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HomeMy WebLinkAbout20250047 83 5th Ave Area Variance Supplemental Information 2/24/25, 1:38 PM Mail-Mark Graham-Outlook Outlook Re: ZBA Meeting Invitation 3/3/2025 From Anthony Caruso <anthony@carusobuildersny.com> Date Mon 2/24/2025 1:31 PM To Mark Graham <Mark.Graham@saratoga-springs.org> 1 2 attachments(17 MB) Porter• 250224 For Permit 2.pdf, Saratoga County Parcel Viewer.pdf; CAUTION: This email originated outside of the City network. Please contact IT Support if you need assistance determining if it's a threat before opening attachments or clicking any links. To the City of Saratoga Springs ZBA, At the last ZBA meeting, the board requested additional information regarding preexisting non- conforming side yard setbacks in the surrounding neighborhood or "Comps" to support my variance request for 83 5th Avenue, located within the UR-1 District. This variance is essential to align my property with the existing neighborhood character, as demonstrated by numerous preexisting non- conforming side yard setbacks in the surrounding area. Supporting Evidence of Preexisting Non-Conforming Setbacks • The attached GIS parcel map highlights numerous properties along 5th Avenue with existing structures that do not conform to current side yard setback regulations. These homes reflect historical development patterns, where buildings were constructed closer together than modern zoning standards permit. • The accompanying photographic documentation further illustrates that many homes in the immediate vicinity have similar side yard conditions, with structures, additions, and garages built near or along property lines. An updated proposed survey is also being provided, which updates the label for the future garage (previously labeled as a Carriage House) and ensures that the side measurements reflect those on the Licensed Surveyor's survey for the main dwelling's side setbacks. Key Considerations 1. Neighborhood Consistency o The homes along 5th Avenue exhibit a pattern of close spacing, demonstrating that this request aligns with the historical layout of the neighborhood. https://outlook.office365.com/mail/inbox/id/AAQkAGIxYTcxODdiLTE4ZmUtNDdIMyO5MTNILTA4ZjY5NTFhMDAzMQAQAI2XIU5wjNxOmbhSUl uip6U%... 1/3 2/24/25, 1:38 PM Mail-Mark Graham-Outlook o Approving this variance would maintain architectural harmony and ensure continuity in the streetscape. 2. Precedent for Variance Approval o Many homes in the immediate area already have preexisting non-conforming setbacks, indicating that past variances have been granted or that these conditions existed prior to current zoning restrictions. o Granting this variance would be consistent with prior approvals in the neighborhood, ensuring fairness in zoning enforcement. 3. Lot Constraints & Hardship o The physical constraints of my property make compliance challenging without significantly impacting the functional use and design of the home. o Denying this variance would create an undue hardship by restricting reasonable development while neighboring properties have similar encroachments. 4. No Adverse Impact on the Neighborhood o The proposed relief would not negatively affect adjacent properties, as it is consistent with existing neighborhood conditions. o The variance would not create issues related to drainage, privacy, or accessibility, as evidenced by the conditions present in the attached images. I respectfully request that the Zoning Board of Appeals consider this data and approve my side yard setback variance for 83 5th Avenue. This approval would ensure that my property remains consistent with the character and precedent of the neighborhood while allowing for reasonable use of the space. Thank you for your time and consideration. If anything else is needed for this coming March 3rd meeting please let me know. Thank You, Anthony Caruso -60 Railroad Place, Saratoga Springs, NY 128661 Suite 2021518.478.85961 CarusoBuildersNY.com- On Fri, Feb 21, 2025 at 4:28 PM Mark Graham <Mark.GrahamPsaratoga=springs.org> wrote: Dear Applicant, Please note that your project is tentatively scheduled for the upcoming ZBA Agenda, which is scheduled for March 3, 2025. I've attached the draft Agenda. The public hearing on the above-noted project in the City of Saratoga Springs is scheduled to be held before the Zoning Board of Appeals at 6:30 p.m. on Monday, March 3, City Hall, 474 Broadway Saratoga Springs, NY 12866. Please come prepared to discuss your project https://outlook.office365.com/mail/inbox/id/AAQkAGIxYTcxODdiLTE4ZmUtNDdIMyO5MTNILTA4ZjY5NTFhMDAzMQAQAI2XIU5wjNxOmbhSUl uip6U%... 2/3 2/24/25, 1:38 PM Mail-Mark Graham-Outlook further; you may bring additional information to present to the Board as hard or digital copies. It is recommended that you provide information beforehand. If the Board asked for additional information at your last hearing, please send the new material electronically by February 24 to ensure you remain on the agenda. Please feel free to reach out anytime if you have additional questions or need support. Regards, Mark Graham City of Saratoga Springs Planning Department-Administrative Assistant (518) 587-3550 ext. 2534 https://outlook.office365.com/mail/inbox/id/AAQkAGIxYTcxODdiLTE4ZmUtNDdIMyO5MTNILTA4ZjY5NTFhMDAzMQAQAI2XIU5wjNxOmbhSUl uip6U%... 3/3 i N MAPNOTES 1. Boundary information shown hereon was compiled from map reference 1, and an actual field survey conducted on Lands Now or Formerly of January 16, 2023. Lands Now or Formerly of VISBEEN Caroline Street School 2. North orientation and bearing base per magnetic january 2023. a r c h i t e c t s McCue, Trust I 3. Saratoga County tax parcel 166.13 2 25. 3351 GL.AAYSTON E ST. SE Instrument No. 2015007433 166.14-1-33 STE. 022 4. The location of underground improvements or encroachments,if any exist, or as shown hereon, are not certified There 166.13-2-18 Iron Rod Found - GRAND RAPIDS, MI 4054rc may be other underground utilities, the existence of which are unknown. Size and location of all underground utilities ° 2.0'NEof Corn er must be verified by the appropriate authorities. The Underground Facilities Protective Organization must be notified Capped Iron Rod Found N86044'5611 E 60.00' - � - - ©VISBEEN ARCHITECTS,ins. prior to conducting test borings, excavation and construction. - _ Chain Link Fence - - Ramp - - PROJECT No. 4. This survey was prepared without the benefit of an up to date abstract of title. shed 501.5 Vinyl Fence x 502. 5Elevations relative to an Arbitrary Vertical Datum. O H W Stone OHW O H W OHW OHW OHW 01 Irrigation PROJECT MANAGEMENT: Utility Control 6. Reproduction or copying of this document may be a violation of copyrightla w unless permission of the author and/ X 502 ti Valve Rhyse .gltman or copyright holder is obtained. / \ DRAFTING: Huizinga 7A copy of this document without a proper application of the surveyors embossed seal should be assumed to be an x 501.7 Ellianne unauthorized copy. I .SEAL; 8. Property corner monuments were not placed as a part of this survey unless otherwise noted. \ Area =9,480f sq.ft. x 501.5 x502.2 \ x501.8 DEED REFERENCE- � 302 1. Conveyance to The Susan H. Hampson Living Trust by deed dated August21, 2002,filed in the Saratoga County o 0 Clerks Office on September 10, 2002 in Book 1623 of Deeds at page 197 W � 502.3 o x 502,2 Lands Now or Form erly of I Lands Now or Formerly of 2.6' Patio Generator MAPREFERENCES.• Bi1co 0 1711 BUILDER; King Door steps 65, Quinn, Trust 1. Ma entitled 'Ma of Lands of Gerard E. King.Jr. " prepared b David F. Barrass, Land Surveyor, dated October 21, Conc p p g J p p y y Walk �, AC Units � 2004,property of Darrah Land Surveying, PLL C. Instrument No. 2007024889 oo In s tram en t No. 2007034921 rlec. Conc. Slab 166.13-2-24 0 Meter �Wood Frame 166.14-1-29 Gravel Residence Generator Chimney Window AC Unit nLn, 502.6 Wells Gas W Meter 502.5 Threshold Gas Paved Drive / O 04.3' Meter 0.2'from Line Shrubs L U 502.2 502.0 O L � 502 Concrete V 1 L _,n 501.5 Walk L W M �. x 501.6 x 501,5 501.4 + x500.7 _ - 501 - Iron Pipe Iron Pipe Found Iron Rod x 500.7 Found 500.6 Found Capped Iron Rod Found - o it 60 00 S86 4456 W 4 Concrete Walk •' BENCHMARK 50 0 / 49 8 Light 499.5 Nut at head of arrow Pole 499,6 Elevation 501.88' - Z curb O W OL a SITE FIFTH VENUE w o yam••, A I NOT TO SCALE wtn O � KRISTIN M. DARRAH DATE REVISIONS RECORD/DESCRIPTION DRAFTER UNAUTHORIZED ALTERATION OR Map of a Boundary and Topograpbic ,5urvey SHEErTTLE IS 050803 ADDITION TO THIS DOCUMENT IS A VIOLATION OF SECTION 7209 SUBDIVISION 2 OF THE NEW YORK Lands Now or Formerly of STATE EDUCATION LAW. T© 2023he Susan H. Hampson Living Trust Darrah Land Surveying, PLLC SITE 0 OF N�ty APPROVED.KMD CITY OFSARA TOGA SPRINGS SARA TOGA COUNTY, NEW YORK AARJF U V EY DRAFTED.- MW,6 b r " CHECKED.• KMD --- ---- Darrah Land Sur�veying, PLL C 2300,24 a 59 Lake A venue, Lake Luzerne, New York 12846 solos � PROJ. NO.- 23002 a�, , Voice: (518) 798-4692 SHEET- 1 OF 1 ONLY BOUNDARY SURVEY MAPS WITH THE SURVEYOR'S EMBOSSED SCALE: 1'=20' SEAL ARE GENUINE TRUE AND CORRECT COPIES OF THE SURVEYOR'S or (518) 654-9416 SHEET NO. ORIGINAL WORK AND OPINION." DATE: 1 PRONO.- 23002/25/2023 � j ACs :2 I � I O � v : 11 �v2j EXISTING 762 sq ft EE — GARAGE VISBEEN 2 83s ft I architects ° ° D D 3351 GLAYSTONE ST. SE STE. G22 80'-71/2" I 3J'-101/2" GRAND RAPIDS, MI 4054rc -1117 O VISBEEN ARCHITECTS,Inc. O 0 O PROJECT No.: m4r24.4.04 441 s ft EXISTING PROJECT MANAGEMENT: HOU I 1g°� 5q ft RHyse Altman 1322 s ft DRAFTING: Ellianne Huizinga SEAL; I I N � Z I � I M PROPERTY LINES SETBACK LINES 158-O BUILDER; 83 FIFTH AVE ZONING INFORMATION: MINIMUM LOT AREA 12,500 SF FRONT YARD SETBACK 30' MAX BUILDING COVERAGE 2096 MIN FLOOR AREA 1 STORY 1,100 SF SARATOGA SPRINGS, W - UR-1 ACTUAL LOT AREA < 12,500 SF (3,480 5F) SIDE YARD SETBACK 30' TOTAL,12' MIN. PER SIDE ACTUAL BUILDING COVERAGE 179/c MIN FLOOR AREA 2 STORY 800 5F MINIMUM LOT WIDTH 100' REAR YARD SETBACK 30' MIN TO REMAIN PERMEABLE 30910 ACTUAL LOT WIDTH < 100' (60) BUILDING HEIGHT SO, ACTUAL PERMEABLE 15910, SITE PLAN - EXISTING (for reference only) L 1 5GALE:1/8" _ -O" O 4' 8' 16' Z o L L � o 'n FUTURE 812 sq ft 762 sq ft { } PORTE FUTURE 54'-61/2" D COCHERE I � ° 283 sq ft ° GARAGE ° ° D ° D 576 s ft 78'-71/2" 2'-O" 39'-101/21, o d o FRONT I Z O O PORCH p 0 p F 35 sq ft p W l9 nl � U a PATIO ADDITION EXISTING I w IL 370 sq ft 21 sq ft HOUSE I 2.°J8 sq ft p 1322 sq ft 0 35'-81/21, tn � O � O SHEET TITLE N � Z I � I PROPERTY LINES SETBACK LINES SITE PLANS 158-O 83 FIFTH AVE ZONING INFORMATION: MINIMUM LOT AREA 12,500 SF FRONT YARD SETBACK 30' MAX BUILDING COVERAGE 2096 MIN FLOOR AREA 1 STORY 1,100 SF SARATOGA SPRINGS, NY - UR-1 ACTUAL LOT AREA < 12,500 SF (3,480 5F) SIDE YARD SETBACK 30' TOTAL,12' MIN. PER SIDE ACTUAL BUILDING COVERAGE 18916 MIN FLOOR AREA 2 STORY 800 SF MINIMUM LOT WIDTH 100' REAR YARD SETBACK 30' MIN TO REMAIN PERMEABLE 30910 ACTUAL LOT WIDTH < 100' (60') BUILDING HEIGHT SO, ACTUAL PERMEABLE 179/c SHEET NO. SITE PLAN - PROPOSED (for reference only) 2 SCALE:1/8" = 1-O" 0 41 8' ba� VISBEEN RAW a r c h i t e c t s GRAND RAPIDS, �11 , 0 , ro PROJECT�IANAGF-r*�ENT. LP RHyse Altman jII on's MEN Eli:0 LF! ■lad _ �� _ . _ � I ]MIN 1�owl • • . • IFS 1 1 1 1 1 1 1 , 1 1 1 1 1 , 1 1 �r 1`III+ ■� 11 F�■ I � �■ �I�611i - --I■ 111�I■ I�� j� ��. � sli • II 1 �:i I �11 ■IN �!1 �.�I! 111 i.M ■ � I � 1 II -- ' +� �_ _II .� i I- - - - - �� �_� ' �;la I I 1 II III Il � Ali !N ■i 11 1.�1■ 111 ■■ ■� _ Ilf — — �� � -- — II I 4— 2111 1,1� I — __ IC I , �� 1 i wli 1« I _ av ST LL rr y r I M1 glow WA - - VISBEEN 3351 GLA-�S70NE S7. 3F_ I NA in OEM PROJECT MANAGEMEW. Lipp RHysc Altman LIB ��"Ip � mill ,o �� ■� �■ �� ■� ?� i; II! III �� '+ IA PI �■ �� ■S ■� �Ilii! �. ��: I� � 11 i! I ! It � ■■ ii ir m A ma- mp moo � yr �■ 11111 mill oil I � ON , �illsSHEET TITLE low VIEWS dew VISBEEN i I I o V15BEEN a .AL PROJECT MANAGEMENT. RHYSO OL _ _ _ ' •■ ■� I �� �f _ _ n__ ? Y i I' 1 1 1 1 1 1 ENSI 19■■own NINE■�i-; ■■■a■■ti al -` Y Mawr hL IVI tw rip SHEET TITLE N • I -4 h VIEWS PE: VISBEEN a r c h i t e c t s 3351 GL.AYSTONE ST. SE STE. 022 GRAND RAPIDS, K 4054-0 O VISBEEN ARCHITECTS,Inc. PROJECT No.: 24.4.04 PROJECT MANAGEMENT: Rhyse Altman DRAFTING: Ellianne Huizinga SEAL: L-1 IL 11 TOP OF UL INTERIOR WALLS _ TOP OF DOOR_(UNIT) _ _ _ TOP OF WINDOW (UNIT) BUILDER: TO-P O_F UL SUB--FLOOR _ _ _ TOP OF ML WALLS TOP OF DOOR (UNIT) n� Z a� TOP OF WINDOW (UNIT) -- IL TOP OF ML SUB-FLOOR w TOP OF FOUNDATION - - - ky Z 0 `4 ky a U � o W TOP OF SLAB cn TOP OF FOOTING W M LL—L N EXISTING FRONT ELEVATION SHEET TITLE 1 SCALE:3/8 - l'-O EXISTING FRONT ELEVATION SHEET NO. E I VISBEEN a r c h i t e c t s 3351 GL.AYSTONE ST. SE STE. 022 GRAND RAPIDS, K 4054-0 O VISBEEN ARCHITECTS,Inc. PROJECT No.: 24.4.04 PROJECT MANAGEMENT: Rhyse Altman DRAFTING: Ellianne Huizinga SEAL: TOP OF UL INTERIOR WALLS TO_P OF DOOR (UNIT) _ TOP OF WINDOW (UNIT) BUILDER: � O r TO_P OF UL SU_B-_FLOOR O TOP OF ML WALLS - - - - - - - TOP OF DOOR (UNIT) nQ Z co TOP OF WINDOW (UNIT) FL TOP OF ML SUB-FLOOR N TOP OF FOUNDATION ky 0 ct o W TOP OF SLAB cn TOP OF FOOTING W N N EXISTING LEFT ELEVATION SHEET TITLE 1 SCALE:3/8 - l'-O' EXISTING LEFT F. EVATION SHEET NO. Alm :2 E I VISBEEN a r c h i t e c t s 3351 GL.AYSTONE ST. SE STE. 022 GRAND RAPIDS, K 49546 O VISBEEN ARCHITECTS,Inc. PROJECT No.: 24.4.04 PROJECT MANAGEMENT: Rhyne ,arltman DRAFTING: Ellianne Huizinga LT SEAL: TE TO_P OF UL INTERIOR WALLS _ TO_P OF DOOR (UNIT) TOP OF WINDOW (UNIT) BUILDER: l9 TO_P OF UL SUB-_FLOOR TOP OF ML WALLS TOP OF DOOR (UNIT) n� Z co TOP OF WINDOW (UNIT) m � U TIE FIFF IL TOP OF ML SUB-FLOOR O - - - - - - - TOP OF FOUNDATION - - - ky Z 0 "0 ky a U � o W TOP OF SLAB cn TOP OF FOOTING W M N N EXISTING REAR ELEVATION SHEETTRLE D SCALE:3/8 - l'-O" O 2' 4-16' EXISTING REAR ELE�/.�TION SHEET NO. Alm VISBEEN a r c h i t e c t s 3351 GL.AYSTONE ST. SE STE. 022 GRAND RAPIDS, K 4054-0 O VISBEEN ARCHITECTS,Inc. PROJECT No.: 24.4.04 PROJECT MANAGEMENT: Rhyse Altman DRAFTING: Ellianne Huizinga SEAL: TOP OF UL INTERIOR WALLS TO_P OF DOOR (UNIT) TOP OF WINDOW_ (UNIT)_ BUILDER: l9 - 1� , TO_P OF UL SU_B-_FLOOR TOP OF ML WALLS TOP OF DOOR (UNIT) n� Z co TOP OF WINDOW (UNIT) FL ILl Li CIO 6 �o TOP OF ML SUB-FLOOR TOP OF FOUNDATION ky "0 t ky a U ct 0 W TOP OF SLAB cn TOP OF FOOTING W M v N N EXISTING RIGHT ELEVATION SHEET TITLE 1 SCALE:3/8 = 1'-O" O 2' 4' 6' EXISTING RIGHT ELE�/.�TION SHEET NO. ■ VISBEEN BUILDER TO COORDINATE BUILDER TO CENTER NEW CHIMNEY ASPHALT SHINGLES, a r c h i t e c t s NEW CHIMNEY e METAL CAP w/ BUILDER TO COORDINATE 3351 GLAYSTONE ST. SE EXISTING CHIMNEY STRUCTURE o DDDDD REAL THINSTONE VENEER (TBH) STE. G22 o ao GRAND RAPIDS, MI 4J540 DO= �oo� GARAGE EAVES DDD DDDo • 5/4 x 4 FASCIA w/ O UISBEEN ARCHITECTS,Inc. �0 o�oD • 2 x 45LIB-FASCIA ON • 1/2 VENTED SOFFIT PROJECT No. o�aoo • NO FRIEZE 24.4.04❑DD D o DO PROJECT MANAGEMENT Rhyne ,arltMan DRAFTING: Li Li - Ellianne Huizinga 6/12 6/12 SEAL: TOP OF UL INTERIOR WALLS TOP OF DOOR_(UNIT) TOP OF WINDOW (UNIT) GABLE EAVES (TYPICAL): BUILDER: _o • 5/4 x 4 STEP FASCIA w/ • 5/4 x 8 FASCIA w/ • 2 x 6 SUB-FASCIA ON • 1/2" VENTED SOFFIT • NO FRIEZE R 6'-0" R 6'-O" v TOP OF UL SU_B-_FLOOR o I o TOP OF ML WALLS TOP OF DOOR (UNIT) - - - Z TOP OF WINDOW (UNIT) ao� U > v - CURVED WINDOW $ TRIM, - BUILDER TO COORDINATE 0 0 0 � CIO IL NEW SIDING. • STUCCO PER OWNER SELECTION ` •BUILDER TO COORDINATE TOP OF ML SUB-FLOOR O � ooO Oa o0O �OC�o O Oa a oOO OOC�ooO Oa o O 00��� Do�o 0 ��00� c o �v TOP OF FOUNDATION % a oo DDDD oo a o o DD o0 00 ❑o 00 — — 0 00�0 D 0 0 00�0 0 p 00�� Oaf CURVED METAL ROOF TRIM, CURVED DOOR TRIM, BUILDER TO COORDINATE DECORATIVE BEAM, MASONRY (WHERE SHOWN): BUILDER TO COORDINATE Z N • REAL THINSTONE VENEER (TBH) BUILDER TO COORDINATE BUILDER TO COORDINATE EXTERIOR LIGHTING NEW FORTE COCHERE w/ SEE DETAIL A, SHEET A5.2 O •w/ 2" STONE CAP EXISTING GARAGE SLAB v m - ky BUILDER TO DEMO $ REPLACE DECORATIVE BRACKET w CIDr � BUILDER TO COORDINATE BUILDER TO COORDINATE , � a EXISTING DOORS WINDOWS NEW FRONT PORCH STEPS ARCHED ENTRY $ BARREL CEILING, SEE DETAIL B, SHEET A5.2 U ct w/ EXISTING GRADE SEE SECTION ON SHEET A4.1 W 0 TOP OF SLAB cn TOP OF FOOTING W tn N N PROPOSED FRONT ELEVATION SHEETTRLE 1 SCALE:3/8 - 1'-0 O 2' 1��OI�05E1� FRONT ELEVATIaN SHEET NO. Alms E I VISBEEN a r c h i t e c t s 3351 GL.AYSTONE ST. SE PRE-ENGINEERED ROOF BOX GIRDER TRUSS 4-C) � PRE-ENGINEERED ROOF STE. 022 TRUSSES @ 24" O.C. TRUSSES @ 24" O.C. o 0o GRAND RAPIDS, K 40540 00 PRE-ENGINEEREDO VISBEEN ARCHITECTS,Inc.ROOF ROOF GIRDER TRUSS � � TRUSSES @ 24" O.C. i i PROJECT No. PROJECT MANAGEMENT: I I I I I I Rhyse Altman DRAFTING: SEAL: III IIII 8�-7�� 5 ..III 5 1/2 1/2 13-3 1/2 O TOP OF UL INTERIOR WALLS _ L = ___ __ ___ -- __________ ___ - p TO_P OF DOOR (UNIT) TOP OF WINDOW (UNIT) BUILDER: i \ / L I \ i TO_P OF UL SU_B-_FLOOR TOP OF ML WALLS - + - - - - - - - Y TOP OF DOOR (UNIT) Z TOP OF WINDOW (UNIT) c�1 FL_ �t1 \ I 6 TO_P OF ML .SUB-FLOOR- LiOa oOO �OC�ooO Oa o0O oOC�ooO Oo oO0 oOC�ooO Oa o0O N TOP OF FOUNDATION o000 oao� o �� ogoDoo oao� o� oa�0 0 �� �� oa�� o Z ky 0 `° ky a ' U ct o W TOP OF SLAB cn TOP OF FOOTING W � N fl � N PROPOSED LEFT ELEVATION SHEETTRLE 1 SCALE:3/8 - 1'-O" 1�ROI�05E1� LEFT ELEVATION SHEET NO. ■ PE: VISBEEN a r c h i t e c t s 00 3351 GL.AYSTONE ST. SE �❑O� STE. 022 GRAND RAPIDS, K 40540 6/12 O VISBEEN ARCHITEGTS,Inc. PROJECT No.: 24.4.04 PROJECT MANAGEMENT: RHyse Altman DRAFTING: Ellianne Huizinga 6/12 SEAL: Li TOP OF UL INTERIOR WALLS TO_P OF DOOR (UNIT) ip TOP OF WINDOW (UNIT) v BUILDER: TO_P OF UL SUB-_FLOOR � 0 TOP OF ML WALLS - - - - - - - ■ O Z TOP OF DOOR (UNIT) n zo TOP OF WINDOW (UNIT) �o mm 6 IL V I TO_P OF ML SUB-FLOOR_ _ _ � LILI ED LLI VX O ME;� C=)ED OD oO Oa o0O oOC�ooO OoCD CD CD o0O oOC�ooO N TOP OF FOUNDATION 0�000� ao� o oga _ BUILDER TO COORDINATE Z - BUILDER TO VERIFY NEW REAR PORCH STEPS EXISTING BILCO DOOR -1 w/ EXISTING GRADE ky a U cf o W TOP OF SLAB cn TOP OF FOOTING W IL N DPROPOSED REAR ELEVATION SHEETTRLE SCALE:3/8 - 1'-O" 1�ROI�05E1� REAR ELE�/.�TION SHEET NO. Alw7 E I VISBEEN a r c h i t e c t s O SIDE GABLE EAVES : 3351 CLAYSTONE ST. SEco • 5/4 x 6FASCIA w/ STE. G22 00o DECORATIVE BRACKET, SEE DETAIL CSHEET A5.2 • 2 x 4 SUB-FASCIA ON GRAND RAPIDS, MI4954�0o� ' • 1/2" VENTED SOFFIT - NO FRIEZE O VISBEEN ARCHITECTS,Inc. PROJECT No.: 24.4.04 14/12 PROJECT MANAGEMENT: RHyse Altman DRAFTING: 14/12 Ellianne Huizinga SEAL: Ll fl TOP OF UL INTERIOR WALLS TO_P OF DOOR (UNIT) TOP OF WINDOW (UNIT) / BUILDER: i \ / Q I TO_P OF UL SU_B-_FLOOR TOP OF ML WALLS - + TOP OF DOOR (UNIT) nQ Z TOP OF WINDOW (UNIT) FL o \ -� IL 111L-------LL\-,\- L TOP OF ML SUB_FLOOR- - - O 71F7 oOC�ooO Oa 000 � 00CD oO Ooo Oo OOo oO O OC7ooO Oa DO 00 �c�a�oo�� ��oo DO 000 Q oo OC�DO 0 D�000� ❑o TOP OF FOUNDATION Z ky BUILDER TO COORDINATE BUILDER TO COORDINATEkya w r PORTE COCHERE OPENINGS PORTE COCHERE OPENINGS U cf w/ NEW WINDOW w/ NEW DOOR w W 0 TOP OF SLAB cn TOP OF FOOTING W M N N PROPOSED RIGHT ELEVATION SHEET TITLE 1 SCALE:3/8 - 1'-0" PROPOSEr.1) RIGHT ELEVATION SHEET NO. Al 0 l 411111 4T 5" 3'-9" 8'-0" II II II III II III ICI �I III VISBEEN ICI I architects III II III II II III I I III _ _ 3351 GL.,4YSTONE ST. SE II II II � CID , _ > , STE. 022 GRAND RAPIDS, MI 4954rc III III \\\2-q` Sill 2'-4" S \\\2-p�` Si1124, 5 ©VISBEENARCHTECTS,Inc. PROJECT No. Sill3'-4" - p - 13'-6" 8'-4" 11'-3" ��-o--r � 2�'•�'•O�I" PROJECT MANAGEMENT: I � -� Rhyee ,gltman DRAFTING: BATH ° � 11'-71/2" Ellianne Huizinga I � 1�INING (V SEAL; I � OFFICE i N T i77 6'-10" l9 O m BUILDER: L _ DW 14'-9" s'-o" _ 3 � KITCHEN I I _ N � o m - I 4'4" m p BUI -IN 0 BUI IN BUILT-IN ((� �o LIvINo o � CID � 1�INING � _ _ ky IL uP 111 FOYER � 12'-9" W M Sill2'-4" Sill2'-4" Q o ° K90 SHEET TITLE Square Footage: EXISTING INTERIOR 1 ,322 s ft I`'IAIN LEVEL q DESION SARAOE 263 sq ft 35'-3" 12'-2" FLOOR PLAN 47'-5" EXISTING I`'IAIN LEVEL DESIGN FLOOR PLAN SHEET NO. 1 SGALE:3/8" - 1-O" O 2' 4' 6' A:2 l ■ E I VISBEEN a r c h i t e c t s 3351 GL.AYSTONE ST. SE STE. 022 GRAND RAPIDS, K 4054-0 O VISBEEN ARCHITECTS,Inc. PROJECT No.: 24.4.04 PROJECT MANAGEMENT: Rhiyse Altman DRAFTING: Ellianne Huizinga SEAL: l9 O l9 O l9 O BUILDER: o 'o 0 0 0 N 1 N i9 0 l9 o U Fl 2-2 (9 iq DOWN -FL N iFL I I Hw' to in 3.G 4 - 2'-2" Z 14'-9" — — — — 12'-°�" � W — — — — ky a U ct o W Sill 2'-4" Sill 24" v N SHEET T FLE Square Footage: EXISTING UI�1�ER INTERIOR 704 sq ft LEVEL DESIGN FLOOR PLAN EXISTING UPPER LEVEL DESIGN FLOOR PLAN SHEET NO. 1 3CALE:3/8" = T-O O 2' A:2m :2 47 5" 4'-rC 1/2" 30'-81/2" 12'-2" PE: l VISBEEN a r c h i t e c t s O O 3351 GL.AYS70NE S7. SE U) U) 57E. 022 6l GRAND RAPIDS, K 40540 cV ' O VISBEEN ARCHITECTS,Inc. PROJECT No. 24.4.04 PROJECT MANAGEMENT: Rhyse Altman DRAFTING: Ellianne Huizinga SEAL: N h BUILDER: m m FL IL m m N N m m • 1'-6 `n ky ky a U ct 0 W O ' U) � N N SHEET T FLE Square Footage: ,- „ EXISTING 47 5 LOWER INTERIOR 1 ,203 sq ft LEVEL DESIGN FLOOR PLAN EXISTING LOWER LEVEL DESIGN FLOOR PLAN SHEET NO. 1 SCALE:3/8" - 1'-0 ■ Z m VISBEEN 70 a r c h i t e c t s T 3351 GL.,gYSTONE ST. SE La �p GRAND RAPIDS, K 4054-0 �`` O VISBEEN ARCHITEGTS,Inc. IV W �J PROJECT No.: 24.4.04 PROJECT MANAGEMENT: Rhyse Altman WI10 WI09 WI06 WI07 DRAFTING: w ay w " win w n� oom _ _ - - _ - Ellianne Huizinga Sill3'-4" SIII SEAL: ___________ ----- ---------- 5'-2" 14'-11 1/2" 54. -- CN S.0. N ,7.6., iQ v, - - - _ - - � — = 04I Z BUILDER: ZH u I 1 BUILT IN IF — _� i 3'-6° BUILr-IN Z .o a o REAR PATIO o Op 5 ft I - m m = 70 s >< Z I 6A j61- m Vl " W Iz I m Q Z 6'1 Z A 6-10 -4 D102 141 o L J I L D E I I 8'-6" 6'-O 1/2" 8'-01/21, / 1L - - - - - - I— OPTI�NAL ————————— �A WI18 FL Ul MURPtI 'BED U1 to O_ a W S Q OILL i D105 5'-��� lW 1-1— —————— Sill 2'-O 1/2" a'0wp O - UI rn m w J z N LLQNG ° FULL I N HEIGHT V` ill 1'-10" Sill 3'-4" ° \ w to 66 O 6, O D111 i \ / 2-O m WI03 _ WI04 _ a,e'-o° \/ I FUTURE N N GA RAGE 576 sq ft _ N \ 11 ky / ct N 0 ti / \ `� 0 N 2'-8" IL m W / N N Sill 2'-01/2" sill 2'-0 1/2" 11'-4" 23'-3" 2'-11" 2'-0" `° "' `° "' SHEET TITLE b b� o b� 43 4" W12 W113 PROPOSED I`'IAI N LEVEL PROPOSED r** IAI N LEVEL DESIGN FLOOR PLAN 1�ESIGN 5GALE:1/4" = 1'-O" SHEET NO. ■ 47 5" 12'-31/2" 7- FEO: II II II'1 DIN III II II VISBEEN II II II ,II II II,I lilt ill II -51/2 architects II II II III II I D100 3351 GLAYSTONE ST. SE III II III o 0 lill ill I STE. 022 _ II II w1o6 w105 _ GRAND RAPIDS, MI 4954rc II II II O VISBEEN ARCHITECTS,Inc. - II II II n1 0" N lfl N III II III N PROJECT No.: I BUILT I , I I 5i111'-10" F- DW Q I I = I I -- PROJECT MANAGEMENT: DINING ap I I �I I i RHyse Altman in DRAFTING: 12 31/2 7 I I I I Ellianne Huizinga SEAL: � — � — J I I U) SIDE ENTRY 1/2" ML CEILING HEIGHT -10 0107 LOCKERS BUILDER: FRI l9 D106 PORTE ►s; I I cn T-21/2" z L �q PANTRY l9 C-3.arTH a0 a0 0) l9 0108 Z m 2-8" m a-6" I I Z _ m D104 L �( 3-6 ill DN LINEN IL O s Q � � o ; _ } LIVINO I I0 EXISTING p 11'-6" - - - - ► tI1 - - -- -- II V '-�< I � ml II FLEX II _ a of I I bl Z zil jiflL a L I J ,n IL U1 FOYER p - - N N \ T-1 1/2" �� 8�� tn - cV Sill Sill all Sill O" ry O 19 m O O SHEET TITLE i9 f- D101 cn �n t9 W111 W101 W702 Q Square Footage: PROPOSED INTERIOR 1343 S ft ARCHED OPENING I`'IAIN LEVEL q DESIGN OA RAOE 283 sq 'F1' 15-71/211 8'-O" 15-71/2" 12'-2" FLOOR PLAN 47'-5" PROPOSED I�'IAIN LEVEL DESIGN FLOOR PLAN SHEET NO. 1 SGALE:3/8" - 1-O" O 2' 4' 6' A:20 47-5" VISBEEN W215 W214 W213 a r c h i t e c t s 3351 GLAYSTONE ST. SE STE. G22 _ W217 W216 W212 _ GRAND RAPIDS, MI 4954rc 0 c0 `q 5i113'-4" Bill -4" 5i113'-4" co k9 nl , O VISBEEN ARCHITECTS,Inc. Nk N BEI`fJCH N PROJECT No.: i 61 O' Sill -10" o Bill 3'-4" - - W211 24.4.04 PROJECT MANAGEMENT: - RHyee Altman ° Bill 1'-101, DRAFTING: o I n BENCH Ellianne Huizinga SEAL; THREE = o - SHARED I 205 BATH 3'-0" o BATH RR m �� II J = 4-0II\- 9 ►n CLOSET J SLOPED SLOP W LPL in CEILING CEILI Z = J 1O,-O„ _ BUILDER; CEILING HEIGHT O O BUILT IN � - cn l9 cn l9 cn l9 � D208 D207 D206 N 11' °�" 11' 71/ D209 8'-O" I I I I 0 o UL CEILING HEIGHT T 'CO -' - SITTING � � WrD W/D -o° 2'-8" o (S) m m LINEN LINEN -loll EXERCISE 5-O 3 3 Z D211 O O 2 L m DN LINEN BUILT-IN IL s Q FULL HEIGHT m D202 A (� 0 - 6 w \ j >1 VI d] Sill1'-101, Bill1'-101, 0 0 - - 32,-0„ WIn Ln 207 W208 2'_8, � I BEDROOM I I I I I I I pRIM,gRY � � Z TWO I I I I I I I BEDROOM LL W in SLOPED SL P D SL ED 21 SLOPED CEILING CE LI G C ILI G CEILING Bill1'-10" I 13'-61/211 11'-9" w tn Bill1'-101, Bill1'-101, N m Sill1'-101, Sill '-101, Bill1'-101, (l W201 co O co O T9 co co SHEET TITLE IN in N ►n " in iv ►n " in W 23 W 24 Wog W 03 W 04 Square Footage: W223 T W224 T W202 T W203 T W204 T PROPOSED UPPER INTERIOR 1 ,531 sq ft 14'-71/2" 6'-O" 14'-71/2" 12'-2" LEVEL 47'-5" DESIGN FLOOR PLsAN PROPOSED LiPPER LEVEL DESIGN FLOOR PLAN SHEET NO. 1 SGALE:3/8" - 1-O" O 2' 4' 6' A:2 ess or place 166.14-1-1 E El El - + El 1fi6.13-2-1�7 16s.13-2-18 166.14,;,1�19, 1r 5i1 fifi:13-2 z13 16s.,13-2-1 s 1 sfi:1v1-33;t Gym ® 54 Granger Ave 166.13-2-'�5.2 — 166.13-2-14 310 Caroline 5t Playground 1fis.14-1-zU.1 _. - 0 i FY 166.131z-22 1 ss.1 4-1-2s fi.13-Fi 166.13-2-23 fifi.13-2-2 67 Fifth A' 7�1 F' Ave 73 Fi ve 79 Fifth ve �7 rittn ye 65:14=1=� 166:14='�=31h A►e r 1 •;1 '- -�0 75 Fi :h Ave 166-,'I 3F2±25' 89]Fifth Ave 1 fifi•14- -3Z 1 ss.14-'�-ZZAv'' 1 s6:14-1-z1 J 85 Fifth 99 Fifth live �ve r 9. 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