
11
"
7'-4"3'-1 3/4"3'-8 1/4"3'-9"8'-6 1/2"9'-5 1/2"
18'17'-11"
35'-11"
3'
7'
-
6"
2'-10"
13
'
-1
"
1'
-
7
1/2"
2068
W / D
REF DW
3068
3068
3068
3068 PKT
BEDROOM
CLG. HGT. 8' 1 1/8"
CL
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DBL 3
068 BI-FOL
D
BATH ROOM
CLG. HGT. 8' 1 1/8"
KITCHEN
CLG. HGT. 8' 1 1/8"
LIVING ROOM
CLG. HGT. 8' 1 1/8"
2030 SH 2030 SH
4030 FIXED
3050 SH 3050 SH 3050 SH5050 SL
SHELVES
1
A2
2
A2
SMOKE /
CO DETECTORS
EXHAUST FAN
VENT TO OUTSIDE
SD
SD
SD
2068
100' 00" TOP OF FLOOR
111' 4 7/8 " TOP OF RIDGE
106' 8" HDR HGT
108' 1 1/8" PLT HGT
GRADEGRADE
4
12
GRADE GRADE
100' 00" TOP OF FLOOR
111' 4 7/8 " TOP OF RIDGE
106' 8" HDR HGT
108' 1 1/8" PLT HGT
GRADE GRADE
100' 00" TOP OF FLOOR
111' 4 7/8 " TOP OF RIDGE
108' 1 1/8" PLT HGT
100' 00" TOP OF FLOOR
111' 4 7/8 " TOP OF RIDGE
106' 8" HDR HGT
108' 1 1/8" PLT HGT
GRADE GRADE
4
12
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Page 28 of 55
R 19 CEILING INSULATION MIN
PRE ENGINEERED ROOF
TRUSS (SEE ROOF FRAMING)1/2" OSB OR PLYWOOD SHEATHING
KEYNOTES
2x6 STUDS @ 16" O/C DOUBLE PANE WINDOWS
FASCIA PER BUILDERAPPROVED UNDERLAY
HOUSE WRAP TREATED BOTTOM PLATE
SEE ( PAGE S1)5/8 OSB OR PLYWOOD SHEATHING
R19 WALL INSULATION
Section 1-A22
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3" VERTICAL RADON VENT PIPE W/ EMBEDDED "T"
IN GRAVEL TO VENT THROUGH ROOF W/ FAN IF NEEDED
RADON MITIGATION 4" CRUSHED GRAVEL
COVERED W/ 6 MIL MEMBRANE
SOFFIT PER BUILDERVENT AS REQUIRED
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100' 00" TOP OF FLOOR
111' 2 7/8 " TOP OF RIDGE
106' 8" HDR HGT
108' 1 1/8" PLT HGT
4
12
3
12
GRADE GRADE
LIVING ROOM KITCHEN
GRADEGRADE
4
12
100' 00" TOP OF FLOOR
111' 4 7/8 " TOP OF RIDGE
106' 8" HDR HGT
108' 1 1/8" PLT HGT
BEDROOM
LIVING ROOM
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Page 29 of 55
DO NOT PLACE BACK FILL AGAINST BASEMENT WALLS UNTIL BASEMENT AND FIRST FLOOR ARE PLACED.C.
AT INTERMEDIATE MEMBERS. PLYWOOD SHALL BE 1/2" CDX, 32/16 PANEL INDEX.
PLYWOOD SHEAR WALLS, WHERE REQUIRED, SHALL BE CONSTRUCTED WITH ALL PANEL EDGES SOLIDLY BLOCKED. USE 8d COMMON NAILS 4" O/C AT PANEL EDGES AND 10" O/C
WIND BRACING SHALL BE 1/2" X 4' X 8' PLYWOOD, 1 X 4 LET-IN BRACING, OR LET IN STEEL BRACING AT ALL CORNERS AND AT 20' O/C MAXIMUM.
ALL POSTS, COLUMNS, AND MULTIPLE STUD COLUMNS SHALL BE BLOCKED SOLID AT FLOOR LEVELS (AND MIDPOINT WHERE POSSIBLE) AND NAILED @12" O/C FULL HEIGHT FROM
3/4" T&G PLYWOOD, GLUES & NAILED 48/24 PANEL INDEX
VARIES - SEE PLANS AND NOTE #7.
1/2" CDX PLYWOOD, 32/16 PANEL INDEX (100# SNOW LOADS: 5/8")
AS NOTED ON FRAMING PLANS
AS NOTED ON FRAMING PLANS
HEM-FIR #2 OR BETTER
WESTERN CEDAR #2 OR BETTER
CALIFORNIA REDWOOD #2 OR BETTER
WESTERN WOODS CONSTRUCTION GRADE
HEM-FIR #2 OR BETTER
WESTERN WOODS CONSTRUCTION GRADE
HEM-FIR CONSTRUCTION GRADE
HEM-FIR #2 OR BETTER
REDWOOD OR TREATED WOOD. CONSTRUCTION GRADE
ALL FRAMING LUMBER SHALL BE S4S. KILN DRIED, AND SHALL BEAR MANUFACTURER AND GRADE STAMP, AND SHALL CONFORM THE FOLLOWING (EQUAL OR BETTER):
CONCRETE REINFORCING STEEL MUST BE INSPECTED BY THE LOCAL BUILDING OFFICIAL BEFORE PLACING OF CONCRETE.
LAP SPLICES, WHERE PERMITTED, SHALL BE A MINIMUM OF 36 BAR DIAMETERS. MAKE ALL BARS CONTINUOUS AROUND CORNERS.
WELDED WIRE FABRIC SHALL CONFORM AS ASTM A185-70, AND SHALL BE LAPPED ONE FULL MESH AT SIDE AND END SPLICES. SEE NOTE 3D BELOW.
ALL REINFORCING SHALL BE HIGH STRENGTH DEFORMED BARS ASTM DESIGNATION A615 GRADE 60, EXCEPT TIES, STIRRUPS, AND PLATE ANCHORS, WHICH SHALL BE DEFORMED BARS
NO CONCRETE IS TO BE POURED ON FROZEN SOIL, AND ALL FOOTINGS, PADS, AND FOUNDATIONS MUST BE ADEQUATELY PROTECTED FROM FREEZING DURING AND AFTER POURING
ALL CONCRETE WORK AND REINFORCEMENT DETAILING SHALL BE IN ACCORDANCE WITH ACI BUILDING CODE.
WITH VERTICAL BULKHEADS AND HORIZONTAL KEYS, UNLESS OTHERWISE SHOWN.
SLABS, TOPPING, FOOTINGS, BEAMS, AND WALLS SHALL NOT HAVE JOINTS IN A HORIZONTAL PLANE. ANY STOP IN CONCRETE WORK MUST BE MADE AT CENTERS OF SPAN
FLOOR SLABS ON GRADE SHALL BE POURED IN CHECK OR PATTERN AVOIDING REENTRANT CORNERS WITH CONSTRUCTION JOINTS LOCATED UNDER PARTITIONS WHERE PRACTICAL.
CENTER ALL FOOTINGS, UNDERWALLS, COLUMNS, OR GRID LINES UNLESS OTHERWISE NOTED ON PLANS.
ALL NAILING SHALL BE IN ACCORDANCE WITH IRC TABLE 602.3(1) OR IBC TABLE 2304.9.1.
"ALL WATER MUST BE DIRECTED AWAY FROM THE FOUNDATION. GUTTERS AND DOWNSPOUTS SHOULD BE INSTALLED AND
IN GOOD REPAIR. FAILURE TO PROTECT THE FOUNDATION FROM EXCESSIVE OR UNEVEN MOISTURE CONDITIONS WILL
CAUSE DIFFERENTIAL SETTLEMENT AND DAMAGE TO THE FOUNDATION MAY OCCUR."
F.DECK FRAMING, POSTS, DECKING, LEDGERS.
8.
7.
6.
5.
BEAM/HEADER BEARING TO FOUNDATION.
K.WALL SHEATHING
FLOOR SHEATHINGL.
ROOF SHEATHING
LVL BEAMS
"I" JOISTS AND RAFTERSG.
GLU-LAMSI.
J.
H.
OR
OR
4.
3.
2.
FURRING, NON STRUCTURAL BLOCKING
2X JOISTS, PLATES, RAFTERS BLOCKING.
2. CONCRETE POURED IN FORMS BUT EXPOSED TO WEATHER 2".
1. CONCRETE POURED AGAINST EARTH 3".
REINFORCEMENT PROTECTION:
LOCATION
HEADERS, COLUMNSD.
E.
STUDS
MUDSILL
C.
B.
A.
E.
FRAMING
D.
C.
SPECIES AND GRADE
OR
ASTM DESIGNATION A615 GRADE 40.
REINFORCEMENT:
OF CONCRETE.
B.
A.
D.
C.
CONCRETE:
B.
A.
D.
E.
1400 RMU 1.25
2800 1.8
875 RMU 1.4
775 RMU 1.0
F E
675 RMU 1.2
650 SMU 0.4
850 SMU 1.4
500 RMU 0.9
975 RMU 1.4
950 SMU 0.9
ALL FOOTINGS ARE TO BE PLACED ON UNDISTURBED NATURAL SOIL. ALL FOOTER AREAS TO BE PROOF COMPACTED, EVEN IF EXCAVATED WITH A SMOOTH BUCKET.
SHALL BE INSTALLED USING MANUFACTURER'S RECOMMENDED INSTALLATION PRACTICES.
ALL EIFS STUCCO INSTALLATIONS SHALL CONFORM TO THE MANUFACTURER'S INSTALLATION METHODS AND PROCEDURES, AND THE EIFS MANUFACTURER'S ES REPORT. THE SEALANT
DISCOVERED BY THE USE OF THESE PANS SHOULD BE REPORTED IMMEDIATELY. WE ARE OPEN TO INPUT FROM THE CONTRACTOR WHICH INCREASES QUALITY OR SAVES MONEY WITH
CARE AND DILIGENCE, WE CANNOT GUARANTEE PERFECTION. COMMUNICATION IS IMPERFECT AND EVERY CONTINGENCY CANNOT BE ANTICIPATED. ANY DISCREPANCY OR AMBIGUITY
RELEASE OF THESE PLANS CONTEMPLATES FUTHER COOPERATION BETWEEN OWNER, CONTRACTOR, AND DESIGNER. ALTHOUGH WE HAVE CREATED THESE DOCUMENTS WITH DUE
ATTIC VENTILATION NET AREA MUST BE 1/300 OF THE AREA TO BE VENTILATED. WHERE CEILINGS ARE APPLIED DIRECTLY TO BOTTOM OF RAFTERS ALLOW A MINIMUM OF
CRAWL SPACE VENTILATION SHALL HAVE A NET AREA OF NOT LESS THAN ONE (1) SQUARE FOOT FOR EACH ONE HUNDRED FIFTY (150) SQUARE FEET OF UNDER FLOOR AREA.
VENTS SHALL BE LOCATED AS CLOSE TO CORNERS AS PRACTICAL TO PROVIDE CROSS VENTILATION. BALANCE OF VENT TO BE DISTURBED EQUALLY ALONG (2) SIDES.
REQUIREMENTS. VERIFY WINDOW HEIGHT OFF FLOOR AND SPACE FROM DOORS FOR TEMPERED GLASS REQUIREMENTS.
WINDOWS AND DOORS ARE CALLED OUT BY NUMBERS. CONFIRM ALL WINDOW SIZES TO MEET MINIMUM LIGHT AND VENTILATION REQUIREMENTS AND LOCAL EGRESS
5/8" TYPE X 1 HR SHEET ROCK ON WALLS BETWEEN GARAGE AND HOUSE AND GARAGE CEILING. DOORS BETWEEN GARAGE AND HOUSE SHALL BE 20 MIN. FIRE RATED AND
1/2" SHEET ROCK ON ALL INTERIOR WALLS AND CEILINGS UNLESS OTHERWISE NOTED ON DRAWINGS.
ALL MATERIALS, SUPPLIES, AND EQUIPMENT TO BE INSTALLED AS PER MANUFACTURERS SPECIFICATIONS AND AS PER LOCAL CODES AND REQUIREMENTS.
IF USING DIMENSION LUMBER FLOOR JOISTS, PLACE (1) ROW OF CROSS BRIDGING ON ALL SPANS OVER 8'-0" AND (2) ROWS ON SPANS OVER 16'-0".
COPY OF ENGINEERED DRAWINGS OF TRUSSES TO BE SENT TO LOCAL BUILDING DEPARTMENT.
ALL TRUSSES TO BE ENGINEERED BY TRUSS MANUFACTURER ACCORDING TO LOADING INDICATED ON PLAN. TRUSS MANUFACTURER TO FURNISH LAYOUT PLAN AND
LOAD BEARING INTERIOR OPENINGS 0" TO 3'-0" (2) 2X6 UNLESS OTHERWISE NOTED.
HEADERS ABOVE LOAD BEARING OPENINGS - (3) 2X12 W/ 1/2" PLYWOOD BETWEEN UNLESS OTHERWISE NOTED.
ANY STRUCTURAL OR FRAMING MEMBERS NOT INDICATED ON DRAWINGS ARE TO BE SIZED BY CONTRACTOR.
CONTRACTOR TO CONFIRM THE SIZE, SPACING, AND SPECIES OF ALL FRAMING AND STRUCTURAL MEMBERS TO MEET LOCAL CODE.
IF SOILS ARE QUESTIONABLE AT TIME OF EXCAVATION, THE CONTRACTOR SHOULD HAVE SOILS ANALYSIS DONE BEFORE PROCEEDING WITH WORK. IF EXPANSIVE SOILS ARE
GRADE LINES AS SHOWN ON THE PLANS ARE THE RESPONSIBILITY OF THE CONTRACTOR AND HIS CLIENT. THERE HAS BEEN NO FIELD SURVEY DONE. CONTRACTOR SHALL
IF ANY STRUCTURAL REVISIONS ARE MADE FROM THESE PLANS, THE BUILDING DEPARTMENT SHALL BE NOTIFIED PRIOR TO MAKING ANY REVISIONS AND THE NECESSARY
SILL PLATES SHALL BE CCA TREATED #2 HEM-FIR WITH MINIMUM 1/2" ANCHOR BOLTS PLACED AT MAXIMUM OF 6' O/C, AND 1' O/C AT PLATE ENDS, OPENINGS, AND
CENTER ALL FOOTINGS UNDER WALL, COLUMNS, UNLESS OTHERWISE NOTED ON PLANS.
ALL FOOTINGS ARE TO BE LEVEL, WITH STEPS AS REQUIRED. SLOPED FOOTINGS SHALL NOT BE ALLOWED.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROVISION OF ADEQUATE DRAINAGE AND WATERPROOFING AROUND FOUNDATION.
FLOOR PLAN. IF DISCREPANCIES FROM THE PLAN ARE NOTED, THE OWNER SHALL BE NOTIFIED IN WRITING BEFORE STARTING OR CONTINUING ON WITH WORK
BEFORE BEGINNING CONSTRUCTION, THE CONTRACTOR IS RESPONSIBLE FOR THE VERIFICATION OF THE EXACT DIMENSIONS OF THE FOUNDATION, IN ACCORDANCE WITH THE
1/2" WATER-RESISTANT SHEET ROCK AROUND ALL SHOWERS AND TUBS.
CALCULATED DIMENSIONS TAKE PREFERENCE OVER SCALED DIMENSIONS.
ALL INTERIOR DIMENSIONS ARE FROM FACE OF STUD TO FACE OF STUD.
DOUBLE ALL FLOOR JOISTS UNDER PARTITION WALLS, UNLESS NOTED OTHERWISE.
INTERSECTING WALLS. EMBED ANCHOR BOLTS 7" MINIMUM IN CONCRETE.
ALL MAUFACTURED ITEMS SHOWN ON THESE PLANS SHALL BE INSTALLED ACCORDING TO MANUFACTURERS RECOMMENDED INSTALLATION PRACTICES.
ANY OVER-EXCAVATION AREAS TO BE PROOF COMPACTED, EVEN IF EXCAVATED WITH A SMOOTH BUCKET, PRIOR TO PLACEMENT OF ANY STRUCTURAL FILL MATERIAL IF NECESSARY.
J.
1.
BB.
Z.
AA.
Y.
X.
U.
W.
V.
S.
T.
R.
N.
P.
Q.
0.
L.
M.
K.
CC.
MAXIMUM SOIL DESIGN PRESSURE = 2,000 PSF.
ATTIC AND CRAWL SPACE ACCESS TO BE MINIMUM OF 18" X 24".
1" AIR SPACE BETWEEN TOP OF INSULATION AND ROOF SHEATHING.
FOUNDATION:
B.
A.
A SIMILAR LEVEL OF QUALITY.
ALL EXTERIOR WALLS ARE DIMENSIONED TO OUTSIDE OF STUD.
HAVE SELF CLOSING HINGES.
GENERAL NOTES:
I.
H.
G.
F.
B.
D.
E.
C.
A.
ENCOUNTERED AN ENGINEERED FOUNDATION WILL BE REQUIRED.
VERIFY WITH LOCAL CODES THE PROPER DEPTH FOR FOOTINGS
CALCULATIONS BE OBTAINED.
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Roof LinesGS
GS
3/8" = 1'-0"
CRAIG
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Roof Framing Plan1
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THIS PAGE I
S ONL
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V
ALID
I
F STAMPED BY
A
N EN
GINEE
R
L
ICE
NCE
D
IN TEXAS. A
L
L S
T
RUCTU
AL I
NFORMA
T
I
ON
I
S ONL
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F
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XA
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.
05-09-2020
S1
AS SHOWN
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Foundation Plan1
A-S1
SCALE: 3/4"=1'
1/2" EXPANSION JOINT
(3) #5 REBAR CONT. 24" LAPS
MAINTAIN 3" MIN. COVER
#4 VERTICAL REBAR @ 36" O/C
ALTERNATE HOOKS
1/2x10" ANCHOR BOLTS @ 4' 0/C & 12" FROM
ENDS OF PLATES, OPENINGS, AND CORNERS
EMBED 7" IN CONCRETE
SEE S1 FOR SPECS.
2x6 TREATED PLATE
(2) #4 BARS CONT. TOP & BTM 24" LAPS
GRADE (MIN SLOPE 4%)
ROOF DESIGN LOADS
LIVE: 20 PSF
DEAD: 20 PSF
DURATION: 115 %
DEFLECTION: L/240 LIVE L/180 TOTAL
WIND LOAD 115 MPH 3 SECOND GUST
NOTE
ALL HEADERS AND BEAMS
(3) 2 x 8 #2 H/F (UNLESS NOTED)
ALL OVERHANGS 12"
ALL SOFFITS 12"
(SEE GS) FOR ROOF PITCHES
ALL HANGER AND TIE DOWN
HARDWARE PER TRUSS COMPANY
PRE-ENGINEERED
TRUSSES @ 24" O/C
ATTIC ACCESS 22" X 30"
MIN. CLEAR OPENING
GIRDER
BALLO
N FRAME
W
ALL
P
RE-
E
N
G
I
N
EE
RED
TRUS
S
E
S
@
2
4" O
/C
REINFORCING STEEL
1. STRUCTURAL STEEL SHALL COMPLY WITH ASTM A-36.
2. REINFORCING STEEL SHALL BE OF NEW STOCK DEFORMED
BARS CONFORMING TO ASTM A-615 GRADE 60, WITH THE
EXCEPTION OF #4 AND SMALLER TO BE GRADE 40.
3. ALL SPLICES SHALL BE A MIN. 24"
4. ALL BAR BENDS SHALL BE MADE COLD.
5. ALL BARS SHALL BE FREE OF DIRT, DUST, RUST GREASE,
MILL SCALE OR ANY OTHER MATERIAL WHICH MIGHT
AFFECT ITS BOND TO CONCRETE.
CONCRETE:
1. CONCRETE FOR FOOTINGS AND SLABS SHALL HAVE A MIN. COMPRESSIVE STRENGTH OF 3500 PSI AT 28 DAYS FROM INITIAL DATE OF POUR.
2. TYPE II PORTLAND CEMENT.
3. FOUNDATION SILLS SHALL BE AT LEAST 6" ABOVE GRADE AND SHALL BE PRESSURE TREATED WOOD
4. PIPES MAY PASS THROUGH CONCRETE IN SLEEVES.
5. ALL FOOTING SILLS SHALL HAVE FULL BEARING ON THE FOOTING WALL OR SLAB AND SHALL BE ATTACHED PER FOUNDATION PLAN.
BOLTS SHALL BE PLACED NOT MORE THAN 60" O.C. AND NOT MORE THAN 12" FROM CUT ENDS OF SILLS.
6. INTERIOR NON BEARING WALLS MAY BE SECURED TO SLAB WITH .143" DIA. X 3" APPROVED SHOT PINS WITH CADMIUM WASHERS PLACED 3' O.C.
7. ALL DOWELL, HOLDOWNS, ANCHORS, BOLTS AND INSERTS TO BE SECURED ACCURATELY IN PLACE UNTIL CONCRETE HAS HARDENED.
8. CONCRETE SUB CONTRACTOR TO VERIFY AND AVOID PLACING BOLTS AT ALL DOOR LOCATIONS.
9. ALL WOOD IN CONTACT WITH CONCRETE SHALL BE APPROVED PRESSURE TREATED.
10. EXPOSED FLAT WORK FINISH TO BE PER OWNER.
11. POTABLE WATER SHALL BE USED IN CONCRETE MIX.
12. ALL SLABS ON GRADE SHALL HAVE CONTROL JOINTS (KEYED OR SAWCUT) AT MAX. 10'-0" O.C. EACH WAY UNLESS OTHERWISE SHOWN ON PLANS.
13. PROVIDE WATER PROOFING ON ALL EXTERIOR WALLS ENCLOSING HABITABLE AREAS.
SLAB ON GRADE
A
S-1
SLAB ON GRADE
4" CONCRETE SLAB 3500 PSI MIX
#3 BARS @ 18" O/C E/W
(6") 3/4" COMPACTED ROADBASE
4" CONCRETE SLAB 3500 PSI MIX
#3 BARS @ 18" O/C E/W
(6") 3/4" COMPACTED ROADBASE
FOOT
E
R
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Page 31 of 55
Page 32 of 55
To Who it may Concern,
My Name is Craig Schmidt and my wife Katie Schmidt and I are wanting to build a Pool house Cottage
separate from out main house and because of the size of building we are looking to build, we are
requesting a Zoning Variance. With the current Zoning Guidelines, we can go up to 25% of our current
house which is 1,828 Sq/ft which would allow us to build an accessory structure up to 457 sq/ft. The
Structure we would like to build is 644 sq/ft with an attached covered patio of 170 sq/ft.
Extraordinary Conditions:
The main Condition that we are looking at as extraordinary is that the house is on a corner lot which
imposes a 25’ building setback on 2 sides of the property which limits the size and expansion of the
existing structure. The Structure we are building is going to double as a game room and family guest
area.
No Substantial Detriment:
In no way will this structure effect any other properties or people in a negative way. It is at the back
side of the property behind a fence bordering the property and bordering the Airport fence and will
blend in with the existing house being painted the same colors. The land is level and any water drainage
would naturally flow towards the ditch at Aero Drive and the airport field
Other Property
Other Properties in the area don’t generally apply to the surrounding properties because not all houses
in the area have accessory buildings.
When looking at neighboring properties in our surrounding Neighborhood, houses range from 1,500
sq./ft to over 4,500 sq./ft. Houses with square footage 2,600 or larger can be afforded the right to build
an accessory building of 650 sq/ft w/o a Variance. A handful of these homes have Guest houses and
other accessory structures that are larger than what I am proposing to build and believe that if the
impervious cover allows for a larger structure, we shouldn’t’ be penalized for having a smaller main
structure.
Applicants Actions
We have not done anything to the property to constitute the need of this variance. This is due to the
restrictions of the property having streets border on 2 sides. We initially wanted to add on to the
existing house with a Guest and Entertainment area and drew up plans but because of the street
bordering the South West side of the house, we we are restricted to a 25’ build lie setback instead of the
Page 33 of 55
standard 10’ setback. Because of this, we can’t build on that part of the property and if we did add that
space on the South West side we would lose out back yard.
Comprehensive plan
This structure will not change the intended use of the neighborhood properties and falls in line with
the Single family design of the properties. Looking at the footprint of the building, it is similar in size to a
detached garage and well within the Impervious cover limits.
Utilization
Because of the restrictions of the building setbacks on the lot dues to the roads, we would not be able to
properly utilize the space in the back yard.
Insufficient Findings
There are not insufficient findings
Sincerely,
Craig and Katie Schmidt
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500 Toledo Trail
Accessory Structure
2021-4-VAR
Zoning Board of AdjustmentApril 20, 2021
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Item Under Consideration
2021-4-VAR
•Public Hearing and possible action on a request for a Zoning Variance from UDC Section 6.05.010.C for an 11.5% increase from the 25% of the principal structure maximum size requirement for an accessory structure to allow an accessory structure that is 36.5% of the size of the principal structure, for the property located at 500 Toledo Trail, bearing the legal description of Lot 22, Block 4, Serenada East Unit 2.
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Airport
Tennis Center
Aviation DriveExtension
Serenada
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500 Toledo Trail
•0.35 acres =15,246 ft²
•Rear Yard =9,417 ft²
•2,393 ft²House
•575 ft²attached garage
•Proposed Guest Cottage
•646 ft²
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Accessory Structures
Structure, Accessory. A structure that is subordinate to, incidental to, and is detached from, a principal building or a principal use of a lot. Also may be referred to as "Secondary Structure".
1.Limited to 25% of the size of the primary structure
•Does not include attached garages, covered patios, etc.
2.Limited to 30% of the size of the rear yard
3.Cannot exceed impervious cover limit of the zoning district
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Accessory Structures vs. Accessory Dwelling Units
•Accessory Structure
•Secondary to a Primary Structure
•No use restrictions
•Size limitations
•Accessory Dwelling Unit
•Designed for full household life. Kitchen, Living Quarters, Sleeping Quarters.
•Use Limits
•Extra parking space
•Owner occupied, etc.
•25%limit applies on detached or attached
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Requested Variance
2,393 ft²-575 ft²HouseAttached Garage
1,818 ft²
1,818 ft² * 25.0% = 454.5 ft²
1,818 ft² * 36.5% = 664 ft²
+11.5%+209.5 ft²
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Zoning Variance
The Zoning Board of Adjustment may authorize a Zoning Variance from the requirements of the zoning provisions of this Unified Development Code if the Variance from the terms of the zoning provisions is:
•Not contrary to the public interest
•Due to special conditions
•A literal enforcement of the requirements would result in unnecessary hardship
•The spirit of this Code is preserved
•Substantial justice done
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Approval Criteria
1. Extraordinary Conditions
That there are extraordinary or special conditions affecting the land involved such that strict application of the provisions of this Unified Development Code will deprive the applicant of the reasonable use of their land. For example, a Zoning Variance might be justified because of topographic or other special conditions unique to the property and development involved, while it would not be justified due to inconvenience or financial disadvantage.
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Approval Criteria
2. No Substantial Detriment
That the granting of the Zoning Variance will not be detrimental to the public health, safety or welfare or injurious to other property in the area or to the City in administering this Code.
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Approval Criteria
3. Other Property
That the conditions that create the need for the Zoning Variance do not generally apply to other property in the vicinity.
Toledo Trail Address Lot Size (Acres)% Difference Lot Size Sq. Ft. of Home % Difference Sq. Ft.
500 0.35 -1,818 -
501 0.3673 +5%1,783 -2%
502 0.36 +3%1,674 -8%
503 0.36 +3%1,674 -9%
504 0.3673 +5%1,783 -2%
505 0.35 0%1,615 -11%
506 0.36 +3%1,491 -20%
507 0.35 0%1,736 -5%
508 0.36 +3%1,388 -25%
600 0.36 +3%1,673 -10%
601 0.35 0%1,540 -17%
602 0.39 +11%1,693 -8%
603 0.39 +11%1,693 -7%
604 0.49 +40%1,759 -3%
605 0.49 +40%1,759 -3%
606 0.48 +37%1,964 +8%Page 50 of 55
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Approval Criteria
4. Applicant’s Actions
That the conditions that create the need for the Zoning Variance are not the result of the applicant's own actions.
5. Comprehensive Plan
That the granting of the Zoning Variance would not substantially conflict with the Comprehensive Plan and the purposes of this Code.
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Approval Criteria
6. Utilization
That because of the conditions that create the need for the Zoning Variance, the application of this Code to the particular piece of property would effectively prohibit or unreasonably restrict the utilization of the property.
7. Insufficient Findings
The following types of possible findings do not constitute sufficient grounds for granting a Zoning Variance:
•That the property cannot be used for its highest and best use.
•That there is a financial or economic hardship.
•That there is a self-created hardship by the property owner or their agent.
•That the development objectives of the property owner are or will be frustrated.
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Approval Criteria –UDC Section 3.15.030
Criteria for a Variance Complies Partially Complies Does Not Comply
1. Extraordinary Conditions X
2. No Substantial Detriment X
3. Other Property X
4. Applicant’s Actions X
5. Comprehensive Plan X
6. Utilization X
7. Insufficient Findings X
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Public Notifications
•16 property owners within the 300’ buffer
•Notice in Sun News on April 4, 2021
•Signs posted on the property
•To date, staff has received:
•0 written comments IN FAVOR
•1 written comments OPPOSED
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Summary
•Public Hearing and possible action on a request for a Zoning Variance from UDC Section 6.05.010.C for an 11.5% increase from the 25% of the principal structure maximum size requirement for an accessory structure to allow an accessory structure that is 36.5% of the size of the principal structure, for the property located at 500 Toledo Trail, bearing the legal description of Lot 22, Block 4, Serenada East Unit 2
•A supermajority (3/4) vote of the Board is required to grant a Variance.
•When making a motion, the Board must make a finding of the criteria.
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